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Community Planning Department 210 West 6th Avenue I PO Box 6108 I Kennewick, WA 99336 Phone: (509) 585-4280 I Email: [EMAIL REDACTED] Staff Report CPA 15-04 1 Comprehensive Plan Amendment 15-04 REQUEST: Change 0.92 acres from Industrial to Commercial APPLICANT: HDJ Design Group, LLC OWNER: Tom & Vicki Solbrack Not to scale SITE INFORMATION • Size: 0.92 acres • Location: 400 S. Clodfelter Rd. • Topography: Flat • Existing Comprehensive Plan Designation: Commercial • Existing Zoning: Industrial, Light (IL) • Existing Land Use: Vacant land EXHIBITS • Exhibit A-1: Aerial Map • Exhibit A-2: Land Use Map • Exhibit A-3: Application • Exhibit A-4: Environmental Determination ---PAGE BREAK--- Staff Report CPA 15-04 2 APPLICATION PROCESS • Application Submitted April 28, 2015 • Application routed for comments June 18, 2015 • Determination of Non-Significance was issued on August 10, 2015 • Appeal Period for the DNS ended August 28, 2015 • A property posting sign notifying the public of a public hearing on this request was posted on the site on August 14, 2015 • Notice of Hearing published September 20, 2015. A corrected Notice of Hearing was published September 23, 2015. • Notice of Hearing mailed September 17, 2015. A corrected Notice of Hearing was mailed September 21, 2015. SURROUNDING COMPREHENSIVE PLAN, ZONING AND LAND USES North Comprehensive Plan – Industrial Zoning – Industrial, Light (IL) Existing Land Uses – Vacant land South Comprehensive Plan – Industrial Zoning – Industrial, Light (IL) Existing Land Uses – Office (Benton Clean Air Authority) East Comprehensive Plan – Low Density Residential Zoning – Residential, Low (RL) Existing Land Uses – Single-family housing West Comprehensive Plan – Commercial Zoning – Commercial, Community Existing Land Uses – Vacant land 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 0.92 acres of Industrial to Commercial. 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 the request meets one or more of the following: 1. The proposed amendment bears a substantial relationship to the public health, safety, welfare, and protection of the environment; The proposed amendment bears a relationship to the public health, safety, welfare and protection of the environment by eliminating the possibility of industrial uses in a close proximity to a primarily single-family residential neighborhood and the Amon Wasteway. Industrial uses allow for heavy truck traffic, uses that create loud noises and uses that could produce obnoxious odors. These types of uses are not compatible with residential development which has been occurring to the east and west of the site. In addition, a Comprehensive Plan amendment is being processed to change the Industrial land to the north and south to Commercial. ---PAGE BREAK--- Staff Report CPA 15-04 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; or This request does not correct a mapping error. 4. The proposed amendment addresses an identified deficiency in the Comprehensive Plan. The proposed amendment does not address an identified deficiency in the Comprehensive Plan. 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 proposed change will eliminate the chance of an Industrial use from locating on the site. Certain Industrial uses can, at times, create negative effects on the environment. 2. The effect on open space and natural features including, but not limited to topography, streams, rivers, and lakes; There will be no effect on open space or natural features as the surrounding area is primarily developed and the site does not contain and is not adjacent to any open space or natural feature. 3. The compatibility with and impact on adjacent land uses and surrounding neighborhoods; The proposal is compatible with land use to the west which is already designated Commercial. In addition, the land to the north and south is part of a separate application to change the land use designation for those sites from Industrial to Commercial as well. 4. The adequacy of, and impact on community facilities, including utilities, roads, public transportation, parks, recreation, and schools; There are City water and sewer facilities in Clodfelter Rd. that can serve the site. Access to the site is also gained from Clodfelter Rd. Future development of the site may impact traffic in the area. At the time of development, additional SEPA review will be required to evaluate the associated impacts. Traffic Impact Fees will be collected at the time of construction if applicable. Washington State Department of Transportation is concerned with the cumulative effects of development in this area on Interstate 82 Exit 109 (Clearwater Ave./Badger Rd.). The City will be required to help mitigate impacts should the system fall below the accepted level of service. 5. The quantity and location of land planned for the proposed land use type and density and the demand for such land There is adequate Commercial land in the City to serve 20 years population growth. This particular area will provide commercial services for the existing residential population in Hansen Park and Bridgewater Park, as well as some of the residential growth in the Southridge area, the area of Richland located north of Clearwater Ave., the Reata Road area and Badger Canyon. 6. The current and projected project density in the area Residential development can only occur in Commercial areas as part of a mixed use development. In those cases, a minimum density of 13 dwelling units per acre is required. ---PAGE BREAK--- Staff Report CPA 15-04 4 7. The effect, if any upon other aspects of the Comprehensive Plan The proposed change will not affect any other aspects of the Comprehensive Plan. PUBLIC COMMENT Staff has received no public comment concerning the proposal to date. AGENCY COMMENTS Staff has received comments from Washington State Department of Transportation expressing concern that future development in this area and along the western Clearwater corridor will have cumulative effects on the Interstate 82 exit 109 (Clearwater/Badger Rd.) and that the City will be required to mitigate the impacts should the system fall below the accepted level of service. ANALYSIS OF REQUEST This request, in conjunction with a request to change the designation of the property to the south and north will eliminate much of the Industrial land in this area. The area is currently developed with a mix of residential and commercial uses, however the nearest uses are residential. The Hansen Park subdivision is located across the street from this site and the other sites proposed to be changed. In addition Bridgewater Park is located to the west of the site on the other side of the Amon Wasteway. Having less intense uses near residential neighborhoods is good planning practice as it reduces probable impacts to existing and future residents. FINDINGS 1. The applicant is HDJ Design Group (6115 Burden Blvd., Ste. E, Pasco WA 99301). 2. The owner is Tom & Vicki Solbrack (2555 W. Hwy 24, Othello, WA 99344). 3. The request is to change the land use designation for the subject parcels from Industrial to Commercial. 4. The application was received on April 28, 2015 and was routed for review to various City Departments and other local, state and federal agencies for comment on June 18, 2015. 5. The site is currently served by City water and sewer in Clodfelter Rd. 6. Access to the site is currently provided from Clodfelter Rd. 7. The proposed amendment is adjacent to Commercial and Industrial designated lands. 8. A Determination of Non-Significance was issued on August 10, 2015 for this application. The appeal period for the determination ended on August 28, 2015. 9. A public hearing notification sign was posted on site August 14, 2015. 10. Notice of the public hearing for this application was published in the Tri-City Herald on September 20, 2015. A corrected notice was published on September 23, 2015. Notices were also mailed to property owners within 300 feet of the site on September 17, 2015 and corrected notices were mailed on September 21, 2015. 11. The proposed amendment bears a relationship to the public health, safety, welfare and protection of the environment by eliminating the possibility of industrial uses in a close proximity to a primarily single- ---PAGE BREAK--- Staff Report CPA 15-04 5 family residential neighborhood and the Amon Wasteway. Industrial uses allow for heavy truck traffic, uses that create loud noises and uses that could produce obnoxious odors. These types of uses are not compatible with residential development which has been occurring to the east and west of the site. In addition, a Comprehensive Plan amendment is being processed to change the Industrial land to the north and south to Commercial. 12. The proposed amendment is consistent with the requirements of Chapter 36.70A RCW (Growth Management Act). 13. The proposed amendment does not correct an obvious mapping error. 14. This request will 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 Industrial to Commercial. 3. The proposed amendment is contiguous to Commercial and Industrial 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 not likely increase population densities in the area. 6. Future development of the site may impact traffic in the area. At the time of development, additional SEPA review will be required to evaluate the associated impacts. Traffic Impact and mitigation fees will be collected at the time of construction if applicable Recommendation Staff has reviewed the application and recommends that the Planning Commission concur with the findings and conclusions contained in staff report CPA 15-04 and recommend approval to City Council. Motion I move that the Planning Commission concur with the findings and conclusions in staff report CPA 15-04 and recommend to City Council approval of the request. ---PAGE BREAK--- Comprehensive Plan Amendment 15-04 Industrial to Commercial 0 250 500 Feet Legend Street Name Rail Road Track Parcel Amendment Site Exhibit A-1 ---PAGE BREAK--- NORTHERN PACIFIC RR Subject Property City Limits Low Density Residential Medium Density Residential High Density Residential Open Space Commercial Industrial Public Facility Land Use Designations Comprehensive Plan Amendment 15-04 I to C 0 250 500 Feet Exhibit A-2 ---PAGE BREAK--- Exhibit A-3 CPA 15-04 2015-01237 1,250 ---PAGE BREAK--- Revised Comprehensive Plan Amendment Supplemental Information The following questions will be reviewed by both the Planning Commission and City Council as a means of assisting in their consideration of the Comprehensive Plan Amendment request. Use additional pages if necessary. 1. State the requested amendment: 2. What are the reasons for the requested amendment: 3. Which elements of the Comprehensive Plan will be affected and how. Include detailed information on the provision of utilities such as water, sewer, power, etc., and how such utilities correspond with the City's various utility plans. Detailed information must also be submitted regarding what effect the proposed change will have on such services as fire, police, parks, schools, etc: 4. Indicate how the requested amendment will implement the Comprehensive Plan and be in the best interest of the Kennewick area, reference specific Comprehensive Plan policies that will be implemented: 5. Include any other substantiated information in support of the requested amendment: Change zoning designation of parcel from IL to CC to match adjacent CC zoned parcel under same ownership To allow a boundary line adjustment and consolidation of two adjoining parcels. The adjoining CC parcel currently has no public street access and is land-locked. Zoning designation change only. This proposal will have no affect on City utilities or public services. Rezoning the parcel from industrial to commercial meets Urban Area Goal 6 by improving compatibility with the nearby residential subdivisions. Several adjacent parcels are also requested by others to be rezoned to commercial, so this proposal will maintain consistency within the general area. Exhibit A-3 ---PAGE BREAK--- Exhibit A-4