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HomeMy WebLinkAboutSTAFF REPORT FILE COP Staff Report Date of Meeting: December 11, 2003 Project Manager: Jane Kee Email: jkee@cstx.gov Item: Request to amend the Land Use Plan for 9.22 acres located at and in the vicinity of 4506 State Highway 6 South (see attached maps). I. Applicant Request The applicant is requesting that the Land Use Plan designation for the subject property be changed from Medium Density Single- Family (yellow) to Retail Regional (red) to support future zoning requests and development. The applicant states that "the property has been listed for sale and the market is responding with commercial users coming forward. No residential users have shown interest." In addition, a 11.46 acre tract approximately 850 feet south of the subject property was rezoned to C -1 (1998) for commercial development, although it also is designated Medium Density Single - Family Residential" on the Land Use Plan. Current Land Use Plan Designation: Medium Density Single - Family This designation is intended to provide for single - family detached residential developments ranging in density from 3 to 6 dwelling units per acre. This is the typical designation for most residential subdivisions in College Station. (see attached Existing Land Use Plan map) Proposed Land Use Plan Designation: Retail Regional According to the Comprehensive Plan, this designation is intended to "provide for regional -scale development of tax - generating developments such as retail centers, service commercial, restaurants, etc. These uses are generally dependent on good access to highways and major arterials." This is the primary designation for commercial development in College Station. II. Property Background The property was annexed in 1983 and is currently zoned A -O. Surrounding properties are also zoned A -O. The property at the corner of Arrington Road and Highway 6 was zoned C -1 in 1983. An 11.46 acre tract approximately 850 feet south of the subject property was rezoned to C -1 in 1998. The adjacent (north) electrical substation and oil well were developed in 1991, and the cell tower to the north was constructed in 1994. There is currently a single - family home and barn on the subject property. Access is solely provided by the two -way frontage road parallel to Highway 6. Water lines are available in the area, but would need to be extended as required for development. These properties fall within the 97 -02b sewer impact fee area. III. Staff Analysis Land use planning cannot be conducted on an individual parcel in isolation. The appropriateness of land use designations is partially determined by its relationship to the surrounding area. While the application was submitted for a specific parcel, the staff analysis covers an 84.7 -acre area that includes surrounding properties (see attached maps). Staff analysis included the following which the Planning and Zoning Commission may take into consideration in making a decision: 1. The Unified Development Ordinance states that the Land Use Plan "shall be amended only based upon- changed or changing conditions in a particular area or in the City." Adjacent properties have developed with nonresidential uses that are not compatible with single - family neighborhoods. Access is limited to the Highway 6 frontage road, which is anticipated to be one -way in the future. Two properties at each end of the study area have already been rezoned to C -1 and will therefore likely develop commercially. 2. The proposed amendment should be consistent with the goals, objectives, policies and overall vision of the Comprehensive Plan. One strategy of the Land Use Plan is to concentrate commercial development at nodes or major intersections. Commercial development "should be located at points of high vehicular access. Points of highest access are at grade separations along controlled access roadways (freeways)." Land Use Goal #1 - "College Station should continue to provide and locate adequate amounts of appropriately zoned land for all necessary types of land uses in an efficient, convenient, harmonious, and ecologically sound manner." This request expands the amount of commercial development at this major intersection and is generally perceived to be in compliance with the Comprehensive Plan. 3. The subject parcels are suitable for the proposed land use designation based upon access, availability of utilities, consistency with existing and planned uses, environmental constraints and compatibility with neighborhoods. The frontage road provides adequate access for non - residential land uses. Utilities are available in the area. Commercial and light industrial uses are more compatible with adjacent properties and the general area. Neighborhood adjacency and impact would be very minimal. 4. The proposed amendment will not create pressure to change the land use designation of other properties, unless the change is in the Tong -term interests of the community. This amendment should reduce most pressures for future changes to the Land Use Plan. There is always the possibility that future requests may be made. As Arrington Road develops and conditions change, some of the adjacent properties may need to be reviewed. IV. Staff Recommendations Staff recommends changing the Land Use Plan designations on eight parcels from medium density single- family to retail regional (see - attached Proposed Land Use Plan map). One of these properties is already zoned C -1. 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Box 204 Kingston, WA 98346 Representative: Gary Lindsey 6400 Chico Way Bremerton, WA 98312 LIS Permit No: 0306328 Parcel Size: 13.5 acres Current Comprehensive Plan Designation: Rural Residential This designation is intended to promote low- density residential development consistent with rural character. This designation is applied to areas that are relatively unconstrained by environmentally sensitive areas or other significant landscape features, and also recognizes areas that are already committed to a pattern of smaller rural lots. The maximum residential density in the Rural Residential designation shall be one dwelling unit per five acres (Kitsap County Comprehensive Plan, p. 57). Proposed Comprehensive Plan Designation: Neighborhood Commercial These commercial centers occur on smaller sites and provide for the daily and /or quick - stop shopping needs of the immediate neighborhood in which they are located. The site size may vary in order to accommodate the provision of certain services, such as storm water facilities, as a requirement of development approval. These centers should not detract from the residential environment where each is located. Appropriate standards dealing with lot coverage, landscaping, parking, signage and other considerations shall be included in the zoning ordinance to regulate the site design of these centers. Future residential development will indicate the need for additional neighborhood commercial centers as growth occurs. New locations should be based upon demonstrated need. [...] Examples of uses appropriate for this designation include super markets, drugstores, restaurants, laundry and dry cleaning establishments, branch banks, video rentals stores and delicatessens. The intent is to recognize these commercial areas and reinforce them through appropriate design standards (Kitsap County Comprehensive Plan, p. 30). 1 6/13/03 CS I. WHY IS THE APPLICANT PROPOSING THIS AMENDMENT AT THIS TIME? The applicant states that the purpose of the request is to "recognize the last of the George's Corner Commercial Area as a Commercial zone consistent with the surrounding zoning." The applicant indicated a willingness to reduce the size of the proposal to approximately 5.48 acres of developable land with the remaining wetlands portion of the property to be dedicated to a land trust. II. History of Site The property is currently vacant. It constitutes the northwest corner of a crossroads commercial area known as "George's Corner ". This commercial area was not included in the Kingston sub -area planning process. However, development at George's Corner was a concern to the Kingston steering committee, and local residents, because of its competition with downtown businesses. George's Corner is located where Hansville Road crosses State Route 104, which leads to the Kingston Ferry terminal. Historically, the southwest corner of this crossroads has held a gas station /convenience store serving the local area and the traveling public. The other three corners (and the surrounding area) were slated for rural residential uses. In the late 1980's, rezones allowed a small industrial park to be developed one lot removed from the northeast corner. In the early 1990's, further rezones allowed a large supermarket, bank, restaurant, and other businesses at the northeast corner. In 1994, all four corners were zoned commercial, but with the invalidation of the Comprehensive Plan the zoning for the vacant parcels was removed thereby, recognizing only two parcels with existing or vested commercial developments. The 1998 Comprehensive Plan's Rural Appendix Issue Paper established George's Corner as a candidate area for a potential Commercial Local Area of More Intensive Rural Development (LAMIRD). No determination has yet been made on this issue. (Establishing the LAMIRD boundary must coincide with any decision on this proposal.) The 2001 Comprehensive Plan Amendment Process amendments included a change in Plan and zoning of the southeast corner from Rural Residential to Neighborhood Commercial based on potential development by a local bank. III. Land Use & Existing Conditions A. Location: The subject property is approximately 13.5 acres. SCTN 21, TWP 27N, R 2E Assessor PN: 212702 -4 -2001, 212702 -4- 025 -2001. B. Current Surrounding Land Use /Zoning (see attached Vicinity Map): 2 6/13/03 CS NORTH: Rural Residential: vacant EAST: Neighborhood Commercial: Albertson's shopping area SOUTH: Neighborhood Commercial: Gas station /Convenience store WEST: Rural Residential: vacant C. Access /Transportation LOS Projects recently approved at George's Corner have either provided intersection improvements or covenanted to participate in future intersection improvements. Washington State Department of Transportation has a project on the books to construct a left turn pocket northbound on Miller Bay Road NE. Traffic increases from 2000 -2002 on Hansville road were from 236,934 to 278,293 (July) with Average daily traffic counts of 7,643 to 8,977 respectively. State Route 104 traffic counts in 2001 were 602,908 (July) with 19,449 average daily traffic counts. According to the Kitsap County public works staff, depending on the proposed development, improvements may be necessary to Hansville Road NE. Traffic impacts will be evaluated during the land use process for the project. The project may impact the level of service at the intersection depending on the traffic generated. D. Public Utilities (Sewer/Water) Public sewer is not available to the site or within 200. At application stage an on- site drain field will be required. Water service is available from PUD #1 provided via an 8" water main. E. Environmental /SEPA According to a preliminary drawing submitted by Wiltermood and Associates, Inc. The site contains three wetlands. One is a (100' x 550 `) category II wetland on the west side that is associated with the headwaters of Miller Creek and Miller Lake. Miller Creek discharges to Port Gamble Bay. Two smaller isolated category III wetlands (100' x 300' and 60'x 60') are located on the east and south sides of the property. The applicant proposes100 foot buffers for the western wetland and 50 foot buffers on the others. Future site development will require project - specific environmental review. The other three quadrants of the intersection are currently zoned Neighborhood Commercial. Due to the level of existing commercial development and limited developable area of the site, addition of this site as Neighborhood Commercial will not result in significant additional impacts. The applicant intends to limit the scale of development and meet all requirements of the Kitsap County Critical Areas Ordinance and Storm Water Ordinance. 3 6/13/03 CS • IV. STAFF ANALYSIS For each proposed amendment to the Comprehensive Plan, the Planning Commission in reaching its recommendation and the Board of County Commissioners, in making its decision, shall develop findings and conclusions that consider: 1. Whether circumstances related to the proposed amendment and /or the area in which the property affected by the proposed amendment is located have substantially changed since the adoption of the Comprehensive Plan. Increases in traffic counts on Hansville Road and SR104 document that there has been residential growth in the area. A 2001 rezone on the southeast quadrant has provided for jobs and employment at the intersection. Therefore, there have been changes in the area. However, the relationship of the crossroad to the residential growth areas remains as it was when its was identified as a Neighborhood Commercial area in the Comprehensive Plan. 2. Whether the assumptions upon which the Comprehensive Plan is based are no longer valid, or there is new information available which was not considered during the adoption of or during the last annual amendment to, the Comprehensive Plan. Assumptions in the Comprehensive Plan remain valid. New information in the form of recent traffic count increases indicate growth in population. The Southeast corner bank amendment (2001) has provided employment. These changes reinforce the assumptions upon which the Comprehensive Plan is based. 3. The proposed amendment meets concurrency requirements for transportation, sewer and water, and will not result in significant adverse impacts on adopted level of service standards for other public facilities and services such as police, fire and emergency medical services, parks and general governmental services. Storm water and traffic impacts from the project will be evaluated during the site development plan review process for the proposed use. On -site improvements required at that stage will be similar to the other three corners including turning lanes, participation in any needed roadway improvements, sidewalks, stop lights, trails and open space connections as required in the adopted greenways and bikeways plans. Similarly, the proposal may be evaluated at the site plan review stage for any significant adverse impacts on adopted level of service standards for other public facilities and services such as police, fire and emergency medical services, parks and general governmental services. 4. The proposed amendment is consistent with the goals, policies and objectives of the Comprehensive Plan. 4 6/13/03 CS Kitsap County Comprehensive Plan: Commercial Policy LU -9 states: "Kitsap County should designate sufficient land for anticipated commercial land uses on its Kitsap County Comprehensive Plan Land Use Map. Designation of new commercial areas should consider county- wide population, employment forecasts, and the local needs of the surrounding community. (Proposed) Kitsap County Kingston sub -area plan: Commercial Policy 24.1 states: Focus most commercial growth in the downtown Kingston core. Limit commercial development outside the downtown core to Neighborhood Commercial Centers designations as defined in Kitsap County Zoning Code. Kitsap County Comprehensive Plan Map: The proposal is for Neighborhood Commercial Plan designation at Georges Corner that has been identified on the Comprehensive Plan Map and as a Crossroads Center (Kitsap County Comprehensive Plan, Appendix p.295). The proposal for a Neighborhood Commercial designation at George's Corner is consistent with the goals and policies of the Comprehensive Plan. 5. The subject parcel(s) are suitable for the requested land use designation based upon, but not limited to, access, provision of utilities, consistency with existing and planned uses, environmental constraints and compatibility with the neighborhood. According to the application, there are 4 acres of land suitable for the development. In addition, there is land available to provide buffers from the rural residential uses. Adequate water service is available from PUD #1. Wetland design and access concerns will be evaluated during the land use process for the proposed project. 6. The proposed amendment will not create pressure to change the land use designation of other properties, unless the change of land use is in the long -term interests of the community. The proposal if limited to 5.48 developable acres (with its dedication of the wetlands) would complete the four - corner design. As proposed it clearly identify the limits of potential commercial expansion such that it will not create pressure to change the land use designation of other properties. 7. The proposed amendment does not materially affect the land uses and growth projections that are the basis for the Comprehensive Plan. Since the other three corners were previously considered in 1994, 1998 and 2001 and are currently designated Commercial in the Comprehensive Plan, the 5 6/13/03 CS addition of the northwest corner will not materially affect the land uses and growth projections which are the basis for the Comprehensive Plan. 8. The proposed amendment does not materially affect the adequacy or availability of urban facilities and services to the immediate area or the overall area of the Urban Growth Area. The proposal will not materially affect the adequacy or availability of facilities and services to the immediate or overall area. 9. The proposed amendment is consistent with GMA, Kitsap County —wide Planning Policy, state and local laws and other applicable inter - jurisdictional policies or agreements. The GMA provides for rural levels of services in RCW 36.70A(16). Georges Corner has previously been identified in the Kitsap County Comprehensive Plan as an area appropriate for the provision of Neighborhood Commercial services for the rural area. The Central Puget Sound Growth Management Hearings Board finding of compliance has shown the plan to be consistent with the GMA, Kitsap County -wide planning policy and state and local laws as well as other applicable inter jurisdictional polices or agreements. V. FINDINGS: 1. The Comprehensive Plan Map amendment request is for the subject properties to be re- designated from "Rural Residential" to "Neighborhood Commercial." 2. The other three corners have been identified on the Kitsap County Comprehensive Plan Map as Neighborhood Commercial. 3. The Neighborhood Commercial designation is consistent with Kingston sub- area plan policies. 4. Traffic increases on Hansville road document population and employment growth. 5. Levels of services for affected roads may be mitigated as necessary for the type and scale of the development without decreasing the adopted standards through site plan review conditions. 6. Access to the subject property is from both SR104 and Hansville Road. 7. There are 5.48 acres of land suitable for development. Wetlands and their associated buffers would protect adjacent residential uses. 8. Storm water impacts from the project will be evaluated during the site plan review process. VI. STAFF RECOMMENDATION The proposal to complete the corner by considering only the developable lands and retaining the wetlands and a northern buffer provides 4 acres of land suitable for the requested designation. Based on the above findings, staff recommends APPROVAL of 6 6/13/03 CS the request to amend the designation for the developable area from Rural Residential to Neighborhood Commercial. Further more staff would recommend that the proposed site - specific request be accompanied by a legal description prior to a decision being rendered by the Board of County Commissioners. The developable area is to be defined by the western boundary of existing developed areas that are to the south and east and or the wetland buffer which ever is the more limited area. Staff:CS pv LC bo vr 7 6/13/03 CS r Bjarnson t a • } i •411 1 �. • . � • . .' .. r. _ L• * ti e r � v a ti - r • c tr, . .. i t f r4 rA /,' N IIKANI Ellillinille III: rif-APP, .7.4 .... ...1 i_n __ ______________.......... _ __ _______ , II! it ....._-_ w - Nimi ' . ---- intipia-mmiell a 6 r 4 ; ',,i;h1 :1,, NIIIIr'' 1 1 ,.......„....„______,...,_ ., ,,,,,, , 1 lb .....1111.1111 --,,,,- _ _ pm? , FA ME En iniiii : .. il I ,.,;!! ...-0,,., anuoi ,. ::i mii6 3 ,. 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Current Land Use Plan Designation: Medium Density Single - Family This designation is intended to provide for single - family detached residential developments ranging in density from 3 to 6 dwelling units per acre. This is the typical designation for most residential subdivisions in College Station. (see existing Land Use Plan map attached) Proposed Land Use Plan Designation: Retail Regional The applicant has requested that the property be designated for Retail Regional to support future zoning requests and development. According to the Comprehensive Plan, this designation is intended to "provide for regional - scale development of tax - generating developments such as retail centers, service commercial, restaurants, etc. These uses are generally dependent on good access to highways and major arterials." This is the primary designation for commercial development in College Station. I. Applicant Request The applicant states that "the property has been listed for sale and the market is responding with commercial users coming forward. No residential users have shown interest." In addition, a 11.46 acre tract approximately 850 feet south of the subject property was rezoned to C -1 for commercial 11 development, although it also is designated medium density single - family residential on the Land Use Plan. II. Property Background The property was annexed in 1983 and is currently zoned A -O. Surrounding properties are also zoned A -O. An 11.46 acre tract south of the subject property was rezoned to C -1 in ? ?? There is currently a home and barn on the subject property. Access is solely provided by the frontage road on Highway 6. Water lines are available in the area. These properties fall within the 97 -02b sewer impact fee area. III. Staff Analysis Land use planning cannot be conducted on an individual parcel in isolation. The appropriateness of land use designations is partially determined by its relationship to the surrounding area. While the application was submitted for a specific parcel, the staff analysis covers an 84.7 -acre area that includes surrounding properties. Staff analysis included the following which the Planning and Zoning Commission may take into consideration in making a decision: 1. The Unified Development Ordinance states that the Land Use Plan "shall be amended only based upon changed or changing conditions in a particular area or in the City." Adjacent properties have developed with nonresidential uses that are not compatible with single - family neighborhoods. Access is limited to Highway 6, which will convert to one -way in the future. Two properties at each end of the study area have already been rezoned to C -1 and will therefore likely develop commercially. 2. The proposed amendment should be consistent with the goals, objectives, policies and overall vision of the Comprehensive Plan. obi 1■ 3 3. The subject parcels are suitable for the proposed land use designation based upon access, availability of utilities, consistency with existing and planned uses, environmental constraints and compatibility with neighborhoods. The frontage road provides adequate access for nonresidential land uses. Utilities are available in the area. Commercial and light industrial uses are more compatible with adjacent properties and the general area. Neighborhood adjacency and impact would be very minimal. 4. The proposed amendment will not create pressure to change the land use designation of other properties, unless the change is in the long -term interests of the community. This amendment should reduce most pressures for future changes to the Land Use Plan. There is always the possibility that future requests may be made. As Arrington Road develops and conditions change, some of the adjacent properties may need to be reviewed. IV. Staff Recommendations Staff recommends changing the Land Use Plan designations on eight parcels from medium density single - family to retail regional (see attached Land Use maps). One of these properties is already zoned C -1. Because of the location and adjacent uses, it is appropriate that these parcels be developed with general commercial (C -1) and /or commercial - industrial (C -2) uses.