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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 15-05 1 Comprehensive Plan Amendment 15-05 REQUEST: Change 0.7 acres from Low Density Residential to Commercial APPLICANT: J-U-B Engineers OWNER: Roger D & Susan Schatz Not to scale SITE INFORMATION • Size: 0.7 acres • Location: 2622 & 2624 W. 10th Ave. • Topography: Flat • Existing Comprehensive Plan Designation: Low Density Residential • Existing Zoning: Residential, Low (RL) • Existing Land Use: Single-family residence 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 15-05 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 18, 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 – Parking lot for a church South Comprehensive Plan – Low Density Residential, Public Facility Zoning –Residential, Low (RL); Public Facility (PF) Existing Land Uses – Single-family residences and Benton PUD offices East Comprehensive Plan – Low Density Residential Zoning – Residential, Low (RL) Existing Land Uses – Single-family housing West Comprehensive Plan – Commercial Zoning – Commercial, General (CG) Existing Land Uses – Traveland RV & Marine 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 0.7 acres of Low 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 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; ---PAGE BREAK--- Staff Report CPA 15-05 3 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. Specifically the request is consistent with Commercial Goal 2. 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 change will result in the removal of 2 single-family homes. It will also allow for the expansion of a locally owned business, Traveland RV & Marine, located on the parcel to the west. This will likely increase the amount of impervious surface on the site. 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 development to the west. In addition, the non-residential uses to the north and south are compatible and will not be impacted by the change. The only impact will be to the single-family residential property to the east, however the applicant has stated that the area for expansion will be for RV and boat inventory storage. 4. The adequacy of, and impact on community facilities, including utilities, roads, public transportation, parks, recreation, and schools; Utilities exist in W. 10th Ave. to serve the site. Access to the site is also provided by W. 10th Ave. The proposed change will not impact schools, parks or recreation in the area. Transportation facilities will be minimally impacted if the site is developed as RV and boat inventory storage. 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 change will have a minimal impact on the existing inventory of Commercial land. In addition, there is a demand at this location from Traveland in order to expand business operations. 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. It is highly unlikely that any residential development will take place if this is approved. 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. ---PAGE BREAK--- Staff Report CPA 15-05 4 PUBLIC COMMENT Staff has received no public comment concerning the proposal to date. AGENCY COMMENTS Staff has received no agency comment concerning the proposal to date. ANALYSIS OF REQUEST This request will allow for the expansion of an existing local business. The proposal is compatible with the surrounding area. The intersection of US 395 and W. 10th Ave. is one of the City’s Commercial nodes with retail, services and restaurants, in addition to Benton PUD offices, on each corner. The area surrounding this site is primarily developed with non-residential uses to the north, west and southwest. The change will have limited impact on adjacent properties and zoning regulations and design standards will aid to mitigate any impacts to the lesser intense residential zones. FINDINGS 1. The applicant is J-U-B Engineers (2810 W. 10th Ave., Kennewick, WA 99336) 2. The owner is Roger & Susan Schatz (2108 S. Keller St., Kennewick, WA 99336). 3. The request is to change the land use designation for the subject parcels from Low Density Residential to Commercial. 4. 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. 5. The site is currently served by City water and sewer in W. 10th Ave. 6. Access to the site is currently provided from W. 10th Ave. 7. The proposed amendment is adjacent to Commercial 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 18, 2015 and corrected notices were mailed on September 21, 2015. 11. The proposed amendment does not bear a substantial relationship to the public health, safety, welfare or protection of the environment. 12. This amendment is consistent with the requirements of Chapter 36.70A RCW (Growth Management Act) and with the portion of the City’s adopted comprehensive plan not affected by the amendment. Specifically the request is consistent with Commercial Goal 2. ---PAGE BREAK--- Staff Report CPA 15-05 5 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 Low Density Residential to Commercial. 3. The proposed amendment is contiguous to Commercial and 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 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 15-05 and recommend approval to City Council. Motion I move that the Planning Commission concur with the findings and conclusions in staff report CPA 15-05 and recommend to City Council approval of the request. ---PAGE BREAK--- Comprehensive Plan Amendment 15-05 Low Density Residential to Commercial 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 15-05 LDR to C 0 250 500 Feet Exhibit A-2 ---PAGE BREAK--- Exhibit A-3 1,250.00 2015-01291 CPA 15-05 ---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 102893000012000 & 102893000013000 from “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. 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. Policy 6: Encourage joint‐use internal and external access. Economic Development Goal 1: Improve the business climate in Kennewick. Exhibit A-3 ---PAGE BREAK--- 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: The applicant is currently in the process of purchasing the two subject parcels for the expansion of his current commercial business. The current commercial site is out of space, the proposed request is the only other option he has to expand due to the physical features surrounding the property: Hwy 395 to the west, 10th Ave to the south, and the KID Lowlift Canal to the north. This request is the minimum request to expand this use. In addition the request will allow for the consolidation of four existing access points near the intersection of Ely and 10th Ave to one access which would be used to service the site. This access could be located further away for the intersection to allow for better traffic flow and safety by reducing conflicts. Exhibit A-3 ---PAGE BREAK--- Exhibit A-4