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EXHIBIT A-1 Page 1 of 7 Staff Report Date: February 4, 2013 Public Hearing Date and Location: February 11, 2013, Kennewick City Hall Report Prepared By: Wes Romine Development Services Manager Report Reviewed By: Gregory McCormick, AICP Planning Director Summary Recommendation: The City of Kennewick RECOMMENDS that Planned Development Permit 12-04 be denied. Summary of Proposal: The Kamiakin Apartment Planned Development Permit is a proposal to increase the allowed density and build an 8 unit apartment building on a .57 acre parcel of land that allows a maximum of 7.4 units. The parcel of land is zoned Residential Medium Density (RM) which allows 13 units per acre and is part of a larger apartment complex with units on multiple parcels. Proposal Location: 4711 W. Metaline Avenue, Southeast of W. Metaline Avenue and N. Arthur Street. Parcel No. 133994020032008 Legal Description: Section 33, Township 9, Range 29 Quarter SE; That Portion of Tract 32, The Highlands, Plat A, According to the Plat Thereof Recorded in Volume2, Page 2, Records of Benton County, Washington. Property Owner: Kamiakin Apartments, LLC 412 N.W. 5th Avenue Portland, Oregon 97209 Applicant: Jason Rennaker 412 N.W. 5th Avenue Portland, Oregon 97209 Architect: Wyatt Architects and Associates P.O. Box 14713 Spokane Valley, Washington 99214 ECONOMIC DEVELOPMENT AND COMMUNITY PLANNING DEPARTMENT STAFF REPORT AND RECOMMENDATION TO THE HEARING EXAMINER FILE NO: PDP 12-04/PLN-2012-03655 ---PAGE BREAK--- EXHIBIT A-1 Page 2 of 7 Approval Criteria: 1. Comprehensive Plan – Land Use 2. KMC Title 18 – Zoning 3. KMC Section 5.56 – Public Works Construction Standards 4. Washington State Environmental Policy Act Preliminary Plat Key Application Processing Dates: Pre-Application/Feasibility Meeting September 26, 2012 Application Submittal November 7, 2012 Determination of Completeness Issued November 7, 2012 Notice of Application Mailed November 8, 2012 Property Posting Sign January 15, 2013 City Department Review Meeting November 21, 2012 SEPA Threshold Determination Issued January 10, 2013 Date of Published Notice of Public Hearing January 20, 2013 Date of Mailed Notice of Public Hearing January 15, 2013 SEPA Appeal Period Ends January 31, 2013 Public Hearing Date February 11, 2013 Exhibits: A-1 Staff Report A-2 Preliminary Plat Application A-3 Application Cover Letter A-4 Notice of Application/Mailing List A-5 Vicinity Map A-6 Site Plan for 8-unit Building A-7 Open Space Calculation/Drawing A-8 Density Calculation A-9 City Department & Outside Agency Comments A-10 SEPA Determination Staff Analysis of Proposal & Discussion: The proposed Planned Development Permit (PDP 12-04) is a request for an 8-unit apartment building to be built on a parcel that is approximately .57 acres in size. The property is zoned Residential Medium Density (RM-4) which allows between 4.1 and 13 units per acre. Since the .57 acre parcel would only allow a maximum of 7.4 units, the applicant has applied for a Planned Development Permit to request a deviation to our zoning code to increase the allowable density and allow an 8-unit apartment building. The proposed 8-unit building would be part of the larger existing Kamiakin Apartments with 236 existing units on approximately 11.07 acres divided into 8 parcels of land. The project is located at the southeast corner of N. Arthur Street and W. Metaline Avenue, 4711 W. Metaline Avenue. The site topography is generally flat. The Comprehensive Plan Land Use designation is Medium Density Residential and the property is zoned Residential Medium Density (RM-4). ---PAGE BREAK--- EXHIBIT A-1 Page 3 of 7 Approval of the Planned Development Permit is required prior to review and approval of a Site Plan Application and Building Permit since deviations from the City’s Codes are requested. The purpose of Planned Developments (KMC 18.45) is to provide the opportunity for flexible design concepts warranting deviations from normal development standards. Deviations may be approved if the proposal better accommodates the physical conditions of the property and represents an equal or superior product than if applicable sections of the Code were strictly followed. For the Planned Development Permit the following deviations are requested: RM Zoning District PDP Modification Requested Minimum Lot Size 4,000 sq. ft. No Modification Requested Max. Density (Units/Acre) 13 14.04 Units per Acre Requested Min. Density (Units/Acre) 4.1 No Modification Requested Min. Lot Width 50-feet No Modification Requested Min. Structure Street Setback 15-feet No Modification Requested Min. Garage Street Setback 25-feet No Modification Requested Min. Side Yard Setback 5-feet No Modification Requested Min. Rear Yard Setback 15-feet No Modification Requested Max. Building Height 30-feet No Modification Requested Min. Lot Frontage 30-feet No Modification Requested Planned Development Permits are regulated by KMC 18.45. The following two sections are important to consider when deciding on approval or denial of a project: KMC 18.45.040: Findings: A Planned Development Permit may be approved only when the following findings are made: The planned development generally conforms to the Comprehensive Plan and zoning district for use, density, open space, circulation, public facilities, and the standards of development set forth therein; The planned development generally conforms with the zoning district uses; The planned development forms an integrated whole of sufficient unity to justify exceptions to the normal regulations of the Kennewick Municipal Code; and The residential development will produce a desirable and stable residential environment in harmony with the surrounding property; or The Commercial development will have proper traffic circulation and parking and should have no adverse effects upon surrounding property; or The industrial development conforms with the applicable performance standards, railroad or truck access and necessary storage, and should have no adverse effects upon surrounding property. It is staff’s opinion that the above findings can be made with the exception of finding Since the apartment complex functions as a whole entity even though there are separate lots, staff feels it is appropriate to consider the entire apartment complex when calculating density. The proposed density of 22.03 units per acre is more consistent with High Density Residential comprehensive plan land use density which allows between 13.1 and 27 units per acre. ---PAGE BREAK--- EXHIBIT A-1 Page 4 of 7 Property History: 1. The subject parcel was annexed into the City in April of 1975 (Ord. No. 1820) with a Residential Medium Density (RM-4) zoning designation. 2. The City’s building permit records show the apartment complex was built in the mid to late 1970’s in phases with a series of building permits. Density/Lot Size: Per the Table of Residential Development Standards (KMC 18.12.010 A.2) the Residential Medium Density (RM) zoning district requires a minimum density of 4.1 units per acre and a maximum density of 13 units per acre. The proposed density for the .57 acre parcel with the proposed 8-unit apartment building is 14.04 units per acre, however the density for the entire Kamiakin Apartment complex with the new building will be 22.03 units per acre. KMC 18.15.060 addresses expansions of legal non-conforming structures. Legal non-conforming structures may be expanded up to 25% in building area, however in no case shall the expansion result in “increasing the number of dwelling units above the maximum allowed by the zoning code”. STAFF COMMENT: When considering density requirements for the PDP application staff is of the opinion that density for the entire apartment complex can be taken into consideration making a decision on approval or denial of the application. Although groups of units are on separate lots, the buildings look similar and the apartments function as one apartment complex under the same ownership. Open Space: Per Footnote #4 to the Table of Residential Site Development Standards KMC 18.12.010 A.2, multi-family developments where the density exceeds 7 units per acre require open space in the amount of 300 square feet for the first bedroom and 200 square feet for each additional bedroom, exclusive of required street frontage setbacks and required parking areas. Per the Open Space calculation provided by the applicant the required open space for the entire apartment complex including the proposed 8 unit building is 79,600 square feet. The apartment complex provides approximately 118,623 square feet of open space. When only looking at the proposed 8-unit building and parcel; 1,700 square feet of open space would be required. Excluding parking, the applicant is proposing approximately 7,000 square feet of open space to remain on the parcel after it is developed. STAFF COMMENT: It is staff’s opinion that the proposed project meets the City’s requirements for open space. Traffic: The City’s traffic engineer has reviewed the project and has no comments or concerns. ---PAGE BREAK--- EXHIBIT A-1 Page 5 of 7 Department of Public Works: The City’s Public Works Department’s only comment was that any new structures not be allowed to encroach into the waterline easement along the west property line of the parcel that is proposed to be built on. If the PDP is approved, prior to construction a Site Plan Application will be required for further review and comment from the Public Works Department. A separate permit will be required from the Department of Public Works prior to construction for driveways, sidewalks, wheelchair ramps and utility extensions (water, sewer, street, storm drainage, street lights, fire hydrants, etc.). Water & Sewer are currently available at the site on W. Metaline Avenue and N. Arthur Street and will need to be extended to the proposed building. Parks: Based on the City’s “Park Fee Determination Process” form, which uses land value and density of living units for the calculation, it has been determined that for the 8 dwelling unit project the applicant will be required to pay $1,937.32 to mitigate impacts on park zone 2W. (KMC 17.100.010) Park fees will be collected prior to Site Plan Application approval. Schools: No comments were received from the Kennewick School District. There are currently sidewalks on the south side of W. Metaline Avenue and the west side of N. Arthur Street to provide a safe walking route to schools. Kamiakin High School is located to the west directly across N. Arthur Street. Surrounding Property: To the north, between the Northern Pacific Railroad tracks and W. Metaline Avenue is property zoned Residential Low Density. Directly to the east is property zoned Residential Medium Density with several single family housing lots and a large vacant lot. Directly to the south is Residential Medium Density (RM) zoned property with single family housing on small lots, and to the west directly across N. Arthur Street is the Kamiakin High School. It is staff’s opinion that the proposed Preliminary Plat will be harmonious with the surrounding properties. Critical Areas: The City’s critical area maps do not show any critical areas on or near the project site. Provisions for Public Health, Safety, and Welfare: Based on the above information it is Staff’s opinion that with approval of the Planned Development Permit, appropriate provisions will be made for the Public Health, Safety, and Welfare. Staff Comment: It is Staff’s opinion that appropriate provisions have been made for, but not limited to, the public health, safety, and general welfare, for open spaces, drainage ways, streets or roads, alleys, public sidewalks, utility easements and other public ways, ---PAGE BREAK--- EXHIBIT A-1 Page 6 of 7 transit stops, potable water supplies, sanitary wastes, parks and recreation areas, playgrounds, schools and school grounds, and the proposed subdivision has considered all other relevant facts and other planning features that assure safe walking conditions for students who walk to and from school. Comprehensive Plan: Staff is of the opinion that this request is consistent with and generally conforms to the City’s Comprehensive Plan, when looking at the proposed 8-unit building as a separate project, however in considering the proposed 8-unit apartment building in relation to the Kamiakin Apartment complex as a whole, the overall density of 22.03 units per acre is not consistent with Medium Density Residential land use Comprehensive Plan maximum density of 13 units per acre. The following are applicable Comprehensive Plan Goals and Policies: URBAN AREA POLICY 3: “Promote new growth consistent with the Comprehensive Land Use Map, the Capital Facilities Plan and the Capital Improvement Plan.” Staff Comment: Multi-Family housing is a permitted use within Residential Medium Density (RM) zoning and Medium Density Residential land use, however the overall density of 22.03 units per acre for the entire Kamiakin Apartment complex is not consistent with the Residential Medium Density (RM) maximum density of 13 units per acre. The subject property can be served by City utilities. LAND USE IMPLEMENTATION BY ZONING: Per the “Land Use Implementation by Zoning” table on page 5 of the City’s Comprehensive Plan, a density between 4.1 and 13 units per acre is allowed in RM zoning districts. Looking at the individual lot for the proposed 8-unit building the density is 14.04 units per acre and when considering the entire apartment complex the density is 22.03 units per acre. RESIDENTIAL GOAL 1: “Guide the design of new residential developments to be compatible with adjacent residential area.” Staff Comment: The proposed Planned Development Permit for an 8-unit apartment building is compatible with the surrounding area. RESIDENTIAL GOAL 4: “Encourage residential development only in urban areas where services can be provided.” Staff Comment: City water and sewer is currently available at W. Metaline Avenue and S. Arthur Street. RESIDENTIAL POLICY 5: “Provide provisions for parks, schools, drainage, transit, water, sanitation, infrastructure, pedestrian, and aesthetic considerations in new residential developments.” Staff Comment: The proposed Planned Development Permit provides the above provisions. HOUSING GOAL 1: “Support and develop a variety of housing types and densities to meet the diverse needs of the population.” Staff Comment: The proposed project provides rental housing. There is currently a demand for rental housing in the Tri-Cities area. ---PAGE BREAK--- EXHIBIT A-1 Page 7 of 7 The City of Kennewick has reviewed Planned Development Permit 12-04 and is of the opinion it is appropriate to consider the entire Kamiakin Apartment complex when looking at density. The overall density of 22.03 units per acre is not consistent with 4.1 – 13 units per acre allowed in RM zoning districts. Since the apartment complex is currently legal non-conforming in regards to density, staff is of the opinion the subject lot can be developed with a maximum density of 13 units per acre (or a 7 units) as long as the City’s current codes are met. If the applicant would like to increase the density, a Comprehensive Plan Amendment and Change of Zone to Residential High Density (RH) would be the correct process for a density increase. If PDP 12-04 is approved, staff recommends the following conditions: 1. With the exception of deviations allowed in the Planned Development Permit, comply with City of Kennewick regulatory controls, policies and codes, including the Multi-family Residential Design Standards. 2. Prior to issuance of a building permit, submit a Site Plan Application for review and approval to confirm compliance with City codes and Multi-Family Design standards. 3. A separate DPW permit will be required prior to construction for driveways, sidewalks, wheelchair ramps and utility extensions (water, sewer, street, storm drainage, street lights, fire hydrants, etc.). 4. In lieu of dedication of park land and based on the “Park Fee Determination Process” calculation, pay park fees in the amount of $1,937.32 for impacts to Park Planning Zone 2W. Report Prepared By and Contact Person: Wes Romine Development Services Manager [EMAIL REDACTED] [PHONE REDACTED] ---PAGE BREAK--- EXHIBIT A-2 Page 1 of 1 ---PAGE BREAK--- EXHIBIT A-3 Page 1 of 1 ---PAGE BREAK--- EXHIBIT A-4 Page 1 of 4 ---PAGE BREAK--- EXHIBIT A-4 Page 2 of 4 ---PAGE BREAK--- EXHIBIT A-4 Page 3 of 4 ---PAGE BREAK--- EXHIBIT A-4 Page 4 of 4 ---PAGE BREAK--- 500 ft 1 : 6000 1in : 500ft This plan is suitable for informational use only. City of Kennewick accepts no liability for any error whatsoever. Produced by CITY\wesr 10:41 11/8/2012 Vicinity Map EXHIBIT A-5 Page 1 of 1 Project Location PDP 12-04 Location of proposed 8 unit building ---PAGE BREAK--- E W NORTH EXHIBIT A-6 Page 1 of 1 ---PAGE BREAK--- EXHIBIT A-7 Page 1 of 1 ---PAGE BREAK--- EXHIBIT A-8 Page 1 of 2 ---PAGE BREAK--- EXHIBIT A-8 Page 2 of 2 ---PAGE BREAK--- EXHIBIT A-9 Page 1 of 4 ---PAGE BREAK--- EXHIBIT A-9 Page 2 of 4 ---PAGE BREAK--- From: Rebecca Hiles To: Wes Romine Subject: RE: Date: Monday, November 26, 2012 2:39:25 PM Wes, KID has no comments regarding this matter. Rebecca S. Hiles, E.I.T. Staff Engineer Kennewick Irrigation District 12 W. Kennewick Avenue Kennewick, WA 99336 (509) 586-9111 ext. 113 [EMAIL REDACTED] From: Jason McShane Sent: Thursday, November 08, 2012 4:24 PM To: Rebecca Hiles Subject: FW: From: Wes Romine[SMTP:[EMAIL REDACTED]] Sent: Thursday, November 08, 2012 4:23:13 PM To: Ben Franklin Transit; Benton Clean Air Agency; Benton Clean Air Agency; Benton Franklin Health Dept; Benton PUD; Benton PUD; Benton PUD; Benton PUD; Benton PUD; Cascade Natural Gas; Charter Communication; CID; Dept of Fish & Wildlife; Dept of Fish & Wildlife; Frontier; Frontier; Frontier; Jason McShane; Kennewick School District; Mike Blatman Auto forwarded by a Rule Attached is an application for a Planned Development Permit (PDP 12-04/PLN-2012-03655). The applicant is proposing to build an 8 unit apartment building on a .57 acre parcel which is above the maximum density of 13 units per acre in Residential Medium Density (RM) zoning districts. The Planned Development Permit has been submitted to request a deviation from our normal RM development maximum density to allow the 8 unit building. A separate site plan permit will be required to be reviewed if the PDP application is approved. Please submit any comments by November 26, 2012. Thank you, Wes Romine EXHIBIT A-9 Page 3 of 4 ---PAGE BREAK--- From: Kelley Jr, Dean D To: Wes Romine Subject: RE: Date: Friday, November 09, 2012 8:40:05 AM Hi Wes, Charter has no problem with the change. Thanks, Dean Kelley Charter Construction Coordinator Office - (509) 222-2665 Cell - (509) 727-6006 From: Wes Romine [mailto:[EMAIL REDACTED]] Sent: Thursday, November 08, 2012 4:23 PM To: Ben Franklin Transit; Benton Clean Air Agency; Benton Clean Air Agency; Benton Franklin Health Dept; Benton PUD; Benton PUD; Benton PUD; Benton PUD; Benton PUD; Cascade Natural Gas; Kelley Jr, Dean D; CID; Dept of Fish & Wildlife; Dept of Fish & Wildlife; Frontier; Frontier; Frontier; Kenewick Irrigation District; Kennewick School District; Mike Blatman Subject: Attached is an application for a Planned Development Permit (PDP 12-04/PLN-2012-03655). The applicant is proposing to build an 8 unit apartment building on a .57 acre parcel which is above the maximum density of 13 units per acre in Residential Medium Density (RM) zoning districts. The Planned Development Permit has been submitted to request a deviation from our normal RM development maximum density to allow the 8 unit building. A separate site plan permit will be required to be reviewed if the PDP application is approved. Please submit any comments by November 26, 2012. Thank you, Wes Romine Development Services Manager City of Kennewick 210 W. 6th Avenue Kennewick, WA 99336 (509) 585-4558 E-MAIL CONFIDENTIALITY NOTICE: The contents of this e-mail message and any attachments are intended solely for the addressee(s) and may contain confidential and/or legally privileged information. If you are not the intended recipient of this message or if this message has been addressed to you in error, please immediately alert the sender by reply e-mail and then delete this message and any attachments. 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