Full Text
EXHIBIT 1 Page 1 of 6 Staff Report Date: February 29, 2016 Public Hearing Meeting Date and Location: March 7, 2016, Kennewick City Hall Report Prepared By: Wes Romine Development Services Manager Report Reviewed By: Gregory McCormick, AICP Planning Director Summary Recommendation: The City of Kennewick Planning Staff RECOMMENDS that Change of Zone 15-15 be APPROVED. Summary of Proposal: A Change of Zone from Residential Low Density (RL) to Commercial General (CG) for two parcels of land that total approximately 0.7 acres in size. Proposal Location: 2622 and 2624 W. 10th Avenue, east of US 395. Legal Description: 102893000013000 2622 W 10TH AVE, KENNEWICK, WA 99336 THE PORTION OF SECTION 2, TOWNSHIP 8, RANGE 29 DEFINED AS FOLLOWS: THE EAST 95.00 FEET OF THE WEST 819.00 FEET OF THE PORTION OF THESOUTHWEST OF THE SOUTHWEST LYING SOUTH OF THE KENNEWICK IRRIGATIONDISTRICT CANAL RIGHT OF WAY, EXECEPT THE SOUTH 30.00 FEET THEREOFFOR ROADS. LESS PORTION TO CITY OF KENNEWICK FOR ROAD RIGHT OF WAY SWD 3-31-94 102893000012000 2624 W 10TH AVE, KENNEWICK, WA 99336 THE PORTION OF SECTION 2, TOWNSHIP 8, RANGE 29 DEFINED AS FOLLOWS: THE EAST 95.00 FEET OF THE WEST 724.00 FEET OF THE PORTION OF THESOUTHWEST OF THE SOUTHWEST LYING SOUTH OF KENNEWICK IRRIGATIONDISTRICT CANAL, EXCEPT THE SOUTH 30.00 FEET THEREOF.LESS THAT PORTION TO CITY OF KENNEWICK FOR ROAD R/W SWD 1-20-94 ECONOMIC DEVELOPMENT AND COMMUNITY PLANNING DEPARTMENT STAFF REPORT AND RECOMMENDATION TO THE PLANNING COMMISSION FILE NO: COZ 15-15/PLN-2015-03936 ---PAGE BREAK--- EXHIBIT 1 Page 2 of 6 Property Owner: Roger & Susan Schatz 2108 S. Keller Street Kennewick, WA 99337 Applicant: Roger & Susan Schatz 2108 S. Keller Street Kennewick, WA 99337 Engineer: J.U.B. Engineers, Inc. 2810 W. Clearwater Avenue Kennewick, WA 99336 Approval Criteria: 1. Comprehensive Plan – Land Use 2. KMC Title 4 – Administrative Procedures 3. KMC Title 18 – Zoning 4. Washington State Environmental Policy Act COZ Key Application Processing Dates: Pre-Application/Feasibility Meeting N/A Application Submittal December 9, 2015 Determination of Completeness Issued December 9, 2015 Notice of Application Mailed December 28, 2015 SEPA Threshold Determination Issued August 10, 2015 Date of Mailed Notice of Public Hearing February 18, 2016 Property Posting Sign February 5, 2016 Date of Published Notice of Public Hearing February 21, 2016 SEPA Appeal Period Ends August 24, 2015 Planning Commission Public Hearing March 7, 2016 City Council Decision Date April 5, 2016 (tentatively) Exhibits: 1 Staff Report 2 Application/Supplemental Information 3 Notice of Application/Mailing List 4 Vicinity Map 5 Change of Zone Map 6 Comprehensive Plan Land Use Map 7 SEPA Determination Staff Analysis of Proposal & Discussion: The proposed Change of Zone (COZ 15-15) is a request to change the zone of two parcels of land that total approximately 0.7 acres in size, from Residential Low Density (RL) to Commercial General (CG). The subject parcels are located at 2611 & 2624 W. 10th Avenue, east of US 395. The applicant has requested the change of zone to expand their adjacent “Traveland” business. A Comprehensive Plan Land Use designation change from ---PAGE BREAK--- EXHIBIT 1 Page 3 of 6 Residential Low to Commercial was recently recommended by the Planning Commission and approved by City Council in October of 2015. (Ord. 5617) The Comprehensive Plan Land Use Designation for the subject property is Commercial. Commercial General (CG) zoning is a designation that can be implemented in the Comprehensive Plan Commercial Land Use designation. The proposed change of zone would be consistent with the City’s Comprehensive Plan. Per KMC 18.03.040 (12), the purpose of the CG zoning district is as follows: CG – “The purpose of the CG district is to establish areas for heavy commercial use, wholesaling and warehousing, services supporting the primary activities of the other commercial and industrial districts, and uses which are not compatible with retail commercial zoning districts”. Staff Comment: The change to CG zoning will match the CG zoning of the adjacent Traveland business property to the west. By approving this change of zone all the findings can be made that are required to approve a change of zone that are listed in KMC 18.51.070 The proposed amendment conforms with the comprehensive plan; and Staff Comment: With the recent Comprehensive Plan amendment the current RL zoning is not consistent with the Comprehensive Plan. A change to CG will bring the property into conformance with the Comprehensive Plan. Promotes the public necessity, convenience and general welfare; and Staff Comment: The change of zone to CG will be consistent with the adjacent “Traveland” business to the west. The proposed amendment does not impose a burden upon public facilities beyond their capacity to serve or reduce such services to lands, which are deemed unacceptable by the City; and Staff Comment: There are existing public facilities in the area that can serve a residential development. The proposed amendment is consistent with all applicable provisions of the Kennewick Municipal Code, including those adopted by reference from the Comprehensive Plan; and Staff Comment: The proposed amendment is consistent with provisions of the Kennewick Municipal Code. Single-Family Residential zoned properties only; Property is adjacent and contiguous (which shall include corner touches and property located across a public right-of-way) to property of the same zoning classification or higher zoning classification. Staff Comment: The requested zone change is not Residential so this finding does not apply. ---PAGE BREAK--- EXHIBIT 1 Page 4 of 6 The above required findings to approve a change of zone have been listed below under the staff recommended findings. Surrounding Zoning: North: Property to the north is zoned Residential Low Density (RL). East: Directly to the east the property is zoned Residential Low Density (RL). South: Directly to the south across W. 10th Avenue property zoned Residential Low Density (RL). West: Directly to the west is property zoned Commercial General (CG). Applicable Goals and Policies of the Comprehensive Plan: Commercial Goal 2: Sustain and enhance viable commercial areas. Staff Comment: The proposed change of zone will allow the “Traveland” RV & boat business to grow at the northeast corner of W. 10th Avenue and US 395. Commercial Policy 2: Provide commercial areas sized and scaled appropriately for the neighborhood and community. Staff Comment: Although the proposed change of zone area is adjacent to a residential neighborhood, it is near a busy intersection at US 395 & W. 10th Avenue and will enhance the existing business at that location. Land Use Implementation by Zoning: Per the land use zoning implementation table on page 5 of the City’s Comprehensive Plan, Commercial General (CG) zoning can be implemented in the Commercial Land Use category. Findings: 1. The applicant and property owner is Roger and Susan Schatz (2108 S. Keller Street, Kennewick, WA 99337). 2. The proposed change of zone is for parcel numbers 1-0289-300-0012-000 (2624 W. 10th Avenue) and 1-0289-3000-0013-000 (2622 W. 10th Avenue). 3. The request is to change the zoning from Residential Low Density (RL) to Commercial General (CG). 4. The City’s Comprehensive Plan Land Use Designation for the subject property is Commercial. 5. The Commercial General (CG) zoning district is an implementing zone of the Commercial Comprehensive Plan Land Use Map designation. ---PAGE BREAK--- EXHIBIT 1 Page 5 of 6 6. The Property Posting sign was posted on site February 5, 2016. 7. The application was submitted on December 9, 2015 and declared complete for processing on December 9, 2015. 8. The application was routed for review to City Departments and outside agencies for comment on November 17, 2015. 9. Access to the site is currently provided from W. 10th Avenue. 10. An Environmental Determination of Non-Significance was issued on August 10, 2015 for this application and process for the CPA 15-05 Comprehensive Plan Amendment application. The appeal period for the determination ended on August 24, 2015. No appeals were filed. 11. Notice of the public hearing for this application was published in the Tri-City Herald on February 21, 2016. Notices were also mailed to property owners within 300 feet of the site on February 18, 2016. 12. No comments were received from adjacent property owners regarding the requested Change of Zone. 13. The proposed amendment conforms with the comprehensive plan; and 14. Promotes the public necessity, convenience and general welfare; and 15. The proposed amendment does not impose a burden upon public facilities beyond their capacity to serve or reduce such services to lands, which are deemed unacceptable by the City; and 16. The proposed amendment is consistent with all applicable provisions of the Kennewick Municipal Code, including those adopted by reference from the Comprehensive Plan; and Conclusions: 1. Approval will change the zoning for the subject parcel from Residential Low Density (RL) to Commercial General (CG). 2. Approval will implement Commercial Goals 2, and Commercial Policy 2 of the City of Kennewick Comprehensive Plan. 3. Approval will result in the public necessity, convenience or general welfare. 4. Approval will not result in any adverse environmental impacts. Recommendation: Staff has reviewed the application and recommends that the Planning Commission concur with the findings and conclusions contained in staff report COZ 15-15 and recommend approval to City Council. ---PAGE BREAK--- EXHIBIT 1 Page 6 of 6 Motion: I move that the Planning Commission concur with the findings and conclusions in staff report COZ 15-15 and recommend to City Council approval of the request. Report Prepared By and Contact Person: Wes Romine Development Services Manager [EMAIL REDACTED] [PHONE REDACTED]