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EXHIBIT 1 Page 1 of 6 Staff Report Date: June 29, 2015 Public Hearing Meeting Date and Location: July 6, 2015, 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 Change of Zone 15-02 be APPROVED. Summary of Proposal: A Change of Zone from Commercial Community (CC) to Commercial General (CG) for three parcel that total 2.07 acres in size. Proposal Location: South of W. Clearwater Avenue and east of N. Union Street at 4211 & 4121 W. Clearwater Avenue Legal Description: Parcel ID 1-0389-201-0309-003 (4211 W. Clearwater Avenue) Lot 3, Short Plat #309 Parcel ID 1-0389-201-0309-004 (Address not assigned) Lot 4, Short Plat #309 Parcel ID 1-0389-202-0011-005 (4121 W. Clearwater Avenue) The Highlands Plat B the North ½ of Lot 11, Except the West 115.00 feet and the North 290.00 Feet Property Owner: Holstein Properties Halle,LLC 90106 Badger View Drive P.O. Box 3912 Kennewick, WA 99338 Pasco, WA 99302 Applicant: Mike Holstein Holstein Properties 90106 Badger View Drive Kennewick, WA 99338 ECONOMIC DEVELOPMENT AND COMMUNITY PLANNING DEPARTMENT STAFF REPORT AND RECOMMENDATION TO THE PLANNING COMMISSION FILE NO: COZ 15-02/PLN-2015-00925 ---PAGE BREAK--- EXHIBIT 1 Page 2 of 6 Engineer: NA Approval Criteria: 1. Comprehensive Plan – Land Use 2. KMC Title 4 – Administrative Procedures 3. KMC Title 18 – Zoning 4. Washington State Environmental Policy Act COZ Key Application Processing Dates: Pre-Application/Feasibility Meeting N/A Application Submittal March 26, 2015 Determination of Completeness Issued April 8, 2015 Notice of Application Mailed April 9, 2015 SEPA Threshold Determination Issued May 21, 2015 Date of Mailed Notice of Public Hearing June 19, 2015 Property Posting Sign May 20, 2015 Date of Published Notice of Public Hearing June 21, 2015 SEPA Appeal Period Ends June 5, 2015 Planning Commission Public Hearing July 6, 2015 City Council Decision Date July 21, 2015 Exhibits: 1 Staff Report 2 Application/Supplemental Information 3 Notice of Application/Mailing List 4 Vicinity Map 5 Change of Zone Map 6 SEPA Determination Staff Analysis of Proposal & Discussion: The proposed Change of Zone (COZ 15-02) is a request to change the zone of three adjacent parcels of land from Commercial Community (CC) to Commercial General (CG). The parcels are located south of W. Clearwater Avenue and east of N. Union Street at 4211 & 4121 W. Clearwater Avenue (address not assigned to one parcel). One of the differences between CC and CG zoned property is that CG property allows construction yards and CC does not. The parcel addressed at 4121 W. Clearwater Avenue, owned by Halle LLC currently is occupied by Silverline Electric which is a legal non-conforming business in the CC zoning district. The other two adjacent parcels to the east (4211 W. Clearwater) are owned by Mike Holstein of Holstein Properties. Mike has located his construction company on his property but is unable to obtain a business license because construction yards are not permitted in CC zoning districts. ---PAGE BREAK--- EXHIBIT 1 Page 3 of 6 All three parcels do not directly face W. Clearwater Avenue so a construction yard would not be seen from W. Clearwater. Both the 4121 W. Clearwater property (Silverline Elect.) and the parcel owned by Holstein (no address) abut property to the south occupied by 4-plex apartments and zoned RM. The Silverline Electric parcel is an existing use so approving a change of zone to CG would not change any existing impacts on the 4-plexes. Also, footnote #4 for KMC 18.12.010.B.2 requires all storage areas in CG zoning districts that abut any R district be screened from view by a sight obscuring fence at least 6-feet high. The Comprehensive Plan Land Use Designation for the subject property is Commercial. Both Commercial Community (CC) and Commercial General (CG) are zoning designations that can be implemented in the Comprehensive Plan Commercial Land Use designation. A change of zone to CG would be consistent with the City’s Comprehensive Plan. Per KMC 18.03.040 (10 & 12), the purpose of CC and CG zoning districts are as follows: CC – “The purpose of the CC district is to stabilize, improve and protect commercial areas, and to provide for orderly growth in new commercial areas in accord with the Comprehensive Plan. CC districts are intended for a wide range of uses to serve the community area which they are appurtenant.” CG – “The purpose of the CG district is to provide areas for heavy commercial use, wholesaling and warehousing, services supporting the primary activities of the other commercial and industrial, and which are not compatible with retail commercial zoning districts.” By approving this change of zone all the findings can be made that are required to approve a change of zone that are listed in KMC 18.51.070 The proposed amendment conforms with the comprehensive plan; and Promotes the public necessity, convenience and general welfare; and The proposed amendment does not impose a burden upon public facilities beyond their capacity to serve or reduce such services to lands, which are deemed unacceptable by the City; and The proposed amendment is consistent with all applicable provisions of the Kennewick Municipal Code, including those adopted by reference from the Comprehensive Plan Surrounding Comprehensive Plan Land Use and Zoning: North: All property to the north is zoned Commercial Community (CC). East: Directly to the east is property zoned Commercial Community (CC). South: Directly to the south is property zoned RM and occupied by 4-plex apartment buildings. West: Property to the west is zoned Commercial Community (CC). ---PAGE BREAK--- EXHIBIT 1 Page 4 of 6 Applicable Goals and Policies of the Comprehensive Plan: Commercial Goal 2: Sustain and enhance viable commercial areas. Staff Comment: With the existing development directly facing W. Clearwater and the lack of W. Clearwater visibility, it is difficult to find a typical CC use such as retail for the subject properties. Commercial Policy 3: Enhance compatibility with adjacent residential neighborhoods with landscaping, screening, and superior building design. Staff Comment: Our current Kennewick Municipal Code will require screening of any outdoor construction storage. Any new building that may be proposed for the existing parcel that is vacant will require compliance with the City’s Commercial Design Standards. Land Use Implementation by Zoning: Per the land use zoning implementation table on page 5 of the City’s Comprehensive Plan, both Commercial Community (CC) and Commercial General (CG) zoning can be implemented in the Commerical Land Use category. Findings: 1. The applicant is Mike Holstein of Holstein Properties (90106 Badger View Drive, Kennewick, WA 99338). 2. The owners are Holstein Properties (90106 Badger View Drive, Kennewick, WA) and Halle LLC ( P.O. Box 3912 Pasco WA). 3. The proposed change of zone is for parcel numbers 1-0389-201-0309-003 (4211 W. Clearwater Avenue), 1-0389-201-0309-004 (Address not assigned), and 1-0389- 202-0011-005 (4121 W. Clearwater Avenue) 4. The request is to change the zoning from Commercial Community (CC) to Commercial General (CG). 5. The City’s Comprehensive Plan Land Use Designation for the subject property is Commercial. 6. The Commerical General (CG) zoning district is an implementing zone of the Commercial Comprehensive Plan Land Use Map designation. 7. The Property Posting sign was posted on site August 2, 2012. 8. The application was submitted and declared complete for processing on June 5, 2013. ---PAGE BREAK--- EXHIBIT 1 Page 5 of 6 9. The application was routed for review to City Departments and outside agencies for comment on April 9, 2015. 10. Access to the site is currently provided from W. Clearwater Avenue. 11. An Environmental Determination of Non-Significance (ED 15-14) was issued on May 21, 2014 for this application. The appeal period for the determination ended on June 1, 2015. 12. Notice of the public hearing for this application was published in the Tri-City Herald on June 21, 2015. Notices were also mailed to property owners within 300 feet of the site on June 19, 2015. 13. No comments were received from adjacent property owners regarding the requested Change of Zone. 14. No comments were received from City Departments or Outside Agencies. 15. The proposed amendment conforms with the comprehensive plan; and 16. Promotes the public necessity, convenience and general welfare; and 17. The proposed amendment does not impose a burden upon public facilities beyond their capacity to serve or reduce such services to lands, which are deemed unacceptable by the City; and 18. The proposed amendment is consistent with all applicable provisions of the Kennewick Municipal Code, including those adopted by reference from the Comprehensive Plan. Conclusions: 1. Approval will change the zoning for the subject parcel(s) from Commercial Community (CC) to Commercial General (CG). 2. Approval will implement Commercial Goal 2, and Commercial Policy 3 of the City of Kennewick Comprehensive Plan. 3. Approval will result in the public necessity, convenience or general welfare. 4. Approval will not result in any adverse environmental impacts. Recommendation: Staff has reviewed the application and recommends that the Planning Commission concur with the findings and conclusions contained in staff report COZ 15-02 and recommend approval to City Council. Motion: I move that the Planning Commission concur with the findings and conclusions in staff report COZ 15-02 and recommend to City Council approval of the request. ---PAGE BREAK--- EXHIBIT 1 Page 6 of 6 Report Prepared By and Contact Person: Wes Romine Development Services Manager [EMAIL REDACTED] [PHONE REDACTED] ---PAGE BREAK--- EXHIBIT 2 Page 1 of 4 ---PAGE BREAK--- EXHIBIT 2 Page 2 of 4 ---PAGE BREAK--- EXHIBIT 2 Page 3 of 4 ---PAGE BREAK--- EXHIBIT 2 Page 4 of 4 ---PAGE BREAK--- EXHIBIT 3 Page 1 of 5 ---PAGE BREAK--- EXHIBIT 3 Page 2 of 5 ---PAGE BREAK--- EXHIBIT 3 Page 3 of 5 ---PAGE BREAK--- EXHIBIT 3 Page 4 of 5 ---PAGE BREAK--- EXHIBIT 3 Page 5 of 5 ---PAGE BREAK--- 200 ft 1 : 2404 1in : 200.33ft This plan is suitable for informational use only. City of Kennewick accepts no liability for any error whatsoever. Produced by CITY\wesr 13:40 4/8/2015 Page 1 of 1 Print Preview 4/8/2015 http://cokgisweb02/gisdataviewer/commands/printadvanced/print_preview_landscape.asp EXHIBIT 4 Page 1 of 1 Project Area COZ 15-02 ---PAGE BREAK--- 200 ft 1 : 2404 1in : 200.33ft This plan is suitable for informational use only. City of Kennewick accepts no liability for any error whatsoever. Produced by CITY\wesr 13:43 4/8/2015 Page 1 of 1 Print Preview 4/8/2015 http://cokgisweb02/gisdataviewer/commands/printadvanced/print_preview_landscape.asp EXHIBIT 5 Page 1 of 1 Project Area COZ 15-02 ---PAGE BREAK--- EXHIBIT 6 Page 1 of 22 ---PAGE BREAK--- EXHIBIT 6 Page 2 of 22 ED 15-14 for COZ 15-02 ---PAGE BREAK--- EXHIBIT 6 Page 3 of 22 Change of Zone from CC to CG ---PAGE BREAK--- EXHIBIT 6 Page 4 of 22 ---PAGE BREAK--- EXHIBIT 6 Page 5 of 22 ---PAGE BREAK--- EXHIBIT 6 Page 6 of 22 ---PAGE BREAK--- EXHIBIT 6 Page 7 of 22 ---PAGE BREAK--- EXHIBIT 6 Page 8 of 22 ---PAGE BREAK--- EXHIBIT 6 Page 9 of 22 ---PAGE BREAK--- EXHIBIT 6 Page 10 of 22 ---PAGE BREAK--- EXHIBIT 6 Page 11 of 22 ---PAGE BREAK--- EXHIBIT 6 Page 12 of 22 ---PAGE BREAK--- EXHIBIT 6 Page 13 of 22 ---PAGE BREAK--- EXHIBIT 6 Page 14 of 22 ---PAGE BREAK--- EXHIBIT 6 Page 15 of 22 ---PAGE BREAK--- EXHIBIT 6 Page 16 of 22 ---PAGE BREAK--- EXHIBIT 6 Page 17 of 22 ---PAGE BREAK--- EXHIBIT 6 Page 18 of 22 ---PAGE BREAK--- EXHIBIT 6 Page 19 of 22 ---PAGE BREAK--- EXHIBIT 6 Page 20 of 22 ---PAGE BREAK--- EXHIBIT 6 Page 21 of 22 ---PAGE BREAK--- EXHIBIT 6 Page 22 of 22