Full Text
Staff Report CPA 13-07 1 STAFF REPORT CPA 13‐07 Community Planning Anthony City of Kennewick Planner To: Planning Commission Date: August 19, 2013 PROPOSAL: Change 2.68 acres from Medium Density Residential to High Density Residential APPLICANT & OWNER: Cambridge Associates (Jerry Abrams, 1060 Jadwin Ave., Suite 150, Richland, WA 99352) SITE INFORMATION Size: 2.68 acres Location: 3204 W. 3rd Pl. Topography: Flat Existing Comprehensive Plan Designation: Medium Density Residential Existing Zoning: Residential, Medium (RM‐4) Existing Land Use: Multi‐family residential (11 4‐plexes) EXHIBITS Exhibit A‐1: Aerial map Exhibit A‐2: Land Use map Exhibit A‐3: Zoning map Exhibit A‐4: Application Exhibit A‐5: Environmental Determination ---PAGE BREAK--- Staff Report CPA 13-07 2 APPLICATION PROCESS Application Submitted May 1, 2013 Application routed for comments June 17, 2013 A property posting sign notifying the public of a public hearing on this request was posted on the site on July 11, 2013 Determination of Non‐Significance (ED 13‐22) issued on July 8, 2013 Appeal Period for ED 13‐22 ended July 30, 2013 Notice of Hearing published August 4, 2013 Notice of Hearing mailed August 1, 2013 SURROUNDING COMPREHENSIVE PLAN, ZONING AND LAND USES North Comprehensive Plan – Medium Density Residential Zoning – Residential, Medium (RM‐6) Existing Land Uses – Single‐family residential South Comprehensive Plan – Medium Density Residential Zoning – Residential, Medium (RM‐4) Existing Land Uses – Multi‐family residential (4‐plexes) East Comprehensive Plan – High Density Residential Zoning – Residential, High (RH) Existing Land Uses – Multi‐family residential (apartments) West Comprehensive Plan – Medium Density Residential Zoning – Residential, Medium Existing Land Uses – Single‐family residential 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 2.68 acres from Medium Density Residential to High Density Residential at 3204 W. 3rd Pl. The site is currently developed with four‐plexes. The current density is 16.42 units per acre which is consistent with High Density Residential. Medium Density Residential allows up to 13 units per acre. The applicant wishes to re‐establish the lot‐lines that were in place when the property was originally developed. At that time there were no maximum density requirements. Since that time maximum density standards were adopted that conflicted with the previous code. 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 (analysis is italicized): 1. The proposed amendment bears a substantial relationship to the public health, safety, welfare, and protection of the environment; ---PAGE BREAK--- Staff Report CPA 13-07 3 This proposal does not bear a substantial relationship to the public health, safety, welfare, and protection of the environment per se, but brings a non‐conforming use into conformance with the Comprehensive Plan. 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; This request does not correct a mapping error. 4. The proposed amendment addresses an identified deficiency in the Comprehensive Plan. This request does not address an identified deficiency. 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; The proposal will have no effect. The site is developed. The change will bring the development into conformance with the comprehensive plan and allow the owners to change the zoning so that it is consistent as well. It will also allow the owners to re‐establish lot‐lines. 2. The effect on open space and natural features including, but not limited to topography, streams, rivers, and lakes; The proposal will have no effect. The site is developed and no future development has been proposed. 3. The compatibility with and impact on adjacent land uses and surrounding neighborhoods; The proposal will have no impact. The site is developed and no future development is proposed. The change will bring the development into conformance with the comprehensive plan and allow the owners to change the zoning so that it is consistent as well. It will also allow the owners to re‐ establish lot‐lines. 4. The adequacy of, and impact on community facilities, including utilities, roads, public transportation, parks, recreation, and schools; There will be no impact. The site is developed and the change will bring the development into conformance with the comprehensive plan and allow the owners to change the zoning so that it is consistent as well. It will also allow the owners to re‐establish lot‐lines. No further development is proposed. 5. The quantity and location of land planned for the proposed land use type and density and the demand for such land This request will not affect the amount of High Density Residential land available in the City as the site is already developed. 6. The current and projected project density in the area ---PAGE BREAK--- Staff Report CPA 13-07 4 The current density is 16.42 units per acre. No project is proposed. The request will bring the development into conformance with the comprehensive plan and allow the owners to change the zoning so that it is consistent as well. It will also allow the owners to re‐establish lot‐lines. 7. The effect, if any upon other aspects of the Comprehensive Plan There is no effect on any other aspects of the Comprehensive Plan. PUBLIC COMMENT Staff has received no written comments concerning the proposal to date. We have received a few calls asking about future plans and commenting on the AGENCY COMMENTS Staff has received no agency comment concerning the proposal to date. FINDINGS 1. The applicant and owner is Cambridge Associates (Jerry Abrams, 1060 Jadwin Ave., Suite 150, Richland, WA 99352). 2. The request is to change the Comprehensive Plan land use designation from Medium Density Residential to High Density Residential for 2.02 acres. 3. A property posting sign notifying the public of a public hearing on this request was posted on the site on July 11, 2013. 4. The application was received on May 1, 2013 and was routed for review to various City Departments and other local, state and federal agencies for comment on June 17, 2013. 5. The site is developed and served with water and sewer from S. Johnson St. 6. Access to the site is currently provided from S. Johnson St. via W. 4th Ave. 7. The proposed amendment is adjacent to Medium Density Residential and High Density Residential lands. 8. A Determination of Non‐Significance (ED 12‐22) was issued on July 8, 2013 for this application. The appeal period for the determination ends on July 8, 2013. 9. Notice of the public hearing for this application was published in the Tri‐City Herald on August 4, 2013. Notices were also mailed to property owners within 300 feet of the site on August 1, 2013. 10. The proposed amendment is not detrimental to the public health, safety, welfare, and protection of the environment. 11. The proposed amendment is consistent with the requirements of Chapter 36.70A RCW (Growth Management Act). 12. The proposed amendment does not correct an obvious mapping error. 13. The proposed amendment does not address an identified deficiency in the Comprehensive Plan. ---PAGE BREAK--- Staff Report CPA 13-07 5 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 parcel from Medium Density Residential to High Density Residential for 2.68 acres. 3. The proposed amendment is contiguous to Medium Density Residential and High Density Residential land. 4. The proposed amendment is consistent with the City of Kennewick Comprehensive Plan and will have minimal impact on other aspects of the plan. 5. The proposed amendment will not increase population densities. Recommendation Staff has reviewed the application and recommends that the Planning Commission concur with the findings and conclusions contained in staff report CPA 13‐07 and recommend approval to City Council. Motion I move that the Planning Commission concur with the findings and conclusions in staff report CPA 13‐07 and recommend to City Council approval of the request. ---PAGE BREAK--- CPA 13‐07 Aerial Map Exhibit A-1 ---PAGE BREAK--- CPA 13‐07 Existing Comprehensive Plan Land Use Map Low Density Residential Commercial Medium Density Residential Industrial High Density Residential Public Facility Exhibit A-2 ---PAGE BREAK--- CPA 13‐07 Zoning Map Residential, Low Commercial, Office Residential, Medium Commercial, Community Residential, High Open Space Exhibit A-3 ---PAGE BREAK--- Exhibit A-4 ---PAGE BREAK--- Exhibit A-4 ---PAGE BREAK--- Exhibit A-5 ---PAGE BREAK--- Exhibit A-5 ---PAGE BREAK--- Exhibit A-5