Full Text
Staff Report COZ 12-16 1 STAFF REPORT COZ 12‐16 Community Planning Anthony Muai City of Kennewick Planner To: Planning Commission Date: February 4, 2012 PROPOSAL: Change of Zone from Public Facility (PF) to Commercial, Community (CC) for 7.03 acres APPLICANT AND OWNER: Kennewick General Hospital (Chuck Barnes, 900 S. Auburn St., Kennewick, WA 99336) Site Information Size: 7.03 acres Location: 241 & 323 W. 8th Ave. and 302 & 320 W. 10th Ave. Topography: The SEPA checklist states that the site is flat Existing Comprehensive Plan Designation: Commercial Existing Land Use: Medical Offices Exhibits Exhibit A‐1: Aerial Map Exhibit A‐2: Zoning Map Exhibit A‐3: Comprehensive Plan Map Exhibit A‐4: Application Exhibit A‐5: Environmental Determination 12‐ 84 Not to scale Exhibit A ---PAGE BREAK--- Staff Report COZ 12-16 2 Application Process Application Submitted December 14, 2012 Application routed for comments December 19, 2012 Kennewick Zoning Matters notification sign #9025 was posted on site December 14, 2012 Determination of Non‐Significance (ED 12‐84) issued on January 7, 2012 Notice of Hearing mailed January 18, 2013 Notice of Hearing published January 20, 2013 Surrounding Comprehensive Plan, Zoning and Land Uses North Comprehensive Plan – Public Facility and Open Space Zoning – Public Facility and Open Space Existing Land Uses – YMCA, daycare, Civic Center ball fields, skate park, pool, fire and police station South Comprehensive Plan – Low Density Residential Zoning – Residential, Low (RL) Existing Land Uses – Single‐family residences East Comprehensive Plan – Public Facility Zoning – Public Facility Existing Land Uses – Medical office, Kennewick General Hospital West Comprehensive Plan – Public Facility Zoning – Public Facility Existing Land Uses – Office, retail, storage Regulatory Controls City of Kennewick Comprehensive Plan Kennewick Municipal Code Title 4 Kennewick Municipal Code Title 18 Description of Request Change of Zone 12‐16 is a request to change 7.03 acres from Public Facility (PF) to Commercial, Community (CC). This request is a follow up to Comprehensive Plan Amendment 12‐04 (CPA 12‐04) which was approved by City Council on October 2, 2012 by Ordinance 5443. Background Kennewick General Hospital currently owns this site and has stated in their application the desire to surplus the site and sell the property to avoid the maintenance and costs that are paid for with public funds. The requested change will make the property easier to sell as more uses and entities would be permitted as opposed to the current Public Facility (PF) zoning district. KMC 18.51.070(2): Findings: Findings Required. In order to amend the zoning map, the City Council must find that the proposed amendment 1conforms with the comprehensive plan and 2promotes the public necessity, convenience and general welfare. Exhibit A ---PAGE BREAK--- Staff Report COZ 12-16 3 1. This proposed change conforms to the Comprehensive Plan Land Use Map. 2. The proposed amendment will not be detrimental to the public health or safety or to the environment as the uses currently in place are permitted uses in the Commercial, Community (CC) zone. Analysis The current site is mostly developed with medical office buildings and a maintenance and storage building with associated parking lots. The change to Commercial, Community (CC) would still permit these uses to legally exist as they are permitted uses in the CC zone. The surrounding area is comprised primarily of non‐residential uses with the exception of lands to the south which are zoned Residential, Low (RL) and are developed with single‐family residences. There will be no impacts from the change in the zoning unless the current facilities are demolished and new uses are developed. Due to the nature of construction the existing buildings, it is likely that they will continue to be used as medical or other offices. Additional development, if any, consistent with the proposed rezone, will be addressed at the development phase and will be in accord with City standards regarding concurrency, the Kennewick Municipal Code and the State Environmental Policy Act (SEPA). Applicable Goals and Policies of the Comprehensive Plan While there are no specific goals or policies that are applicable to this request, this request will implement the existing Comprehensive Plan land use map designations and will bring the property into conformance with the Comprehensive Plan. Findings 1. The applicant and owner is Kennewick General Hospital (Chuck Barnes, 900 S. Auburn St., Kennewick, WA 99336). 2. The request is to change the Zoning from Change of Zone from Public Facility (PF) to Commercial, Community (CC) for 7.03 acres. 3. Kennewick Zoning Matters notification sign #092 was posted on site December 14, 2012. 4. The application was submitted on December 14, 2012 and was routed for review to various City Departments and other local, state and federal agencies for comment on December 19, 2012. 5. The site is currently served by City sewer and water in W. 10th Ave, W. 8th Ave. and S. Dayton St. 6. Access to the site is currently provided from W. 10th Ave, W. 8th Ave. and S. Dayton St. 7. The proposed amendment is adjacent to Residential, Low (RL); Open Space (OS) and Public Facility (PF) zoned lands. 8. A Determination of Non‐Significance (ED 12‐84) was issued on January 7, 2013 for this application. The appeal period for the determination ended on January 28, 2013. Exhibit A ---PAGE BREAK--- Staff Report COZ 12-16 4 9. Notice of the public hearing for this application was published in the Tri‐City Herald on January 20, 2013. Notices were also mailed to property owners within 300 feet of the site on January 18, 2013. 10. The proposed amendment will not be detrimental to the public health or safety or to the environment as the uses currently in place are permitted uses in the Commercial, Community (CC) zone. Conclusions 1. Approval will change the zoning for the subject parcel from Public Facility (PF) to Commercial, Community (CC). 2. Approval will implement the Commercial land use designation of the Comprehensive Plan. 3. Approval will not be detrimental to the public necessity, convenience or general welfare. 4. Approval will not result in an increase in adverse environmental impacts. Recommendation Staff has reviewed the application and, finding that it meets the criteria for approving a rezone as contained in KMC 18.51.070, recommends that the Planning Commission concur with the findings and conclusions contained in staff report COZ 12‐16 and recommend approval to City Council. Motion I move that the Planning Commission concur with the findings and conclusions in staff report COZ 12‐16 and recommend to City Council approval of the request. Exhibit A ---PAGE BREAK--- 0 100 200 300 400 500 Survey Feet COZ 12‐16 Zoning Map Residential, Low Residential, Medium Residential Manufactured Home Residential, Suburban Commercial, Community Commercial, Office Public Facility Open Space Exhibit A-1 ---PAGE BREAK--- 0 100 200 300 400 500 Survey Feet COZ 12‐16 Comprehensive Plan Land Use Map Low Density Residential Industrial Medium Density Residential Public Facility High Density Residential Open Space Commercial Exhibit A-2 ---PAGE BREAK--- COZ 12‐16 Aerial Map 0 100 200 300 400 500 Survey Feet Exhibit A-3 ---PAGE BREAK--- Exhibit A-4 ---PAGE BREAK--- Exhibit A-4 ---PAGE BREAK--- Exhibit A-4 ---PAGE BREAK--- Exhibit A-5 ---PAGE BREAK--- Exhibit A-5 ---PAGE BREAK--- Exhibit A-5 ---PAGE BREAK--- Exhibit A-5 ---PAGE BREAK--- Exhibit A-5 ---PAGE BREAK--- Exhibit A-5 ---PAGE BREAK--- Exhibit A-5 ---PAGE BREAK--- Exhibit A-5 ---PAGE BREAK--- Exhibit A-5 ---PAGE BREAK--- Exhibit A-5 ---PAGE BREAK--- Exhibit A-5 ---PAGE BREAK--- Exhibit A-5 ---PAGE BREAK--- Exhibit A-5 ---PAGE BREAK--- Exhibit A-5 ---PAGE BREAK--- Exhibit A-5 ---PAGE BREAK--- Exhibit A-5 ---PAGE BREAK--- Exhibit A-5 ---PAGE BREAK--- Exhibit A-5 ---PAGE BREAK--- Exhibit A-5 ---PAGE BREAK--- Exhibit A-5 ---PAGE BREAK--- Exhibit A-5 ---PAGE BREAK--- Exhibit A-5