Full Text
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 15-07 1 Comprehensive Plan Amendment 15-07 REQUEST: Change 10.75 acres from Industrial to Commercial APPLICANT: Hansen Park, LLC OWNER: Hansen Park, LLC (2 parcels) and City of Kennewick (1 parcel) Not to scale SITE INFORMATION • Size: 10.75 acres • Location: NE, NW, SW corners of the intersection of Clodfelter/Steptoe & W. 10th Ave. • Topography: Flat • Existing Comprehensive Plan Designation: Industrial • Existing Zoning: Industrial, Light (IL) • 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 15-07 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 – Commercial Zoning – Residential, Low (RL) Existing Land Uses – Single-family residential development (Hansen Park) South Comprehensive Plan – Commercial Zoning – UGA-Residential (County) Existing Land Uses – Orchard East Comprehensive Plan – Commercial Zoning – UGA-Residential (County) Existing Land Uses – Single-family residence, pasture West Comprehensive Plan – Commercial 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 10.75 acres from Industrial 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 a relationship to the public health, safety, welfare and protection of the environment by eliminating the possibility of industrial uses in a close proximity to a primarily single-family residential neighborhood and the Amon Wasteway. Industrial uses allow for heavy truck traffic, uses that create loud noises and uses that could produce obnoxious odors. These types of uses are not compatible with residential development which has been occurring to the east and west of the site. In addition, a Comprehensive Plan amendment is being processed to change some of the Industrial land to south to Commercial as well. ---PAGE BREAK--- Staff Report 15-07 3 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 change will eliminate the chance of an Industrial use from locating on the site. Certain Industrial uses can, at times, create negative effects on both the built and physical environment. 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. The site is near the Amon Wasteway, but only one parcel abuts it where it meets W. Clearwater Ave. There are adequate measures within the Kennewick Municipal Code to mitigate any possible impacts to the natural environment. The likely impact would be stormwater runoff, however the KMC requires that all stormwater be contained and disposed of on site alleviating potential of stormwater runoff draining into the wasteway. 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. In addition, the land to the south is part of a separate application to change the land use designation for those sites from Industrial to Commercial as well. 4. The adequacy of, and impact on community facilities, including utilities, roads, public transportation, parks, recreation, and schools; There are City water and sewer facilities in Clodfelter Rd. that can serve the site. Access to the site is also gained from Clodfelter Rd. 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 Fees will be collected at the time of construction if applicable. Washington State Department of Transportation is concerned with the cumulative effects of development in this area on Interstate 82 Exit 109 (Clearwater Ave./Badger Rd.). The City will be required to help mitigate impacts should the system fall below the accepted level of service. 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 area will provide commercial services for the existing residential population in Hansen Park and ---PAGE BREAK--- Staff Report 15-07 4 Bridgewater Park, as well as some of the residential growth in the Southridge area, the area of Richland located north of Clearwater Ave., the Reata Road area and Badger Canyon. 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 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 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 Hansen Park, LLC (8705 W. 3rd Ave., Kennewick, WA 99336). 2. The owners are Hansen Park, LLC (8705 W. 3rd Ave., Kennewick, WA 99336) (2 parcels) and the City of Kennewick (210 W. 6th Ave., Kennewick, WA 99336) (1 parcel). 3. The request is to change the land use designation for the subject parcels from Industrial 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. Clearwater Ave. and Clodfelter Rd. 6. Access to the site is currently provided from W. Clearwater Ave. and Clodfelter Rd. 7. The proposed amendment is adjacent to Commercial, Industrial 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. ---PAGE BREAK--- Staff Report 15-07 5 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 bears a relationship to the public health, safety, welfare and protection of the environment by eliminating the possibility of industrial uses in a close proximity to a primarily single- family residential neighborhood and the Amon Wasteway. Industrial uses allow for heavy truck traffic, uses that create loud noises and uses that could produce obnoxious odors. These types of uses are not compatible with residential development which has been occurring to the east and west of the site. In addition, a Comprehensive Plan amendment is being processed to change some of the Industrial land to south to Commercial as well. 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 Industrial 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. Recommendation Staff has reviewed the application and recommends that the Planning Commission concur with the findings and conclusions contained in staff report 15-07 and recommend approval to City Council. Motion I move that the Planning Commission concur with the findings and conclusions in staff report 15-07 and recommend to City Council approval of the request. ---PAGE BREAK--- Comprehensive Plan Amendment 15-07 Industrial to Commercial 0 250 500 Feet Legend Street Name Rail Road Track Parcel Amendment Site Exhibit A-1 ---PAGE BREAK--- NORTHERN PACIFIC RR NORTH 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 15-07 I to C 0 250 500 Feet Exhibit A-1 Exhibit A-2 ---PAGE BREAK--- Exhibit A-1 Exhibit A-3 CPA 15-07 2015-01322 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-1 Exhibit A-3 SEE ATTACHED SEE ATTACHED SEE ATTACHED SEE ATTACHED SEE ATTACHED SEE ATTACHED SEE ATTACHED SEE ATTACHED SEE ATTACHED SEE ATTACHED 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 106893000002011, 101884000005004 & 106892011788004 from “Industrial” to “Commercial” 2. What are the reasons for the requested amendment: A change in land use designation would allow the subject properties to conform to other properties fronting on W. Clearwater Avenue, almost all of which are commercial zoning and uses. To allow for growth and expansion of commercial business alone the W. Clearwater corridor. 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: 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 adjacent uses and the Hansen Park Subarea Plan. 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: 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 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. Capital Facilities Plan Exhibit A-1 Exhibit A-3 ---PAGE BREAK--- Goal 3: Provide adequate services to achieve concurrency as developments occur. Economic Development Goal 1: Improve the business climate in Kennewick. Goal 4: Maintain the areas infrastructure so that it meets the needs of existing employers and targeted industries. Policy 6: Increase the number of “shovel ready” commercial and industrial sites in Kennewick. 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. Policy 3: Improve streetscape and corridor design for safe and pedestrian friendly environments. Policy 12: Support sub‐area plans to achieve planned and quality development. 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: Goal 1: Provide a unique well planned, integrated community Exhibit A-1 Exhibit A-3 ---PAGE BREAK--- Provide a commercial center to meet the needs of the southwest Kennewick area as well as Hansen Park Sub‐Area Plan. Provide office space to create employment opportunities and to provide space for needed neighborhood services such as legal, accounting, banking, etc. Protect nearby land uses through careful design, landscaping and covenants to limit impacts. 5. Include any other substantiated information in support of the requested amendment: The intent of the request is to all for a commercial/office business to be located along Clearwater Ave. This requested is similar to CPA 11‐005 which changed the land use of the neighboring properties from Industrial to Commercial. In addition to this request, the applicant is also pursuing the purchase of an 8,330 sq. ft. remnant parcel of tax lot 106892011788004. This parcel is located north of tax lot 106893000002011 and west of Steptoe. The property was deeded to the City of Kennewick as part of the Steptoe Street project and is seen as surplus property. The City and applicant have requested that this property be included in the Comprehensive Plan Amendment request. Exhibit A-1 Exhibit A-3 ---PAGE BREAK--- Exhibit A-1 Exhibit A-4