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Edwards rezone 12.2022 P a g e 1 | 7 To: Planning Commission From: Grant Beck, Consultant Casey, Assistant Planner Date: July 19, 2021 (revised December 13, 2022) Subject: Edwards Rezone Request Analysis revised Revision: This document has been revised to remove two additional parcels of similar size and zoning that had been included in the first analysis. The City has received a Comprehensive Land Use Map Amendment (rezone) request from a private citizen. 9410 Mountain View Road. Two parcels equaling approximately 19.23 acres, located between Mountain View Road and Killion Road. Current Comprehensive Plan Land Use Map Designation: Commercial (C-1) Requested rezone: Moderate Density Residential (R-6). Assessor Tax parcel No's 21724120200 & 21724120100 REZONE SUMMARY AND ANALYSIS The parcels are currently vacant. City water, sewer, and other utilities are available in Mountain View Road and Killion Road, which also provide access to the sites. The properties to the north are zoned Moderate Density Residential (R-6) and currently under construction for a 118 lot subdivision. The properties to the east are zoned High Density Residential (R-16) and are improved as an Assisted Living Facility and multi-family adult housing. The properties to the south are zoned Commercial (C-1) & High Density Residential (R-16). They are developed as a Veterinary Clinic, vacant commercial land, and multi-family adult housing. The property to the West is zoned Commercial (C-1) and is currently Vacant. P a g e 2 | 7 Rezone Subject properties LOGICAL ZONING BOUNDARIES The parcels are rectangular in shape, located between, and accessed from, streets classified as collector streets. Collector streets are designed and constructed to accommodate larger amounts of traffic that is required to serve both commercial and residential development. If rezoned, the location and boundary of the parcels will keep a consistent and logical boundary between the commercial and residential zones. CONSTRAINTS/ENVIRONMENTAL ISSUES The properties are mainly flat pastureland with very few trees. There are no known wetlands, flood zones, or high ground water flooding on the site. The area does contain soils "more preferred" for the protected Mazama Pocket Gopher, so critical area site analyses would need to be completed before future development could occur. BACKGROUND The properties were annexed into the City in 1992 as residential agriculture. The 1995 Comprehensive Plan Update required by the Growth Management Act changed the properties zone to Commercial (C-1). In 2008, a Transportation Impact Analysis was prepared for parcels 21724120200 & 21724120100 that included other commercial properties in the surrounding area. The analysis projected these parcels to build out as a shopping center, however no development on these parcels have occurred. REVIEW AND APPROVAL CRITERIA Comprehensive Plan Land Use Map amendments (rezone) require a Comprehensive Plan amendment which must conform with the requirements of the Washington State Growth Management Act, Chapter 36.70A RCW, and all amendments for permanent changes to the comprehensive plan must be submitted to the Washington State Department of Commerce, pursuant to RCW 36.70A.106. The Land Use Map amendment considered must be in accordance with the City's annual Comprehensive Plan amendment process, as required by RCW 36.70A. If the amendments are approved by the City P a g e 3 | 7 Council, proposed amendments will be submitted to the Washington State Department of Commerce pursuant to RCW 36. 70A.106. Changes to the Comprehensive Plan must be consistent with the goals of the Washington State Growth Management Act and the goals and policies of the City of Yelm Comprehensive Plan. The amendment must meet the goals of the Washington State Growth Management Act as follows: 1. Urban growth. Encourage development in urban areas where adequate public facilities and services exist or can be provided in an efficient manner. The properties are located near the central commercial area of the City, but not directly on Yelm Avenue West (SR 510). Utilities including sewer and water are located within the property frontages. The properties are close to services including gas stations, restaurants, and other retail. Elementary, middle and high schools are close by. The proposed amendment would provide more housing in close proximity to services and jobs. 2. Reduce sprawl. Reduce the inappropriate conversion of undeveloped land into sprawling, low – density development. The proposed amendments would be consistent with the goal as it would allow for higher density residential uses in close proximity to jobs and services. The requested R-6 residential land use designation allows up to six dwellings per acre. 3. Transportation. Encourage efficient multimodal transportation systems that are based on regional priorities and coordinated with county and city comprehensive plans. Yelm Avenue West (SR 510), Tahoma Boulevard, and Killion Road are constructed to City standards, which include public sidewalks, bike lanes and transit services. Killion Road intersects with the SR 510 Yelm Loop, which when complete, will provide alternative access around the City. Development on these parcels will require the completion of frontage improvements to Mountain View Road, as well as internal streets. These improvements include public sidewalks. Development must also provide for transit services. 4. Housing. Encourage the availability of affordable housing to all economic segments of the population of this state, promote a variety of residential densities and housing types, and encourage preservation of existing housing stock. The R-6 zone allows for single and multifamily development, and would allow for a variety of housing types in the City. 5. Economic development. Encourage economic development throughout the state that is consistent with adopted comprehensive plans, promote economic opportunity for all citizens of this state, especially for unemployed and for disadvantaged persons, promote the retention and expansion of existing businesses and recruitment of new businesses, recognize regional P a g e 4 | 7 differences impacting economic development opportunities, and encourage growth in areas experiencing insufficient economic growth, all within the capacities of the state' s natural resources, public services, and public facilities. The proposed change would reduce commercial land available for development by 20± acres (approximately 4% overall). A retail trade study completed in 2005 showed that Yelm's primary trade area included Yelm, Roy, & Rainier, with a secondary trade area of Tenino, Eatonville, Graham, and part of Spanaway. Without an updated market study, it would be safe to assume that the primary trade area is still applicable, however with recent commercial growth in Graham and Spanaway, the secondary trade area is most likely reduced. If this holds true, the future commercial land needs would be reduced. A change in land use designation and zone district would allow the proposed amendment area to be developed with residential uses as compared to the Commercial designation. Generally, businesses need residential uses in close proximity in order to survive. The proposal provides for an increase in single family residential uses within close proximity to business centers, which is consistent with the goal. 6. Property rights. Private property shall not be taken for public use without just compensation having been made. The property rights of landowners shall be protected from arbitrary and discriminatory actions. The proposal does not require any taking of private property. 7. Permits. Applications for both state and local government permits should be processed in a timely and fair manner to ensure predictability. The proposed Comprehensive Plan map amendment and corresponding rezone are being considered as a part of the City's annual Comprehensive Plan amendment review. 8. Natural resource industries. Maintain and enhance natural resource - based industries, including productive timber, agricultural, and fisheries industries. Encourage the conservation of productive forestlands and productive agricultural lands, and discourage incompatible uses. The properties, and those in the vicinity are not designated for natural resources. 9. Open space and recreation. Retain open space, enhance recreational opportunities, conserve fish and wildlife habitat, increase access to natural resource lands and water, and develop parks and recreation facilities. The site is not designated for open space and recreation. Future development of the site would need to comply with all development regulations that pertain to the creation and protection of open space and parks requirements. 10. Environment. Protect the environment and enhance the state's high quality of life, including air and water quality, and the availability of water. P a g e 5 | 7 Any future development would need to comply with all the applicable environmental regulations. 11. Citizen participation and coordination. Encourage the involvement of citizens in the planning process and ensure coordination between communities and jurisdictions to reconcile conflicts. City residents, interested parties, agencies and jurisdictions will be notified and encouraged to participate in all review, and at a public hearing for the proposal as part of the 2021 Comprehensive Plan amendment process. 12. Public facilities and services. Ensure that those public facilities and services necessary to support development shall be adequate to serve the development at the time the development is available for occupancy and use without decreasing current service levels below locally established minimum standards. The City provides sewer and water service to the area. Streets in the general vicinity are operating within the expected levels of service. Future development of the proposed amendment area would likely require a traffic study and mitigation of the impacts. Development requires findings of concurrency for utilities, transportation, schools and fire. 13. Historic preservation. Identify and encourage the preservation of lands, sites, and structures that have historical or archaeological significance. The proposed amendment area is not the site of known historical or archaeological significance. Text amendments and site -specific rezone should be evaluated for internal consistency with the comprehensive plan, and for consistency with the county -wide planning policies, related plans, and the comprehensive plan of Thurston County. The applicable goals of the Land Use Element of the Comprehensive Plan are as follows: Land Use Element Goal S states: "Encourage diverse residential growth." Supporting policies include 5.2 Adopt development standards that allow duplexes, townhouses, and accessory dwelling units within residential areas to increase the variety of housing in the community. Land Use Element Goal 11 states: "Create safe and vibrant neighborhoods with places that build community and encourage active transportation." Supporting policies include 11.2 Plan for land use patterns that provide most neighborhood residents an array of basic services within a half mile or 20-minute walk from home. The Housing element of the Comprehensive Plan encourages a variety of housing types and a range of affordable housing, with additional goals to provide energy efficient housing. The proposed Residential zoning allows for, and encourages a variety of housing types. The location near commercial areas provides for basic services within a half-mile. The amendment would allow for residential uses, close to services, which is consistent with this goal. P a g e 6 | 7 Housing Goal 9 states: "Increase housing amid urban corridors and centers to meet the needs of a changing population." The proposed amendment area is close to a commercial center, and medical facilities, restaurant, and childcare. Nearby is more convenience retail such as gas stations and fast-food facilities. The amendment should determine whether conditions in the area for which comprehensive plan change/zoning amendment is requested have changed or are changing to such a degree that it is in the public interest to encourage a change in land use for the area. Ecommerce (online retail sales), while in existence for many years, has experienced exponential growth since 2015. Studies show that brick and mortar establishments will always have their place, and the shift to ecommerce allows for less inventory and expanding more retail opportunity online. Whether the proposed comprehensive plan zoning amendment is necessary in order to provide land for a community -related use which was not anticipated at the time of adoption of the comprehensive plan. N/A Does the Comprehensive Plan map amendment create an impact to the City Water System? Commercial uses vary in the amount of water used. For example, a retail establishment would use less water per day than a restaurant. The Water System Plan for the City projects commercial establishments would use 135 gallons per day, and a single family home 215 gallons per day. In order to compare the two, you would need to look at total projected commercial square footage in comparison to total number of dwelling units. The 20± acres, if developed commercially could equal up to 210,000 sq. ft., using approximately 28,350 gallons per day. 20± acres, if developed residentially could equal up to 120 dwelling units using approximately 25,500 gallons per day. The waterline distribution sizing was established to serve the commercial and residential growth in this area. The change in zoning would reduce the amount of water used per day and would provide less impact to the water system plan. Does the Comprehensive Plan map amendment create an impact to the City Sewer System? The City sewer system is a reclaimed water system, and tank sizing and treatment facilities are determined mostly by total water usage. The contemplated differences are the number of STEP tanks to be installed in regard to maintenance, the amount of water usage and increase in line pressurization, and protecting the system from fats, oils, and greases (FOG) that are found in many commercial uses. An engineer's analysis showed that the change in water usage in regard to line sizing and pressurization showed that the existing sewer infrastructure is adequate for the P a g e 7 | 7 change from projected commercial uses to moderate density residential usage, and does not negatively impact the sewer system or sewer system plan. Does the Comprehensive Plan map amendment create an impact to the City Transportation System? A single family residence creates 1.01 new pm peak hour trips into the transportation system, creating a total of 91 new trips at 90 single family residences. Commercial development projects 2.66 new pm peak hour trips per thousand square feet into the transportation system, creating a total of 418 new trips based on 157,000 sq. ft of projected commercial. Killion Road, Yelm Avenue West, and the SR 510 Yelm Loop are constructed to City standards at this time. Development of the parcel fronting Mt. View Road requires that Mt. View Road be upgraded to City standards. The reduced number of trips will provide less impact to the existing streets. Does the Comprehensive Plan map amendment create an economic impact to the City? When developed, it is anticipated that the property tax revenue for 120 dwelling units will be greater than property tax revenue for projected commercial buildings. There would be loss of future Business and Occupational (B&O) tax revenue, however analysis shows that the increase in property tax base will decrease the amount of projected B&O revenue loss. CONCLUSION The City of Yelm Planning Commission has reviewed the proposed Comprehensive Plan map amendment and finds that: ✓ It is consistent with the goals of the Washington State Growth Management Act; ✓ It is consistent with the goals and policies of the Yelm Comprehensive Plan; ✓ there are no negative impacts to City infrastructure; and ✓ there is minimal negative impact to City projected tax revenue. Therefore the Yelm Planning Commission recommends the Yelm City Council approve the proposed Comprehensive Plan map amendment to rezone parcels 21724120200, 21724120100, from Commercial (C-1) to Moderate Density Residential (R-6).