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Staff Report CPA 13-02 1 STAFF REPORT CPA 13-02 Community Planning Anthony Muai City of Kennewick Planner To: Planning Commission Date: August 19, 2013 PROPOSAL: Re-configure approximately 253 acres of Low Density Residential (95.2 acres), Medium Density Residential (70.9 acres) and High Density Residential (65.7 acres) to 92.1 acres of Low Density Residential, 64.4 acres of Medium Density Residential, 32.9 acres of High Density Residential and 29.9 acres of Commercial APPLICANT: James Sexton (P.O. Box 7251, Kennewick, WA 99336) OWNER: H.B. Investments & B.I.C. Land (Harold Brinkley, 32 N. Johnson St., Suite 500, Kennewick, WA 99336) SITE INFORMATION • Size: 253 acres • Location: Southridge Area, generally the East Half of Section 18, Township 8 North, Range 29 East lying north of Interstate 82. • Topography: rolling with slopes up to 25% • Existing Comprehensive Plan Designation: Low, Medium & High Density Residential • Existing Zoning: RL, RM, RH • Existing Land Use: A portion is leased for farming, the rest is vacant. EXHIBITS • Exhibit A-1: Aerial Map • Exhibit A-2: Land Use Map • Exhibit A-3: Proposed Land Use Map • Exhibit A-4: Zoning Map • Exhibit A-5: Application • Exhibit A-6: Environmental Determination • Exhibit A-7: WSDOT Letter EXISTING LAND USE CONFIGURATION ---PAGE BREAK--- Staff Report CPA 13-02 2 PROPOSED LAND USE CONFIGURATION APPLICATION PROCESS • Application Submitted April 25, 2013 • Application routed for comments June 13, 2013 • A property posting sign notifying the public of a public hearing on this request was posted on the site on July 15, 2013 • Determination of Non-Significance (ED 13-17) issued on July 2, 2013 • Appeal Period for ED 13-17 ended July 29, 2013 • Notice of Hearing published August 4, 2013 • Notice of Hearing mailed July 30, 2013 SURROUNDING COMPREHENSIVE PLAN, ZONING AND LAND USES North Comprehensive Plan – Low Density Residential, Commercial Zoning – Residential, Low (RL) and Commercial, Community (CC) Existing Land Uses – Vacant lands under development South Comprehensive Plan – GMA-Agriculture (County) Zoning – GMA-Agriculture (County) Existing Land Uses – Vacant lands, some in Conservation Reserve Program East Comprehensive Plan – Low and Medium Density Residential Zoning – Residential, Low (RL) and Residential, Medium (RM) Existing Land Uses – Vacant, orchard, vacant lands under development West Comprehensive Plan – Medium Density Residential Zoning – Residential, Medium Density (RM) Existing Land Uses – vacant ---PAGE BREAK--- Staff Report CPA 13-02 3 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 re-configure approximately 253 acres of Low Density Residential (95.2 acres), Medium Density Residential (70.9 acres) and High Density Residential (65.7 acres) to 92.1 acres of Low Density Residential, 64.4 acres of Medium Density Residential, 32.9 acres of High Density Residential and 29.9 acres of 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 (analysis is italicized): 1. The proposed amendment bears a substantial relationship to the public health, safety, welfare, and protection of the environment; The proposed amendment will reconfigure the existing land uses in preparation to develop the property. The current configuration of residential lands does not lend itself to logical development of the property due to current parcel configuration. The proposed changes to the Comprehensive Plan will be followed by an application to divide the property consistent with the proposal prior to applying to rezone the land. These changes will not change the relationship to the public health, safety, welfare or protection of the environment. The proposed amendment will also adds commercial lands into the area. Currently there are Commercial designated lands to the north of the site along both sides of Hildebrand Blvd. This proposal will add 30 acres of Commercial lands along the west side of the site to serve a future interchange at I-82 and to support residential development in the area. The current Commercial lands in Southridge are located at US 395 and are being developed with uses that draw a regional population. As development continues in this fashion in that area, there will be a need for Commercial lands to serve the residents in this area with grocery stores, pharmacies and other community/neighborhood services. This bears a substantial relationship to the public welfare of those who will live in this area enabling them to access everyday commercial services without having to drive great distances. 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; This request does not correct a mapping error. 4. The proposed amendment addresses an identified deficiency in the Comprehensive Plan. This request does not address an identified deficiency. KMC 4.12.110(8): Additional Factors. The City must also consider the following factors prior to approving Comprehensive Plan Amendments: ---PAGE BREAK--- Staff Report CPA 13-02 4 1. The effect upon the physical environment; The proposal will have minimal effect on the physical environment. The majority of the site will contain residential lands of mixed densities, as it does now, however 30 acres of Commercial lands are proposed. These lands will likely create more impervious surface than residential development, thus generating more storm water runoff that will need to be managed. The proposal also shows a future interchange with Interstate 82 (I-82). The designation of Commercial lands in this area will be able to provide services to travelers without having to drive all the way into the City. 2. The effect on open space and natural features including, but not limited to topography, streams, rivers, and lakes; This area contains slopes in excess of 15%, but less than 40% and also contains areas designated as erosion hazard areas per the City’s Critical Areas maps. These areas will require further investigation at the development stage or sooner, including at minimum a critical areas report mapping the existing slopes and erosion hazard areas and the approved mitigation plan for those hazard areas present on site. Grading will occur during development in accordance with City standards and the Critical Areas Report and mitigation plan. 3. The compatibility with and impact on adjacent land uses and surrounding neighborhoods; There are no developed lands adjacent to the site. The surrounding area is primarily vacant or in development stages. The southeastern most portion of the site is adjacent to Sagecrest, a single- family residential development, however construction is occurring on the easternmost side of that development. This proposal will not be detrimental to that development and will add 4. The adequacy of, and impact on community facilities, including utilities, roads, public transportation, parks, recreation, and schools; • The site is not served by City sewer or water. Water and sewer will be available approximately 300 feet to the north in Hildebrand Blvd. once constructed in this area. Water and sewer will also be available in Ridgeline Rd. once built through the southern portion of the site. • The site currently has no access to it. Future development will necessitate access from Hildebrand Rd., which is currently under construction. Additional public roads are being proposed and will be dedicated and constructed when the land is subdivided. The proposed amendment will impact the transportation system and increase traffic in the area. The increase is not expected to be drastic as the majority of the site will remain in a residential designation. Detailed impacts will be assessed and mitigation provided for during the project review phase. • The proposed amendment will impact the park system in the area. Detailed impacts will be assessed and mitigation provided for during the project review phase. • Existing utilities are adequate to serve residential development. 5. The quantity and location of land planned for the proposed land use type and density and the demand for such land There are large amounts of land within the Southridge area that are designated Low, Medium and High Density Residential. There is also land designated Commercial adjacent to the proposal boundary to the north. These lands have been planned to house the next 20 years of population growth within the City. ---PAGE BREAK--- Staff Report CPA 13-02 5 The Commercial lands have been set aside to serve this population. Currently, the nearest commercial location that provides a full range of commercial services for residential needs is the W. 27th Ave./US 395 area. Other commercial development has occurred in the Southridge Area, however most of these are destination services (restaurants, spas, wine tasting, etc.). Kennewick General Hospital is constructing a new hospital in the area and future medical office building has been planned in the area as well. Most of these commercial uses are regional in nature and the vacant lands in that area of Southridge are projected to develop in a similar manner. Because of this additional land to serve everyday commercial needs such as grocery stores, drug stores/pharmacies, dry cleaning, etc. are needed to serve the Southridge area. This proposal will help fill some of that need. 6. The current and projected project density in the area Southridge is projected to accommodate Kennewick’s housing needs during the next 20 years. The potential density of the site in its current condition is approximately 14 units per acre. The proposed amendment will decrease the potential density of the site to approximately 12 units per acre. 7. The effect, if any upon other aspects of the Comprehensive Plan No major effects to the Comprehensive Plan are anticipated. PUBLIC COMMENT Staff has received no public comment concerning the proposal to date. AGENCY COMMENTS Staff has received comments from the Washington State Department of Transportation on June 26, 2013. The letter contained three major points, 1) The site is located adjacent to I-82 which has a speed limit of 70 mph and average daily traffic of 17,000 vehicles, 24% of which are trucks; 2) Traffic noise is expected to grow and the responsibility of dampening or deflecting noise will be the responsibility of the City or the developer; and 3) The proposal shows that an overpass is anticipated at this location in the future and the change to Commercial in the vicinity of the proposed overpass will increase land value. The City or the developer will be expected to bear all costs relating to the construction of the overpass. FINDINGS 1. The applicant is James Sexton (P.O. Box 7251, Kennewick, WA 99336) 2. The owner is H.B. Investments & B.I.C. Land (Harold Brinkley, 32 N. Johnson St., Suite 500, Kennewick, WA 99336) 3. The request is to re-configure approximately 253 acres of Low Density Residential (95.2 acres), Medium Density Residential (70.9 acres) and High Density Residential (65.7 acres) to 92.1 acres of Low Density Residential, 64.4 acres of Medium Density Residential, 32.9 acres of High Density Residential and 29.9 acres of Commercial. 4. A property posting sign notifying the public of a public hearing on this request was posted on the site on July 15, 2013 5. The application was received on April 25, 2013 and was routed for review to various City Departments and other local, state and federal agencies for comment on June 13, 2013. ---PAGE BREAK--- Staff Report CPA 13-02 6 6. The site is not served by City sewer or water. Water and sewer will be available approximately 300 feet to the north in Hildebrand Blvd. once constructed in this area. Water and sewer will also be available in Ridgeline Rd. once built through the southern portion of the site. 7. The site currently has no access to it. Future development will necessitate access from Hildebrand Rd., which is currently under construction. Additional public roads are being proposed and will be dedicated and constructed when the land is subdivided. 8. The proposed amendment is adjacent to Commercial, Low Density Residential and Medium Density Residential lands. 9. A Determination of Non-Significance (ED 13-17) was issued on July 2, 2013 for this application. The appeal period for the determination ended July 29, 2013. 10. Notice of the public hearing for this application was published in the Tri-City Herald on August 4, 2013. Notices were also mailed to property owners within 300 feet of the site on July 30, 2013. 11. The proposed amendment furthers the public health, safety, welfare, and protection of the environment by enabling future residents to access everyday commercial services without having to drive great distances; configuring the land designations into a pattern that will facilitate development; and by providing an area for highway interchange commercial services once the future interchange is constructed. 12. The proposed amendment is consistent with the requirements of Chapter 36.70A RCW (Growth Management Act). 13. The proposed amendment does not correct an obvious mapping error. 14. The proposed amendment does 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 re-configure approximately 253 acres of Low Density Residential (95.2 acres), Medium Density Residential (70.9 acres) and High Density Residential (65.7 acres) to 92.1 acres of Low Density Residential, 64.4 acres of Medium Density Residential, 32.9 acres of High Density Residential and 29.9 acres of Commercial. 3. The proposed amendment is contiguous to Low Density Residential, Medium Density Residential and Commercial designated land, most of which are undeveloped. 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 increase population densities. ---PAGE BREAK--- Staff Report CPA 13-02 7 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. Recommendation Staff has reviewed the application and recommends that the Planning Commission concur with the findings and conclusions contained in staff report CPA 13-02 and recommend approval to City Council. Motion I move that the Planning Commission concur with the findings and conclusions in staff report CPA 13-02 and recommend to City Council approval of the request. ---PAGE BREAK--- CPA 13‐02 Aerial Map Exhibit A-1 ---PAGE BREAK--- CPA 13‐02 Existing Comprehensive Plan Land Use Map Low Density Residential Commercial Medium Density Residential Industrial High Density Residential Public Facility Exhibit A-2 ---PAGE BREAK--- PROPOSED LAND USE PLAN Exhibit A-3 ---PAGE BREAK--- CPA 13‐02 Zoning Map Residential, Suburban Residential, High Commercial, Community Residential, Low Public Facility Open Space Residential, Medium Industrial, Light Exhibit A-4 ---PAGE BREAK--- Exhibit A-5 ---PAGE BREAK--- Exhibit A-5 ---PAGE BREAK--- Exhibit A-6 ---PAGE BREAK--- Exhibit A-6 ---PAGE BREAK--- Exhibit A-6 ---PAGE BREAK--- Exhibit A-6 ---PAGE BREAK--- Exhibit A-7