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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 15-06 1 Comprehensive Plan Amendment 15-06 REQUEST: Change 32.75 acres from Public Facility to Low Density Residential APPLICANT: Hansen Park, LLC OWNER: Hansen Park, LLC Not to scale SITE INFORMATION • Size: 32.75 acres • Location: 8523 W. 10th Ave. • Topography: Flat • Existing Comprehensive Plan Designation: Public Facility • Existing Zoning: Residential, Low (RL) • Existing Land Use: Residential, orchard 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 15-06 2 APPLICATION PROCESS • Application Submitted April 29, 2015 • Application routed for comments June 18, 2015 • Determination of Non-Significance was issued on August 10, 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 11, 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 (RL) Existing Land Uses – Single-family residential development (Hansen Park) South Comprehensive Plan – Low Density Residential Zoning – UGA-Residential (County) Existing Land Uses – Orchard East Comprehensive Plan – Low Density Residential Zoning – UGA-Residential (County) Existing Land Uses – Single-family residence, pasture West Comprehensive Plan – Low Density Residential Zoning – Residential, Low (RL) Existing Land Uses – vacant land, orchard 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 32.75 acres of Public Facility to Low Density Residential. 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. 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 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. Specifically the ---PAGE BREAK--- Staff Report CPA 15-06 3 request will bring the land use designation into conformance with the existing zoning. The site is currently zoned Residential, Low Density (RL) which is an implementing zone of the requested land use designation, Low Density Residential. 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; The proposed amendment will not affect the physical environment. The site is already zoned for residential development and can be developed without this proposed amendment. The proposed amendment will bring the land use designation into conformance with the existing zoning. 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. The site is already zoned for residential development and can be developed without this proposed amendment. The proposed amendment will bring the land use designation into conformance with the existing zoning. 3. The compatibility with and impact on adjacent land uses and surrounding neighborhoods; The proposal is compatible with adjacent land uses and surrounding neighborhoods. The site is already zoned for residential development and can be developed without this proposed amendment. The proposed amendment will bring the land use designation into conformance with the existing zoning. 4. The adequacy of, and impact on community facilities, including utilities, roads, public transportation, parks, recreation, and schools; Water exists in W. 10th Ave. to serve the site. Sewer is located across the street and will need to be extended to the site for full development of the site to take place. The proposed change will not impact community facilities, including utilities, roads, public transportation, parks, recreation, and schools since the zoning is already in place and development can take place without the amendment. 5. The quantity and location of land planned for the proposed land use type and density and the demand for such land There is adequate Low Density Residential land in the City to serve 20 years population growth. This land will add to the inventory. Even though the zoning in place is already established the site has been included in the inventory for public facilities in the past. 6. The current and projected project density in the area The current density of units per gross acre is in the 3-4 units per acre range. The Hansen Park EIS estimates that the single-family portion of the plan, which includes this area, will also develop at 3-4 units per acre. ---PAGE BREAK--- Staff Report CPA 15-06 4 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 comments from Washington State Department of Transportation expressing concern that future development along W. 10th Ave. and W. Clearwater Ave. west of Columbia Center Blvd. will have cumulative effects on the Interstate 82 exit 109 (Clearwater/Badger Rd.) and that the City will be required to mitigate the impacts should the system fall below the accepted level of service. ANALYSIS OF REQUEST This request will clean up and inconsistency on the map. This is not necessarily an error on the map because the site was purposely designated Public Facility in anticipation of a school being built there. While the site was designated Public Facility, it was never zoned that way. The existing zoning on the site is Residential, Low (RL) which is compatible with the surrounding properties and is an implementing zone of the proposed designation. FINDINGS 1. The applicant and owner is Hansen Park, LLC (8705 W. 3rd Ave., Kennewick, WA 99336) 2. The request is to change the land use designation for the subject parcels from Public Facility to Low Density Residential. 3. The application was received on April 29, 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 currently served by City water in W. 10th Ave. Sewer is located across the street at Joliet and Montana and will need to be extended to the site in order to develop the property. 5. Access to the site is currently provided from W. 10th Ave. 6. The proposed amendment is adjacent to Low Density Residential designated lands. 7. A Determination of Non-Significance was issued on August 10, 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 11, 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 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 or protection of the environment. ---PAGE BREAK--- Staff Report CPA 15-06 5 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. Specifically the request will bring the land use designation into conformance with the existing zoning. The site is currently zoned Residential, Low Density (RL) which is an implementing zone of the requested land use designation, Low Density Residential. 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 Public Facility to Low Density Residential. 3. The proposed amendment is contiguous to Low Density Residential designated 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 likely increase population densities in the area. 6. Future development of the site may impact traffic in the area. At the time of development, additional SEPA review will be required to evaluate the associated impacts. Traffic Impact and mitigation fees and park impact fees will be collected at the time of construction if applicable. Recommendation Staff has reviewed the application and recommends that the Planning Commission concur with the findings and conclusions contained in staff report CPA 15-06 and recommend approval to City Council. Motion I move that the Planning Commission concur with the findings and conclusions in staff report CPA 15-06 and recommend to City Council approval of the request. ---PAGE BREAK--- Comprehensive Plan Amendment 15-06 Public Facility to Low Density Residential 0 250 500 Feet Legend Street Name Rail Road Track Parcel Amendment Site Exhibit A-1 ---PAGE BREAK--- 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 15-06 PF to LDR 0 250 500 Feet Exhibit A-2 ---PAGE BREAK--- Exhibit A-3 1,250.00 2015-01319 CPA 15-06 ---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 SEE ATTACHED SEE ATTACHED SEE ATTACHED SEE ATTACHED SEE ATTACHED SEE ATTACHED SEE ATTACHED SEE ATTACHED SEE ATTACHED SEE ATTACHED ---PAGE BREAK--- 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: To amend the land use designation for parcel 107892000003003 from “Public Facility” to “Low Density Residential” 2. What are the reasons for the requested amendment: To bring the land use of the parcels consistent with the Hansen Park Subarea Plan, current zoning and surrounding land uses/zoning. It is believed that the public facility land use was designated based on the previous ownership of the parcel by the Kennewick School District. In January 2015, Hansen Park LLC obtained ownership of the parcel with the intention to develop the site as single family residential. A change in land use designation would also allow this property to become consistent with the current RL zoning established during the Hansen Park annexation. 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: This change is minor with no anticipated impact to utilities, services or overall land uses. This amendment is a bookkeeping change that will clean up the existing land use map and bring it consistent with the anticipated development and Hansen Park Subarea Plan. The Hansen Park Subarea Plan included a non‐project EIS which identified the effect of the proposed land use to the environment and utilities. Any impacts identified have been mitigated via a development agreement. 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: The proposed amendment is intended to continue to enforce the policies of the Comprehensive Plan and Hansen Park Subarea Plan. Specifically, the following policies from the Comprehensive Plan would be implemented: Land Use Goal 5: Coordinate land uses and development regulations between the City and other jurisdictions. Increase interaction with other agencies and Benton County as we continue to fill out the UGA. Policy 7: Analyze a variety of methods for using infill properties within the UGA, such as residential or commercial use, community parks or gardens. Residential Goal 3: Promote a variety of residential densities with a minimum density target of 3 units per acre as averaged throughout the urban area. Exhibit A-3 ---PAGE BREAK--- Goal 4: Encourage residential development only in urban areas where services can be provided. Policy 6: Ensure internal consistency with proposed residential developments. Capital Facilities Plan Goal 3: Provide adequate services to achieve concurrency as developments occur. Urban Design Goal 1: Create an attractive, lively, pedestrian friendly and visually cohesive urban environment for Kennewick. Goal 5: Strengthen residential neighborhoods, downtown, commercial and industrial districts. Policy 12: Support sub‐area plans to achieve planned and quality development. Policy 15: Partner with both public and private stakeholders in the sub‐area planning processes. Implementation: Hansen Park Sub‐Area Plan. The Hansen Park Subarea Master Plan, adopted by City Council on October 1, 2002, was prepared for a 377+/‐ acre property in western Kennewick, owned by the Hansen Fruit Company. The Subarea Plan addresses land use, transportation, utilities and public services, and establishes development guidelines for landscaping, parks and open space, lighting, roadway standards, and signage. Specific restrictions are identified for building materials, building heights, and building setbacks. The Hansen Park Subarea Plan was specifically written to be included as a part of the City’s Comprehensive Plan. The Plan will be implemented through zoning and subdivision regulations, developer agreements, the Capital Improvement Plan, and through the goals and policies of the Subarea Plan. Four goals were used to guide the final development of the Subarea Plan. • Provide a unique well‐planned, integrated community. • Provide community based recreation and open space. • Protect critical areas and the natural habitats on the area. • Create a planned transportation system that serves transit, automobile, bicycle and pedestrian traffic. The Hansen Park Subarea Plan also identifies specific policies to implement the goals of the plan. It is not intended that this proposal will inhibit any of these policies. Specifically, the following policies would be implemented: Land Use Goal 1: Encourage growth within the 10‐year planned service area (current city limits). Policy 1b) The comprehensive land use map will be developed to designate densities that clearly establish the type of growth consistent with the capital improvement plan. Exhibit A-3 ---PAGE BREAK--- Goal 9: Guide the design of proposed residential development to insure compatibility with existing residential areas. Policy 9a) The comprehensive plan and zoning map should reflect graduated residential densities to prevent establishing isolated areas of different residential intensities. Regional Considerations Policy 2a) Establish pre‐annexation zoning for all lands in Kennewick's urban growth area. Lands in the urban growth area that have pre‐annexation zoning designations will have such designations updated as necessary as part of the Comprehensive Plan review process. Housing Goal 1: Provide a diversity of housing types to meet the needs of all economic segments of the population with special attention to affordability for low‐moderate income households. Policy 1a) Promote traditional single‐family home developments which provide both ownership and rental opportunities. Goal 3: Promote a variety of residential densities throughout the urban area. 5. Include any other substantiated information in support of the requested amendment: The subject property has previously been owned by the Kennewick School District for the development of the Middle School. However, in January 2015, the Kennewick School District and Hansen Park LLC completed a land swap with the intent that the site would be developed as single family residential. Per the Hansen Park Sub‐Area Plan, the land use of subject property is identified elementary school and single family residential. In addition the Sub‐Area Plan further identifies if the school district elects not to build a school then the land use for this area would revert to residential under the same standards ad requirements as other residential areas with the sub‐ area. The existing zoning designation of the subject property is RL, the proposal would bring the land use designation consistent with the zoning designation. Exhibit A-3 ---PAGE BREAK--- Exhibit A-4