HomeMy WebLinkAbout03/07/2023 09. Closed record public hearing and Ordinance to consider the Hearing Examiner's recommendation regarding a rezone request located in the vicinity of 1406 S Fair Avenue 1
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BUSINESS OF THE CITY COUNCIL
YAKIMA, WASHINGTON
AGENDA STATEMENT
Item No. 9.
For Meeting of: March 7, 2023
ITEM TITLE: Closed record public hearing and Ordinance to consider the
Hearing Examiner's recommendation regarding a rezone request
located in the vicinity of 1406 S Fair Avenue
SUBMITTED BY: Joan Davenport,AI CP, Community Development Director
*Joseph Calhoun, Planning Manager
SUMMARY EXPLANATION:
PLSA Engineering & Surveying on behalf of Sarah Harati and Rosa Harati, submitted a rezone
application to rezone two lots from R-2 (Two Family Residential)to B-2 (Local Business).
The Hearing Examiner held an open-record public hearing on December 22, 2022 and submitted
a recommendation of approval on January 6, 2023.
The complete hearing record was distributed to City Council in the agenda packet on February
21, 2023 and can be found online at:
https://www.yakimawa.gov/council/agendas-and-minutes/
To participate in this public hearing please refer to the Public Comment Guidelines at:
https://www.yakimawa.gov/council/public-comment/
ITEM BUDGETED: NA
STRATEGIC PRIORITY: Neighborhood and Community Building
APPROVED FOR SUBMITTAL BY THE CITY MANAGER
RECOMMENDATION:
Pass Ordinance
ATTACHMENTS:
Description Upload Date Type
0 Ordinance 2/22/2023 Ordinance
2
ORDINANCE NO. 2023-
AN ORDINANCE rezoning parcels 191330-41485 and 41486 from Two Family
Residential (R-2) to local Business (B-2) and amending the Zoning
Map of the City of Yakima.
WHEREAS, on September 9, 2022, PLSA Engineering and Surveying, on behalf
of Rosa and Sarah Harati, submitted an application requesting the zoning classification
of parcels 191330-41485 and 41486, located at 1406 S Fair Ave and 909 LaFolette
Street., to be rezoned from Two-Family Residential (R-2) to Local Business (B-2) on the
official zoning map (hereinafter"RZ#001-22"); and
WHEREAS, the proposal qualifies as a project-specific action and included
applications CL2#025-22 and ADJ#024-22 which propose an automotive sales use,
setback and parking adjustments which would become permitted if the Rezone is
approved; and
WHEREAS, pursuant to YMC 6.88, the SEPA Administrative Official issued a
Determination of Nonsignificance on November 30, 2022, which was not appealed; and
WHEREAS, the Future Land Use designation of the subject property is
Community Mixed Use, which is consistent with the proposed B-2 zoning district; and
WHEREAS, notice of the Hearing Examiner open record public hearing was
properly provided; and
WHEREAS, in accordance with YMC 15.23, the Yakima Hearing Examiner held
an open record public hearing on December 22, 2022 to hear testimony from the public,
consider the Rezone, and provide a recommendation to the Yakima City Council; and
WHEREAS, after testimony and a review of the record, pursuant to the approval
criteria set forth in YMC § 15.23.030, the Hearing Examiner recommended approval of
the Rezone from Two-Family Residential (R-2) to Local Business (B-2); and
WHEREAS, the Hearing Examiner recommendation was submitted on January
6, 2023 a copy of which is found in Exhibit "A" attached hereto and incorporated herein
by this reference; and
WHEREAS, pursuant to YMC 15.23.030(E), and after the required notice was
properly provided, the Yakima City Council held a public meeting on March 7, 2023,
regarding the rezone request; and
WHEREAS, the City Council of the City of Yakima, having considered the record
herein, the comments received at the public meeting held September 15, 2020, and the
recommendation from the Hearing Examiner, hereby finds and determines that approval
3
of the requested Rezone is in the best interest of the residents of the City of Yakima and
will promote the general health, safety and welfare; now, therefore,
BE IT ORDAINED BY THE CITY OF YAKIMA:
Section 1. Findings, Analysis and Conclusions. Subject to the specific terms
of this ordinance, the Yakima City Council adopts the January 6, 2023, findings,
conclusions, recommendations and conditions of the Hearing Examiner for RZ#001-22.
A copy of said recommendation is attached as Exhibit "A" and fully incorporated herein.
Section 2. Any and all official Zoning or other similar maps shall be amended
or modified to reclassify the subject real property set forth herein consistent with the
above sections of this ordinance.
Section 3. Authorization to File. The City Clerk is hereby authorized and
directed to file a certified copy of this ordinance with the Yakima County Auditor.
Section 4. Severability/Validity. 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. Effective Date. This ordinance shall be in full force and effect 30
days after its passage, approval, and publication as provided by law and by the City
Charter.
PASSED BY THE CITY COUNCIL, signed and approved this 7th day of March,
2023.
ATTEST: Janice Deccio , Mayor
Sonya Clear Tee, City Clerk
Publication Date:
Effective Date:
4
Exhibit "A"
Hearing Examiner Recommendation
RECEIVED
JAN 0 6 2023
CITY OF YAKIMA
PLANNING DIV.
City of Yakima,Washington
Hearing Examiner's Recommendations
January 6,2023
In the Matter of an Application )
Submitted on Behalf of: ) RZ#001-22
) CL2#025-22
Rosa Harati& Sarah Harati ) ADJ#024-22
) SEPA#017-22
For a Project Rezone from the )
R-2 Zone to the B-2 Zone and a )
Class(2)Automotive Dealership )
Use with Setback and Parking )
Adjustments at 909 La Follette )
Street/1406 South Fair Avenue )
A. Introduction.The findings relative to the hearing process for this application
may be summarized as follows:
(1) The Hearing Examiner conducted an open record public hearing
relative to this application on December 22,2022.
(2) The thorough staff report presented by the City of Yakima Planning
Manager Joseph Calhoun recommended approval of these applications subject to
conditions. The applications request a project Rezone from the Two-Family
Residential (R-2) zoning district to the Local Business (B-2) zoning district and
approval of a Class(2)automotive sales use with building setback and parking lot
Rosa Harati and Sarah Harati 1
Project Rezone from R-2 to B-2
Class(2)Automobile Dealership
909 La Follette St./1406 S.Fair Ave.
RZ#001-22;CL2#025-22;ADJ#024-22
5
1 CEIVED
JAN 0 6 2023
Ilf YAKIMA
PLANNING DIV.
surfacing adjustments. The Rezone application is referred to as a project Rezone
because a specific use is proposed for the site if the Rezone is approved.
(3)Thomas Durant,Planning Manager for PLSA Engineering&Surveying
who is the representative of the applicant Rosa Harati and the property owner
Sarah Harati,testified in favor of the requested Rezone and the proposed Class(2)
use with Administrative Adjustments to the side setback and the surfacing of the
parking lot for reasons stated in his detailed narratives for the applications. He
submitted an additional Exhibit as Document Index AA-I showing the current
surveyed right-of-way width for La Follette Street and requested clarification of
two of the recommended conditions. No one else testified at the hearing.
(4) No written public comments from neighbors or nearby property owners
were submitted at or before the open record public hearing.
(5)These recommendations are issued within ten(10)business days of the
public hearing. They are issued pursuant to Subsection 15.11.100(A)(1) of the
Yakima Municipal Code which provides that uses that are usually decided
administratively such as Class (2)uses and Administrative Adjustments shall also
require a recommendation to the Yakima City Council if any of the requests in the
application require a recommendation to the City Council such as this request for a
Rezone.
B. Summary of Recommendations. The Hearing Examiner recommends that
the Yakima City Council approve the requested project Rezone from the Two-
Family Residential (R-2) zoning district to the Local Business (B-2) zoning
district and the requested Class (2) automotive sales use with side setback and
parking lot surfacing adjustments,subject to conditions.
C. Basis for Recommendations. Based upon a view of the site on December
19, 2022, with no one else present; the application, staff report, exhibits and
testimony presented at the open record public hearing on December 22,2022;and
Rosa Harati and Sarah Ilarati 2
Project Rezone from R-2 to B-2
Class(2)Automobile Dealership
909 La Follette St./1406 S.Fair Ave.
RZ#001-22;CL2#025-22;ADJ#024-22
6
RECEIVED
;AN b 6 2023
r r lm YAKIMA
PLANNING DIV.
a review of both the 2040 Yakima Urban Area Comprehensive Plan and the
Yakima Urban Area Zoning Ordinance, Title 15 of the Yakima Municipal Code
(YMC);the Hearing Examiner makes and issues the following:
FINDINGS
I. Applicant/Property Owner/Representative. The applicant is Rosa Harati
and the property owner is Sarah Harati, P.O. Box 1109, Manhattan Beach, CA,
90267. Their representative for these applications is Thomas R. Durant,Planning
Manager of PLSA Engineering&Surveying, 521 North 20'h Avenue,#3,Yakima,
WA 98902.
II. Location. The location of the 0.16-acre parcel and the adjacent 0.17-acre
parcel proposed for a Rezone and for a Class (2) automotive sales use with side
setback and parking lot surfacing adjustments is on the northwest corner of 909 La
Follette Street and 1406 South Fair Avenue approximately 150 feet south of Nob
Hill Boulevard. The County Assessor's Parcel Numbers are 191330-41485 and
41486.
III. Applications. The main aspects of this master application for approval of
both a Rezone and a Class(2)automotive sales use with side setback and parking
lot surfacing adjustments may be summarized as follows:
(1)These applications were received on September 9,2022.They are being
processed under YMC Chapter 15.23 for Rezone Review, YMC Chapters 15.14
Rosa Harati and Sarah Harati 3
Project Rezone from R-2 to B-2
Class(2)Automobile Dealership
909 La Follette St./1406 S.Fair Ave.
RZ#001-22;CL2#025-22;ADJ#024-22
7
RECEIVED
JAN 0 6 2023
CITY Of YAKIMA
PLANNING DIV.
and 15.15 for Type (3) Review of Class (2) uses, YMC Chapter 15.10 for
Administrative Adjustments and YMC Chapter 6.88 for Environmental Review.
Pursuant to YMC Chapter 1.43 and YMC §15.23.030, the Hearing Examiner has
the authority to hold a public hearing and provide a recommendation to the City
Council regarding a Rezone request. Pursuant to YMC §15.11.100(A)(1), all
aspects of these applications are decided by the City Council with the aid of these
recommendations from the Hearing Examiner.
(2) The Rezone request is to reclassify the two parcels from the Two-
Family Residential (R-2) zoning district to the Local Business (B-2) zoning
district in order to allow for a Class(2)"Automotive Dealer New and Used Sales"
use to be conducted on the parcels with an adjustment of a building setback from
20 feet to 6 feet on one side of a parcel and an adjustment of parking lot surfacing
from asphalt to gravel on a portion of one of the parcels in order to comply with
the maximum lot coverage standard.
(3) The existing single-family residence on the westernmost parcel along
La Follette Street would be either removed, demolished or relocated so as to form
an addition to the garage on that parcel. The single-family residence along South
Fair Avenue would be used as an office for sales activities including financing and
insurance services. The garage with its proposed addition on the westernmost
parcel would be used for purposes related to automobile sales such as storage and
maintenance. There would be 22 spaces for the inventory of vehicles offered for
sale and 4 spaces for employee and customer parking. The parcels are accessed
from both South Fair Avenue and La Follette Street. Access could also be
provided from the alley along the north side of the parcels.
(4)The requested side setback adjustment from 20 feet to 6 feet would be
for an addition to an existing legal nonconforming garage which is about 3 feet
from the west property line of the westernmost parcel. The adjustment would
allow a portion of the parcel to be used which could not otherwise be used if the
addition had to be 20 feet from the west property line. The addition would be
behind and to the north of the existing garage and would be 35 to 40 feet from the
adjacent residence to the west which is located toward the front of that lot.
(5) The adjustment to allow gravel rather than asphalt surfacing on the
northwest rear comer of the site in an area 59 feet by 19-21 feet (1,194.8 square
feet) is requested in order to preserve a pervious area on the site so that it will
Rosa Harati and Sarah Harati 4
Project Rezone from R-2 to B-2
Class(2)Automobile Dealership
909 La Follette St./1406 S.Fair Ave.
RZ#001-22;CL2#025-22;ADJ#024-22
8
RECEIVED
JAN 0 6 2023
CITY Of YAKIMA
PLANNING DIV.
comply with the 80%maximum lot coverage standard for the B-2 zoning district.
The B-2 zoning district allows less impervious surface than is allowed in other
zoning districts where automobile sales lots arc permitted.
IV. Notices. Notices for the open record public hearing of December 22,2022,
were given in accordance with YMC Table 11-1 in YMC §15.11.020, YMC
§15.11.080 and YMC §16.05.010 as follows:
(1) The subject property was posted with a land use action sign on October
10,2022.
(2) A Notice of Application, Environmental Review and Public Hearing
was sent to the applicant, SEPA agencies and adjoining property owners within
300 feet of the subject property on October 10,2022.
(3) On November 30, 2022, a Notice of Public Hearing and of a SEPA
Determination of Nonsignificance (DNS) was sent to the applicant, SEPA
agencies and adjoining property owners within 300 feet of the subject property and
published in the Yakima Herald-Republic. No public comments were received
from nearby property owners or residents during the 20-day SEPA comment
period from October 10 through October 31, 2022. One agency comment was
received during the 20-day comment period. The Washington State Department of
Ecology(DOE)commented as follows:
This project is located within the Yakima Railroad Area. The Yakima
Railroad Area is a six-square mile area identified as having a high
likelihood that groundwater is contaminated with tetrachloroethene(also
known as PCE, perc, or perchloroethylene) above state cleanup levels.
Concentrations of PCE above cleanup levels in the shallow aquifer have
the potential to impact indoor air quality.
V. Environmental Review. A Notice of Application and SEPA Environmental
Review was mailed to SEPA agencies, the applicant, and adjoining property
Rosa Harati and Sarah Harati 5
Project Rezone from R-2 to B-2
Class(2)Automobile Dealership
909 La Follette St./1406 S.Fair Ave.
RZff001-22;CL2#025-22;ADJ#024-22
9
3ECEIVED
IAN 0 6 2023
JI I Y OF YAKIMA
PLANNING DIV.
owners within 300 feet of the subject property on October 10, 2022. The DOE
comment was the only comment received during the comment period. A SEPA
Determination of Nonsignificance (DNS) was issued on November 30, 2022,
which was not appealed.
VI. Zoning and Land Uses. The zoning of the two parcels totaling one-third
of an acre is presently Two-Family Residential(R-2)which is not consistent with
their Comprehensive Plan designation of Community Mixed Use. The requested
zoning of Local Business (B-2) would be consistent with the Community Mixed
Use designation of the Comprehensive Plan. The two parcels currently each
contain a single-family residence. There is a garage on the westernmost parcel.
The surrounding properties have the following current zoning and land use
characteristics:
Location Existing Zoning Existing Land Use
North General Commercial(GC) Commercial
South Two-Family Residential(R-2) Single-Family Residences
East General Commercial(GC) Grocery Store/Shopping Center
West Two-Family Residential(R-2) Single-Family Residences
VII. Comprehensive Plan 2040. These two parcels have the Future Land Use
Map designation of Community Mixed Use. This designation is intended to allow
for a mixture of scaled retail, commercial service, office and high-density
residential uses. The current R-2 zoning is not consistent with the Comprehensive
Plan designation. The proposed B-2 zoning is consistent with the Comprehensive
Rosa Harati and Sarah Harati 6
Project Rezone from R-2 to B-2
Class(2)Automobile Dealership
909 La Follette St./1406 S.Fair Ave.
RZ#001-22;CL2#025-22;ADJ#024-22
10
RECEIVED
JAN 0 6 2023
CITY OF YAKIMA
PLANNING DIV.
Plan designation and the proposed automobile sales use is consistent with the
following Comprehensive Plan Goals and Policies:
(1) Goal 2.2: Provide a mix of land use designations consistent with the
community's vision.
(2)Policy 2.2.3(B): Community Mixed-Use Locational Criteria—Existing
and planned future neighborhood center areas, sites along key arterials and
collector streets, and transitional areas between residential uses and downtown or
other mixed-use centers.
(3) Policy 2.2.3(C): Community Mixed-Use Principal uses and density—A
mixture of retail, commercial service, office, and high-density residential uses
depending on the area's context.
(4) Goal 2.5: Arterial corridors and other mixed-use centers. Enhance the
character, function, and economic vitality of Yakima's arterial corridors and
mixed-used centers.
(5) Policy 2.5.1: Allow for a mixture of compatible land uses along
corridors and within mixed-use designated areas. This includes the integration of
multi-family residential and office uses with retail and service commercial uses.
VIII. Summary of the Applicant's Written Description of the Grounds
for Approval of the Applications. A brief summary of the detailed grounds
described by the applicant in support of these applications (Document Index E-1,
E-2 and E-3)is as follows:
(1) Rezone: This is an application to change the zoning of two parcels
totaling about one-third of an acre at the northwest corner of South Fair Avenue
and La Follette Street from the Two-Family Residential(R-2)zoning district to the
Local Business (B-2) zoning district. The requested B-2 zoning would be
consistent with the Comprehensive Plan's Community Mixed Use designation for
the parcels. The current R-2 zoning is not consistent with that designation. The
requested B-2 zoning of these parcels would serve as a transitional zoning district
Rosa Harati and Sarah Harati 7
Project Rezone from R-2 to B-2
Class(2)Automobile Dealership
909 La Follette St./1406 S.Fair Ave.
RZ#001-22;CL2#025-22;ADJ#024-22
11
RECEIVED
JAN 0 6 2023
CITY OF YAKIMA
PLANNING DIV
between the General Commercial zoning with commercial uses currently north
and east of the site and the R-2 zoning with single-family residential uses currently
south and west of the site.
(2) Class(2)"Automotive Dealer New and Used Sales"Use:The proposed
automobile sales business would consist of a lot with 22 spaces for the inventory
of vehicles for sale and two buildings for the sales office and related activities
including financing, insurance, sale of tools and maintenance. Four dedicated
parking spaces for employees and customers are proposed which comply with the
number of parking spaces required for retail vehicle sales taking place in less than
1,000 square-feet of the buildings and on the sales lot. There is no showroom.
Business operations are expected to occur seven days per week. Some parts of
buildings could be leased to other small businesses. Given the limited amount of
space,these businesses would be small in scale and would be expected to require
no more parking than for the use associated with automobile sales.
(3) Administrative Adjustment of Side Setback Standard: The existing
garage on the westernmost parcel would be used for storage and other purposes
supportive of the proposed automobile sales business.The garage is located within
5 feet of the west property line of the site which would become the boundary line
between the commercial zoning of the site and the R-2 zoning west of the site.The
adjustment would permit a proposed addition to this building to be set back 6 feet
rather than 20 feet from the property line in order to allow access to and use of the
northwest portion of the site. The proposed addition would be located behind and
to the north of the existing garage in a location that would still be 35 to 40 feet
from the residence located toward the front of the adjacent lot to the west.
(4)Administrative Adjustment of the Surfacing of a Portion of the Vehicle
Sales Lot: A small part of the northwest corner of the area where the inventory of
vehicles for sale would be parked is proposed to be surfaced in gravel rather than
hard surfacing as required by code in order for the site development to conform to
the 80% lot coverage standard of the B-2 zoning district. The area proposed for
this adjustment measures 59 feet by 19 to 21 feet(1,194.8 square feet)comprising
less than half of the pervious surface area of the site. This adjustment would be
preferable to adjusting the lot coverage standard because the graveled area would
be used for vehicles waiting to be sold rather than for employee or customer
parking and would be in the rear corner of the site. The graveled area would be
Rosa Harati and Sarah Harati 8
Project Rezone from R-2 to B-2
Class(2)Automobile Dealership
909 La Follette St./1406 S.Fair Ave.
RZ#001-22;CL2#025-22;ADJ#024-22
12
RECEIVED
JAN 0 6 2023
f Y(if YAKIMA
PLANNING DIV.
relatively small and would not be substantially used by the public or noticeable
from surrounding properties. Strict enforcement of both the hard surfacing and the
lot coverage standards would unnecessarily reduce the usable area of the site for
the proposed use.
1X. Applicable City Ordinance Provisions. City Ordinance provisions
applicable to these applications include the following:
(1) Rezone: YMC §15.02.020 defines "Rezone" as a change in the zoning
district classification of particular lot(s)or parcel(s)of land.
(2)Purpose of the Local Business District(B-2)Zone:YMC §15.03.020(F)
provides that thc purpose of the Local Business District is to:
(a) Provide areas for commercial activities that meet the small retail
shopping and service needs of the community;and
(b) Accommodate small-scale commercial uses that need a higher
level of visibility and easy access to major arterials. Uses characteristic of
this district include small retail sales and service establishments.
(3) Class (2) Land Use Defined: YMC §15.04.020(B) states that Class(2)
uses are generally permitted in the district. However,the compatibility between a
Class (2) use and the surrounding environment cannot be determined in advance,
and occasionally a Class (2) use may be incompatible at a particular location.
Therefore, a Type(2)review by the administrative official is required in order to
promote compatibility with the intent and character of the district and the policies
and development criteria of the Yakima Urban Area Comprehensive Plan. The
procedures in YMC Chapter 15.14 shall be used to review and evaluate Class (1)
uses that require a Type(2)review process.
(4) Compatibility Defined: YMC §15.02.020 defines "Compatibility" as
the characteristics of different uses or developments that permit them to be located
near each other in harmony with or without special mitigation measures.
(5) Type (2) Review: YMC §15.14.020 provides that Type (2) Review is
required for any proposed use shown on Table 4-1 as a Class(2) use,for Class(1)
Rosa Harati and Sarah Harati 9
Project Rezone from R-2 to B-2
Class(2)Automobile Dealership
909 La Follette St./1406 S.Fair Ave.
RZ#001-22;CL2#025-22;ADJ#024-22
13
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GIlY OF YAKIMA
PLANNING DIV.
uses requiring Type(2)review in YMC§15.13.020,and for other specific reviews
established by this title.
(6) Number of Parking Spaces Required: YMC Table 6-1 in YMC
§15.06.040 provides that automotive sales uses require 1 parking space for every
500 square feet of showroom area and 1 space for every 1,000 square feet of retail
sales floor area.
(7) Surfacing of Vehicle Sales Lots: YMC §15.06.110(A)provides that all
vehicle sales lots having a capacity of three or more vehicles shall be paved with
two-inch thick asphaltic surfacing on an aggregate base,or an equivalent surfacing
acceptable to the administrative official, so as to eliminate dust or mud. Pervious
asphalt or concrete materials are encouraged.
(8)Landscaping of Parking and Vehicle Storage Lots:YMC §15.06.090(A)
provides that the standard for landscaping of parking and vehicle storage lots with
five or more spaces shall be ten percent of the total parking area which may be
included to satisfy the lot coverage(impermeable surface)requirements.
(9) Sitescreening: YMC Table 7-1 in YMC §15.07.050 requires Site-
screening Standard C on the west property line because the lowest intensity zoning
district in which the proposed "Automotive Dealer New and Used Sales" is a
Class (1) use is the General Commercial (GC) zoning district and the lowest
intensity zoning district where the adjacent"Detached Single-Family Dwelling"is
a Class(1)use is the Suburban Residential(SR)zoning district. YMC §15.07.060
requires Sitescreening Standard A or higher along the south property line adjacent
to La Follette Street because sitescreening is required there by Table 7-1 and the
adjoining land use is separated from the proposed use by a collector or local access
street. La Follette Street is a Local Access Street. The applicant proposes the
requisite Sitescreening Standard C along the west property line and indicated at
the hearing that Sitescreening Standard A or higher would be installed along the
south property line. YMC §15.07.040 states that Standard A consists of a 10-foot-
wide landscaped planting strip with trees at 20-foot to 30-foot centers, which
includes shrubs and groundcover; that Standard B consists of a 3-foot-wide
planting strip that will create a living evergreen screen that is at least 6 feet in
height within 3 years; and that Standard C consists of a six-foot-high, view-
obscuring fence made of wood, masonry block, concrete or slatted chain link
material with a 3-foot-wide planting strip landscaped with a combination of trees,
Rosa Harati and Sarah Harati 10
Project Rezone from R-2 to B-2
Class(2)Automobile Dealership
909 La Follette St./I 406 S.Fair Ave.
RZ#001-22;CL24025-22;ADJ#024-22
14
RECEIVED
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CITY OF YAKIMA
PLANNING DIV.
shrubs and groundcover along the outside of the fence when it is adjacent to a
street,alley or pedestrian way.
(10) Frontage Improvements: Frontage improvements are existing along
the site's South Fair Avenue frontage and are required to be extended along the
site's La Follette Street frontage.
X. Written Comments of the Development Services Team (DST). The
Development Services Team meeting was held for technical review of these
Rezone, Class (2) use and Administrative Adjustment applications on November
22,2022. The following comments were received:
(1) Engineering: This project proposes that an automobile dealership be
developed on the property.The property currently has multiple residential
buildings that are on a "Safe Routes to School"designated roadway, has existing
sidewalks on S. Fair Ave. only and has multiple residential driveway approaches.
Right of way at this property on La Follette St. is 30', 20' below the City
requirement of 50' for Residential roadways. Right of way at this property on S.
Fair Ave. is 74', 6' below the City requirement of 80' for Minor Arterial
roadways. The proposed development will cause increased pedestrian and vehicle
traffic without adequate safety precautions for pedestrians and inadequate safe
ingress and egress for vehicles. Current frontage infrastructure is not adequate
enough to handle the proposed change in use to an automobile dealership.
Further, the existing right of way will not allow for the required City standard
frontage improvements necessary to address the issues associated with develop-
ment of the property described herein to be constructed entirely on City property.
This project requires Title 8 and 12 improvements,including but not limited to the
following:
(a) YMC 8.60 and 12.05—New curb,gutter and sidewalk,including
associated pavement widening and storm drainage, shall be installed along
the site's frontage on La Follette. Street improvements shall conform to
standard detail R3. New sidewalks shall be constructed per standard detail
Rosa Harati and Sarah Harati 11
Project Rezone from R-2 to D-2
Class(2)Automobile Dealership
909 La Follette St./1406 S.Fair Ave.
RZ#001-22;CL2#025-22;ADJ#024-22
15
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CITY OF YAKIIMA
PLANNING DIV.
R5. If alley is used for access to site, alley shall be paved for length of
frontage,as well as replacement of driveway approach to alley.
(b) YMC 8,64 — Commercial driveway approaches arc required
which meet the requirements of this chapter and standard detail R4. Any
existing driveways not utilized shall be removed and replaced with new
sidewalk and full height curb.
(c) YMC 8.72 — An excavation and street break permit shall be
obtained for all work within the public right of way.
(d) YMC 12.02—Easements shall be established per this chapter.
(e) YMC 15.05.040—Vision Clearance Triangle—All corner lots at
unsignalized street intersections shall maintain,for safety vision purposes,a
vision clearance triangle.Existing 6' fence shall not be permitted inside the
vision clearance triangle at the proposed project property.
(f) YMC 12.06.020 — Right of way — La Follette is classified as
Residential, requiring a total of 50' of right of way (25' half width).
Applicant shall determine existing right of way width and dedicate
adequate right of way to meet the required widths. No right of way is
required for S.Fair Ave.
(g) An ENG permit is required for new frontage improvements.
Civil plans shall be submitted for review and approval. All improvements
shall be completed prior to Certificate of Occupancy.
(2) Wastewater: Per City of Yakima records,the existing structures are not
connected to City sewer. If applicant is proposing new connections,a new City 8"
sewer mainline will be required to be installed in LaFollette St or in the existing
alley to the north of the lots per YMC Title 12 requirements and COY Engineering
Standard Details.The existing sewer line in Fair Ave is a 36"Trunk line and is not
available for side sewer connections. If applicant is proposing to continue use of
existing septic systems, they will need to be shown on the site plan and shall
obtain approval from Yakima Health District for their continued use in the new
development.
(3) Stormwater: As this project develops more than 5,000 but less than
10,000 square feet of impervious area,a complete stormwater drainage report shall
be submitted to the Surface Water Engineer for review and approval. The report
Rosa Harati and Sarah Harati 12
Project Rezone from R-2 to B-2
Class(2)Automobile Dealership
909 La Follette St./1406 S.Fair Ave.
RZ#001-22;CL2#025-22;ADJ#024-22
16
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PLANNING DIV.
shall include at a minimum: drainage plans; drainage calculations; temporary
erosion and sediment control plan;how core elements#1-5, 7 and 8 are satisfied.
The drainage report shall be completed by a Professional Engineer licensed in
Washington State. Underground Injection Control Wells shall meet the require-
ments of the 2019 Stormwater Management Manual for Eastern Washington and
are required to be submitted for registration to the Washington State Dept. of
Ecology at least 60 days prior to construction.
Core Element#1:Preparation of a Stormwater Site Plan
Core Element#2:Construction Stormwater Pollution Prevention
Core Element#3: Source Control of Pollution
Core Element#4:Preservation of Natural Drainage Systems
Core Element#5:Runoff Treatment
Core Element#6:Flow Control
Core Element#7:Operation and Maintenance
Core Element#8:Local Requirements
XI. Rezone Review Criteria. The Hearing Examiner's recommendations
regarding Rezone applications within the Yakima Urban Area must be based upon
the following criteria specified in YMC§15.23.030(D):
(1) The testimony at the public hearing.Notice of the public hearing was
given by posting on the property, mailing to SEPA agencies and all property
owners within 300 feet of the subject property, and publishing in the newspaper
wherein the public was invited to submit written and/or oral comments at the
public hearing on this proposed Rezone. No written public comments from
neighbors or nearby property owners were received. The City's Planning Manager
Joseph Calhoun and PLSA's Planning Manager Thomas Durant presented all of
the testimony at the public hearing. All of that testimony favored approval of the
requested Rezone.
(2) The suitability of the property in question for uses permitted under
the proposed zoning. The subject parcel is well-suited for uses permitted in the
Local Business(B-2)zoning district, including the proposed use of an automobile
Rosa Harati and Sarah Harati 13
Project Rezone from R-2 to B-2
Class(2)Automobile Dealership
909 La Follette St./1406 S.Fair Ave.
RZ#001-22;CL2#025-22;ADJ#024-22
17
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CITY Ui- Mks
PLANNING Oiv
sales use. The requested project Rezone for this B-2 use in a mixed use area is not
opposed by any of the neighboring property owners.The B-2 zoning classification
and uses would be consistent with the existing Community Mixed Use designation
for the property. The existing R-2 zoning classification and uses for the property
are not consistent with their existing Comprehensive Plan designation.
(3) The recommendation from interested agencies and departments.
The Planning Division recommends approval of the requested project Rezone. No
agencies or departments opposed this Rezone.
(4) The extent to which the requested zoning amendment is in
compliance with and/or deviates from the goals and policies as adopted in the
Yakima Urban Area Comprehensive Plan and the intent of the zoning
ordinance. The Local Business (B-2) zoning district would implement and be
consistent with the Community Mixed Use designation of the Comprehensive Plan
which is intended to allow a mixture of neighborhood scaled retail, commercial,
service,office and high density residential uses. The requested B-2 zoning would
also be in compliance with Comprehensive Plan Goal 2.2,Policy 2.2.3(B),Policy
2.2.3(C), Goal 2.5 and Policy 2.5.1 which are set forth above in Section VII of
these recommendations. The requested Rezone would also be in compliance with
the intent of the zoning ordinance so long as it satisfies the criteria for approval of
a Rezone.
(5) The adequacy of public facilities, such as roads, sewer, water and
other required public services.The property has access from South Fair Avenue
and from La Follette Street. It is capable of being served with City sewer, water
and other required public services.
(6) The compatibility of the proposed zone change and associated uses
with neighboring land uses. The requested project Rezone to the B-2 zoning
district would permit the property to be redeveloped to allow for a commercial use
in an area that is developed with commercial uses in the General Commercial zone
to the north and east. Since the property borders the R-2 zone where single-family
residential uses are located, view-obscuring fencing which is Sitescreening
Standard C is required and proposed along the west property line and
Sitescreening Standard A or higher is required and proposed along the south
Rosa Harati and Sarah Harati 14
Project Rezone from R-2 to B-2
Class(2)Automobile Dealership
909 La Follette St./1406 S.Fair Ave.
RZ#001-22;CL2#025-22;ADJ#024-22
18
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CITY OF YAKIMA
PLANNING DIV.
property line on the north side of La Follette Street. Recommended conditions of
approval that would promote compatibility include frontage improvements along
the La Follette Street frontage, commercial driveway approaches, downward-
shielded lighting and on-site parking lot landscaping. No owners or residents of
neighboring properties expressed any compatibility concerns relative to this
requested project Rezone.
(7) The public need for the proposed change. The public need for this
proposed change would be to allow the property to be developed for a commercial
use in a way that is consistent with its Comprehensive Plan designation and in an
area that already has been developed with commercial uses to the north and east.
Xll. Class (2) Review Criteria for the Proposed Automobile Sales Use.
Since the proposed automobile sales use is listed as a Class (2) use in the B-2
zoning district by YMC Table 4-1 in YMC §15.04.030, the Hearing Examiner's
findings and conclusions relative to the proposed use are required to include
specific reasons and ordinance provisions demonstrating that the proposal satisfies
the following Type(2)Review criteria that are set forth in YMC §15.04.020(B),in
YMC§15.14.040(G)and in the similar"Type(3)Review criteria set forth in YMC
§15.15.040(1):
(1) Compliance and Compatibility with the Objectives and Develop-
ment Standards of the Comprehensive Plan.The proposed automobile sales use
would be compliant and compatible with the Comprehensive Plan Community
Mixed Ilse designation of the property and would also be compliant and
compatible with Comprehensive Plan Goal 2.2, Policy 2.2.3(B), Policy 2.2.3(C),
Goal 2.5 and Policy 2.5.1 as previously detailed above in Section VII.
(2) Compliance and Compatibility with the Intent and Character of
the(B-2)Zoning District.The proposed automobile sales use would be compliant
and compatible with the intent and character of the Local Business (B-2) zoning
Rosa Harati and Sarah Harati 15
Project Rezone from R-2 to B-2
Class(2)Automobile Dealership
909 La Follette St./1406 S.Fair Ave.
RZ#001-22;CL2#025-22;ADJ#024-22
19
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CITY Of YAKIMA
PLANNING DIV.
district because that zoning district includes that type of use as Class (2) use and
Class(2)uses are a type of use generally permitted in that zone.
(3) Compliance with the Provisions and Standards Established in the
Zoning Ordinance. The applicable provisions and standards in the zoning
ordinance include some of the requirements detailed above in the comments of the
City's Development Services Team. Some of the additional development stan-
dards which apply within the requested B-2 zoning district where the automobile
sales use would be located include the following:
(a) Number of Parking Spaces Required: YMC Table 6-1 in YMC
§15.06.040 requires 1 parking space for each 500 feet of showroom area
and 1 parking space for each 1,000 square feet of retail sales floor area.
The application indicates that there will not be a showroom and that there
will be 22 for-sale vehicle spaces. That area would total about 3,762 square
feet based upon a typical 9-foot by 19-foot parking space and would require
4 parking spaces for employees and customers. The site plan shows 4
parking spaces in compliance with the off-street parking space standard.
(b)Landscaping of Parking Lots: YMC §15.06.090(A)requires that
landscaping of parking and vehicle storage lots with five or more spaces
shall be ten percent of the total parking area. The landscaping area may be
included to satisfy the lot coverage (impermeable surface) limitation of
Table 5-1.
(c)Lighting of Parking Areas: If the parking area or other areas are
provided with lighting, the lighting shall be downward shielded so that no
lighting spills onto adjacent residential properties.
(d) Surfacing of Parking Areas: YMC §15.06.110(A) requires that
vehicle sales lots having a capacity of three or more vehicles must be paved
with two-inch-thick asphaltic surfacing on an aggregate base, or an
equivalent surfacing acceptable to the administrative official, so as to
eliminate dust or mud. The applicant has requested an adjustment to the
pavement requirement in order to allow 1,194.8 square feet of the rear area
of the sales lot that would be used for parking part of the inventory of
vehicles offered for sale to be graveled so as to comply with the 80% lot
coverage maximum allowed for impervious surfaces on the site.
Rosa Harati and Sarah Barad 16
Project Rezone from R-2 to B-2
Class(2)Automobile Dealership
909 La Follette St./1406 S.Fair Ave.
RZ#001-22;CL2#025-22;ADd#024-22
20
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CITY OF YAKIMA
PLANNING DIV.
(e)Lot Coverage: With approval of the requested adjustment of the
surfacing requirement of the parking area, the site would comply with the
maximum lot coverage of 80 percent permitted in the B-2 zoning district.
(I) Setbacks: The applicant has requested an adjustment to allow a
proposed 21-foot by 23-foot addition to the rear of an existing garage to be
6 feet rather than 20 feet from the west property line. Even though the
existing garage is about 3 feet from the west property line, it is a legal non-
conforming use built in accordance with codes at the time of construction.
The addition would be about 35 to 40 feet from the residence on the
adjacent lot which is located near the front of the lot.
(g) Sitescreenina: The site plan shows the requisite Sitescreening
Standard C would be installed along the west property line. The requisite
Sitescreening Standard A or higher would be installed along the south
property line on the north side of La Follette Street.
(h) Public Facilities: City of Yakima sewer(with an extension on
La Follette Street) and water are available to the site. The site is accessed
from South Fair Avenue which is a Minor Arterial Street and from La
Follette Street which is a Local Access Street.
XIII. Administrative Adjustment Criteria for the Requested Setback
Adjustment for the Automobile Dealership Use. YMC §15.10.020 provides
flexibility by allowing certain development standards in Chapters 15.05 through
15.08 to be administratively adjusted. A particular standard may be reduced or
modified so long as the reviewing official determines that the adjustment is
consistent with the purpose of the zoning ordinance, is consistent with the intent
and purpose for the standard and will accomplish one or more of five objectives.
The five objectives listed in YMC §15.10.020 apply, or do not apply, to the
requested setback adjustment in the following ways:
Rosa Harati and Sarah Harati 17
Project Rezone from R-2 to B-2
Class(2)Automobile Dealership
909 La Follette St./1406 S.Fair Ave.
RZ#001-22;CL2#025-22;ADJ#024-22
21
9ECEIVED
JAN 0 6 2023
CITY OF YAKIMA
PLANNING DIV.
(I)Allow buildings to be sited in a manner that maximizes solar access:
This objective does not apply. It is not the purpose of the requested setback
adjustment to maximize solar access to any building.
(2) Allow zero lot line or common wall construction in conformance
with the provisions of this title: This objective does not apply since no zero lot
line or common wall construction is proposed.
(3) Coordinate development with adjacent land uses and physical
features: YMC Table 5-1 in YMC Chapter 15.05 specifies a 20-foot-wide side
setback from an adjacent residential zone. Adjusting the side setback of the
proposed 21-foot by 23-foot addition to the existing 24-foot by I5-foot garage
would provide a setback for the addition of about twice the distance from the
residential district than the existing legal nonconforming garage's side setback of
about 3 feet.The adjustment would coordinate the addition with adjacent land uses
and physical features by being located away from the La Follette Street frontage
behind the existing garage near the back of the property about 35 to 40 feet from
the adjacent residence which is located towards the front of its lot. The applicant
proposes to install the requisite Sitescreening Standard C along the west property
line which consists of a 6-foot-high view-obscuring fence to separate the property
zoned B-2 from the property zoned R-2. Neither the Planning Division nor any
adjacent property owner or resident has an objection to the requested setback for
the addition. Failure to allow the adjustment would unnecessarily reduce the
otherwise usable space in the northwest corner of the property.
(4) Permit flexibility of design and placement of structures and other
site improvements:The requested setback adjustment would permit flexibility of
design and placement of structures by maximizing the usable area of the property
while still complying with the intent of structural setback standards.
(5) Allow development consistent with a specific sub-area plan: This
objective does not apply since no sub-area plans exist to address this area.
Based upon the uncontradicted evidence in the record of these applications, the
requested setback adjustment should be allowed because it would be consistent
with the purpose of the zoning ordinance to allow automobile dealerships to be
located in the B-2 zoning district; it would be consistent with an objective of the
setback standards set forth in YMC 15.05.020(D) to allow for sufficient privacy,
Rosa Harati and Sarah Harati 18
Project Rezone from R-2 to 13-2
Class(2)Automobile Dealership
909 La Follette St./1406 S.Fair Ave.
RZ#001-22;CL2#025-22;ADJ#024-22
22
RECEWED
JAN 0 6 2023
CITY OF YAKlivb
PLANNING DIV.
light and air between buildings; and it would accomplish two of the five listed
objectives for an Administrative Adjustment even though only one of those
objectives must be served in order to allow the adjustment.
XIV. Administrative Adjustment Criteria for the Requested Parking
Lot Surfacing Standard for the Proposed Automobile Dealership Use.
YMC §15.06.110(A)requires vehicle sales lots having a capacity of three or more
vehicles to be paved with two-inch-thick asphaltic surfacing on an aggregate base,
or an equivalent surfacing acceptable to the administrative official, so as to
eliminate dust or mud. The applicant has requested an adjustment to the pavement
requirement to allow 1,194.8 square feet of the rear parking area that would be
used for parking/storing vehicles offered for sale to be graveled so as to comply
with the 80%lot coverage maximum for impervious surfaces on the site. The five
objectives listed in YMC §15.10.020 apply, or do not apply, to the requested
adjustment of the parking lot surfacing standard in the following ways:
(1)Allow buildings to be sited in a manner that maximizes solar access:
This objective does not apply. It is not the purpose of the requested adjustment to
the standard for the surfacing of vehicle sales lots to maximize solar access to any
building.
(2) Allow zero lot line or common wall construction in conformance
with the provisions of this title: This objective does not apply since no zero lot
line or common wall construction is proposed.
(3) Coordinate development with adjacent land uses and physical
features: The requested adjustment to allow 1,194.8 feet of the area for this
vehicle sales lot to have a gravel surface rather than pavement would coordinate
the sales lot with adjacent land uses and physical features by being located away
from the La Follette Street frontage behind the existing garage and proposed
Rosa Harati and Sarah Harati 19
Project Rezone from R-2 to B-2
Class(2)Automobile Dealership
909 La Follette St./1406 S.Fair Ave.
RZ#001-22;CL2#025-22;ADJ#024-22
23
RECEIVED
JAN 0 6 2023
CITY OF YAKIMA
PLANNING DIV.
addition near the back of the property. The applicant proposes to install the
requisite Sitescreening Standard C along the west property line which consists of a
6-foot-high view-obscuring fence which would separate the graveled parking area
from the view of adjacent property to the west. The graveled area would be less
than one-half the size of the paved area. The graveled area would be used for the
parking/storing of for-sale vehicles in inventory rather than for employee or
customer parking. It would therefore comply with the purpose of the paving
requirement to minimize dust or mud on the sales lot. The primary "public area"
of the property would be paved in asphalt and would have requisite parking lot
landscaping. Neither the Planning Division nor any adjacent property owner or
resident has an objection to the proposed 1,194.8-square-foot graveled area in the
rear of the lot. Failure to allow the adjustment would unnecessarily require an
adjustment to the 80% maximum lot coverage limitation for impervious surfaces
on the site. Besides maintaining the 80%maximum lot coverage standard for the
site which is more restrictive than other zones that allow automobile dealerships,
the graveled area would provide areas for the requisite landscaping.
(4) Permit flexibility of design and placement of structures and other
site improvements: The requested adjustment to allow gravel rather than
pavement for about 1,194.8 square feet of the vehicle sales lot would permit
flexibility of design and placement of structures by preserving pervious surfaces
on at least 20%of the site while still complying with the intent of the standard for
paved surfacing of vehicle sales lots.
(5) Allow development consistent with a specific sub-area plan: This
objective does not apply since no sub-area plans exist to address this area.
Based upon the uncontradicted evidence in the record of these applications, the
requested adjustment of the standard for surfacing of vehicle sales lots should be
allowed because it would be consistent with the purpose of the zoning ordinance
to allow automobile dealerships to be located in the B-2 zoning district as a Class
(2)generally permitted use;it would be consistent with an objective of the vehicle
sales lots surfacing standards to prevent dust and mud; and it would accomplish
two of the five listed objectives for an Administrative Adjustment even though
only one of those objectives must be served in order to allow the adjustment.
Rosa Harati and Sarah Harati 20
Project Rezone from R-2 to B-2
Class(2)Automobile Dealership
909 La Follette St./1406 S.Fair Ave.
R7,#001-22;CL2#025-22;ADJ#024-22
24
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JAN 0 6 2023
CITY OF YAKIMA
PLANNING DIV.
XV. The Consistency of a Proposed Automobile Dealership Use with
Development Regulations and the Comprehensive Plan under the
Criteria Required by YMC§16.06.020(B) is determined by consideration of
the following factors:
(1) The types of land uses permitted at the site include the proposed
automobile dealership use if the requested B-2 zoning is approved by the City
Council,in which case the proposed use could be allowed as a Class(2)use in the
proposed B-2 zoning district with the requested setback and vehicle sales lot
paving adjustments in accordance with the findings set forth above in these
recommendations.
(2) The density of residential development is not affected by this
proposed use. The proposed commercial use would comply with the 80% lot
coverage limitation in the B-2 zoning district where the automobile sales use is
allowed as a Class(2)use if,as is the case here,the use satisfies the Class(2)use
criteria for approval.
(3)The availability and adequacy of infrastructure and public facilities
is not an issue here because there arc adequate public and private utility services
available to be utilized, or in the case of City of Yakima sewer, available in the
vicinity to be extended,and because there is adequate access to the site by way of
South Fair Avenue, as well as by way of La Follette Street which would be
widened with frontage improvements to be installed by the applicant.
(4)The characteristics of the development would be consistent with the
development regulations and Comprehensive Plan considerations as discussed in
detail above.
CONCLUSIONS
Based upon the foregoing Findings, the Hearing Examiner reaches the
following Conclusions:
Rosa Harati and Sarah Harati 21
Project Rezone from R-2 to B-2
Class(2)Automobile Dealership
909 La Follette St./1406 S.Fair Ave.
RZ#0ot-22;CL2#025-22;ADJ#024-22
25
RECEIVED
JAN 0 6 2023
CITY OF YAKIMA
PLANNING DIV.
(1) YMC Chapter 1.43 and YMC §15.11.100(A)(1) provide that the
Hearing Examiner has jurisdiction to recommend approval by the Yakima City
Council of the requested project Rezone of the 0.33-acre site from the'I'wo-Family
Residential(R-2)zoning district to the Local Business(B-2)zoning district and to
recommend approval of the proposed Class(2)automotive sales use with setback
and vehicle sales lot surfacing adjustments.
(2) Public notice for the December 22, 2022, open record public hearing
was provided in accordance with zoning ordinance requirements.
(3) A SEPA Determination of Nonsignificance (DNS) for this requested
Rezone and Class (2) use with Administrative Adjustments was issued on
November 30,2022,and became final without any appeals.
(4) The requested Rezone and proposed automotive sales use with setback
and sales lot surfacing adjustments are compliant and compatible with the Goals
and Policies of the 2040 Yakima Urban Area Comprehensive Plan Community
Mixed Use designation of the Comprehensive Plan for the site.
(5)All of the requisite criteria for approval of a Rezone of the 0.33-acre site
to the Local Business(B-2)zoning district are satisfied.
(6)The requested Rezone and Class (2) automotive sales use with setback
and vehicle sales lot surfacing adjustments satisfy all of the requisite criteria for
their approval.
(7) This request for a Rezone and for approval of the proposed Class (2)
automotive sales use complies with the YMC §16.06.020(B)criteria for making a
Determination of Consistency.
RECOMMENDATIONS
Pursuant to YMC §15.11.100(A)(1) which requires the Class (2) use and
setback Adjustment decisions to constitute recommendations to the City Council
because they are consolidated with a Rezone recommendation, the Hearing
Rosa Harati and Sarah Harati 22
Project Rezone from R-2 to B-2
Class(2)Automobile Dealership
909 La Follette St./1406 S.Fair Ave.
RZ#001-22;CL2#025-22;ADJ#024-22
26
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CITY OF YAKIMA
PLANNING DIV.
Examiner recommends to the Yakima City Council that the project Rezone from
the Two-Family Residential (R-2) zoning district to the Local Business (B-2)
zoning district and the Class (2) automotive sales use with side setback and
vehicle sales lot surfacing adjustments on Parcel Numbers 191330-41485 and
191330-41486 on the northwest corner of South Fair Avenue and La Follette
Street as described herein and in the City's record for File Numbers RZ#001-22,
CL2#025-22, ADJ#024-22 and SEPA#017-22 be APPROVED, subject to the
following conditions:
(1) Ten percent (10%) of the parking and vehicle storage area shall be
landscaped.
(2) Sitescreening Standard C shall be installed along the west property line
and Sitescreening Standard A or higher shall be installed along the south property
line.
(3)Site and parking lot lighting shall be downward shielded so that no light
spills onto adjacent residential properties.
(4)New curb,gutter and sidewalk,including associated pavement widening
and storm drainage,shall be installed along the site's frontage on LaFollette Street.
(5) Commercial driveway approaches are required which meet the require-
ments of YMC Chapter 8.64 and standard detail R4.
(6) A new City eight-inch (8-inch) sewer mainline will be required to be
installed in La Follette Street or in the existing alley to the north of the lots per
YMC Title 12 requirements and City of Yakima Engineering Standard Details.
(7) Since La Follette is classified as a Residential street requiring a total of
50 feet of right-of-way (25 feet half-width), ten (10) feet of additional right-of-
way shall be dedicated along the site's frontage on La Follette Street to equal the
requisite 25 feet half-width of right-of-way for the north half of La Follette Street.
(8) A complete stonnwater drainage report, completed by a Professional
Engineer licensed in Washington State, shall be submitted to the City of Yakima
Rosa Harati and Sarah Harati 23
Project Rezone from R-2 to B-2
Class(2)Automobile Dealership
909 La Follette St./1406 S.Fair Ave.
RZ#001-22;CL2#025-22;ADJ#024-22
27
RECEIVED
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CITY Of YAKIMA
PLANNING DIV.
Surface Water Engineer for review and approval.
(9)The applicant shall submit to the City of Yakima Planning Division an
updated site plan showing the following:
(a)Parking lot landscaping equal to a minimum of ten percent(10%)
of the parking and vehicle storage area(s).
(b) Parking lot and site lighting,if provided.
(c)Vision Clearance triangles at the street intersection and driveway
intersections.
(d)The new frontage improvements and the type of sitescreening on
LaFollette Street.
(e)A right-of-way dedication ten(10) feet in width along the site's
frontage on the north side of LaFollette Street.
DATED this 6th day of January,2023.
Gary M.Cutllier,Hearing Examiner
Rosa Harati and Sarah Harati 24
Project Rezone from R-2 to 13-2
Class(2)Automobile Dealership
909 La Follette St./1406 S.Fair Ave.
RZ4001-22;CL2#025-22;ADJ#024-22