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Staff Report CPA 13-04 1 STAFF REPORT CPA 13‐04 Community Planning Anthony Muai City of Kennewick Planner To: Planning Commission Date: August 19, 2013 PROPOSAL: Change 87.8 acres from Public Facility to Commercial and remove Vista Field from the list of Essential Public Facilities APPLICANT & OWNER: Port of Kennewick (350 Clover Island Dr., Suite 200 Kennewick, WA 99336) SITE INFORMATION Size: 87.8 acres Location: Vista Field Topography: flat Existing Comprehensive Plan Designation: Public Facility Existing Zoning: Public Facility Existing Land Use: Vista Field airfield and runway approaches EXHIBITS Exhibit A‐1: Aerial Map Exhibit A‐2: Land Use Map Exhibit A‐3: Zoning Map Exhibit A‐4: Application Exhibit A‐5: Adoption of Vista Field Planning, Environmental and Economic Analysis with Integrated Environmental Impact Statement Exhibit A‐6: WSDOT Comments Exhibit A‐7: KID Comments ---PAGE BREAK--- Staff Report CPA 13-04 2 APPLICATION PROCESS Application Submitted May 1, 2013 Application routed for comments June 13, 2013 A property posting sign notifying the public of a public hearing on this request was posted on the site on July 12, 2013 The Adoption of Vista Field Planning, Environmental and Economic Analysis with Integrated Environmental Impact Statement was adopted for this request on 6/13/2013 Notice of Hearing published August 4, 2013 Notice of Hearing mailed July 30, 2013 SURROUNDING COMPREHENSIVE PLAN, ZONING AND LAND USES Northwest Comprehensive Plan – Commercial, Open Space Zoning – Commercial, General (CG); Commercial, Regional (CR); Open Space (OS); Business Park (BP) Existing Land Uses – Office, health care, research, retail, Lawrence Scott Park, Convention Center and Toyota Center Southeast Comprehensive Plan – Industrial, Low Density Residential Zoning – Residential, Low Density (RL); Industrial, Light (IL); Business Park (BP) Existing Land Uses –Single‐family residential, warehousing, office, healthcare, retail, distribution, contractor services 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 87.8 acres from Public Facility to Commercial and to remove Vista Field from the list of Essential Public Facilities. The Port of Kennewick Board of Commissioners voted unanimously on April 17, 2013 to close Vista Field. The decision came after the issuance of a Final Environmental Impact Statement that accompanied a study examining alternatives for keeping the airport open and promoting aviation oriented development and redeveloping the site. The Board chose to move forward with Alternative 2: Redevelopment, which calls for an extensive redevelopment of the site with mixed‐use development containing retail, office, and residential uses. This request will enable to Port to proceed toward their desired redevelopment scheme. 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 (analysis is italicized): 1. The proposed amendment bears a substantial relationship to the public health, safety, welfare, and protection of the environment; The proposal bears substantial relationship to the public health, safety, welfare and protection of the environment. The proposal will allow the site to be developed with mixed‐use development as envisioned by the Port of Kennewick and the City. The Port has undertaken a study for closure and ---PAGE BREAK--- Staff Report CPA 13-04 3 redevelopment of Vista Field and has selected a mixed‐use alternative for redevelopment. Compact mixed‐use development, as is envisioned in the Vista Field area, promotes public health and protection of the environment by providing a number of uses within walking distance of residents. The proposal also promotes the public welfare by closing Vista Field, which has been subsidized by tax payer dollars, and opening it up for development that will generate tax revenue. 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; 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 proposal will set up the area for redevelopment. Currently the site has a limited number of buildings in comparison with its size. Most of the site is vacant, with the exception of the runway and hangers. Under the Port’s preferred alternative, redevelopment would bring significant density and commercial development to the area. 2. The effect on open space and natural features including, but not limited to topography, streams, rivers, and lakes; The site is flat and is not located near any natural features. 3. The compatibility with and impact on adjacent land uses and surrounding neighborhoods; The surrounding properties are primarily commercial or industrial in nature. The site is located across the street from the Three Rivers Convention Center and Toyota Center. The site is also adjacent to several office buildings and medical buildings. Intense mixed‐use development in this area is compatible with the existing zoning, land use designations adjacent to and abutting the site, and with the policies of the Economic Development element of Kennewick’s Comprehensive Plan. 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 and mitigation provided for during the project review phase. The proposed amendment will impact the park system in the area. Detailed impacts will be assessed and mitigation provided for during the project review phase. Existing utilities are adequate to serve residential development. 5. The quantity and location of land planned for the proposed land use type and density and the demand for such land ---PAGE BREAK--- Staff Report CPA 13-04 4 Kennewick has an abundance of Commercial land to accommodate needs for the next 20 years. The majority of this land is located in the Southridge area along Clearwater Ave. west of Columbia Center Blvd. While there exists adequate Commercial land to meet the City’s future needs, the Port’s plan to develop a dense, mixed‐use neighborhood in the Three Rivers Entertainment District is in line with Comprehensive Plan Economic Development Policy 7: “Establish a defined business and entertainment center in the Vista Field/Three Rivers Convention Center area” and Policy 8: “Market the Vista Field area as an innovative mixed‐use development center.” 6. The current and projected project density in the area Currently there are no provisions for residential densities in this area. The Port’s preferred alternative estimates that there may be a demand for up to 1,400 residential units representing a minimum of 2.5% of the 2035 projected population. This would place the density for the area at roughly 16 units per acre. 7. The effect, if any upon other aspects of the Comprehensive Plan The proposal will remove Vista Field from the list of Essential Public Facilities and any references as such. Vista Field will remain in the plan if discussed in a historical context. PUBLIC COMMENT Staff has received no public comment concerning the proposal to date. AGENCY COMMENTS Comments have been received from the Washington State Department of Transportation (WSDOT) and Kennewick Irrigation District (KID). WSDOT provided a letter of support for this request. WSDOT also identified SR 240 as their nearest facility, stating that future development may impact the SR 240 interchange at Columbia Center Blvd. and that if mitigation is required, it is anticipated that the full costs would be borne by the development. KID provided a letter in support of the proposal encouraging the highest and best use of the land in and around Vista Field. FINDINGS 1. The applicant and owner is Port of Kennewick (350 Clover Island Dr., Suite 200 Kennewick, WA 99336). 2. The request is to change 87.8 acres from Public Facility to Commercial and to remove Vista Field from the list of Essential Public Facilities. 3. A property posting sign notifying the public of a public hearing on this request was posted on the site on July 12, 2013. 4. The application was received on May 1, 2013 and was routed for review to various City Departments and other local, state and federal agencies for comment on June 13, 2013. 5. The site is currently served by City sewer and water in W. Grandridge Blvd. Water and sewer are also available in all other adjacent streets. 6. Access to the site is currently provided from W. Grandridge Blvd. ---PAGE BREAK--- Staff Report CPA 13-04 5 7. The proposed amendment is adjacent to Commercial, Low Density Residential, Medium Density Residential, Industrial and Open Space lands. 8. The Adoption of Vista Field Planning, Environmental and Economic Analysis with Integrated Environmental Impact Statement was adopted for this request on 6/13/2013. 9. Notice of the public hearing for this application was published in the Tri‐City Herald on August 4, 2013. Notices were also mailed to property owners within 300 feet of the site on July 30, 2013. 10. The proposal bears substantial relationship to the public health, safety, welfare and protection of the environment. The proposal will allow the site to be developed with mixed‐use development as envisioned by the Port of Kennewick and the City. The Port has undertaken a study for closure and redevelopment of Vista Field and has selected a mixed‐use alternative for redevelopment. Compact mixed‐use development, as is envisioned in the Vista Field area, promotes public health and protection of the environment by providing a number of uses within walking distance of residents. The proposal also promotes the public welfare by closing Vista Field, which has been subsidized by tax payer dollars, and opening it up for development that will generate tax revenue. 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 request will change 87.8 acres from Public Facility to Commercial and remove Vista Field from the list of Essential Public Facilities. 3. The proposed amendment is compatible with surrounding land uses. 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 increase population densities, however to what degree is unknown at this time and is dependent on the amount of mixed‐use development that occurs and how many units are provided and the demand for these type of residential units. 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. Recommendation Staff has reviewed the application and recommends that the Planning Commission concur with the findings and conclusions contained in staff report CPA 13‐04 and recommend approval to City Council. ---PAGE BREAK--- Staff Report CPA 13-04 6 Motion I move that the Planning Commission concur with the findings and conclusions in staff report CPA 13‐04 and recommend to City Council approval of the request. ---PAGE BREAK--- CPA 13‐04 Aerial Map Exhibit A-1 ---PAGE BREAK--- CPA 13‐04 Existing Comprehensive Plan Land Use Map Low Density Residential Commercial Medium Density Residential Industrial High Density Residential Public Facility Exhibit A-2 ---PAGE BREAK--- CPA 13‐04 Zoning Map Residential, Low Commercial, General Public Facility Residential, Medium Commercial, Regional Justice Facility Residential, High Business Park Open Space Commercial, Community Industrial, Light Exhibit A-3 ---PAGE BREAK--- Exhibit A-4 ---PAGE BREAK--- Exhibit A-4 ---PAGE BREAK--- Exhibit A-4 ---PAGE BREAK--- Exhibit A-4 ---PAGE BREAK--- Exhibit A-4 ---PAGE BREAK--- Exhibit A-4 ---PAGE BREAK--- Exhibit A-5 ---PAGE BREAK--- Exhibit A-6 ---PAGE BREAK--- Exhibit A-7