891941, , : COMPREHENSIVE PLAN AMENDMENT, COMMUNITY PLAN AMENDMENT, AND AREA-WIDE MAP AMENDMENT

Transcription

1 Application Nos , , : COMPREHENSIVE PLAN AMENDMENT, COMMUNITY PLAN AMENDMENT, AND AREA-WIDE MAP AMENDMENT Amendments to designate five parcels as Rural Industrial Center in the Alderton McMillin Community Plan Area Applicant: th Ave. LLC GENERAL DESCRIPTION The proposal would amend Comprehensive Plan policies to allow for the review and redesignation of the five parcels in the original application as Rural Industrial Center (RIC) in the Alderton McMillin Community Plan. Staff recommends adding two properties which are located adjacent to the RIC and meet the criteria for inclusion in the rural industrial center. The proposal would also amend the Community Plan land use tables and correct citations. PROPOSED AMENDMENT Comprehensive Plan Amendment Application No Land Use Element, Rural Centers, Page 2-49 through 2-54 Amend the Comprehensive Plan to meet the objective of the Comprehensive Plan to establish and expand Rural Centers based on the LAMIRD criteria. GOAL LU-71 Recognize and designate the McMillin Park of Industry area for rural industrial uses. LU-71.1 Establish a designated Rural Industrial Center (RIC) that encompasses property vested for industrial activity within and adjacent to the McMillin Park of Industry. LU-71.2 Ensure the designated RIC meets the criteria to allow for more intensive uses within a rural area. LU-71.3 Prohibit the expansion of the RIC. LU The RIC shall not be expanded beyond the boundaries set within the community plan. LU Expansion of the industrial center beyond current boundaries is not considered compatible with the rural and agricultural character of the Alderton-McMillin Community Plan area. Area-Wide Map Amendment - Application No

2 Designate five parcels as Rural Industrial Center (RIC) on the north end of the existing RIC designated area in the Alderton McMillan Community Plan. Community Plan Amendment - Application No Amend the Community Plan to adjust the acreage numbers between the R10 and RIC designation based on approval of the Area-Wide Map Amendment, as well as remove a reference to the original EIS for the Community Plan. STAFF RECOMMENDATION Staff supports the proposed policy, text, and map amendments that result in the redesignation of the property from Rural 10 (R10) to Rural Industrial Center(RIC). Staff also supports the redesignation of two additional properties from R10 to RIC that meet the criteria for redesignation and inclusion into rural industrial center. (See Appendix A Map of Additional Parcels) Staff support is based on the following: The Comprehensive Plan establishes the Limited Areas of more intensive Rural development (LAMIRD) criteria in RCW 36.70A.070 as the basis for establishing or expanding rural centers. The proposal meets the LAMIRD criteria for expanding the existing rural industrial center. Staff recommends additional policies under the Rural Industrial Center section of the Comprehensive Plan to address access: Land Use Element, Rural Centers, Page 2-54 Policy LU-73.3 Parcels with within a Rural Industrial Center shall not have direct access to a state highway. Policy LU-73.4 Access to all parcels within a Rural Industrial Center shall be from an internal access road. IMPLEMENTATION REQUIREMENTS Amend the Pierce County Zoning Atlas to change the zoning on the seven parcels from R-10 to Rural Industrial Center (RIC). Amend the Alderton McMIllin land use tables to add a note that access to the RIC shall be from the internal road. 2

3 IMPACT ANALYSIS Procedures for Amendments to the Comprehensive Plan, PCC 19C.10, requires that the merits of all amendments to the Plan be evaluated based on the following (PCC 19C A.): 1. The effect upon the rate of growth, development, and conversion of land as envisioned in the Plan The proposal allows for the development of industrial uses adjacent to and north of the existing rural industrial center. The area developed with industrial uses in the 1980 s and was recognized as a rural industrial center in the creation of the Alderton-McMillin Community Plan. The proposed amendments would facilitate the conversion of the land to industrial uses consistent with the existing industrial park. 2. The effect upon the County's capacity to provide adequate public facilities The proposal would not affect the County s abilities to provide services. The area is outside the County s sewer service area. Any industrial use would be served by on-site systems. Other services would need to be provided as available in the rural area. 3. The effect upon the rate of population and employment growth The proposal allows the addition of light industrial uses as an extension of the existing McMillin Park of Industry. The amendment should increase the rate at which these lands are used for industrial uses and provide subsequent employment growth. 4. Whether Plan objectives are being met as specified or remain valid and desirable The proposed amendments meet the objectives of the Comprehensive Plan to use the LAMIRD criteria as the basis to establish rural centers for commercial or industrial use. In the 2015 Comprehensive Plan Update, the plan was updated to emphasize the role of the LAMIRD criteria as the determining criteria for Rural Centers (See Applicable Polices Pierce County Comprehensive Plan). The LAMIRD Criteria The LAMIRD criteria allows the establishment of rural centers based on the built environment or use as existed on July 1, 1990, and the establishment of a logical outer boundary of those built uses. The logical outer boundary defines the rural center and the area, within which additional more intensive rural uses may locate (Pierce County Comprehensive Plan, Land Use Element, Rural Centers, p. 2-47). The Comprehensive Plan Applies LAMIRD criteria to all Rural Centers The RIC designation criteria has policy language that supports the designation of the RIC area using the LAMIRD criteria: GOAL LU-71 Recognize and designate the McMillin Park of Industry area for rural industrial uses. LU-71.1 Establish a designated Rural Industrial Center (RIC) that encompasses 3

4 property vested for industrial activity within and adjacent to the McMillin Park of Industry. LU-71.2 Ensure the designated RIC meets the criteria to allow for more intensive uses within a rural area. Policy LU-71.2 establishes the LAMIRD criteria as the criteria for designating the RIC. These policies also indicate that the area adjacent to the McMillin Park of Industry should be for rural industrial uses and not just the original Park. The deletion of the Comprehensive Plan policies as proposed in this amendment would be consistent with the objective of the Plan to establish and expand Rural Centers based on the LAMIRD criteria. The Area meets the LAMIRD Criteria The proposed area for designation to RIC meets the LAMIRD criteria: 1990 Built Uses The parcels qualify as an area of more intensive development that existed in The lots form the northern end of the McMillin Park of Industry area and fall squarely within the area that has been used for industrial purposes in the 1980 s. Logical Outer Boundary The area that makes up the five parcels creates the logical outer boundary of the northern part of the McMillin Park of Industry. The following built uses define the logical outer boundary: 1. To the south, the area is bordered by the McMillin Industrial Park. 2. To the west, the area is bordered by a steep slope that forms a natural barrier for the upland properties. 3. To the east, the area is bordered by 142 nd Avenue East and existing industrial uses within the McMIllin Park of Industry as well as a Rural Neighborhood Center which was also designated by the LAMIRD criteria. 4. To the north, the area is bordered by the City of Tacoma water pipeline within a wide easement separating the property from the road and other properties to the north. Beyond the pipeline are lands designated Agricultural Resource Land (ARL) that were not used for commercial purpose in 1990 and further prohibit the possible expansion of the RIC. 5. Additional note on built uses: The Hearing Examiners Decision of June 20, 2007, approved Conditional Use Permits allowing industrial uses for these five properties. The Decision cited that the applicants (owners of these five parcels) had participated in the construction of the road and the traffic signal for this industrial area. These features are part of what define this area and create the logical boundaries of this LAMIRD. The road (142 nd Avenue East) is a dead-end road that only serves this industrial area and does not connect to 128 th Street East to the north, further creating a logical boundary to this 4

5 industrial area (See Zoning and Permitting History in Item 10 below) Amendments to the Comprehensive Plan LAMIRD Analysis for the Two Additional Parcels The two additional parcels also meet the LAMIRD criteria. These parcels are bounded by the Rural Neighborhood Center (RNC) zone to the north, SR 162 to the east, and industrial uses in the RIC zone to the east and south. The RNC and the RIC zones were established using the LAMIRD criteria and create a logical outer boundary. These two additional parcels would be considered as infill. The proposals meet the LAMIRD criteria (RCW 36.70A.070(d) and WAC (6) and are consistent with the Goals LU of the Pierce County Comprehensive Plan as amended. 5. The effect upon general land values or housing costs The proposal would increase the value of this land for industrial use. 6. Whether capital improvements or expenditures, including transportation, are being made or completed as expected Infrastructure for this industrial area was installed when it was developed in the 1980 s. 7. Whether the initiated amendment conforms to the requirements of the GMA, is internally consistent with the Plan and is consistent with the Countywide Planning Policies for Pierce County Growth Management Act: The proposed amendment is consistent with the requirements of the GMA to locate uses of more intensity in rural centers which meet the LAMIRD criteria. The proposed amendment designate lands for additional industrial use within a center that meets the LAMIRD criteria. The logical outer boundary of the parcels leaves no opportunity for a new pattern of sprawl. In addition, the area is only accessible by a road that was built for the exclusive use of the McMIllin Park of Industry. The use of the parcels will not result in patterns of traffic that deviate from those already accessing the McMillin Park of Industry nor is available to other properties that might expand the RIC. Pierce County Comprehensive Plan: The amendments are consistent with the Pierce Comprehensive Plan which in the 2015 Update identified the LAMIRD criteria as the locational criteria for Rural Centers. The amendments delete policies that are inconsistent with this objective of the Comprehensive Plan to allow for Rural Centers to be established or expanded based on the LAMIRD criteria. Alderton McMillin Community FINAlPlan: The Alderton McMillin Community Plan finds industrial uses are consistent with the rural character in this location. The amendment extends these same industrial uses within a LAMIRD logical boundary and would maintain the rural character. The proposed changes are consistent with the Community Plan policy to Recognize and designate the McMillin Park of Industry area for rural industrial uses (GOAL AM LU-8).

6 8. The effect upon critical areas and natural resource lands Amendments to the Comprehensive Plan The proposal does not change the environmental regulations applicable to the site. There are existing wetlands on portions of parcels and that would be regulated, protected, and buffered as required by Pierce County Title 18E Development Regulations Critical Areas. The amendments would not affect the Agricultural Resource Lands or Rural Farm designated lands in adjacent areas. 9. Consistency with locational criteria in the Comprehensive Plan and application requirements established by this Chapter The proposed amendment is consistent with the LAMIRD criteria. 10. The effect upon other considerations as deemed necessary by the Department Zoning and Permitting History of the Five parcels of the Original Application The five parcels at issue ( , , , , and ) are currently zoned R10 and situated at the northern end of McMillin Park of Industry. The McMillin Park of Industry was created in 1992 pursuant to the McMillin Park of Industry Rezone Z6-92-PDD, however, the industrial uses in this area were established in the 1980s. However, when the properties were rezoned in 1992, the five parcels were excluded. In June 2007, (at the same time the County Council was considering adoption of the Alderton-McMillin Community Plan), the Pierce County Hearing Examiner approved a Conditional Use Permit to the McMillan Park of Industry to allow industrial uses on the five parcels. The Examiner s Report includes staff comments that the original property owners petitioned to amend the Z-92-PDD zoning for the Industrial Park, however staff recommended that a Conditional Use Permit (CUP) with a Planned Development District (PDD) be permitted instead. The applicants changed their proposal to the CUP using the PDD process and the criteria. The CUP was approved by the Examiner on June 20, While the property owner was unable to develop at the time, the CUP decision indicates the County s finding that the site was consistent and compatible with other approvals for industrial use in this area and that the area should be industrial. If the property was included, an amendment to the original Z6-92-PDD zoning would have been perpetuated on the property versus the Conditional Use Permit, which has expired. GROWTH MANAGEMENT ACT (GMA) Applicable RCWs/Policies RCW 36.70A.070 Comprehensive Plans - Mandatory Elements 5. Rural Element... (d) Limited areas of more intensive rural development. Subject to the requirements of this subsection and except as otherwise specifically provided in this subsection (5)(d),

7 Amendments to the Comprehensive Plan the rural element may allow for limited areas of more intensive rural development, including necessary public facilities and public services to serve the limited area as follows: (i) Rural development consisting of the infill, development, or redevelopment of existing commercial, industrial, residential, or mixed-use areas, whether characterized as shoreline development, villages, hamlets, rural activity centers, or crossroads developments. (A) A commercial, industrial, residential, shoreline, or mixed-use area is subject to the requirements of (d)(iv) of this subsection but is not subject to the requirements of (c)(ii) and (iii) of this subsection. (B) Any development or redevelopment other than an industrial area or an industrial use within a mixed-use area or an industrial area under this subsection (5)(d)(i) must be principally designed to serve the existing and projected rural population. (C) Any development or redevelopment in terms of building size, scale, use, or intensity shall be consistent with the character of the existing areas. Development and redevelopment may include changes in use from vacant land or a previously existing use so long as the new use conforms to the requirements of this subsection (5); (ii) The intensification of development on lots containing, or new development of, small-scale recreational or tourist uses, including commercial facilities to serve those recreational or tourist uses, that rely on a rural location and setting, but that do not include new residential development. A small-scale recreation or tourist use is not required to be principally designed to serve the existing and projected rural population. Public services and public facilities shall be limited to those necessary to serve the recreation or tourist use and shall be provided in a manner that does not permit low-density sprawl; (iii) The intensification of development on lots containing isolated nonresidential uses or new development of isolated cottage industries and isolated small-scale businesses that are not principally designed to serve the existing and projected rural population and nonresidential uses but do provide job opportunities for rural residents. Rural counties may allow the expansion of small-scale businesses as long as those small-scale businesses conform with the rural character of the area as defined by the local government according to RCW 36.70A.030(16). Rural counties may also allow new small-scale businesses to utilize a site previously occupied by an existing business as long as the new small-scale business conforms to the rural character of the area as defined by the local government according to RCW 36.70A.030(16). Public services and public facilities shall be limited to those necessary to serve the isolated nonresidential use and shall be provided in a manner that does not permit low-density sprawl; (iv) A county shall adopt measures to minimize and contain the existing areas or uses of more intensive rural development, as appropriate, authorized under this subsection. Lands included in such existing areas or uses shall not extend beyond the logical outer boundary of the existing area or use, thereby allowing a new pattern of low-density sprawl. Existing areas are those that are clearly identifiable and

8 contained and where there is a logical boundary delineated predominately by the built environment, but that may also include undeveloped lands if limited as provided in this subsection. The county shall establish the logical outer boundary of an area of more intensive rural development. In establishing the logical outer boundary, the county shall address (A) the need to preserve the character of existing natural neighborhoods and communities, (B) physical boundaries, such as bodies of water, streets and highways, and land forms and contours, (C) the prevention of abnormally irregular boundaries, and (D) the ability to provide public facilities and public services in a manner that does not permit low-density sprawl; (v) For purposes of (d) of this subsection, an existing area or existing use is one that was in existence: (A) On July 1, 1990, in a county that was initially required to plan under all of the provisions of this chapter; (B) On the date the county adopted a resolution under RCW 36.70A.040(2), in a county that is planning under all of the provisions of this chapter under RCW 36.70A.040(2); or (C) On the date the office of financial management certifies the county's population as provided in RCW 36.70A.040(5), in a county that is planning under all of the provisions of this chapter pursuant to RCW 36.70A.040(5). (e) Exception. This subsection shall not be interpreted to permit in the rural area a major industrial development or a master planned resort unless otherwise specifically permitted under RCW 36.70A.360 and 36.70A.365. PIERCE COUNTY COMPREHENSIVE PLAN Land Use Element, Rural Centers, Page 2-49 through 2-54 RURAL CENTERS Rural centers include Rural Activity Centers (RACs), Rural Neighborhood Centers (RNCs), Rural Gateway Communities (GCs) and Rural Industrial Centers (RICs). Rural centers are intended to establish a mix of more intensive uses primarily commercial in nature which are supportive of the surrounding rural areas. The major functions of the rural center designations are servicing the retail and other commercial and business needs of the local rural communities. Rural center designations provide employment opportunities including those related to tourism and natural resource-based industries. Rural centers are intended to be limited in scope to prevent sprawl and ensure that rural character is not compromised. Rural centers are allowed under the Growth Management Act (RCW 36.70A.070 (5)(d)) under the Limited Areas of More Intensive Rural Development or LAMIRD criteria. The LAMIRD criteria allows the establishment of rural centers based on the built environment as existed on July 1, 1990 and the establishment of a logical outer boundary of those built uses. The logical outer boundary defines the rural center and the area, within which, additional more intensive rural muse may locate. 8

9 All County rural centers must be consistent with the LAMIRD criteria. Pierce County adopted policies requiring the evaluation of rural centers for LAMIRD consistency as part of the development of community plans. The determination of LAMIRD consistency for rural centers in community plan areas was made as part of community plan adoption and for noncommunity plan areas as part of the 2015 Comprehensive Plan update. All rural centers in Pierce County have been reviewed and found consistent with the LAMIRD criteria. The establishment of any new rural center or the expansion of a rural center must be consistent with the LAMIRD criteria of RCW 36.70A.070 (5)(d). GOAL LU-65 The most intensive uses of rural land allowed in rural areas should be directed into rural centers. LU-65.1 Rural centers serve the following purposes: LU To provide centers where rural residents and others can gather, work, shop, entertain and, where appropriate, reside; LU To provide a focus for the surrounding rural area that is appropriate in character and scale in rural environment; LU To provide an alternative to strip developments along arterials and state routes; LU To provide services to tourists and other visitors recreating in the major recreation facilities; and/or LU To provide an opportunity to develop facilities that can function as a community center in those areas where an incorporated town does not serve that role for the surrounding area. LU-65.2 Establish standards and design guidelines to protect environmental quality, rural character, and significant natural and scenic amenities and features the communities value. LU-65.3 Provide for accessory dwelling units, senior housing and group homes, within Rural Centers. LU-65.4 Provide four categories of Rural Centers: Rural Activity Centers, Rural Neighborhood Centers, Rural Gateway Communities and Rural Industrial Center. LU-65.5 Recognize isolated areas of commercial/business park development which had existing uses or areas of higher intensity use on July 1, 1990; and were not identified as an RNC in a community plan as of January The size of the area and determination of the logical outer boundary as defined by the LAMIRD criteria, should be established by amendment to a community plan and an area-wide map amendment. GOAL LU-66 Commercial uses should be limited to areas that support rural neighborhoods and rural tourist areas. LU-66.1 Non-residential uses of rural intensity include industrial and commercial uses which: LU Depend upon being in a rural area; LU Do not require urban level services; LU Are compatible with the functional and visual character of the rural area; 9

10 LU Are smaller in size/scale and utilize a smaller percentage of impervious cover than the same land use allowed in an urban area; LU Support the everyday needs of rural residents and tourists; LU Are related to and dependent upon natural resources; and LU Include public and commercial recreational and associated uses. GOAL LU-67 The establishment of any new rural center or the expansion of a rural center must be consistent with the LAMIRD criteria of RCW 36.70A.070 (5)(d). RURAL INDUSTRIAL CENTER The Rural Industrial Center (RIC) designation allows light industrial uses that are related to food, agriculture, or intermediate manufacturing and final assembly. It does not allow heavier industrial uses that produce substantial waste byproducts, wastewater discharge, or noise impacts incompatible with a rural area. Currently, the only RIC is in the Alderton-McMillin Community Plan area. GOAL LU-71 Recognize and designate the McMillin Park of Industry area for rural industrial uses. LU-71.1 Establish a designated Rural Industrial Center (RIC) that encompasses property vested for industrial activity within and adjacent to the McMillin Park of Industry. LU-71.2 Ensure the designated RIC meets the criteria to allow for more intensive uses within a rural area. LU-71.3 Prohibit the expansion of the RIC. LU The RIC shall not be expanded beyond the boundaries set within the community plan. LU Expansion of the industrial center beyond current boundaries is not considered compatible with the rural and agricultural character of the Alderton- McMillin Community Plan area. GOAL LU-72 Reserve land in the RIC for manufacturing/light industrial uses. LU-72.1 Limit the permitted uses to manufacturing/light industrial activity, preferably served by rail. LU-72.2 Promote railway facilities including transfer facilities and laydown yards. LU-72.3 Discourage heavy industrial, residential, and commercial services. LU-72.4 Ensure that industrial activities do not require the expansion of urban services. LU-72.5 Ensure that industrial uses do not negatively impact the environment or degrade water quality. LU-72.6 Minimize any impacts on the community and surrounding neighborhoods. LU-72.7 Explore developing regulations that facilitate the relocation of existing cottage industries to the RIC when expansion of the cottage industry is desired, and the use is consistent with permitted uses in the RIC. 10

11 GOAL LU-73 Minimize impacts to State Routes and the local road system from the Rural Industrial Center to the greatest extent possible. LU-73.1 Developments should incorporate local rail service into their operations as a means to reduce traffic. LU-73.2 Industries requiring rail service are encouraged to locate within Rural Industrial Centers. ALDERTON-MCMILLIN COMMUNITY PLAN Land Use Element, Rural Centers, Page A-32 through A-33 RURAL INDUSTRIAL CENTER GOAL AM LU-8 Recognize and designate the McMillin Park of Industry area for rural industrial uses. AM LU-8.1 Implement low impact development design standards where feasible. AM LU-8.2 Require significant vegetative buffering/screening between industrial and nonindustrial lands. AM LU-8.3 On-site lighting should enhance visibility and security without projecting glare on surrounding non-industrial areas. AM LU-8.4 Outdoor lighting should be focused downward and not protrude into the night sky or beyond property boundaries. AM LU-8.5 Screen materials stored outdoors from non-industrial properties. AM LU-8.6 Screen refuse collection/recycling areas and loading/delivery areas from neighboring non-industrial uses. AM LU-8.7 Industrial activities should not produce excessive noise that impacts quality of life in adjacent non-industrial properties. AM LU-8.8 Allow industrial uses that are: AM LU Food or agriculture related; AM LU Intermediate manufacturing; AM LU Final assembly; and AM LU Warehousing and distribution. AM LU-8.9 Prohibit the following uses: AM LU Heavier industrial uses that produce substantial waste byproducts or wastewater discharge; AM LU Commercial service and retail businesses; AM LU Contractor yards; AM LU Waste treatment and storage; AM LU Residential uses; and AM LU Rendering. 11

12 F/MPC 136TH AVE E 129TH ST E 137TH AVE E MSF/MSF 123RD ST E 138TH AVE E R10/R10 to RIC/RIC ARL/ARL R10/ R10 RNC/ RR/MSF RF/ RNC 142ND AVE E RF/RF 124TH ST CT E 142ND AVE CT E 128TH ST E PR/PR?u@ 162 ARL/ARL R10/ R10 RNC/RNC 128TH ST E RF 131ST ST E R10/R10 to RIC/RIC R10/ R10 PR/PR RIC/RIC Staff recommends adding parcels to Amendment # ND AVE E 136TH ST E 133RD ST CT E 134TH ST CT E 135TH ST CT E 146TH AVE E 136TH ST CT E R10/R10 136TH ST CT E 2019 PROPOSED AREA-WIDE MAP AMENDMENT th LLC (Application #891909) Initiated by Pierce County Council, Amended by Staff Department of Planning and Public Works Plot Date: December 18, 2018 Redesignate/Rezone from R10/R10 to RIC/RIC Scale = 1:7,000 Map Document: H:\mxd\prop_area_wide_amend\2019\map_amendment\amendment_m_891909_staff_amend.mxd

13 123RD ST E 124TH ST CT E 136TH AVE E 137TH AVE E 138TH AVE E 126TH ST E 125TH ST CT E 142ND AVE CT E 128TH ST E 128TH ST E Staff recommends adding parcels to Amendment #891909?u@ ST ST E 142ND AVE E 133RD ST CT E 134TH ST CT E 136TH ST E 135TH ST CT E 136TH ST CT E 2019 PROPOSED AREA-WIDE MAP AMENDMENT th LLC (Application #891909) Initiated by Pierce County Council, Amended by Staff Department of Planning and Public Works Plot Date: December 18, 2018 Redesignate/Rezone from R10/R10 to RIC/RIC Scale = 1:7,000 Map Document: H:\mxd\prop_area_wide_amend\2019\map_amendment\amendment_m_891909_ortho_amend.mxd