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 CPA 15-02 1 Comprehensive Plan Amendment 15-02 REQUEST: Change 10.04 acres from Public Facility to Low Density Residential APPLICANT: Hayden Homes, LLC OWNER: Hayden Homes, LLC (Kennewick School District was owner at time of application) Not to scale SITE INFORMATION • Size: 10.04 acres • Location: 4891 W. 27th Ave. • Topography: Flat • Existing Comprehensive Plan Designation: Public Facility • Existing Zoning: Public Facility (PF) • 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 15-02 2 APPLICATION PROCESS • Application Submitted February 11, 2015 • Application routed for comments June 18, 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 14, 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, Suburban (RS) Existing Land Uses – Single-family residential South Comprehensive Plan – Low Density Residential Zoning – Residential, Low Density (RL) Existing Land Uses – Single-family residential East Comprehensive Plan – Public Facility Zoning – Public Facility (PF) Existing Land Uses – Middle School (under construction) West Comprehensive Plan – Low Density Residential Zoning – Residential, Low Density (RL) Existing Land Uses – Single-family residential 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 10.04 acres from Public Facility to Low 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 and safety offering an opportunity to create more housing near schools enabling more students to walk to school safely and potentially reducing the number of trips generated by the school. 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 15-02 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. 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 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: 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 neighborhoods. The adjacent neighborhoods to the north, west and south are already designated Low Density Residential. A middle school is being constructed on the property to the east, which is also compatible with residential development which will likely occur if this proposal is approved. 4. The adequacy of, and impact on community facilities, including utilities, roads, public transportation, parks, recreation, and schools; • The proposed amendment will impact the transportation system and increase traffic in the area. Detailed impacts will be assessed when a development proposal is applied for and Traffic Impact Fees will be assessed with each building permit issued. • The proposed amendment will likely impact the park system in the area. Those impacts will be assessed when a development proposal is applied for. • Water and sewer service exists at the site in W. 27th Ave. and in W. 28th Ave. and is adequate to serve additional development. 5. The quantity and location of land planned for the proposed land use type and density and the demand for such land There is an abundance of land designated Low Density Residential throughout the City. The majority is in the Southridge Area where utilities and access are not yet accessible to most of the Low Density Residential land in that area, however, construction of Hildebrand Blvd., including utilities is currently underway. 6. The current and projected project density in the area The current net density within a ¼ mile of the site is 5.9 units per acre. The SEPA checklist for this requests states that there could be up to 46 single family homes constructed on the site if the request is approved. That would be a density of 4.6 units per acre. ---PAGE BREAK--- Staff Report CPA 15-02 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 Comments were received from Washington Department of Transportation requesting a southbound right turn lane at US 395 and Hildebrand Blvd. City Public Works staff has been in discussions with WSDOT on partnering on the construction of the turn lane. ANALYSIS OF REQUEST This request will change 10 acres from Public Facility to Low Density Residential. The proposed designation is consistent with the land use designations surrounding the property to the north, west and south. Kennewick School District declared the property surplus to its needs in this area and sold it to Hayden Homes. A change in designation is necessary for the property to be developed unless it was owned by a public entity. The Public Facility designation and implementing zones allow a limited number uses, all of which must be a function of a public or quasi-public entity. Development of the site with single-family homes, as described in the applicant’s SEPA checklist, is consistent with development on the adjacent parcels and in the area in general. The developed net density of the site will likely be equivalent to, or less than the density found within a ¼ mile of the site. Impacts to the traffic and parks system is expected should the request be approved and a residential development occur. Mitigation fees for parks impacts will be collected at the time of development and traffic impact fees will be collected in conjunction with each single-family building permit to the amount of $900 per single-family home. These fees will be used for improvements to the park system and to the transportation system in the area. FINDINGS 1. The applicant and owner is Hayden Homes (2464 SW Glacier Pl., Suite 110, Redmond, OR 97756). 2. The request is to change the land use designation for the subject parcels from Public Facility to Low Density Residential. 3. A public hearing notification sign was posted on site August 14, 2015. 4. The application was received on February 11, 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. 27th Ave. 6. Access to the site is currently provided from W. 27th Ave. 7. The proposed amendment is adjacent to Low Density Residential and Public Facility 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. ---PAGE BREAK--- Staff Report CPA 15-02 5 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 and safety offering an opportunity to create more housing near schools enabling more students to walk to school safely and potentially reducing the number of trips generated by the school. 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. 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 change the land use designation for the subject parcels from Public Facility to Low Density Residential. 3. The proposed amendment is contiguous to Low Density Residential 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 will not increase population densities in the area as the proposed density will be less than the existing density. 6. Future development of the site will 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. Recommendation Staff has reviewed the application and recommends that the Planning Commission concur with the findings and conclusions contained in staff report CPA 15-02 and recommend approval to City Council. Motion I move that the Planning Commission concur with the findings and conclusions in staff report CPA 15-02 and recommend to City Council approval of the request. ---PAGE BREAK--- Comprehensive Plan Amendment 15-02 Public Facility to Low 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 15-02 PF to LDR 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