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Staff Report CPA 13-05 1 STAFF REPORT CPA 13-05 Community Planning Anthony Muai City of Kennewick Planner To: Planning Commission Date: August 19, 2013 PROPOSAL: Change 36.7 acres from Medium Density Residential and Open Space to Low Density Residential APPLICANT & OWNER: Ryan Pratt - Hansen Park, LLC (8703 W. 3rd Ave., Kennewick, WA 99336) CONTACT: J-U-B Engineers, Inc. (Justin Baerlocher, 2810 W. Clearwater Ave., Suite 201, Kennewick, WA 99336) SITE INFORMATION • Size: 36.7 acres • Location: generally east of S. Clodfelter Rd. between W. 10th Ave. and the KID Canal and west of S. Montana St. • Topography: rolling with some slopes exceeding 15% • Existing Comprehensive Plan Designation: Open Space and Medium Density Residential • Existing Zoning: Residential, Low (RL) and Public Facility • Existing Land Use: Orchard EXHIBITS • Exhibit A-1: Aerial Map • Exhibit A-2: Land Use Map • Exhibit A-3: Zoning Map • Exhibit A-4: Application • Exhibit A-5: Environmental Determination Not to scale ---PAGE BREAK--- Staff Report CPA 13-05 2 APPLICATION PROCESS • Application Submitted May 1, 2013 • Application routed for comments June 17, 2013 • A property posting sign notifying the public of a public hearing on this request was posted on the site on July 12, 2013 • Determination of Non-Significance (ED 13-21) issued on July 8, 2013 • Appeal Period for ED 13-21 ended July 29, 2013 • Notice of Hearing published August 4, 2013 • Notice of Hearing mailed August 1st and 2nd, 2013 SURROUNDING COMPREHENSIVE PLAN, ZONING AND LAND USES North Comprehensive Plan – Low Density Residential Zoning – Residential, Low (RL) and Industrial, Light (IL) Existing Land Uses – Single-family residential, vacant land, contractor yard South Comprehensive Plan – Low Density Residential Zoning – UGA-Residential (County) Existing Land Uses –Orchard East Comprehensive Plan – Public Facility Zoning – Residential, Low (RL) Existing Land Uses – Orchard and associated buildings West Comprehensive Plan – Medium Density Residential, Industrial, Commercial Zoning – UGA-Residential (County), Light Industrial (County) Existing Land Uses – Contractor yards, rock crushing, vacant lands REGULATORY CONTROLS • City of Kennewick Comprehensive Plan • Kennewick Municipal Code Title 4 • Kennewick Municipal Code Title 18 DESCRIPTION OF REQUEST The applicant has requested a change to the Comprehensive Plan Land Use Map for 36.7 acres from Medium Density Residential and Open Space to Low Density Residential consistent with the Hansen Park Subarea Plan that was adopted in 2002. The plan calls for this area to be designated Low Density Residential. The existing zoning is Residential, Low (RL) with a small section zoned Public Facility (PF) that was set aside for a future fire station, however a more strategic location is being considered to replace this one. 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 will bring the land use into conformance with the Hansen Park Subarea Plan and will allow the property reserved for a fire station to be rezoned and a new site placed in a more strategic location to better serve southwest Kennewick. ---PAGE BREAK--- Staff Report CPA 13-05 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; This request corrects a mapping error. The Hansen Park Subarea Plan originally designated this land Low Density Residential and it is currently zoned Residential, Low (RL) and Public Facility (PF). The area was inadvertently included in the Southridge Subarea Plan and was changed to Medium Density Residential and Open Space. 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; Existing orchard will be removed and new streets, homes and landscaping will be constructed. This will increase storm water runoff. All runoff will be required to be maintained on site through the use of detention/retention ponds and/or drywells. 2. The effect on open space and natural features including, but not limited to topography, streams, rivers, and lakes; There are no natural water bodies in the area. There is an irrigation canal located along the south boundary of the site and the Amon Wasteway/Spillway is also located along the western portion of the site. The site slopes gradually from the north-north-west and from the north-north-east towards the center of the site. Grading will likely take place for the construction of roads and building sites. 3. The compatibility with and impact on adjacent land uses and surrounding neighborhoods; The proposal is consistent with the designations and developments to the north of the site which contains the first phases of Hansen Park, which is nearly built out. The area to the south is vacant, but designated for single-family development. The property to the west is designated Medium Density Residential which will allow small lot single-family development or moderate density multi- family development. To the east is designated Public Facility and has an orchard. To the east of the orchard are established large lot single-family homes. This area is located in the County. Single- family development will be consistent with the existing development and land use designations. 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. It is likely that widening of W. 10th Ave. will need to take place and that contributions to the construction of the interchange at 5-corners will be required. • 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 located in W. 10th Ave. are adequate to serve residential development here. ---PAGE BREAK--- Staff Report CPA 13-05 4 • The site adjacent to the east is designated Public Facility, is owned by Kennewick School District. The Hansen Park Subarea Plan anticipated that a new elementary school would be built here. KSD is currently analyzing their facility needs and may relocate this proposed school to a nearby site. 5. The quantity and location of land planned for the proposed land use type and density and the demand for such land The City has an abundance of Residential Low Density land to serve population increases for the next 20 years. While there is an abundance of Low Density land, much of it is located in the Southridge Subarea and does not currently have utilities available to them. This land is currently zoned Residential, Low (RL) with the exception of about an acre that is zoned Public Facility and was at one time the site of a future fire station. 6. The current and projected project density in the area Under the current zoning the site has a potential of 4.6 units per acre (this calculation removes 20% of the total area for the construction of streets). Currently there are no dwellings on site. 7. The effect, if any upon other aspects of the Comprehensive Plan COMPLIANCE WITH TITLE 18 (ZONING) The proposal will bring the majority of the site into conformance with the existing zoning which is Residential, Low (RL). There is a portion of the site that is zoned Public Facility (PF). The applicant is planning to rezone that portion to RL, consistent with the proposed land use designation and the zoning on the rest of the site. PUBLIC COMMENT Staff has received no public comment concerning the proposal to date. AGENCY COMMENTS Staff has received no agency comment concerning the proposal to date. FINDINGS 1. The applicant and owner is Hansen Park, LLC (Ryan Pratt, 8703 W. 3rd Ave., Kennewick, WA 99336). 2. The request is to change 36.7 acres from Medium Density Residential and Open Space to Low Density Residential. 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 17, 2013. 5. The site is currently served by City sewer and water in W. 10th Ave. 6. Access to the site is currently provided from W. 10th Ave. 7. The proposed amendment is adjacent to land designated Public Facility, Low Density Residential, Medium Density Residential, Commercial, Open Space and Industrial. ---PAGE BREAK--- Staff Report CPA 13-05 5 8. A Determination of Non-Significance (ED 13-21) was issued on July 8, 2013. The appeal period for the determination ended on July 29, 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 August 1st and 2nd, 2013. 10. The proposed amendment furthers the public health, safety, welfare, and protection of the environment by bringing the land use into conformance with the Hansen Park Subarea Plan and allowing the property reserved for a fire station to be rezoned and a new site placed in a more strategic location to better serve southwest Kennewick. 11. The proposed amendment is consistent with the requirements of Chapter 36.70A RCW (Growth Management Act). 12. The proposed amendment corrects 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 proposed amendment will change the land use designation for the subject parcels from Open Space and Medium Density Residential to Low Density Residential for 36.7 acres. 3. The proposed amendment is adjacent to Low Density Residential, Medium Density Residential, Industrial, Commercial, Open Space and Public Facility designated land. 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 in the area. 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 13-05 and recommend approval to City Council. Motion I move that the Planning Commission concur with the findings and conclusions in staff report CPA 13-05 and recommend to City Council approval of the request. ---PAGE BREAK--- CPA 13‐0ϱ Aerial Map City fo Richland Urban Growth Area (County) Exhibit A-1 ---PAGE BREAK--- CPA 13‐05 Existing Comprehensive Plan Land Use Map Low Density Residential Medium Density Residential High Density Residential Industrial Commercial Public Facility County City of Richland Exhibit A-2 ---PAGE BREAK--- CPA 13‐05 Zoning Map Residential, Manufactured Home Commercial, Neighborhood Industrial, Light Residential, Low Commercial, Community Public Facility Residential, Medium Commercial, Office Residential, High Business Park 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-5 ---PAGE BREAK--- Exhibit A-5 ---PAGE BREAK--- Exhibit A-5