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EXHIBIT 1 Staff Report Date: November 3, 2014 Public Hearing Date and Location: November 10, 2014, 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 RECOMMENDS that Variance 14-01 be APPROVED. Summary of Proposal: A variance request to increase the allowable height in Residential Medium (RM) zoning districts from 30-ft. to 40-ft. high to allow a two story elementary school to be built. Proposal Location: 6311 W. 38th Avenue; south of Ridgeline Drive and west of Southridge Boulevard. Legal Description: Parcel Number: 1-1789-400-0001-005 That portion of the South Half of Section 17, Township 8 North Range 29 East, W.M. Benton County, Washington as described in Record Survey, recording number 17082910x01, and Auditor’s Fee number 2011-001284; Volume 01 of Surveys Page 4170. Property Owner: Kennewick School District 1000 W. 4th Avenue Kennewick, WA 99336 Applicant: Doug Carl Kennewick School District 622 N. Kellogg Street Kennewick, WA 99336 Architect: Doug Mitchell/Heidi Pierce MMEC Architecture & Interiors 8905 W. Gage Boulevard Kennewick, Washington 99336 ECONOMIC DEVELOPMENT AND COMMUNITY PLANNING DEPARTMENT STAFF REPORT AND RECOMMENDATION TO THE HEARING EXAMINER FILE NO: VAR 14-01/PLN-2014-03408 Page 1 of 4 ---PAGE BREAK--- EXHIBIT 1 Approval Criteria: 1. Comprehensive Plan – Land Use 2. KMC Title 18 – Zoning Preliminary Plat Key Application Processing Dates: Pre-Application/Feasibility Meeting August 6, 2014 Application Submittal September 11, 2014 Determination of Completeness Issued September 11, 2014 Notice of Application Mailed September 18, 2014 Property Posting Sign October 23, 2014 City Department Review Meeting NA SEPA Threshold Determination Issued NA Date of Published Notice of Public Hearing October 26, 2014 Date of Mailed Notice of Public Hearing October 23, 2014 SEPA Appeal Period Ends NA Public Hearing Date November 10, 2014 Exhibits: 1 Staff Report 2 Application 3 Notice of Application/Mailing List 4 Vicinity Map 5 Applicants Request for Variance 6 Site Plan 7 Building Elevations Request: The Kennewick School District has requested a variance to the 30-foot maximum building height in Residential Medium Density (RM) zoning districts. The applicant would like to increase the allowable height to allow a 2-story building with some portions of the building as high as 40-feet. Although it is technically feasible to build a 2-story building within the 30- foot height limit, the increased height will allow a building design with clerestory windows and more natural light, and a more articulated entry. Staff Analysis of Proposal: The new elementary school is proposed on a 16.4 acre site south of Ridgeline Drive at 6411 W. 38th Avenue. Although the site does not have any steep slope critical areas, there are large areas of slopes that are approximately 3 – 6 percent. The east side of the property has a 75-foot wide gas easement, and 40-feet if irrigation easement. KMC 18.54.050 states that the Hearing Examiner shall approve a variance only when the following conditions are found: Page 2 of 4 ---PAGE BREAK--- EXHIBIT 1 The variance will not constitute a grant of special privilege inconsistent with the limitation upon uses or other properties in the vicinity and zone in which the property, on behalf of which the application was filed, is located; and That such variance is necessary because of special circumstances relating to size, shape, topography, location, or surroundings of the subject property, to provide it with use rights and privileges permitted to other properties in the vicinity and in the zone in which the subject property is located; and That granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the subject property is situated. It is staff’s opinion that approving the variance will not “grant a special privilege inconsistent with the limitation upon uses of other properties in the vicinity”. Most properties in the RM zoning district are occupied by residential structures with different functional requirements than an elementary school. Many schools are located near residential zoned property and it is not uncommon to find a 2-story school building over 30-feet tall. Since the variance is for a building type with different requirements, staff’s opinion is that is does not grant a special privilege over the surrounding residential structures. The subject site has significant slopes, a 75-foot Williams Gas Pipeline easement on the east side, and a 30-foot USBR Irrigation easement and an additional 10-foot KID irrigation easement also on the east side of the property. By allowing a 2-story building to be built the building footprint will be minimized which will also minimize grading and retaining walls. Exceeding the 30-foot height limit is necessary to allow clerestory windows for natural daylight and the main building entry to be more clearly articulated. Staff’s opinion is that granting the variance will not be materially detrimental to the public welfare or injurious to properties in the vicinity. A large portion of the proposed building is only a little over 30-feet tall. The 40-foot height areas are at the main entry and upper portions of the clerestory roof windows. The proposed building is located at the center of the site and bounded by Industrial Light zoned property to the south. Because of the limited areas of height increase and the large setbacks from other residential properties the variance will not be “injurious to properties in the vicinity”. The variance application was referred to City of Kennewick departments and outside agencies for comments on September 18, 2014. It was also sent to all adjoining property owners within 100-feet of the property on October 23, 2014 and a notice of public hearing was published in the Tri-City Herald. The property was posted on October 23, 2014 with a notice of public hearing. No comments were received opposing the variance request. Comprehensive Plan: Staff is of the opinion that this request is consistent with and generally conforms to the City’s Comprehensive Plan, and it will implement, goals and policies of the Comprehensive Plan. Particularly the following: RESIDENTIAL GOAL 2: “Provide appropriate pubic facilities supporting residential areas.” Page 3 of 4 ---PAGE BREAK--- EXHIBIT 1 Staff Comment: The proposed elementary school provides a school and open space to serve adjacent residential areas. RESIDENTIAL POLICY 5: “Provide provisions for parks, schools, drainage, transit, water, sanitation, infrastructure, and aesthetic considerations in new residential developments.” Staff Comment: Allowing the variance supports the above policy by providing an elementary school with aesthetic considerations for the nearby residential developments. The City of Kennewick hereby RECOMMENDS that Variance 14-01 be APPROVED. Report Prepared By and Contact Person: Wes Romine Development Services Manager [EMAIL REDACTED] [PHONE REDACTED] Page 4 of 4