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Home My WebLink AboutO-2755 - Adopts 2008 Citizen Initiated Amendment Request No. 2 to the comprehensive plan, rezone (Special)CITY OF MARYSVILLE Marysville,Washington ORDINANCE NO.2155 AN ORDINANCE OF THE CITY OF MARYSVILLE,WASHINGTON AMENDING THE MARYSVILLE GROWTH MANAGEMENT COMPREHENSIVE PLAN,THE OFFICIAL ZONING MAP,ORDINANCES NO.2131 AND 2569, AS AMENDED,AND TITLE 19 MMC, BY APPROVING 2008 CITIZEN INITIATED AMENDMENT REQUEST NO.2 (WAKEFIELD- LAKEWOOD),WHICH AMENDS THE COMPREHENSIVE PLAN'S LAND USE MAP DESIGNATION FOR PROPERTY LOCATED NORTH OF 172nd STREET NE (SR 531),WEST OF 27 th AVENUE NE,INCLUDING PROPERTIES LOCATED ON EITHER SIDE OF 25th AVENUE NE,AND REZONES SAID PROPERTY,FROM GENERAL COMMERCIAL TO MIXED USE,PURSUANT TOTHE CITY'S ANNUAL AMENDMENT AND UPDATE PROCESS. WHEREAS,on April 27, 2005 the Marysville City Council enacted Ordinance No.2569 adopting an updated Growth Management Comprehensive Plan ("Comprehensive Plan")for the Cityof Marysville;and WHEREAS,the Growth Management Act allows jurisdictions to amend comprehensive plans once a year,except in those situations enumerated in RCW 36.70A130(2)(a); and WHEREAS,on January 27, 1997 the MarysvilleCity Council adopted Resolution No.1839, providing for procedures for annual amendment and update of the City's Comprehensive Plan;and WHEREAS,on May 27, 2002 the Marysville Ciry Council adopted Ordinance No.2406, adding Chapter 18.10 of the MarysvilleMunicipal Code (MMC)entitled "Procedures ForLegislative Actions"which establishes procedures for processing and review of legislativeactions relating to amendments orrevision to the Comprehensive Plan and DevelopmentRegulations; and WHEREAS,the 2007 Comprehensive Plan amendments include Citizen Initiated Amendment Request No.2 (Wakefield-Lakewood),which proposes to revise the Comprehensive Plan's Land Use Map designation for properties depicted in the attached Exhibit A,which is located north of 172 nd Street NE (SR531),west of 2?Avenue NE,including properties located on either side of 25'h Avenue NE,and to rezone said property,from General Commercial to Mixed Use; and WHEREAS,on April 18,2008, the City issued a State Environment PolicyAct Threshold Determination of Non-significance (DNS),which addresses the environmental impacts of Citizen Initiated Amendment Request No.2 (Wakefield-Lakewood), a non-project proposal;and WHEREAS,the City has submitted the proposed 2008 Comprehensive Plan Land Use Map and Official Zoning Map amendments to the Washington State Department of Trade,Community, and Economic Development for its review;and WHEREAS,the Marysville Planning Commission,after review of the proposed 2008 Comprehensive Plan Land Use Map and Official Zoning Map amendments,held a public workshop onMay19,2008 andhelda public hearing on September 9,2008 and received testimonyfrom propertyowners,staffand other interested parties following public notice;and WHEREAS,on October 13,2008 the Marysville CityCouncil reviewed the Planning Commission's recommendation relating to the proposed 2008 Comprehensive PlanLandUseMap and Official ZoningMap amendments; NOW,THEREFORE, THE OTY COUNOL OF THE OTY OF MARYSVILLE, WASHINGTONDO ORDAIN AS FOLLOWS: Section 1. The CityCouncil herebyfinds that 2008 Citizen Initiated Amendment Request #2 (Wakefield-Lakewood): 1.is consistent with the City's Comprehensive Plan and Zoning Code; 2. is consistent with the State Growth Management Act and the State Environmental Policy Act; 3. is warranted by significant changes in circumstances; and 4. is warranted by sufficient benefit orcost to the public health, safety, and welfare. Section 2. TheCityCouncil herebyamends the Marysville Growth Management Comprehensive Planand Ordinance 2569,as amended,by adopting 2008 Citizen Initiated Amendment Request No.2 (Wakefield-Lakewood),whichamends the landuse designation forthe properties depicted inthe attachedExhibit AfromGeneralCommercial to Mixed Useand amends Figure 4-2ofthe LandUse Element,providedthatthis amendment is subject to the conditionset forth inthe attached Exhibit B.This amendment shallbe included withthe Comprehensive Plan filed inthe office ofthe CityClerkandshallbe available for public inspection. Section 3. TheCityCouncil herebyamends the City's Official ZoningMap,Ordinance 2131,as amended,and Title 19 MMC,byadopting 2008 Citizen Initiated Amendment Request No. 2 (Wakefield-Lakewood),whichrezones the properties depicted inthe attached Exhibit Afrom GC (General Commercial)to MU (Mixed Use),providedthat this amendment issubjectto the conditions setforth inthe attachedExhibit B.This amendment shall be attestedbythe signature of theMayorandCityClerk,withthe seal ofthe municipality affixed,shall be included withthe Official ZoningMapon file inthe office ofthe CityClerk,andshallbe available for public. .inspecuon, PASSED bythe CityCouncil andAPPROVEDbythe MayorthisJ '-I U dayof ----!Jot.t-r\OJer ,2008. OTY OF MARYSVILLE By: DENNIS KENDALL,MAYOR Attest: By: Approved asto fonn: By:.1>tJ4'K.~ GRANTK.WEED,OTY ATTORNEY I I Ith/o YII 12---/ro lor Date of Publication: Effective Date: GC to MU 1MaYOF~ryWASHINGTO~P ~ 2008 Marysville Comprehensive Plan and Official Zoning Map Amendment EXHIBIT A General Commercial to Mixed Use MU -MIXED USE GC -GENERAL COMMERCIAL MFL -MULTI-FAMILY LOW R8 SFH-SL -SINGLE FAMILY HIGH- SMALL LOT .1':'...M....CITY Of 0L·L...IN arysVil1e"- ..WA!iHINGTOY F •~ EXHIBITB COMMUNITY DEVELOPMENT DEPARTMENT 80 Columbia Avenue.Marysville,WA 98270 (360) 363-8100 • (360) 651-5099 FAX REQUEST FOR AMENDMENT TO THE CITY OF MARYSVILLE COMPREHENSIVE PLAN Citizen Initiated Amendment No.2 The following is a review ofa citizen initiated request for an amendment to the City ofMarysville Comprehensive Plan land use designation and associated rezone proposal. File Number:PA 08001-2 Applicant:Smokey Point Commercial, LLC Contact:Daniel M.Eemissee Smokey Point Commercial, LLC 1457 130'"Avenue NE Bellevue, WA 98005 (425)462-8684 Location ofProposal:North of172"' Street NE (SR531), west of27'hAvenue NE,including properties located on either side of25th Avenue NE. Assessor's Parcel No.:31052000302500,31052000302600,31052000302700,31052000302800, 31052000302900,31052000302400,31052000303600 &31052000304600 Current Use:Large-lot single-familyhomesites and vacant undeveloped land Property size:Approximately 13-acres ofa 39-acre assemblage Existing Land Use:General Commercial (GC) Proposed Land Use:High Density Multi-family (R-28) Amendment Request:Comprehensive Plan Map Amendment and concurrent Rezone to change the land use designation from General Commercial (CG) to High Density Multi- family. StaffRecommendation:Amend the Comprehensive Plan Map and concurrently Rezone approximately 13-acres from General Commercial to Mixed Use,subject to the condition oudined in Section III ofthis report. PA 08001-2 Smokey Point Commercial (Wakefield -Lakewood)-StaffRecommendation Page1 EXHIBITB I.EVALUATION Request:A NON-PROJECT citizen initiated action requesting approval ofa Comprehensive Plan Map Amendment and concurrent rezone to change the land use designation of approximately 13-acres ofthe northernmost portion ofa 39-acre property assemblage from General Commercial (GC) to High Density Multi-family (R-28).The intent of the proposed map amendment and concurrentrezone,is to allow a future project action consisting of,what the applicant has described as, a horizontal mixed-use development, combining commercial and residential uses on the same site,however,rather than puttingthe residential use above the commercial use, the development would incorporate multi-family development horizontally adjacent to the commercial uses. The General Commercial land use designation and implementing zoning designation of Ge,prohibits townhome or multi-family units to be located on the ground floor, as proposed by the applicant,and relegates said units above ground floor commercial uses only.Subsequently,the High Density Multi-family land use designation and implementing zoning designation ofR-28,permits townhome or multi-family units to be located on the ground floor, as desired by the applicant. Ifthe proposed Comprehensive Plan Map Amendment and concurrent rezone request is approved,all future project action development proposals will be subject to the applicable Marysville Municipal Codes (MMC) and fees, as well as project level State Environmental Policy Act (SEPA) review, at time of application. Location ofProposal:The proposed amendment request is site specific,encompassing approximately 13-acres ofa 39-acre assemblage,made up ofAPN's 31052000302500,31052000~02600,31052000302700, 31052000302800,31052000302900,31052000302400,31052000303600 &31052000304600.Specifically,the proposal is located north of 172nd Street NE (SR 531),west of27'"Avenue NE,including properties located on either side of25th Avenue NE (seeattached vicinitymap). Surrounding Uses:Surrounding properties to the north,within the Marysville Urban Growth Area (MUGA),are currently zoned R-8 (single-family,high-density-smalllot)and developed with single-family homes on acreage lots. A portion ofthe northern boundary ofthe proposed amendment site is outside of the MUGA,within Snohomish County.These properties are currently zoned R-5 (RuraI5-acre)and developed with single-family homes on acreage lots. Properties to the east are currently zoned R-12 (multi-family, low density)and developed with 141 detached single-family condominium units,known as LakewoodCommons.Properties to the west are currently zoned MU (mixed use) and developed with legal non-conforming single-family homes on acreage lots.The site is bounded by 172 nd Street NE (SR 531) to the south.The proposed map amendment site is currently developed withfour (4)single-family residences with associated out-buildings and zoned Gc. Traffic &Circulation:The proposed map amendment site is bounded by 172 nd Street NE (SR 531) to the south,abuts 27th Avenue NE to the east and is bisected by 25th Avenue NE.172nd Street NE is classified a principal arterial requiting 100'ofultimate right-of-way for a future 5-lane roadway section withbicycle lanes and streetscape.Additionally,172nd Street NE is to be constructed with medians in place oftwo-way left turnlanes. 27<"Avenue NE and 25"Avenue NE,north of 172nd Street NE,are currently designated neighborhood collector access streets with 60'ofexisting right-of-way.Both 27th Avenue NE and 25th Avenue NE will be required to be analyzed todetermine the necessary improvements that will be required to ensure each roadway segment and intersection will operate at an acceptable level-of-service based on the number oftrips generated by the future project action.Furure analysis willinclude recommendations ofright-of-way improvements,including but notlimited to,dedication ofadditional right-of-way and signal installation or improvement. PA 0800t-2 SmokeyPoint Commercial (Wakefield - Lakewood) - Staff Recommendation Page 2 EXHIBITB Two (2) future east-west road connections,affecting the proposed amendment area, are identified in Figure 4- 91 of the Marysville Comprehensive Plan (page 4-180 attached).One east-west connector is located at approximately the 17300 Block and the otheris located at approximately the 17500 Block.The 17300 Block connectoris proposed to provide east-west access from 27th Avenue NE to 19 th Avenue NE.The 17500 Block connector is proposed to provide east-west access from 25th Avenue NE to 11 th Avenue NE,across the BNSF railway.Future project action proposals will be required to plan for these future right-of-way road connections. The applicant submitted a trip generation letter,prepared by TraffEx,datedJanuaty 31, 2008, in order to provide preliminary trip generation information for a future project action.Option 1 is described as development of240 apartment units and 98,000 SF of commercial shopping.According to the trip generation letter Option 1 is anticipated to generate 4,219 average daily trips (ADT) with 189 AM peak-hour trips (AMPHT) and 327 PM peak-hour trips (pMPHT).Option 2 is described as development of320 apartment units and 270,000 SF ofcommercial shopping.According to the trip generation letter Option 2 is anticipated to generate 9,321 ADT with 347 AMPHT and 739 PMPHT.A reduction for internal trips was taken for trips between the residential and retail areas per the methodologyin Chapter 7 of the ITE Trip Generation Handbook and a reduction in site-generated trips was applied for pass-by trips per the methodology in Chapter 5 of the ITE. The proposed map amendment and concurrent rezone,permitting multi-family development on the ground floor rather than above commercialuses, is not anticipated to generate additional traffic impacts than that of a project action development under current land use and zoning regulations. Public Comments:As ofthe date ofthis report,no comments have been received from the public or surrounding property owners.The application was routed to affected public agencies, and the comments received to date are attached hereto. StaffAnalysis:In reviewing a Comprehensive Plan Amendment application,Staffconsiders whether or not changed circumstances have occurred in the area to warrant said 'amendment request and if the proposed amendment request serves the communities interest as a whole,including a review of adjacent land uses, and whether or not the proposed amendment request is compatible with the surrounding established uses. The R-28 (multi-family, high density) land use designation,requested by the applicant,permits predominately apartment and townhome development at a base density of28 dwelling units per acre. Similarly,the MU land use designation permits apartment and townhome development at a base density of28 dwelling units per acre, and also permits commercial and office uses. This MU land use is typically assigned in areas with high vehicular and transit access and close proximity to services and employment.The purpose ofthe MU land use designation is to promote pedestrian character, in contrast to the GC land use designation that is automobile oriented rather than pedestrian. Allowing a more pedestrian oriented land use, such as MU,could serve as a softening factor between the existing residential land uses to the north and east from the current high intensity GC designated properties as well as allow the greatest flexibilityfor future development ofthe site including apartment and townhome development,retail or professional offices. Conformance with State Environmental Policy Act:After evaluation ofthe applicant's environmental checklist,supporting documentation submitted with the application,and review of information on file with the City, a Determination of Non-Significance (DNS)was issued onApri118,2008. II.CONCLUSIONS 1.The applicant is requesting approval of a Comprehensive Plan Map Amendment and concurrent rezone to change the land use designation of an approximately 13-acres of the northernmost PA08001-2 Smokey Point Commercial (Wakefield -Lakewood)-StaffRecommendation Page 3 EXHIBITB portion ofa 39-acre property assemblage from General Commercial (GC) to High Density Multi- family (R-28). 2.The proposed map amendment request is located north of 1720d Street NE (SR 531), west of 27'h Avenue NE,including properties located on either side of25th Avenue NE. 3.Surrounding properties are currently zoned R-8 (single-family,high density-small lot) R-5 (Rural 5- acre) to the north,R-12 (multi-family,low density) to the east and MU (mixed use). 4.The proposed map amendment site is currently developed with four (4)single-family residences with associated out-buildings and zoned Gc. 5.The proposed map amendment site is bounded by 172 0d Street NE (SR 531) to the south,abuts 27th Avenue NE to the east and is bisected by 25th Avenue NE. 6.Two (2)future east-west road connections,one located at approximately the 17300 Block and the other located at approximately the 17500 Block will require future project actions to plan for and incorporate these future road connections into project design. 7.The proposed map amendment and concurrent rezone,permitting multi-family development on the ground floor rather than above commercial uses, is not anticipated to generate additional traffic impacts than that ofa project action development under currentland use and zoningregulations. 8.As of the date of this report,no comments have been received from the public or surrounding property owners. 9.The MU land use designation could serve as a softening factor between the existing residential land uses to the north and east from the current high intensity GC designated properties as well as allow the greatest flexibility for future development of the site including apartment and townhome development or professional offices. 10. A DNS was issued on April 18, 2008. III.STAFF RECOMMENDATION Based on the above stated fmdings and conclusions CD recommends APPROVALofthe NON-PROJECT action request,amending the Comprehensive Plan Map and Concurrently Rezoning the approximately 13- acres of the northernmost portion of a 39-acre property assemblage from General Commercial (GC) to Mixed Use (MU),subject to the following condition: Future project actions will require the applicant to plan for and incorporate into project design,two (2)east-west road connections,one located at approximately the 17300 Block and the other located at approximately the 17500 Block,The City Engineer shall have the final authority on the design and location of the roadway connections. PA 08001-2 Smokey Point Commercial (Wakefield - Lakewood) -StaffRecommendation Page 4