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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 CPA 15-01 1 Comprehensive Plan Amendment 15-01 REQUEST: Change 3.8 acres of Commercial to Public Facility and 2.47 acres of Low Density Residential to Public Facility. APPLICANT: Kennewick School District OWNER: Kennewick School District Not to scale SITE INFORMATION • Size: 5.65 acres • Location: 5405, 5501 & 5515 W. Metaline Ave. • Topography: Flat • Existing Comprehensive Plan Designation: Low Density Residential and Commercial • Existing Zoning: Residential, Low (RL) & Commercial, Community (CC) • Existing Land Use: 1 lot is vacant, 1 has a house and the other has a KSD maintenance facility 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 CPA 15-01 2 APPLICATION PROCESS • Application Submitted December 4, 2014 • Application routed for comments June 17, 2015 • Determination of Non-Significance was issued on August 4, 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 13, 2015 • Notice of Hearing published September 20, 2015. A corrected Notice of Hearing was published September 23, 2015. • Notice of Hearing mailed September 17, 2015. A corrected Notice of Hearing was mailed September 21, 2015. SURROUNDING COMPREHENSIVE PLAN, ZONING AND LAND USES North Comprehensive Plan – Low Density Residential Zoning – Residential, Low Density (RL) Existing Land Uses – Single-family residential South Comprehensive Plan – Industrial Zoning – Industrial, Light (IL) Existing Land Uses – Railroad tracks & right of way East Comprehensive Plan – Commercial Zoning – Commercial, Community (CC) Existing Land Uses – Retail West Comprehensive Plan – Low Density Residential Zoning – Residential Trailer Park (RTP) Existing Land Uses – Mobile home park 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 2.48 acres of Low Density Residential and 3.18 acres of Commercial to Public Facility. 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, and protection of the environment. It is anticipated that none of these elements will be impacted by the proposed amendment. ---PAGE BREAK--- Staff Report CPA 15-01 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. 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 proposed change will not affect the physical environment. There are no environmentally sensitive areas on site or in the surrounding area. 2. The effect on open space and natural features including, but not limited to topography, streams, rivers, and lakes; There will be no effect on open space or natural features as the surrounding area is primarily developed and the site does not contain and is not adjacent to any open space or natural feature. 3. The compatibility with and impact on adjacent land uses and surrounding neighborhoods; There is an existing maintenance facility at the site at this time. The Kennewick School District has indicated that they will be expanding the existing maintenance facility in the future and will need to combine the three subject parcels for site planning purposes. A change in the land use designation followed by a change to the zoning is necessary to combine the parcels into one. 4. The adequacy of, and impact on community facilities, including utilities, roads, public transportation, parks, recreation, and schools; • The proposed amendment will impact the transportation system and increase traffic in the area minimally if at all since the site is currently being used as a maintenance facility for KSD and is anticipated to expand. Detailed impacts will be assessed and mitigation provided for during the project review phase. • The proposed amendment will not impact the park system in the area. • Water service exists at the site. The nearest sewer service is several hundred feet away, however planning is already underway to extend sewer service down Metaline Ave. between N. Kellogg and N. Edison Streets. 5. The quantity and location of land planned for the proposed land use type and density and the demand for such land Demand for Public Facility land grows as the City grows in population. KSD has been expanding capacity at existing schools as well as constructing new schools to accommodate existing populations and future growth. With the expansion of facilities comes the need to maintain them. This site is currently used as a maintenance facility and KSD is planning an expansion of the facility in the near future to respond to the growth and expansion of facilities within the district. 6. The current and projected project density in the area ---PAGE BREAK--- Staff Report CPA 15-01 4 There is no residential development associated with this proposal. In addition, the proposed designation is not implemented by any zones that allow residential development. 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 comment concerning the proposal to date. ANALYSIS OF REQUEST The proposed change and subsequent rezone will allow the three parcels to be consolidated into a single parcel allowing for better site planning for the future development of a new maintenance facility for the school district. The existing maintenance facility for the Kennewick School District will be in compliance with the proposed designation and the implementing zones allowed by the Public Facility land use designation. Because the site is already partially developed, the expansion of the use will not impact to the surrounding area as greatly as if the site was currently vacant and the facilities were built new. In addition, a rail line boarders the property on the south and commercial uses boarder the property on the east which are compatible with the proposed use. Future development of this proposal will require additional review against the Kennewick Municipal Code and the State Environmental Policy Act. As a public/quasi-public facility, it will also require a conditional use permit. FINDINGS 1. The applicant and owner is Kennewick School District (1000 W. 4th Ave., Kennewick, WA 99336). 2. The request is to change the land use designation for the subject parcels from Commercial and Low Density Residential to Public Facility. 3. A public hearing notification sign was posted on site August 13, 2015. 4. The application was received on December 4, 2014 and was routed for review to various City Departments and other local, state and federal agencies for comment on June 17, 2015. 5. The site is currently served by City water in W. Clearwater Ave. Sewer is not available at the site. The nearest sewer mainline is located approximately 790 feet to the northwest at the intersection of N. Edison St. and W. Okanogan Ave. 6. Access to the site is currently provided from W. Metaline Ave. 7. The proposed amendment is adjacent to Commercial, Low Density Residential and Medium Density Residential lands. 8. A Determination of Non-Significance was issued on August 4, 2015 for this application. The appeal period for the determination ended on August 28, 2015. ---PAGE BREAK--- Staff Report CPA 15-01 5 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 17, 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, and protection of the environment. It is anticipated that none of these elements will be impacted by the proposed amendment. 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. 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 Commercial and Low Density Residential to Public Facility. 3. The proposed amendment is contiguous to Low Density Residential, Commercial and Industrial designated land and vacant properties and is adjacent to Low 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. 6. Future development of the site may impact traffic and parks in the area. At the time of development, additional SEPA review will be required to evaluate the associated impacts. Recommendation Staff has reviewed the application and recommends that the Planning Commission concur with the findings and conclusions contained in staff report CPA 15-01 and recommend approval to City Council. Motion I move that the Planning Commission concur with the findings and conclusions in staff report CPA 15-01 and recommend to City Council approval of the request. ---PAGE BREAK--- Comprehensive Plan Amendment 15-01 Low Density Residential to High Density Residential 0 250 500 Feet Legend Property Lines Amendment Area Railroad Track Street Name Exhibit A-1 ---PAGE BREAK--- NORTHERN PACIFIC RR NORTHERN PACIFIC RR Subject Property City Limits Low Density Residential Medium Density Residential High Density Residential Open Space Commercial Industrial Public Facility Land Use Designations Comprehensive Plan Amendment 15-01 LDR & C to PF 0 250 500 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 Kennewick School District, Doug Carl 1000 W 4th Ave, Kennewick, WA, 99336 (509) 222-7667 (509) 430-8295 (509) 222-5057 [EMAIL REDACTED] 133993020035002, 133993020035003, 133993BP3920002 RL, RL, CC 1.32, 1.15, 3.18 5501, 5515 and 5405 W Metaline Ave, Kennewick, WA, 99336 A portion of NE 1/4, SW 1/4 of Section 33, T9N, R29E, W.M. 6 Undeveloped, Residential, KSD Maintenance Building ✔ 0, 1274, 6290 TBD (Approx. 20,000) N/A at this time N/A $27500, $119230, $500400 N/A at this time All three parcels to undergo Comprehensive Plan Amendment and Zone Change to allow owner to perform a lot consolidation and build a 20,000 sf facility on the consolidated lot. December 2, 2014 nature gnat re of o ner or o Exhibit A-3 ---PAGE BREAK--- Revised 10/13 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: Modify Comprehensive Plan Land Use of Parcel 133993020035002 from Low Density Residential to Public Facility, modify Comprehensive Plan Land Use of Parcel 133993020035003 from Low Density Residential to Public Facility, and modify Comprehensive Plan Land Use of Parcel 133993BP3920002 from Commercial to Public Facility. To allow for a future lot consolidation and construction of a new 20,000 sf facility for the school district. There will be no negative impacts. All utilities except for public sewer are currently available on-site. The existing buildings on these parcels utilize on-site septic systems. This amendment would allow for clean permitted use of the parcels for construction of a new 20,000 sf building, which would be problematic otherwise if there were multiple property lines which conflicted with the new building location. This amendment would allow the owner to better lay out the site within the property in order to maximize circulation and spacing of the site. Exhibit A-3 ---PAGE BREAK--- Exhibit A-4