HomeMy WebLinkAbout12/07/2015 02 Rezone of Property at South 38th Ave & West Logan AveBUSINESS OF THE CITY COUNCIL
YAKIMA, WASHINGTON
AGENDA STATEMENT
Item No. 2.
For Meeting of. December 7, 2015
ITEM TITLE: Public hearing and resolution to consider the Yakima Planning
Commission's recommendation concerning a comprehensive plan
amendment and rezone request submitted by TM Rentals (CPA #005 -
15, RZ #005 -15) changing the classification of the property located in
the vicinity of S. 38th Ave & W. Logan Ave
SUBMITTED BY: Joan Davenport, AICP, Community Development Director
Jeff Peters, Supervising Planner (509) 575 -6163
SUMMARY EXPLANATION:
On April 29, 2015, TM Rentals LCC, submitted an application requesting that the classification of the
properties located in the vicinity of S. 38th Ave. and W. LoganAve. (Tax Parcel Numbers: 181327 - 43493,
181327 - 43492, and 181327 - 43494) be changed from Low Density Residential (Future Land Use) and Single -
Family (R -1) (Zoning) to Professional Office (Future Land Use) and Professional Business (B -1) (Zoning)
through the City's Comprehensive Plan Map Amendment and Rezone process. On November 10, 2015, the
City of Yakima Planning Commission held an open record public hearing on the proposed applications and
after taking public testimony recommended denial of both applications to the Yakima City Council.
Therefore, the Yakima City Council is now being asked to hold an open record public hearing on the Planning
Commission's recommendation on the Comprehensive Plan Map Amendment application, and a separate
public meeting to consider the Planning Commission's Rezone recommendation.
(The complete record is on file in the City Clerk's Office and on -line
at: http: / /www.yakimawa.gov /services /planning/ under Quick Links).
Resolution: X
Other (Specify):
Contract:
Start Date:
Item Budgeted:
Funding Source/Fiscal Impact:
Strategic Priority:
Insurance Required? No
Mail to:
Ordinance:
Contract Term:
End Date:
Amount:
Improve the Built Environment
RECOMMENDATION:
The City of Yakima Planning Commission recommended denial of both Comprehensive Plan Map
Amendment CPA#005-15 and Rezone RZ#005-15 on November 10, 2015.
ATTACHMENTS:
Description
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Upload Date
Type
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RESOLUTION NO. R -2015
A RESOLUTION concerning land use regulation and comprehensive planning and
consideration of an amendment to change the Future Land Use and Zoning Maps of the City
of Yakima as follows: changing the classification of the properties located in the vicinity of S.
38th Ave. and W. Logan Ave., Assessor's Tax Parcel Numbers: 181327 - 43493, 181327 -43492
and 181327 - 43494, from Low Density Residential (Future Land Use) and Single - Family (R -1)
(Zoning) to Professional Office (Future Land Use) and Professional Business (B -1) (Zoning);
WHEREAS, the Washington State Growth Management Act (GMA) requires counties
and cities to prepare long -range comprehensive plans pursuant to Ch. 36.70A RCW and
related laws and regulations; and
WHEREAS, RCW § 36.70A.130 provides for continuing review and evaluation of
comprehensive plans and development regulations at least every five years and for the
revision or amendments to such plans not more than once a year but at least once
every five years, with certain exceptions; and
WHEREAS, RCW § 36.70A.470 requires that counties and cities planning under
RCW § 36.70A.040 include in their development regulations a procedure for any
interested person, including applicants, citizens, hearing examiners, and staff of other
agencies, to suggest comprehensive plan or development regulation amendments; and
WHEREAS, RCW Ch. 36.70A further requires that the suggested amendments be
docketed and considered not more often than once a year, consistent with the
provisions of RCW § 36.70A.130; and
WHEREAS, on March 16, 2004, the City Council enacted Ch. 16.10 YMC to
provide procedures and criteria for amending and updating the Yakima Urban Area
Comprehensive Plan; and
WHEREAS, TM Rentals LCC, submitted an application requesting that the
classification of the properties legally described in Exhibit "B" and located in the vicinity of S.
38th Ave. and W. Logan Ave. Tax Parcel Numbers: 181327 - 43493, 181327 - 43492, and
181327 - 43494) be changed from Low Density Residential (Future Land Use) and Single -
Family (R -1) (Zoning) to Professional Office (Future Land Use) and Professional Business (B-
1) (Zoning) through amendment of the City Comprehensive Plan Map Amendment and
Rezone process (hereinafter "CPA #005 -15 ", and RZ #005 -15); and
WHEREAS, pursuant to YMC § 16.10.030, the SEPA Administrative Official issued a
Determination of Nonsignificance for this Future Land Use Map Amendment and
concurrent rezone in accordance with WAC 197 -11 -355, as required under the State
Environmental Policy Act; and
WHEREAS, in accordance with YMC Chapter 16.10, the Yakima Planning
Commission held appropriate meetings and hearings to review and consider the requested
comprehensive plan amendments and concurrent rezones; and
WHEREAS, pursuant to YMC § 16.10.080 and the approval criteria set forth in
YMC §§ 16.10.040, and 15.23.030(D) the Yakima Planning Commission made a
recommendation to the City Council that the requested Comprehensive Plan amendment and
concurrent Rezone described above be denied; and
WHEREAS, the City Council finds that the findings of the Yakima Planning
Commission set forth in Exhibit "A ", and the recommendations in response to the
requirements of the Yakima Municipal Code ( "YMC ") §§ 16.10.040, and 15.23.030(D) are
correct and appropriate, and that the same should be adopted by the City Council as its
findings herein; and
WHEREAS, pursuant to YMC § 16.10.090, on December 7, 2015, a public hearing
regarding the requested Comprehensive Plan Amendment and concurrent rezone described
above was held before a meeting of the City Council; and
WHEREAS, it is in the best interest of the City to enact the following and to
deny the requested Comprehensive Plan Amendment and concurrent Rezone described
above, now, therefore,
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA: The Yakima
City Council adopts the November 10, 2015, findings, conclusions and recommendations of the
Yakima Planning Commission as its own, and hereby denies CPA #005 -15 & RZ #005 -15 A
copy of said recommendation is attached as Exhibit "A" and is incorporated herein by this
reference.
ADOPTED BY THE CITY COUNCIL this 7th day of December 2015.
Micah Cawley, Mayor
ATTEST:
City Clerk
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division Exhibit
129 North Second Street, 2nd Floor Yakima, Was inglon 98901
Phone (509) 575 -6183 • Fax (509) 575 -6105
mk.plannii,tg@yakimawa.gov • help ✓ /www.yakimawa.gov /services /planning/
YAKIMA PLANNING COMMISSION
RECOMMENDATIONS TO THE YAKIMA CITY COUNCIL
FOR THE
2015 COMPREHENSIVE PLAN MAP AMENDMENTS AND REZONES
November 10, 2015
WHEREAS
The City of Yakima adopted the Yakima Urban Area Comprehensive Plan in December
2006 and the Yakima Urban Area Zoning Ordinance in March 2015; and
WHEREAS
The Washington Growth Management Act and local ordinances provide a process for the
annual review of amendments to the Plan as requested by citizens, property owners
and /or focal government; and
WHEREAS
For the 2015 amendment review process, the Department of Community Development
received nine applications for consideration for amendments to the Comprehensive
Plan's Future Land Use Map and nine concurrent rezones to the YMC Title 15 Yakima
Urban Area Zoning Ordinance; and
WHEREAS
Under the provisions of YMC 1.42 the Yakima Planning Commission is responsible for
the review of these applications and for recommending the approval, modification or
denial of each request; and
WHEREAS
The Yakima Planning Commission held study sessions to review the Comprehensive
Plan Amendments (CPA) and Zoning map amendments on July 27, 2015, August 3,
2015, and August 17, 2015 and the open record public hearings were held on October
27, 28, and 29, 2015; and
WHEREAS
All required public notice of these applications was provided in accordance with the
provisions of YMC 15.11.090, YMC 16.05.010 — 050 and YMC 16.10.070; and
WHEREAS
Each CPA was considered for Environmental Review (SEPA), with a DNS issued for four
proposals on June 30, 2015, and for the remaining five proposals on July 1, 2015, with
Yakima
111,11
Code Administration (509) 575 -6126 • Planning (509) 575 -6183 -Office of Neighborhood & Development Services (509) 575 -6107
the respective 14 -day appeal periods ending on either July 14, 2015 or July 15, 2015. No
appeals were received; and
WHEREAS
The recommendations for these nine Future Land Use Map amendments, and text
amendment are based upon the criteria specified in YMC 16.10.040; and
WHEREAS
The recommendations for the nine concurrent rezones are based upon the criteria
specified in YMC Subsection 15.23.030(E); and
WHEREAS
The Yakima Planning Commission concluded its consideration of eight applications on
October 27, October 28, and October 29, 2015. Continued public hearing on proposal by
applicant "What the Hay" (File numbers CPA #004 -15 and RZ #004 -15), was scheduled
for November 16, 2015.
Now therefore, the Yakima City Planning Commission presents the following
findings and recommendations of DENIAL, for 2 of 9 proposals, to the Yakima City
Council:
FILE NUMBER: CPA # 005 -15, RZ #005 -15
APPLICANT: TM Rentals
LOCATION: Vicinity of South 40th Avenue & Logan Avenue
PARCEL NOS: 181327 - 43492, - 43493, and -43494
The City of Yakima Planning Division provided a detailed staff report to the Planning
Commission for review during their October 28, 2015 public hearing, with the
recommendation of APPROVAL of the proposed amendment.
However, based upon a view of the site, the information contained in the application, the
revised proposal, exhibits, testimony and other evidence presented at an open record
public hearing held on October 28, 2015; and a review of the Yakima Urban Area
Comprehensive Plan and the Yakima Urban Area Zoning Ordinance; the Planning
Commission makes the following:
FINDINGS
The applicant requests a change in the Future Land Use Map designation from Low
Density Residential to Professional Office and a concurrent Rezone from Single - Family
Residential (R -1) to Professional Business (B -1).
2015 Yakima Planning Commission
Comprehensive Plan Amendment
Findings and Recommendations
The subject property includes three tax parcels located in the vicinity of West Logan
Avenue, between South 40th and South 38th Avenues.
On August 26, 2015, the applicant amended their application to include a 100 -foot buffer
of property located along W. Logan Ave with a Comprehensive Plan designation of Low
Density Residential, and zoning of Single - Family Residential (R -1) to buffer the existing
neighborhood from the proposed professional office designation.
After reviewing the revised proposal, receiving substantial written comments, and taking
public testimony during their July 27, 2015 study session, and October 28, 2015 public
hearing, the Yakima Planning Commission determined that the revised proposal does not
meet the criteria of YMC 16.10.040 or YMC 15.23.030 required to support the alteration
of the Future Land Use Map or zoning map of the City of Yakima for the following reasons:
a) The amendment proposal is not in line with the character of the neighborhood,
specifically, the character of the Professional Office Comprehensive Plan
designation, and Professional Business (B -1) zoning district is not compatible with
the surrounding Low Density Single - Family Residential neighborhood;
b) There is uncertainty of the impacts of the proposal on the existing critical area
features that is existing on the southern boundary of the site;
c) It was understood by the neighborhood, and previous planning efforts, that the
creek would act as a boundary to commercial development, to limit the
encroachment of the commercial development into the residential neighborhood;
d) Surrounding existing properties have enough vacancies to support additional
commercial uses, and there has been no sufficient indication showing that
establishment of B -1 zoning of this property will outweigh the need to preserve
compatibility with the surrounding neighborhood;
e) Due to the non - project nature of these applications, it is uncertain if the future
development of the property will have significant adverse impacts or
consequences. For example, the potential traffic impacts on the unimproved
residential roads of the adjacent neighborhood; and
f) The non - project nature of the application does not provide enough certainty that
the City of Yakima's development regulations will adequately provide for all public
facilities such as roads and appropriate driveway locations, so as to not impact the
surrounding neighborhood.
YAKIMA PLANNING COMMISSION'S CONCLUSIONS
1. The Comprehensive Plan and Rezone applications are minor in nature.
2. Adverse impacts have been identified and are included in the above Findings.
3. Substantial written comments or testimony were received in opposition to the
application.
4. The Professional Office Comprehensive Plan designation does not better
implement the goals and policies of the Comprehensive given the neighborhood's
residential nature.
2015 Yakima Planning Commission
Comprehensive Plan Amendment
Findings and Recommendations
5. The public need for increased Professional Office land use designations, and
Professional Business zoning, is outweighed by public testimony in opposition to
these applications.
6. The non - project nature of these applications do not provide enough certainty that
the City of Yakima's development regulations will adequately provide for all public
facilities such as roads and appropriate driveway locations, so as to not impact the
surrounding neighborhood.
MOTION
Based upon the analysis, findings and conclusions outlined above, on October 28, 2015,
it was moved and seconded that the Yakima Planning Commission recommend DENIAL
of the Comprehensive Plan Amendment request from Low Density Residential to
Professional Office and DENIAL of the Rezone request from Single - Family (R -1) to
Professional Business (B -1). The motion carried by a vote of 3 -2.
FILE NUMBER: CPA # 008 -15, RZ #008 -15
APPLICANT: Chelminar Association, Inc.
LOCATION: Vicinity of Chestnut Avenue South 461h Avenue
PARCEL NOS: 181312- 33473, -33474
Based upon a view of the site, the information contained in the application, staff report,
exhibits, testimony and other evidence presented at an open record public hearing held
on October 29, 2015; and a review of the Yakima Urban Area Comprehensive Plan and
the Yakima Urban Area Zoning Ordinance; the Planning Commission makes the
following:
FINDINGS
The applicant requests to change the Future Land Use Map designation for two tax
parcels from Low Density Residential to Professional Office and the zoning district
designation from Single - Family Residential (R -1) to Professional Business (B -1). The
subject properties contain an existing building presently occupied by a fraternal
organization, and is located at 206 S. 48th Ave., Yakima, WA.
City Staff provided a report which identified that the subject applications meet all eight
criteria for approval for both a Comprehensive Plan Amendment Application, and
concurrent Rezone including but not limited to:
The requested change in land use designation from Low Density to Professional Office
is consistent with the Yakima Urban Area Comprehensive Plan by meeting many of the
goals, objectives and policies of the Plan set forth in the General Development, Public
Services, Land Use, Transportation, and Utilities Elements of the Comprehensive Plan.
2015 Yakima Planning Commission
Comprehensive Plan Amendment
Findings and Recommendations
1. This proposal will bring the zoning designation into conformance with the future
uses envisioned by the applicant.
2. All required public utilities (sewer, water, irrigation, street lighting and fire hydrants)
are presently available to the property.
3. The request is minor in nature, and does not appear to present any adverse
consequences for adjacent jurisdictions or service providers. Because of the small
land area involved, there are no regionally significant issues related to the request;
consequently, this request will not significantly contribute to the cumulative impacts
of other Comprehensive Plan amendments.
4. This proposal meets the County -wide Planning Policies and intent of the Growth
Management Act because it will allow for better compatibility and consistency with
adjacent properties, directs infill within the city limits, and it fulfills a public need for
additional Professional Office space.
After reviewing the revised proposal, receiving substantial written comments, and taking
public testimony during their October 29, 2015 public hearing, the Yakima Planning
Commission determined that the proposal does not meet the criteria of YMC 16.10.040
or YMC 15.23.030 required to support the alteration of the Future Land Use Map or zoning
map of the City of Yakima for the following reasons:
1. A large amount of public testimony was received in opposition to the proposed
requests indicating that the professional business zoning district was not in
character with the surrounding R -1 zoning district;
2. It was found that redevelopment of the subject properties into an office complex
would render the site out of character with the surrounding residential
neighborhood;
3. The proposal does not meet Comprehensive Plan goals and policies 3.6.1, 3.6.3,
3.6.5, and 3.6.3; and
4. The proposed Comprehensive Plan and Rezone change of .42 acres of property
does little to change the total amount of available Professional Office designation,
and Professional Business zoning available for development within the City.
YAKIMA PLANNING COMMISSION'S CONCLUSIONS
1. The Comprehensive Plan and Rezone applications are minor in nature.
2. Adverse impacts have been identified by these applications, and are included in
the above Findings.
3. Substantial written comments or testimony was received in opposition to the
applications.
4. The Professional Office Comprehensive Plan designation does not better
implement the goals and policies of the Comprehensive given the neighborhoods
residential nature.
2015 Yakima Planning Commission
Comprehensive Plan Amendment
Findings and Recommendations
5. The site is surrounded by Single - Family (R -1) and at the intersection of two local
access streets which is inappropriate for professional office.
6. The public need for increased Professional Office land use designations, and
Professional Business zoning, is outweighed by public testimony in opposition to
these application.
7. Given the small size of the subject properties, the proposed Comprehensive Plan
designation of Professional Office and Professional Business zoning district are
not compatible with the surrounding neighborhood, and allowed uses within the
Professional Business zoning district.
MOTION
Based upon the analysis, findings and conclusions outlined above, on October 29, 2015,
it was moved and seconded that the Yakima Planning Commission recommend DENIAL
of the Comprehensive Plan Amendment request from Low Density Residential to
Professional Office and DENIAL of the Rezone request from Single - Family (R -1) to
Professional Business (B -1). The motion carried by unanimous vote.
Having made the above Findings of Fact and Conclusions, and after consideration of the
cumulative impact of all nine proposals, the Planning Commission hereby renders its
RECOMMENDATION TO CITY COUNCIL
The Planning Commission of the City of Yakima, having received and considered all
evidence and testimony presented at public hearing, and having received and reviewed
the record herein, hereby recommends that the City Council of the City of Yakima DENY
the two Comprehensive Plan Amendment (File No. CPA #005 -15, CPA #008 -15) and
concurrent rezones (RZ #005 -15, RZ #008 -15).
RECOMMENDED and signed this 10th day of November, 2015.
By.
Scott Clark, Vice Chairman for
the Yakima Planning Commission
2015 Yakima Planning Commission
Comprehensive Plan Amendment
Findings and Recommendations
EXHIBIT "B"
LEGAL DESCRIPTION
CPA #005 -15 and RZ #005 -15
TM Rentals
Tax Parcel Number: 181327 -43493
Section 27 Township 13 Range 18: LOT - 2 SP 96 -81 ALSO W 132 FT OF N 1/2 LOT 12
PADDACK GARDEN LOTS (A -56); EX N 100 FT
Tax Parcel Number: 181327 -43492
SP 96 -81: LOT 1
Tax Parcel Number: 181327 -43494
PADDAACK GARDEN LOTS: W 165 FT OF TR 13 EX W 50 FT OF S 332.5 FT EX TH PT LY S
OF WIDE HOLLOW CK EX W 35 FT CO RD R/W
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RENTALS TM
APPLICATION SUMMARY
Applicant: TM Rentals
Parcels: 181327 -43493 Comprehensive Plan: Low - Density
- 43494 Zoning: Single - Family Residential (R -1)
- 43492
Acreage: 7.55 acres
(3.20 acres) - stream buffer (Type 2)
(.39 acres) - FEMA 100 -year floodplain
(1.13 acres) - R -1 Residential buffer
2.63 - Net Developable Property
Proposal: 1) 100 -foot R -1 buffer (north/adjacent to Logan Avenue()
2) Comprehensive Plan — Professional Office
3) Zoning — Professional Business (B -1)
Staff Recommendation:
The Community Development Department recommends APPROVAL of this amendment
request from Low Density Residential to Professional Office lo accommodate a concurrent
rezone from Single- Family Residential (R -1) to Professional Business (13 -1)
• The public need for this proposed change is that there is a need for additional
Professional Brininess (B -1) zoning in the City of Yakima . The supply of B -1
zoning has been steadily decreasing over the last several years as more and more
of the existing B -1 zoning originally established with the City's 2006
Comprehensive Plan Update and City wide rezone process is built out with
successful professional office buildings and complexes
• The proposal makes use of existing infi•astruciure in the area and expands on
existing cluster of professional uses To meet the demand of the professional
business community, new land needs to be added to the current inventory of
developable B -1 property, so businesses have adequate choices and opportunities
10 locale within the city limits Approval of this application would permit existing
businesses 10 move to this site or possible attract new business to the area while
protecting the surrounding residential neighborhoocl from the minimal impacts of
professional office development
Page 11
• The proposed Map Amendment request to Professional Office, and rezone request
to Professional Business better implements applicable comprehensive plan policies
than the current comprehensive plan map [citing Comprehensive Plan goals and
policies]. No conflicting Comprehensive Plan provisions were identified through
the hearing process.
• The City of Yakima Planning Division agrees with the applicant's statements that
the proposed map amendment addresses the low supply of property designated
Professional Business within the City of Yakima . .
• This proposal is consistent with the Growth Management Act and the Yakima
County Wide Planning Policies hecause the proposal directs professional office
growth to an existing urban area (within City limits first) and encourages infill in
the area where all urban level services and facilities can he provided The proposal
reduces sprawl and is served with an adequate transportation system
• The properties have appropriate access to both domestic sewer and water supplies,
and the topography of the properties is any proposed development could meet the
requirements of•the Eastern Washington Storm Water Manual
• While both proposals [single family residential and professional office] have a
potential to generate a sufficient amount of traffic, all existing streets have
sufficient carrying capacity to accommodate the proposed increases
• No agencies or departments have registered any opposition to this rezone.
• This proposal meets the previous mentioned definition [of professional office] and
is fiilly.supporied by the goals and policies staled . under the Comprehensive Plan
• This property is capable of being served by all public utilities necessary to support
development of Professional Business, and all abutting streets have sufficient
carrying capacity to accommodate any future development.
• The City of Yakima Planning Division agrees with the applicants statements
regarding compatibility of the Professional Business Zoning District with
residential uses .. [7] he concept of •professional business adjacent to residential
zoning is encouraged by the Comprehensive Plan Comprehensive Plan Policy
3.6.2 ruse offices as transitional uses between commercial and residential areas."]
Page 12
Planning Commission (3 -2)
Not compatible with adjacent neighborhood.
• Policy 3.6 1 Encourage clustering of office development u1 concentrated areas
• Policy 3 6 2 Use offices as transitional asses between commercial and residential
areas
• Policy 3 6 6 Encourage the development of a high quality style office park . .
• Maximum Building Height in R -1 and B -1 is 35'. YMC 15.05.030 Table 5 -1.
• Virtually all B -1 zoned property is adjacent to residential areas.
• Applicant has proposed 100' R -1 Residential zoning as buffer on north side of
property adjacent to Logan Avenue.
Nonproject proposal creates uncertainty of impacts on critical areas and public facilities.
• Development is subject to critical areas regulation. YMC Ch. 15.27 flood hazard
protection standards are established by YMC 15.27.407.
• Type 2 stream requires 75' protective stream buffer. This limitation encumbers
3.20 acres of the subject property. An additional .39 acres of the property is subject
to Federal Emergency Management Mapped 100 -year floodplain.
• Project specific development is subject to applicable development regulations.
• The goals and policies pertaining to the 1 00-year floodplain and Critical Area
associated with Wide Hollow Creek are also met, due to the fact that generally
comniercicil development is a good steward of environmental sensitive properly
Sigff Report
• In cases where commercial development does build within the 100 -year floodplain
the buildings are held to a higher construction standard requiring the building to be
elevated 1' above the 100 -year floodplain, and /or employing flood proofing
construction techniques into the design of the building.
Nonproject proposal has uncertain impacts on public facilities.
Page 13
• The subject properties are, or can be served by all utilities, and the public sheets
of W Logan, S 38" Ave., and S 40 Ave as detailed in the above findings. This
site is also served by City of Yakima Police and fire department
• This proposal is consistent with the Growth Management Act and the Yakima
Countywide Planning Policies because the proposal directs professional office
growth to an existing urban area (within City limits first) and encourages in the
area where all urban level services and facilities can be provided The proposal
reduces .sprawl and is served with an adequate transportation system Staff Report
D.
• No agencies or departments have registered any opposition to this rezone.
• This property is capable of being served by all public utilities necessary to support
development of Professional Business, and all abutting slreels have sufficient
carrying capacity to accommodate any future development
Planning Commission found public need is outweighed by public opposition.
• This is an impermissible basis for a land use decision.
• "...denial of a [land use application] must be based on something more concrete
than neighborhood opposition and expressions of concern for public safety and
welfare." Isla Verde Intern. Holdings, Inc. v City of Camas, 146 Wn.2d 740, 776
(2002).
• Denial of land use permits may not be based solely on evidence of general
neighborhood opposition. Sunderland Family Treatment Services v. City of Pasco,
127 Wn.2d 782 (1995) (unsubstantiated fears of area residents could not provide
substantial evidence in support of the land use decision); Maranatha Mining v
Pierce County, 59 Wn. App. 795, 804 (1990) (reversing decision "based...on
community displeasure and not on reasons backed by policies and standards and
the law requires. "; and Kenarl & Associates v Skagit County, 37 Wn. App. 295
(1984) (land use properly denied where applicant addressed complaints).
U' \DchhieG \"IM Rentals (Trent Marquis) \Application Summary docx
Page 14
CHAPTER III - LAND USE
north of East Race Street. Discourage commercial uses that are non -
neighborhood related.
3.4.4 Maintain and preserve the existing single - family residential neighborhoods of
Northeast, Southeast and Barge /Chestnut areas of the City.
3.4.5 Minimize the overcrowding /over - parking issues in old neighborhoods through:
• Discouraging the conversion of single - family detached structures to multi-
family structures through zoning control. Limit, and in some cases
restrict, rezoning of R -1 to R -2 for individual single - family detached
structures.
• Encouraging development of multi - family projects as infill or
redevelopment projects in old neighborhoods as a means to provide
affordable housing.
• Encouraging the conversion of residential houses to offices in areas that
serve as transitional uses between commercial and residential,
particularly along North Second Street north of Lincoln Avenue in the
Northeast Neighborhood area.
• Encouraging cohesiveness among neighborhood residents and
community, and encourage interaction between neighborhoods and the
government.
3.4.6 Preserve and restore historic houses within the neighborhoods, using private
and public partnership when possible.
3.4.7 Allow home occupations that would not generate excessive traffic, create
parking problems, or degrade the livability or appearance of the
neighborhood.
GOAL 3.5: PROTECT AND PROMOTE IDENTIFICATION OF ARCHEOLOGICAL
AND SIGNIFICANT HISTORICAL SITES AND STRUCTURES.
Policies
3 5 1 Integrate historic preservation planning with plans for land use, economic
development and capital improvements.
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.
3.5.3 Develop a process, in conjunction with State agencies and the Yakama
Nation, to evaluate significance and ensure identification of historic, cultural
and archeological resources.
3.5.4 Maintain a process to evaluate impacts of proposed land use on
archeological and significant historical sites.
3.5.5 Provide for adaptive reuse of archeological or significant historical sites when
the original or present use of a site ceases to be feasible.
GOAL 3.6: PROVIDE OPPORTUNITIES FOR OFFICE DEVELOPMENT TO
PROMOTE ECONOMIC GROWTH AND TO MEET THE NEED FOR
OFFICE SPACEIN THE YAKIMA URBAN AREA.
Policies:
3.6.1 Encourage clustering of office development in concentrated areas.
YAKIMA URBAN AREA COMPREHENSIVE PLAN PAGE III -22
"' CHAPTER III - LAND USE
3.6.2 Use offices as transitional uses between commercial and residential areas.
3.6.3 Promote small -scale office development that will not have significant adverse
impacts on adjacent neighborhoods.
3.6.4 Encourage placing parking lots behind buildings, or along the side of the
buildings.
3 6.5 Low to mid -rise office buildings should be located next to commercial or
industrial areas, along expressway corridors, on or around hospital areas,
and in the Central Business District. High -rise office buildings should be
limited to the Central Business District or when associated with a master plan
development utilizing the visibility of a freeway or State highway.
3.6.6 Encourage the development of a high quality, campus' style office park
through Commercial Planned Development (Commercial PD) or when
associated with a master plan development and /or Regional Commercial
designation.
Central Business District (CBD)
The Yakima Downtown area is the regional center for commercial, cultural and
governmental land uses. This area provides for a wide variety of intense retail, office,
institutional and high- density residential land uses. Encouragement should be given to
support land uses, which foster the unique, regional nature of the Yakima CBD.
GOAL 3.7: MAINTAIN THE CENTRAL BUSINESS DISTRICT (CBD) AS A VITAL
AND PRIMARY BUSINESS AREA.
Policies:
3.7.1 Designate Yakima Avenue as the gateway corridor to downtown Yakima and
the community with improved streetscape such as sidewalks, street furniture,
lighting, landscaping, etc.
3.7.2 Expand the east side of CBD boundary to include the Convention Center and
lodging facilities as part of the CBD district.
3.7 3 Encourage a diversity of uses and activities and cluster complementary
activities and businesses together in specific areas of the downtown. Among
the identified activities are government and institutional, historic and retail,
cultural, arts and entertainment, and hotel and convention center, etc.
3 7.4 Promote multi -level development that combines multiple uses, such as office,
retail and housing in single buildings.
3.7.5 Encourage uses that will provide both daytime and evening activities.
3.7.6 Support civic, cultural, and entertainment activities.
3.7.7 Provide public open space and recreational opportunities for downtown users.
3.7.8 Provide pedestrian linkage to the surrounding neighborhoods through
sidewalks, Yakima Greenway and the City's pathways.
3.7.9 Encourage efficient use of land in the downtown area by reducing off- street
surface parking areas with parking garages.
3.7.10 Encourage main governmental and civic uses serving the entire community to
locate in the downtown area.
3.7.11 Provide incentives for residential development of vacant downtown buildings.
YAKIMA URBAN AREA COMPREHENSIVE PLAN PAGE III -23