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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 15-03 1 Comprehensive Plan Amendment 15-03 REQUEST: Change 1.63 acres from Low Density Residential to High Density Residential APPLICANT: Manuel & Hilda Chavallo OWNER: Manuel & Hilda Chavallo Not to scale SITE INFORMATION • Size: 1.63 acres • Location: 318 N. Arthur St. • Topography: Flat • Existing Comprehensive Plan Designation: Low Density Residential • Existing Zoning: Residential, Low (RL) • Existing Land Use: Vacant land 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 15-03 2 APPLICATION PROCESS • Application Submitted April 27, 2015 • Application routed for comments June 17, 2015 • Determination of Non-Significance was issued on August 5, 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 – Telecommunications facility, contractor laydown yard South Comprehensive Plan – Commercial, Low Density Residential Zoning – Commercial, General (CG); Commercial, Community (CC); Residential, Low (RL) Existing Land Uses – Car sales, office, retail, one single-family home East Comprehensive Plan – Commercial Zoning – Commercial, Community (CC) Existing Land Uses – Medical Clinic West Comprehensive Plan – Public Facility Zoning – Public Facility (PF) Existing Land Uses – Telecommunications office 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 1.63 acres of Low Density Residential to High 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 bears a relationship to the public welfare by creating a transition zone from existing Commercial areas to the south. 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. ---PAGE BREAK--- Staff Report CPA 15-03 3 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 will increase the amount of High Density Residential land. The lack of High Density Residential land has been identified as a deficiency in the Comprehensive Plan as there is an inadequate amount to serve the projected 20 year population. 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. The area to the north, west and south are developed. The area to the east is currently being developed. 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; The proposal is compatible with surrounding land uses and neighborhood. The adjacent properties in this area are developed with primarily non-residential uses even though some of the land is designated for such. To the east is one of Kadlec Clinics medical office buildings. To the south is an office building and some retail uses, including a used car dealership. To the west is Frontier Communications’ office building. To the north is a telecommunications facility followed by a contractor yard and apartments. 4. The adequacy of, and impact on community facilities, including utilities, roads, public transportation, parks, recreation, and schools; 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. Traffic Impact Fees and park mitigation fees will be collected at the time of construction if applicable. 5. The quantity and location of land planned for the proposed land use type and density and the demand for such land There is a small amount of High Density Residential land available for development in the City. In this particular area there is little, if any, High Density Residential land that has not already been developed. The current developed density in the area is 11.7 dwelling units per acre. 6. The current and projected project density in the area The current net density within a ¼ mile of the site is 10.4 units per acre. The SEPA checklist for this requests states that there could be up to 21-40 dwelling units or ministorage units constructed on the site if the request is approved. If the site is developed with residential units, the development density would range between 12.9-24.5 dwelling units per acre. If the site is developed with ministorage units, there will be no increase in density. ---PAGE BREAK--- Staff Report CPA 15-03 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 no agency comments concerning the proposal to date. ANALYSIS OF REQUEST This request will act as a transition zone from the higher intensity commercial uses and traffic on Clearwater Ave. to the Medium Density Residential developments to the north. In addition, the surrounding parcels are currently being used by lesser intense non-residential uses such as a telecommunications facility, telecommunications offices, medical offices, general office and retail sales. Some of these uses are non-conforming uses as they are being operated on property designated for Low Density Residential (LDR) uses. While there are LDR designated properties adjacent to this site, they are not tied to a larger LDR zone, but rather constitute and island of LDR among Commercial , Medium and High Density Residential uses and designations. The proposed change will be consistent and compatible with the overall development of the surrounding area. FINDINGS 1. The applicant and owner is Manuel & Hilda Chavallo (8842 W. 1st Ave., Kennewick, WA 99336). 2. The request is to change the land use designation for the subject parcels from Low Density Residential to High Density Residential. 3. A public hearing notification sign was posted on site August 11, 2015. 4. The application was received on April 27, 2015 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 and sewer in N. Arthur St. 6. Access to the site is currently provided from N. Arthur St. 7. The proposed amendment is adjacent to Low Density Residential, Commercial and Public Facility designated lands. 8. A Determination of Non-Significance was issued on August 5, 2015 for this application. The appeal period for the determination ended on August 28, 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 bears a relationship to the public welfare by creating a transition zone from existing Commercial areas to the south. ---PAGE BREAK--- Staff Report CPA 15-03 5 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. This request will increase the amount of High Density Residential land. The lack of High Density Residential land has been identified as a deficiency in the Comprehensive Plan as there is an inadequate amount to serve the projected 20 year population. 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 Low Density Residential to High Density Residential. 3. The proposed amendment is contiguous to Low Density Residential, Commercial and Public Facility 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 may increase population densities in the area depending on the type of development that is constructed. Should the request be approved and the applicant choose to develop a ministorage facility, there will be not increase in density. 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. Traffic Impact Fees and park mitigation 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 15-03 and recommend approval to City Council. Motion I move that the Planning Commission concur with the findings and conclusions in staff report CPA 15-03 and recommend to City Council approval of the request. ---PAGE BREAK--- Comprehensive Plan Amendment 15-03 Low Density Residential to High 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 15-03 LDR to HDR 0 250 500 Feet Exhibit A-2 ---PAGE BREAK--- Exhibit A-3 ---PAGE BREAK--- Exhibit A-3 ---PAGE BREAK--- Exhibit A-3 ---PAGE BREAK--- Exhibit A-4