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Community Planning Department 210 West 6th Avenue I PO Box 6108 I Kennewick, WA 99336 Phone: (509) 585-4280 I Email: [EMAIL REDACTED] Staff Report 15-11 1 Comprehensive Plan Amendment 15-11 REQUEST: Change 7.89 acres from High Density Residential to Industrial and Medium Density Residential APPLICANT: Brinkley Investment Company, LLC OWNER: Brinkley Investment Company, LLC Not to scale SITE INFORMATION • Size: 7.89 acres • Location: 5603 Ridgeline Dr. (SE corner of Ridgeline Dr. and Southridge Blvd.) • Topography: sloping downward from the south; 0.5-3% slopes • Existing Comprehensive Plan Designation: High Density Residential • Existing Zoning: Residential, High (RH) • Existing Land Use: Vacant land EXHIBITS • Exhibit A-1: Aerial Map • Exhibit A-2: Land Use Map • Exhibit A-3: Application • Exhibit A-4: Environmental Determination ---PAGE BREAK--- Staff Report 15-11 2 APPLICATION PROCESS • Application Submitted May 1, 2015 • Application routed for comments June 18, 2015 • Determination of Non-Significance was issued on August 11, 2015 • Appeal Period for the DNS ended August 28, 2015 • A property posting sign notifying the public of a public hearing on this request was posted on the site on August 17, 2015 • Notice of Hearing published September 20, 2015. A corrected Notice of Hearing was published September 23, 2015. • Notice of Hearing mailed September 18, 2015. A corrected Notice of Hearing was mailed September 21, 2015. SURROUNDING COMPREHENSIVE PLAN, ZONING AND LAND USES North Comprehensive Plan – Medium Density Residential Zoning –Residential, Medium (RM) Existing Land Uses – Vacant land South Comprehensive Plan – GMA Agriculture (County) Zoning – GMA Agriculture (County) Existing Land Uses – Vacant land in Conservation Reserve Program (CRP) East Comprehensive Plan – Industrial and Medium Density Residential Zoning – Industrial, Light (IL) and Residential, Medium (RM) Existing Land Uses – Vacant land West Comprehensive Plan – Medium Density Residential Zoning – Residential, Medium (RM) Existing Land Uses – Vacant land REGULATORY CONTROLS • City of Kennewick Comprehensive Plan • Kennewick Municipal Code Title 4 • Kennewick Municipal Code Title 18 DESCRIPTION OF REQUEST The applicant has requested to change 7.89 acres from High Density Residential to Medium Density Residential and Industrial. COMPLIANCE WITH TITLE 4 (ADMINISTRATIVE PROCEDURES) KMC 4.12.110(7): Approval Criteria. The City may approve Comprehensive Plan Amendments and area-wide zone map amendments if it finds that the request meets one or more of the following: 1. The proposed amendment bears a substantial relationship to the public health, safety, welfare, and protection of the environment; The proposed amendment does not bear a substantial relationship to the public health, safety welfare or protection of the environment. ---PAGE BREAK--- Staff Report 15-11 3 2. The proposed amendment is consistent with the requirements of Chapter 36.70A RCW and with the portion of the City’s adopted comprehensive plan not affected by the amendment; This amendment is consistent with the requirements of Chapter 36.70A RCW and with the portion of the City’s adopted comprehensive plan not affected by the amendment. 3. The proposed amendment corrects an obvious mapping error; or This request does not correct a mapping error. 4. The proposed amendment addresses an identified deficiency in the Comprehensive Plan. The proposed amendment does not address an identified deficiency in the Comprehensive Plan. KMC 4.12.110(8): Additional Factors. The City must also consider the following factors prior to approving Comprehensive Plan Amendments: 1. The effect upon the physical environment; It is highly unlikely that the proposed change will have any effect on the physical environment. The site is almost entirely encumbered with a Bonneville Power Administration (BPA) easement. No structures can be built within the easement leaving it to be left open or used for material, equipment or vehicle storage. 2. The effect on open space and natural features including, but not limited to topography, streams, rivers, and lakes; There will be limited effect on open space or natural features as this site since there is limited use potential on the site due to a 125’ BPA easement. The likely use would be material, equipment or vehicle storage which would likely entail some minimal grading to prepare the site. There are no critical areas on the site and the natural sloping is minimal; 0.5-3% slopes. 3. The compatibility with and impact on adjacent land uses and surrounding neighborhoods; This request is compatible with the surrounding land uses. The properties to the east are primarily Industrial. Land to the northeast is Medium Density Residential, but it is separated from this property by an irrigation canal. These areas will be adjacent to the portion of the site that is proposed to be changed to Industrial. The portion proposed to be changed to Medium Density Residential is adjacent to lands designated Medium Density Residential and therefore is compatible. 4. The adequacy of, and impact on community facilities, including utilities, roads, public transportation, parks, recreation, and schools; There are currently no utilities at the site. As stated earlier, if this request is approved, a boundary line adjustment will be applied for to divide the property between two other parcels. The parcel to be combined with the Industrial portion of this site currently has water and sewer service. Those are also the nearest utilities to the portion proposed to be changed to Medium Density Residential. 5. The quantity and location of land planned for the proposed land use type and density and the demand for such land ---PAGE BREAK--- Staff Report 15-11 4 There is a need for Industrial land within the City of Kennewick. There is currently 592 acres of Industrial land in Kennewick. The majority of this land is developed and the remainder is scattered throughout the City with the largest parcel being 17 acres in size. While there is a need for Industrial land within the City, this proposal will not help to meet this need since it is so small in size and is encumbered entirely by easements. There is 1,796 acres of Medium Density Residential land. 1,171 acres are developed leaving 625 acres for development. Some of the developed land will likely be redeveloped as time goes on which will increase density throughout the City. Based on current projections, there is enough Medium Density Residential land to meet the City’s 20 year population needs. 6. The current and projected project density in the area Currently there are no homes in the area. Development has been moving slowly from the east towards this area, but the lack of infrastructure has hindered the speed of the development. Future development in this area will likely result in an average of 6-8 units per acre based on the configuration of Low, Medium and High Density Residential land in the area. 7. The effect, if any upon other aspects of the Comprehensive Plan The proposed change will not affect any other aspects of the Comprehensive Plan. PUBLIC COMMENT Staff has received no public comment concerning the proposal to date. AGENCY COMMENTS Staff has received no agency comments concerning the proposal to date. ANALYSIS OF REQUEST The site is almost entirely encumbered by a BPA easement. This prohibits the construction of any buildings or other structures on the site limiting the uses that can take place. The only portion with any usable land is the portion that lies north of the irrigation canal and is proposed to be changed to Medium Density Residential. That land can be developed with single-family homes or multi-family dwelling units. Roughly 2.5 acres is proposed to be changed to Medium Density Residential with close to 2/3 lying north of the canal and the remainder lying south of the canal and encumbered by the BPA easement. This change is being proposed to facilitate a boundary line adjustment between the Industrial lands to the east. The Medium Density Residential land will be combined with the existing Medium Density Residential land to the north and west. This request will have limited impact on the overall area since the surrounding properties are vacant. FINDINGS 1. The applicant and owner is Brinkley Investment Company, LLC (2906 S. Tacoma Pl., Kennewick, WA 99337). 2. The request is to change the land use designation for the subject parcels from High Density Residential to Medium Density Residential and Industrial. ---PAGE BREAK--- Staff Report 15-11 5 3. The application was received on May 1, 2015 and was routed for review to various City Departments and other local, state and federal agencies for comment on June 18, 2015. 4. The site is not currently served by City water and sewer, however it is located on an adjacent parcel. 5. Access to the site is currently provided via an access easement that originates from Brinkley Rd. 6. The proposed amendment is adjacent to Medium Density Residential and Industrial designated lands. 7. A Determination of Non-Significance was issued on August 11, 2015 for this application. The appeal period for the determination ended on August 28, 2015. 8. A public hearing notification sign was posted on site August 17, 2015. 9. Notice of the public hearing for this application was published in the Tri-City Herald on September 20, 2015. A corrected notice was published on September 23, 2015. Notices were also mailed to property owners within 300 feet of the site on September 18, 2015 and corrected notices were mailed on September 21, 2015. 10. The proposed amendment does not bear a substantial relationship to the public health, safety welfare or protection of the environment. 11. This proposed amendment is consistent with the requirements of Chapter 36.70A RCW and with the portion of the City’s adopted comprehensive plan not affected by the amendment. 12. The proposed amendment does not correct an obvious mapping error. 13. This request will not address an identified deficiency in the Comprehensive Plan. CONCLUSIONS 1. Pursuant to Chapter 4.08 of the Kennewick Municipal Code, the lead agency has determined that the proposed amendment does not have a probable significant adverse impact on the environment. 2. The proposed amendment will change the land use designation for the subject parcels from High Density Residential to Medium Density Residential and Industrial. 3. The proposed amendment is consistent with the City of Kennewick Comprehensive Plan and will have minimal impact on other aspects of the plan. 4. The proposed amendment will not increase projected population densities in the area. 5. Future development of the site will impact traffic and parks in the area. At the time of development, additional SEPA review will be required to evaluate the associated impacts. ---PAGE BREAK--- Staff Report 15-11 6 Traffic Impact and mitigation fees will be collected at the time of construction if applicable. Fees to mitigate impacts to the park system will also be assessed. Recommendation Staff has reviewed the application and recommends that the Planning Commission concur with the findings and conclusions contained in staff report 15-11 and recommend approval to City Council. Motion I move that the Planning Commission concur with the findings and conclusions in staff report 15-11 and recommend to City Council approval of the request. ---PAGE BREAK--- Comprehensive Plan Amendment 15-11 High Density Residential to Industrial and Medium Density Residential 0 250 500 Feet Legend Street Name Rail Road Track Parcel Amendment Site Exhibit A-1 High Density Residential to Medium Density High Density Residential to Industrial ---PAGE BREAK--- Subject Property Low Density Residential Medium Density Residential High Density Residential Open Space Commercial Industrial Public Facility Land Use Designations Comprehensive Plan Amendment 15-11 HDR to I & MDR 0 500 1000 Feet Exhibit A-2 ---PAGE BREAK--- CITY OF KENNEWICK COMMUNITY PLANNING & DEVELOPMENT SERVICES APPLICATION (general form) PROJECT FEE November 2013 Date Received Stamp Please complete and return to Community Planning & Development Services, PO Box 6108, Kennewick, WA 99336, along with the application fee (see fee schedule). Attach a copy of the checklist for the land use application you are submitting. The application submittal must contain all of the information requested on the checklist in order to be processed. Incomplete applications will not be accepted. Check one of the following for the type of application you are submitting: Site Plan Tier I Tier II Tier III Binding Site Plan Short Plat Conditional Use Add Animals Other Name: Address: Telephone: Cell Phone: Fax: E-mail Property Owner (if other than applicant): Address: Telephone: Cell Phone: Fax: E-mail SITE INFORMATION Parent Parcel No. Zoning: Area of Parcel Acres Parcel No. (if assigned) Address of property: Legal description of property: No. of Parking Spaces Present use of property: Does the proposal meet the conditions of the present zoning? yes no Size of existing structure: sq. ft. Size of proposed addition: sq. ft. Height of building: Cubic feet of excavation: Current assessed value: Cost of new construction: Proposal requested: I, the undersigned, do hereby certify that, to the best of my knowledge, the information provided above is true and correct. Applicant’s Signature Signature of owner or owner’s authorized representative Comprehensive Plan Amendment Stacy Brinkley, Brinkley Investment Company, LLC. 2906 S. Tacoma Place, Kennewick, WA 99337 509- 783-4134 [PHONE REDACTED] HDR 7.89 117894BP4549007 7200 Brinkley Road See attached Vacant N/A Change zoning designation of portions of current parcel as shown on attached map to match adjacent parcels as follows: Parcel A from HDR to IL and Parcel B from HDR to RM Exhibit A-3 CPA 15-11 2015-01347 1,250.00 ---PAGE BREAK--- Revised 01/15 Comprehensive Plan Amendment Supplemental Information The following questions will be reviewed by both the Planning Commission and City Council as a means of assisting in their consideration of the Comprehensive Plan Amendment request. Use additional pages if necessary. 1. State the requested amendment: 2. What are the reasons for the requested amendment: 3. Which elements of the Comprehensive Plan will be affected and how. Include detailed information on the provision of utilities such as water, sewer, power, etc., and how such utilities correspond with the City's various utility plans. Detailed information must also be submitted regarding what effect the proposed change will have on such services as fire, police, parks, schools, etc: 4. Indicate how the requested amendment will implement the Comprehensive Plan and be in the best interest of the Kennewick area, reference specific Comprehensive Plan policies that will be implemented: 5. Include any other substantiated information in support of the requested amendment: Exhibit A-3 Change zoning designation of portions of the parcel from HDR to RM and IL to match adjacent parcels. To allow boundary line adjustments and support further development. Zoning designation change only. This proposal will have no affect on City utilities or public services. Rezoning the portions of the subject parcel from HDR to RM and IL meets Urban Area Goal 6 by improving compatibility with the nearby parcels. Rezoning the portions of the subject parcel from HDR to RM and IL meets Urban Area Goal 6 by improving compatibility Rezoning the portions of the subject parcel from HDR to RM and IL meets Urban Area Goal 6 by improving compatibility with the nearby parcels. with the nearby parcels. ---PAGE BREAK--- Exhibit A-4