Application No.: 891418 Applicant: AREA-WIDE MAP AMENDMENT Rezone two parcels from Moderate Density Single Family (MSF) to Neighborhood Center (NC) and Employment Center (EC). Charles Bitton GENERAL DESCRIPTION The proposal would redesignate one parcel from MSF to NC and one parcel from MSF to EC to better reflect use and surroundings. The properties are located along Valley Avenue, north of the City of Puyallup. The proposal is located in the Urban Growth Area (UGA)/Potential Annexation Area(PAA) of the City of Puyallup. STAFF RECOMMENDATION Staff supports the proposal to redesignate the parcels to NC and EC. Staff supports for the following reasons: The proposal fits the description and goals for Neighborhood Center emphasizing smallscale commercial land uses; The request for an Employment Center designation meets key policy objectives with vehicle access and adjacent industrial land uses; Both parcels border NC and EC zones creating a continuation of existing land uses in the area; and The parcels are located within the Puyallup PAA, and the City generally supports the amendment. To help maintain logical boundaries, staff recommends the inclusion of parcel 7705000070 into the NC redesignation. The parcel is located in between the two other parcels and would otherwise remain as an MSF designation on one parcel surrounded by NC and EC. IMPLEMENTATION REQUIREMENTS If the proposal is adopted, the Pierce County Zoning Atlas would have to be changed to reflect the proposal. It should be noted that the redesignation of the two parcels to NC will increase the residential density and may require the use of Transfer Development Rights in order to achieve the higher density. 1
2019 Amendments to the Comprehensive Plan 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.10.060 A.): 1. The effect upon the rate of growth, development, and conversion of land as envisioned in the Plan The proposal would facilitate and increase the rate of development of commercial uses and industrial uses. 2. The effect upon the County's capacity to provide adequate public facilities The proposal would not change the County s ability to provide public facilities. The request is located within an urban area where existing plans anticipate urban land uses. The parcels are located on a major road, Valley Avenue, and its closest intersection is Milwaukee Avenue. The site is near SR-167 and SR-512. The area is not currently served by sewer systems. 3. The effect upon the rate of population and employment growth The proposal would increase the potential for population growth within the NC rezone. As an MSF zone, the density for the parcels is four to six dwelling units per acre. NC allows for multifamily housing providing up to 25 dwelling units per acre if sewer is available. Without sewer, the maximum of 12 units is allowed. The EC zone change would potentially decrease population because it is an industrial zone where housing is not permitted. Both zones could increase employment. Both NC and EC allow for more commercial and industrial uses, respectively, than the current MSF designation. 4. Whether Plan objectives are being met as specified or remain valid and desirable The proposal would be consistent with the surrounding zones. However, parcel number 7705000070, located on the north side of the proposal, is currently left out of the proposal and would remain MSF. Parcel no. 7705000070 would need to be brought into the request to avoid this problem. 5. The effect upon general land values or housing costs The proposal would have the potential to affect land values by changing the highest and best use of the land. The NC zones and EC zones would provide the option for more intense use of the parcels. 6. Whether capital improvements or expenditures, including transportation, are being made or completed as expected The proposal would not change capital expenditures. 2
2019 Amendments to the Comprehensive Plan 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 The proposal would be consistent with the Comprehensive Plan. The amendment would be consistent with the goals of the NC designation by limiting the size to remain consistent with nearby residential areas. The request is a continuation of the neighboring zone and is compatible with current uses on Valley Ave. E. The site is also consistent with Puyallup s comprehensive plan. It is part of the PAA, and the request fits the future land use designation. This is discussed in depth in Item 10 below. 8. The effect upon critical areas and natural resource lands The proposal would not have an immediate direct effect on critical areas. Future development or redevelopment of the site would have to follow requirements in Title 18E. The proposal is located in an urban area and does not affect natural resource lands. 9. Consistency with locational criteria in the Comprehensive Plan and application requirements established by this Chapter The parcel redesignated as EC is adjacent to several EC parcels to its south. It is located in an urban area with proximity to major transportation thoroughfares. The site also meets objectives for visibility and access with its location on Valley Avenue. The parcel changing to NC would fit the designation s criteria. Neighborhood Centers are meant to consist of small-scale retail, service commercial, and office development that serves daily needs of residents in the immediate area. Neighborhood Center covers parcels to the north and west of the proposed site. Adding the requested parcel and staffrecommended parcel would continue to keep the NC small and compatible with nearby residential areas. 10. The effect upon other considerations as deemed necessary by the Department The proposal is located within the PAA for the City of Puyallup. The City has submitted comment and is generally supportive of the amendment. The City of Puyallup future land use designations has classified the properties as Auto Oriented Commercial (AOC). Changing the one parcel s designation to NC would be more consistent with current land use on the parcel and the City s future land use designation. The EC request would also be more consistent with current use on the parcel. If the request moves forward, the applicant would likely need to amend the City land use designations for the property. The City also recommended incorporating parcel number 7705000070 in the proposal and change to the from MSF. Without this change, the parcel would be left as a residential island. 3
GROWTH MANAGEMENT ACT (GMA) Applicable RCWs/Policies 2019 Amendments to the Comprehensive Plan RCW 36.70A.070: The comprehensive plan of a county or city that is required or chooses to plan under RCW 36.70A.040 shall consist of a map or maps, and descriptive text covering objectives, principles, and standards used to develop the comprehensive plan. The plan shall be an internally consistent document and all elements shall be consistent with the future land use map. A comprehensive plan shall be adopted and amended with public participation as provided in RCW 36.70A.140. MULTICOUNTY PLANNING POLICIES (VISION 2040) Not Applicable. PIERCE COUNTY COUNTYWIDE PLANNING POLICIES (CPPS) Not Applicable. PIERCE COUNTY COMPREHENSIVE PLAN Land Use Element, Pages 2-31 through 2-32, and 2-35 through 2-37 Urban Commercial NEIGHBORHOOD CENTER A Neighborhood Center (NC) is a concentrated mix of small-scale retail, service commercial, and office development that serves the daily needs of residents within the immediate neighborhood. Residential development at various densities may occur within the center, if appropriate to the individual neighborhood. GOAL LU-43 Implement the Neighborhood Center land use designation through the following zone classifications: Neighborhood Center (NC), Residential/Office-Civic (ROC), and Moderate- High Density Residential (MHR). GOAL LU-44 Locate and design NCs to provide everyday shopping and services to a relatively small, nearby population. LU-44.1 Limit the size to keep NCs small and compatible with surrounding residential areas. 4
Urban Industrial EMPLOYMENT CENTER 2019 Amendments to the Comprehensive Plan An Employment Center (EC) often contains office parks, manufacturing, other industrial development, or a combination of activities. It may also include commercial development as a part of the center, as long as the commercial development is incidental to the employment activities of the center. Designation of adequate areas for Employment Centers is one component of meeting the needs of a growing jobs-based economy. Master planning for Employment Centers is encouraged to ensure efficient access, facilitate timely provision of public services, and provide safety and design standards for location of uses. GOAL LU-53 Implement the Employment Center land use designation through the following zone classifications: Employment Center (EC), Community Employment (CE), Public Institution (PI), Employment Services (ES), and Research-Office (RO). GOAL LU-54 Designate industrial areas: LU-54.1 Where there is adequate land, public facilities and services, and street capacities available within the 20-year planning horizon; LU-54.2 Adjacent to or in proximity to land designated EC; LU-54.3 Within proximity to major transportation thoroughfares, including rail; LU-54.4 Adjacent to or in proximity to adequate water, sanitary sewer, power and natural gas utilities capable of servicing commercial/industrial development; LU-54.5 Near historical employment generating operations; LU-54.6 On properties that are not constrained by significant critical areas such as wetlands, steep slopes or other environmental factors limiting development potential; LU-54.7 Characterized by larger parcels, typically averaging more than five acres; LU-54.8 Within Urban Growth Areas; LU-54.9 In a manner which attracts and retains businesses; LU-54.10 Geographically dispersed throughout the County to meet the industrial and manufacturing needs of a growing jobs-based economy; and LU-54.11 Only if there is a demonstrated need to provide for more land in the area based on shortages of developable land, and when the expansion is compatible with any applicable community plan. GOAL LU-55 Promote the grouping of uses which will mutually benefit each other, or provide needed services. LU-55.1 Encourage planned developments of multiple buildings or uses which provide a mixture of low and moderate-intensity industrial, research, office, and supporting commercial uses. LU-55.2 Encourage intensive manufacturing businesses to be clustered in industrial parks along major transportation links to minimize the impact on less intensive surrounding land uses. 5
2019 Amendments to the Comprehensive Plan GOAL LU-56 Provide a diverse range of goods and services to ensure that as the economy changes, employment opportunities are balanced with a wide range of other land uses. LU-56.1 Ensure enough land is designated as industrial to meet employment targets. LU-56.2 Establish distinct land use types and zoning classifications for industrial, research, and office development which accommodate a broad range of economic development activities in appropriate locations. LU-56.3 Ensure no net loss of land designated for industrial uses. LU-56.3.1 Redesignate parcels from the EC designation to another designation only when an equivalent area of suitable land is added to the EC designation in the same Comprehensive Plan amendment cycle, or through a community plan adopted within the prior two years. In the event a parcel is determined to be unlikely developable for industrial uses due to adjacent incompatible uses, the amount of critical areas on the parcel, or if the parcel is determined to be of insufficient size or proper location for industrial use, then the legislative body may consider redesignating the parcel. LU-56.3.2 Complete a comprehensive analysis of industrial lands needs and availability. LU-56.3.2.1 Identify criteria for siting. LU-56.3.2.2 Review existing zoning classifications. LU-56.3.2.3 Recommend properties that should have the zoning modified. LU-56.3.3 Rezoning property to accommodate difficult to site public uses, including schools, may be authorized subject to the County's "no net loss" of land designated for industrial uses policy except rezoning property for public uses within the designated Frederickson Manufacturing/Industrial Center is prohibited. LU-56.4 Location and design should facilitate access and circulation by transit, car and van pools, pedestrians, bicyclists, and other alternative transportation modes. LU-56.5 Encourage developments to consider visibility and convenient access from major arterials and highways, proximity to environmentally sensitive lands, and the desired character of the industrial area. LU-56.6 Allow commercial and residential uses that support and serve the daily needs of the workforce when the neighboring zone classifications do not allow for such uses. LU-56.7 Prohibit new detached single-family residential with limited exceptions. LU-56.8 Development should be required to undergo a formal site plan review process to minimize impacts on neighboring properties. LU-56.9 Encourage master planning for industrial areas, including such features as open space, landscaping, integrated signage, traffic control, and overall management and maintenance through covenants or other property management techniques. LU-56.10 Encourage large, contiguously-owned properties to be developed as a unified whole. 6
2019 Amendments to the Comprehensive Plan LU-56.11 Provide sites with a variety of parcel sizes to accommodate both large and small businesses, and particularly those of sufficient size to permit development of large industrial facilities. 7
MSF/ MSF 110TH AVE CT E Staff recommends adding parcel to Amendment #891418 111TH AVE CT E VALLEY AVE E 112TH AVE E 55TH ST CT E NC/NC MILWAUKEE AVE E MSF/MSF to NC/NC MSF/MSF to EC/EC 112TH AVE CT E MSF/MSF EC/EC 2019 PROPOSED AREA-WIDE MAP AMENDMENT Bitton LLC (Application #891418) Initiated by Pierce County Council, Amended by Staff Redesignate from MSF to NC Redesignate from MSF to EC Department of Planning and Public Works Plot Date: December 18, 2018 Scale = 1:1,500 Map Document: H:\mxd\prop_area_wide_amend\2019\map_amendment\amendment_m_891418_staff_amend.mxd
MILWAUKEE AVE E 110TH AVE CT E Staff recommends adding parcel to Amendment #891418 111TH AVE CT E VALLEY AVE E 112TH AVE E 55TH ST CT E 112TH AVE CT E 2019 PROPOSED AREA-WIDE MAP AMENDMENT Bitton LLC (Application #891418) Initiated by Pierce County Council, Amended by Staff Department of Planning and Public Works Plot Date: December 18, 2018 Scale = 1:1,500 Redesignate from MSF to NC Redesignate from MSF to EC Map Document: H:\mxd\prop_area_wide_amend\2019\map_amendment\amendment_m_891418_ortho_staff_amend.mxd