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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 15-09 1 Comprehensive Plan Amendment 15-09 REQUEST: Change 0.561 acres from Industrial to Commercial APPLICANT: E.A. “Rusty” Morse III OWNER: Tom & Vicki Solbrack Not to scale SITE INFORMATION • Size: 0.561 acres • Location: North of W. 10th Ave. & east of S. Yolo St. • Topography: Flat • Existing Comprehensive Plan Designation: Industrial • Existing Zoning: Industrial, Light • 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 15-09 2 APPLICATION PROCESS • Application Submitted April 30, 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 14, 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 – Commercial, Community (CC), Business Park (BP) Existing Land Uses – Vacant land South Comprehensive Plan – Low Density Residential, Industrial Zoning (County)– Urban Growth Area – Residential, General Commercial, Light Industrial Existing Land Uses – Vacant land and single-family homes East Comprehensive Plan – Medium Density Residential Zoning – Residential, Manufactured Home (RMH) Existing Land Uses – Single-family homes West Comprehensive Plan – Commercial, Low Density Residential Zoning – Commercial, Community (CC), Business Park (BP) Existing Land Uses – vacant land, single-family homes 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 0.561 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 does not bear a substantial relationship to the public health, safety welfare or protection of the environment. ---PAGE BREAK--- Staff Report 15-09 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; There is no effect upon the physical environment. This site will be developed in conjunction with the site to the north. It is highly likely that during the development process, the majority of this site will end up being dedicated as right-of-way and/or used for landscaping. 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 this 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 north which is Commercial. Because of the size of the property, it is unlikely that anything will be built on it. It will likely be developed with the parcel to the north and this parcel will be reduced to right-of-way and landscaping therefore, the proposal will not affect surrounding neighborhoods. 4. The adequacy of, and impact on community facilities, including utilities, roads, public transportation, parks, recreation, and schools; This is a clean-up amendment to address these two lots that were inadvertently omitted from a previous change to the land use designation. Because of how narrow and small the site is the only logical use for the site would be to incorporate it as part of the site to the north. The majority of the site would likely be dedicated as right-of-way or used for landscaping, thus this change will not impact community facilities. 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 really just left over pieces that should have been rezoned years ago, but were overlooked at that time. 6. The current and projected project density in the area ---PAGE BREAK--- Staff Report 15-09 4 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. The majority of recent development occurring in the area has been residential and has been developing at 3-4 dwelling units per acre. 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 in this area and along the western Clearwater corridor 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 The size and shape of this property does not lend itself to development on its own. The widest portion of the two parcels is approximately 75 feet and then it tapers to a point as it moves from east to west. The property owner wants to eventually combine these two parcels with the large commercial parcel to the north. When the parcel to the north is developed, it is highly likely that the majority of these two parcels will be dedicated as right-of-way and/or used for landscaping and parking. The requested change will not impact the surrounding properties nor the environment based on its size, shape and lack of development potential on its own. FINDINGS 1. The applicant is E.A. “Rusty” Morse III (341 Falconridge St., Richland, WA 99352). 2. The owners are Tom and Vicki Solbrack (2555 W. Highway #24, Othello, WA 99336). 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 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 not currently served by City water and sewer however, both are available within 150 feet of the site. 6. Access to the site is currently provided from W. 10th Ave. 7. The proposed amendment is adjacent to Commercial, Medium Density Residential and Industrial 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 15-09 5 9. A public hearing notification sign was posted on site August 14, 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 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 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 15-09 and recommend approval to City Council. Motion I move that the Planning Commission concur with the findings and conclusions in staff report 15-09 and recommend to City Council approval of the request. ---PAGE BREAK--- Comprehensive Plan Amendment 15-09 Industrial 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 15-09 I to C 0 250 500 Feet Exhibit A-2 ---PAGE BREAK--- Exhibit A-3 CPA 15-09 2015-01333 1,250.00 ---PAGE BREAK--- Exhibit A-3 ---PAGE BREAK--- Exhibit A-4