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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 15-08 1 Comprehensive Plan Amendment 15-08 REQUEST: Change 0.23 acres from Medium Density Residential to Commercial APPLICANT: J-U-B Engineers, Inc OWNER: Nikom & Josefina Wannarachue Trustees Not to scale SITE INFORMATION • Size: 0.23 acres • Location: 1127 N. Cleveland St. • Topography: Flat • Existing Comprehensive Plan Designation: Medium Density Residential • Existing Zoning: Residential, Medium (RM) • 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 15-08 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, Medium Density Residential Zoning – Residential, Low (RL); Residential, Medium (RM) Existing Land Uses – Single-family residences, duplexes South Comprehensive Plan – Medium Density Residential Zoning – Residential, Medium (RM) Existing Land Uses – 4-plexes East Comprehensive Plan – Medium Density Residential Zoning – Residential, Medium (RM) Existing Land Uses – 4-plexes West Comprehensive Plan – Commercial Zoning – Commercial, Community (CC) Existing Land Uses – vacant land 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 0.23 acres from Medium Density Residential to Commercial. 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 substantial relationship to the public welfare in that it will facilitate the development of a parcel that has been vacant for over 50 years. This particular area of Kennewick could benefit from new development and what it tends to bring onto a neighborhood. Currently this and the neighboring lot to the west are vacant, ---PAGE BREAK--- Staff Report 15-08 3 but have development plans proposed for them. To the south and east are housing units that are in need of some revitalization. Often times new development in an area will spur additional development or renovations to the existing built environment. This lifts property values and potentially the overall appearance of the neighborhood. 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. 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 development will create an opportunity for infill development. This site has been vacant for over 50 years. If the request is approved, the site will likely be developed. This would likely create impervious surface on most of the site, increasing stormwater runoff. Though stormwater runoff will increase, there are adequate provisions in the Kennewick Municipal Code that will be required to be implemented by the developer to offset the impact. 2. The effect on open space and natural features including, but not limited to topography, streams, rivers, and lakes; There will be little effect if any on open space or natural features as the site does not contain any open space or natural feature. 3. The compatibility with and impact on adjacent land uses and surrounding neighborhoods; The proposal is compatible with land use to the west which is already designated Commercial. Development of the site would provide a sound buffer from Canal Dr. to the residential properties to the south. The site is less than an acre in size which will limit the type and extent of development and uses that can occur on the site which in turn limits impacts somewhat. 4. The adequacy of, and impact on community facilities, including utilities, roads, public transportation, parks, recreation, and schools; There are adequate utilities, roads and public transportation to serve this site. The impacts to these systems from commercial development on this site will likely be minimal. Those impacts will be addressed more fully once a development proposal is presented and the specific impacts are identified based on the proposed use. It is highly likely that traffic ---PAGE BREAK--- Staff Report 15-08 4 impact fees will be assessed on any project that is proposed on the site, in addition to frontage improvements along W. Canal Dr. and possibly N. Cleveland St. 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 Commercial land in the City to serve 20 years population growth. This particular site is small and insignificant in relation to the larger land Commercial land inventory. 6. The current and projected project density in the area Residential development can only occur in Commercial areas as part of a mixed use development. In those cases, a minimum density of 13 dwelling units per acre is required. 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 public comment concerning the proposal to date. ANALYSIS OF REQUEST This request will create a commercial node at what will likely be a key intersection once Hildebrand Blvd. construction is completed. Once Hildebrand Blvd. is completed, creating a connection between Gage Blvd. and the Columbia Center Mall area, traffic will increase through this intersection making it a prime location for community scale retail and services. Residential development is planned for Hansen Park, just south of W. 10th Ave. and the Reserve at Clearwater Creek subdivision which is just northwest of this intersection in the City of Richland. This site will be a candidate for the location of retail services to serve these residents as well as others since commercial uses tend to locate at higher volume intersections where visibility and pass-by traffic are high. FINDINGS 1. The applicant is J-U-B Engineers (2810 W. Clearwater Ave., Suite 201, Kennewick, WA 99336). 2. The owners are Nikom and Josefina Wannarachue Trustees (5120 W. Yellowstone Ave., Kennewick, WA 99336). 3. The request is to change the land use designation for the subject parcels from Medium Density Residential to Commercial. 4. The application was received on April 30, 2015 and was routed for review to various City Departments and other local, state and federal agencies for comment on June 18, 2015. 5. The site is currently served by City water and sewer in W. Canal Dr. and N. Cleveland St. 6. Access to the site is currently provided from W. Canal Dr. and N. Cleveland St. ---PAGE BREAK--- Staff Report 15-08 5 7. The proposed amendment is adjacent to Commercial, Medium Density Residential and Low Density Residential designated lands. 8. 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. 9. A public hearing notification sign was posted on site August 11, 2015. 10. 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. 11. The proposed amendment bears substantial relationship to the public welfare in that it will facilitate the development of a parcel that has been vacant for over 50 years. This particular area of Kennewick could benefit from new development and what it tends to bring onto a neighborhood. Currently this and the neighboring lot to the west are vacant, but have development plans proposed for them. To the south and east are housing units that are in need of some revitalization. Often times new development in an area will spur additional development or renovations to the existing built environment. This lifts property values and potentially the overall appearance of the neighborhood. 12. 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. 13. The proposed amendment does not correct an obvious mapping error. 14. 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 Medium Density Residential to Commercial. 3. The proposed amendment is consistent with the City of Kennewick Comprehensive Plan and will have minimal impact on other aspects of the plan. 4. The proposed amendment will not likely increase population densities in the area. 5. 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 will be collected at the time of construction if applicable. ---PAGE BREAK--- Staff Report 15-08 6 Recommendation Staff has reviewed the application and recommends that the Planning Commission concur with the findings and conclusions contained in staff report 15-08 and recommend approval to City Council. Motion I move that the Planning Commission concur with the findings and conclusions in staff report 15-08 and recommend to City Council approval of the request. ---PAGE BREAK--- Comprehensive Plan Amendment 15-08 Medium Density Residential to Commercial 0 250 500 Feet Legend Street Name Rail Road Track Parcel Amendment Site Exhibit A-1 ---PAGE BREAK--- NORTHERN PACIFIC RR NORTHERN UNION 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 15-08 MDR to C 0 250 500 Feet Exhibit A-2 ---PAGE BREAK--- Exhibit A-3 CPA 15-08 2015-01323 1,250.00 ---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 133991120001001 from “Medium Density Residential” to “Commercial” 2. What are the reasons for the requested amendment: To be able to combine the subject property with other adjoining commercial lots to be able to develop the property commercially. To allow for growth and expansion of commercial business. To generate new job opportunities and tax revenue for the City of Kennewick (Property Taxes, Retail Sales Taxes, Inventory Tax, etc.) 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: Goal 3: Create a balance system of commercial facilities reflecting neighborhood, community and regional needs. There will be no appreciable impact to utilities, services or overall land uses. 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. Specifically, the following policies from the Comprehensive Plan would be implemented: Commercial Goal 1: Revitalize declining commercial areas. Goal 2: Sustain and enhance viable commercial areas. Goal 3: Create a balanced system of commercial facilities reflecting neighborhood, community, and regional needs. Policy 2: Provide commercial areas sized and scaled appropriately for the neighborhood or community. Policy 3: Enhance compatibility with adjacent residential neighborhoods with landscaping, screening, and superior building design. Policy 4: Minimize strip commercial development through innovative design and site layout. Policy 5: Encourage compatible commercial activities to concentrate near each other. Exhibit A-3 ---PAGE BREAK--- Policy 6: Encourage joint‐use internal and external access. Economic Development Goal 1: Improve the business climate in Kennewick. Policy 6: Increase the number of “shovel ready” commercial and industrial sites in Kennewick. 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 2: Promote strong and diverse neighborhoods that offer a mix of various uses, and linkages with other neighborhoods, shopping areas and public facilities. 5. Include any other substantiated information in support of the requested amendment: This City of Kennewick and local residents will be well served by cleaning up the existing vacant property and developing it as a commercial use which will provide necessary services to the community. The current land use designation is not economically viable. Due to the current rental market in the area as well as the construction costs, it is not economically viable to create a multi‐family housing complex on the site. In addition, future roadway plans call for the widening of Canal Drive which will reduce the front yard of the site 15’. Without a coordinated effort to develop this site with the neighboring commercial site to the west, this property if unbuildable. Exhibit A-3 ---PAGE BREAK--- Exhibit A-4