HomeMy WebLinkAbout4463 Exhibit "A"
ORDINANCE NO.
AN ORDINANCE amending the Official Zoning Map of the City of Bremerton
for property located between Lilac Lane and Bruen Avenue, north of Harlow
Drive in the Auto Center Way area of West Bremerton. (JENNINGS KAHN
INC. REZONE -- File #: RZ-02-94)
WHEREAS, an application has been submitted to rezone 0.65 acre (28,314 sq. ft.)
of real property located between Lilac Lane and Bruen Avenue, north of Harlow Drive,
northwest of the intersection of Kean Street/Bruenn Avenue in the City of Bremerton; and
WHEREAS, the Bremerton Planning Commission conducted a public hearing on April
19, 1994, to accept public comments and to consider this request, following which a
recommendation for APPROVAL was forwarded to the City Council; and
WHEREAS, the Bremerton City Council conducted a public hearing on May 25, 1994,
to accept additional comments and to consider the recommendation of the Planning
Commission; now therefore
THE CITY OF BREMERTON DOES HEREBY ORDAIN
Section 1. The Official Zoning Map of the City of Bremerton is hereby amended to
rezone the subject property from 'Single-family Residential (SF-3)' to 'Industrial General (IG)",
as shown on Exhibit 'A' and further described in Exhibit 'B', which are attached hereto and
incorporated herein.
Section 2. This decision is based on the Findings of Fact and Conclusions of Law
of the Bremerton Planning Commission, which are attached hereto and incorporated herein
as Exhibit 'C'.
APPROVED by the City Council on the first reading this. c>~.~ day of
~'~l ~:Y~, 1994.
PASSED by the Bremerton City Council this 1 day of (~b~.~ ,1994.
-~L-r~mN=~.~ ~il Pre/-si~ent
APPROVED this ~ day of ._1994.
6,"
LYNN HORTON, Mayor
ATTEST:
KATHLEEN McCLUSKIO~, Clerk
Published:
Effective:
EFFECTIVE DATE ~- z',~- ~' _
PUBLICATION DATE ~,- '/~ ¢'-/ _
ORDINANCE NUMBER ~ .,.,z.,-//~
Exhibit "A"
JENNINGS KAHN INC. REZONE:
With passage and approval of this Ordinance, the Official Zoning Map of the City of
Bremerton is amended from "Single-family Residential (SF-3) to "Industrial General
(IG)" for the property shown as indicated by cross-hatching on the map below and further
described in Exhibit 'B'.
Exhibit "B"
JENNINGS KAHN INC. REZONE:
LEGAL DESCRIPTION:
THAT PORTION OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF
SECTION 16, TOWNSHIP 24 NORTH, RANGE 1 EAST, W.M., IN KITSAP
COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS:
COMMENCING AT THE ONE QUARTER CORNER COMMON TO SECTIONS 16 AND 21
OF SAID TOWNSHIP AND RANGE; THENCE S 89° 46' 48" W - 94.70 FEET TO
A CONCRETE MONUMENT ON THE CENTERLINE OF BRUEN AVENUE; THENCE N 0°
23' 10" E - 137.03 FEET; THENCE S 89° 46' 48" W - 30 FEET TO THE
TRUE POINT OF BEGINNING; THENCE N 0° 23' 10" E PARALLEL TO THE
CENTERLINE OF BRUEN AVENUE 295 FEET; THENCE S 89° 46' 48" W -
208.84 FEET; THENCE S 0° 14' 53" W - 99.72 FEET TO A CONCRETE
MONUMENT; THENCE S 89° 45' 57" W - 92.53 FEET; THENCE S 0° 14' 03"
E - 128.75 FEET; THENCE S 89° 46' 21" W - 54.65 FEET TO THE EAST
MARGIN OF COUNTY ROAD NO. 150; THENCE S 30° 18' 12" - E 28.09 FEET
ALONG THE EAST MARGIN OF SAID ROAD TO THE BEGINNING OF A CURVE TO
THE LEFT WHOSE RADIUS POINT BEARS N 59° 41' 48" E - 329.26 FEET;
THENCE SOUTHEASTERLY ALONG THE ARC OF SAID CURVE 51.27 FEET TO A
POINT WHICH BEARS S 89° 46' 48" W FROM THE TRUE POINT OF BEGINNING;
THENCE N 89° 46' 48" E - 310.56 FEET TO THE TRUE POINT OF
BEGINNING.
ALSO THAT PORTION OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER
OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 16,
TOWNSHIP 24 NORTH, RANGE 1 EAST, W.M., IN KITSAP COUNTY,
WASHINGTON, DESCRIBED AS FOLLOWS:
BEGINNING AT CONCRETE MONUMENT AT THE SOUTHEAST CORNER OF THE
NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER
OF THE SOUTHWEST QUARTER; THENCE N 1° 38' 24" E ALONG EAST LINE OF
SAID SUBDIVISION 197.03 FEET; THENCE S 88° 00' W - 145.10 FEET;
THENCE S 4° 00' W - 189.32 FEET TO THE SOUTH LINE OF SAID
SUBDIVISION S 88° 51' 41" E - 152.41 FEET TO THE POINT OF
BEGINNING.
Exhibit "C"
CITY of BREMERTON
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SUMMARY
1. Applicant: JON JENNINGS for JENNINGS KAHN, INC.
Drawer A Wycoff Station
Bremerton, WA 98310
2. Location: One vacant portion of a lot expanded by Boundary Line
Adjustment, located between Lilac Lane and Bruen Avenue,
north of Harlow Drive in the Auto Center Way area of West
Bremerton.
3. Request: REZONE of a 0.65 acre (28,314 sq. ft.) portion of one
parcel from "Single-family Residential (SF-3)" to
"Industrial General (IG)".
A Rezone is required when an enlargement of a lot by Boundary Line Adjustment is
approved between two parcels with different zoning, where the adjustment would
clearly allow the uses of a different zone where they would not otherwise be
permitted.
4. Attachments: · Map of Current Zoning
e Boundary Line Adjustment Maps (File # BLA~)2-94)
e Rezone Application
FINDINGS
1. Land Use Inventory:
A. A general land use inventory was conducted of the area surrounding the
subject property -including both sides of Harlow Drive and along Kean
Street/Bruen Avenue.
1
EXISTING LAND USES & VICINITY MAP
B. To the north and west and immediately south of the subject property are
single-family homes, zoned SF-3 in the city limits. The County designation for
the area immediately adjacent to city limits is presumed to be R-5MH.
C. The subject property is located between Bruen Avenue and Lilac Lane, just
north of Harlow Drive. Uses to the northeast, east and southeast of the
property include the existing Jennings distributor's warehouse and another
industrial warehouse, a trailer manufacturing business and auto sales uses
typical of the Auto Center Way area.
2. Current Site Condition and Development:
The subject lot is 28,314 square feet (0.65 acres) in size, has approximately 145
feet of frontage on an existing easement road running east from Lilac Lane, and is
sloping upward from east to west. The difference in elevation from high side (west) to
Iow side is about 30 feet. This portion of the parcel (after the Boundary Line
Adjustment) is vacant and undeveloped at the present time.
3. Access and Circulation:
The primary (and only) access for the subject property is along the north side of the
lot via the existing easement road to Lilac Lane. If the rezone is approved, this
access will be required to be abandoned. This property is now part of the large
Jennings lot (# 134), and primary access will be from Bruen Avenue and Harlow Drive.
4. Current Comprehensive Plan Designations:
OSTRICH
SAY
LEGEHD
~'~ SENSITI¥1 AREAS ~ RESIOENIIAL/ ,S-3DUNIISIACIS
J PAIKS & C~EN SPACE ~ COMMERCIAL
~ PUILK/QUASI PUBLIC FACILITIES N NEIGHIORHOOO COMMIKIAL
E ILEMINTARy SCHOOL ~ INDUSTRIAL / BUSINESS PARK
HS H~H SC~OL I1~1/ c.~
~ R~SIOtNIIAL/ 0-7 UNITS/ACRE
The Comprehensive Plan clearly shows the INDUSTRIAL/BUSINESS PARK designation for
areas along Bruenn/Kean Streets and Harlow Drive west of the Bruenn/Kean and Harlow
intersection. The subject property lies within this designation.
5. Current and Proposed Zoning:
A. The subject property is currently zoned 'Single-family Residential (SF-3)'. Only
single-family development is allowed in this zone - regardless of lot size. This
zone would allow the following development on the 28,314 sq. ft. lot (at a
density of 1 unit per 4,800 sq. ft. of lot area):
Dwelling Unit~: 28,314/4,800 = 5.89 (will round-up to 6 units
possible, not including possible land needed for
streets).
3
$ingle-familvDwellings:6 structures maximum @ I unit per
structure.
B. The 'Single-family Residential' zone also allows the following land uses:
Zero-lot-line development (PUD)
Manufactured homes
Day care facilities
Boarding/rooming houses (SUP)
Group residential facilities (SUP)
Bed & breakfast establishment (SUP)
Private recreational facilities and clubs (SUP)
Public parks, playgrounds and athletic fields (SUP)
Private schools (SUP)
Churches
Libraries
Clubhouse, community center, fraternity lodge
Police and fire facilities (SUP)
Home occupation businesses
C. The applicant is requesting a zoning designation of 'Industrial General (IG)',
which does not allow residential development. This would be consistent with
the City's long-range Plan for this area.
D. The Zoning Ordinance allows the following land uses within the 'Industrial
General' zone:
Day care facilities (13 or more children)
Restaurants, cafes, cafeterias and delicatessens (some need SUP)
Drive-in theater (SUP)
Bowling alley
Private recreational facilities and clubs
Public parks, playgrounds and athletic fields (SUP)
Public schools (SUP)
Private schools
Churches (SUP)
Social Service and Welfare Facilities
Law Enforcement and Fire Facilities
Medical Laboratory
Car, truck, motorcycle, RV and marine craft retail sales
Car repair, accessory sales gas and washing services
Non-accessory parking
Bus passenger terminal
Professional and general offices
Many types of repair, construction, manufacturing, wholesale sales,
warehousing and distribution uses.
zl
E. The City's Zoning Ordinance requires off-street parking, setbacks,
landscaping, and other development features that are intended to screen or
buffer more intense uses from adjacent residential areas.
F. The administrative Site Plan Review process helps ensure that the concerns
and technical requirements of all major City departments, and often other
agencies, are adequately addressed in the design of the development. This
process culminates in an administrative decision that is open to public review
and which may be appealed to the Planning Commission.
6. Comments Received:
A description of this Rezone request was routed for written comments by other City
departments and affected agencies. The following significant comments were
received:
UTILITIES DEPT.: Water and sewer service for the site Will have to be extended to
the [west.] edge of the property to support commercial use.
storm drainage on site must be in accordance with City code at
time of submittal.
ENGINEERING DEPT.: Ingress/egress and stormwater runoff will require
engineering studies at project development phase.
B.A.C.O.N.: This should be approved because conditions in the vicinity show
all these [industrial] types of businesses. This [proposal] is
consistent with the surrounding area.
LONG-RANGE PLANNING: This request is consistent with the
Comprehensive Plan for the area. A reasonable
zoning change request, since it's adjacent to a
large IG area and the site is not really part of a
residential neighborhood.
REZONE CRITERIA
The criteria on which rezones must be based are contained in Zoning Ordinance
Chapter X, Section 5-B and are addressed as follows:
1. The Rezone is substantively consistent with the Comprehensive Plan.
The property is located within the INDUSTRIAL/BUSINESS PARK
Comprehensive Plan designation. The request is for 'IG' zoning, an industrial
zone fitting the description of the Comprehensive Plan for industrial areas.
The applicant stated on the Rezone application form that the objective of the
proposal is to use this portion of the expanded lot (already zoned 'IG')
5
together for future development and expansion of the existing distribution
business, an industrial use keeping with the established uses in the majority of
the surrounding area. The request is consistent with the Bremerton
Comprehensive Plan.
2. The Rezone is necessary because of (a} markedly changed conditions
in the immediate vicinity that require a rezone in the public interest;
(b) a need to correct an inappropriate zoning classification or
boundary; or (c) a need to place or remove an overlay zone.
In this case, there is no overlay zone and no obviously incorrect zoning
classification. However, because the current zoning is a Iow-density
residential zone, it does not support and is inconsistent with the
Comprehensive Plan's industrial designation. Because the Comprehensive
Plan guides zoning, and because zoning does not always take place until there
is a need for it (in the public interest), the fact that the applicant now desires to
make the zoning of the property consistent with the Plan satisfies this criterion
without a need for marked changes in surrounding conditions.
The applicant believes that the Industrial designation of the property justifies
the need the zoning change for the portion of the expanded lot to comply with
the Comprehensive Plan. The location near the Auto Center Way area is more
conducive to industrial zoning than it is for Iow density residential.
3. The Rezone would not result in adverse environmental consequences.
An Environmental (SEPA) Checklist was submitted with the rezone application
and reviewed for any adverse environmental impacts. The review concluded
with a Determination of Nonsignificance (DNS), issued on April 11, 1994.
4. The Rezone bears a substantial relation to the public interest or
welfare because there is a public need for a change of this kind and
the public need will be best served by this rezone:
Bremerton is in need of additional industrial lands, especially as the work for
expanded economic diversification has currently been heightened to relieve
the City's dependence on defense-related jobs. The City's Comprehensive
Plan policies recommend ensuring the availability of land served with utilities
and other urban services within existing and planned business and industrial
areas. The Auto Center Way area is such an area and is designated on the
Comprehensive Plan Map. This site, under the IG zoning designation, will
serve the public interest by increasing the supply of industrial sites available in
the City limits and through tax revenues generated by industrial uses on the
site in the future.
5. Essential public facilities and services are presently available and
adequate, or can be made available:
The primary advantage of this site is the availability (upon extension from the
right-of-way) of all urban utilities and services. It is also located adjacent to
Bruen Avenue for easy vehicular access, and access to public transit services.
This location will maximize use of existing infrastructure while helping to
discourage sprawl in other City or rural areas. Any utilities and/or street
improvements that may be substandard can be brought up to standard by the
developer at the time of development.
CONCLUSIONS
1. This requested rezone satisfies all five applicable rezone criteria of the
Bremerton Zoning Ordinance.
2. The location is particularly suitable to uses allowed in the IG zone because it
takes advantage of existing urban infrastructure in an established
industrial/business park area.
RECOMMENDATION
Following its pUblic hearing on April 19, 1994, the Bremerton Planning Commission found
that this rezone request adequately met all rezone criteria. The Commission voted
unanimously to recommend City Council APPROVAL of the Jennings Kahn Inc. Rezone, from
'Single-family Residential (SF-3) to 'Industrial General (IG)', for the .65 acre parcel (expanded
portion of the existing lot #134) located between Bruen Avenue and Lilac Lane in the Auto
Center Way area of West Bremerton.
KELLY KRAUTSCHEID, Vice-Chair Date
Bremerton Planning Commission
DONALD L. PRATT, Secretary
CURRENT ZONING
ZONING DISTAICTS
'" ......... ON THIS MAP
'~ " SF-1 Single-family Residential
$F-2 Single-family Residential
SF-3 Single-family Residential
GB General Business
IG General Industry
Industrial Park
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11,,~ ~ SPE:C I Ir I C DE'V~L, OPME:NT RE:GLILA. T ]ONS.
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I,L 2 0 2 1994
Application for
ZONE RECLASSIFICATION (Re eh
P/~RTMEI~'
A'ZONE ~EC~SSIFICATION (Bezone) of prope~ from One zoning district lo another may
be approved by the Ci~ Council, following public hearings before both the Planning
Commission and Ci~ Council and, in most cases, one or more public neighborhood
meetings lo gather information and ensure adequate oppo~unities for public comment.
To apply for a B~ONE, please complete this application form with as much detail as
possible abo~ your proposal and submit it along with the required a~achments and
application fee.
1. APPLICANT:
Name: Jennings, Jennings Kahn Inc. Jon Jennings
Drawer A W¥coff Station
Address:
City: Bremerton, State: Wash. ZIP: 983]0
Telephone: WORK: 377-8595 HOME:
2. CONTACT PERSON: (If other than applicant).
Name: Jeff.'Coombe ~,~
Telephone: WOR/f: 698-2332 HOME:
3. TITLE HOLDER: (If other than applicant).
Name:
Address:
City: State: ZIP:
Telephone:
4. PROPERTY LOCATION:
Address: Bruenn Ave
See attached
General Location (intersecting streets, etc.):
Bruenn Ave near Harlow
Industrial/Business Park
5. COMPREHENSIVE PLAN DESIGNATION:
NA
6. SHORELINE ENVIRONMENT DESIGNATION:
SF-3
7. CURRENT ZONING:
Industrial General
8. REQUESTED ZONING:
9. ASSESSOR'S ACCOUNT NUMBER(S}: [Parcels to be Rezoned]
i62401-3-134-2007
10. COVENANTS, EASEMENTS OR OTHER RESTRICTIONS:
Briefly describe here and also show on map.
None
11. BASIS FOR P. EQUEST:
State clearly and completely-the reasons or rationale for
this REZONE request. Attach additional pages as necessary.
This property abutts existing Industrial General Zoning.
Jennings owns the adjacent property and also operates a
wholesale beverage distributorship at that location. If the
rezone is successfull expansion could be possible and eliminate
the possibility of relocation of this business.
12. CRITERIA FOR APPROVAL:
This REZONE request can be approved by the Bremerton City
Council only if all of the following criteria can be met:
1.. The REZONE is substantively consistent with the Comprehensive Plan.
2. The REZONE is necessary because either:
a. Conditions in the immediate vicinity have so markedly changed that a
REZONE is required in the public interest;
b. The REZONE will correct a zone classification or zone boundary that
was inappropriate when established; or
c. The REZONE is to place or remove an overlay zoning designation on
the Zoning Map.
3. The REZONE would not result in adverse environmental consequences.
4. The REZONE bears a substantial relation to the public interest or welfare
because there is a public need for a change of the kind in question; and that
public need will be best served by changing the zoning classification of the
subject property;
5. Essential public facilities and services are presently available and adequate, or
can be reasonably made available; and
6. In the case of a City-initiated area-wide REZONE only: The REZONE is area-
wide in scope, the action directly and similarly affects a significant class of
properties rather than individual parcels.
* Please provide below (or on separate paper) a detailed
explanation to show as clearly as possible how your REZONE
request is consistent with each of the above criteria:
The rezone is consistent with the comprehensive plan and would be
compatible because of the zoning, in the immediate vacigity. All
utilities are available and to the site and the rezone would not
result in any adverse environmental consequenses. Topography
and proposed access assures the rezone to blend with surrounding
uses and wil~ enable this long time,Bremerton City Based business
to continue to thrive and expand without relocation.
13. ATTAC~LENTS:
A. Notification List: Typed name/address labels for the
owners of all property within a radius of 300 feet of
the subject REZONE area are required. These may be
provided by the applicant, or the City Planning
Division will assemble the labels at a cost to the
applicant of $2 per label, at the applicant's option.
B. Location Map: A map showing the general location
within the community of the area subject to the REZONE,
including streets, shorelines and other major features.
C. vicinity Map: A Kitsap County Assessor's map at a
scale of 1" = 100' or 200'.
The subject REZONE area shall be in the center.
All existing streets, lots, shorelines, and other
physical features shall be shown on the map.
~ Existing land uses within a radius of 300 feet of
the subject area shall be clearly indicated.
% Any additional information that will help to
clearly define the proposal.
D. Environmental Checklist: Obtain form at Planning
Division Office.
14. PRE-APPLICATION CONFERENCE:
The Planning Division should be consulted to discuss
the proposal and specific information needs prior to
submittal of the REZONE application package.
15. APPLICANT,S STATEMENT: -
I hereby state that I am the applicant, or the authorized
agent for the applicant and that all foregoing statements
and information provided herein are, to the best of my
knowledge and belief, true and complete. I understand that
the filing fee accompanying this application is not
refundable, is for the purpose of partially defraying the
administrative expenses of processing this application, and
that the payment of said fee does not result in automatic
approval of this request.
plic~t ~ Date
* The City of Bremerton does not discriminate on the basis of race, sex, color,
religion, national origin, age, or disability in the provision of services, in
programs or activities, or employment opportunities and benefits.
Exhibit "D"
PLANNING COMMISSION MINUTES
April 19, 1994
MEMBERS PRESENT: Chair: Kelly Krautscheid; Commissioners: Robin Abille, Richard
Goetze, John Hancock, Wayne Olsen and Laurence Stone.
STAFF PRESENT: Don Pratt, DCD Director; Jack Allingham, Senior Planner; Shane Jensen, Land
Use Planner; Rhonda Wallace, Secretary.
B. ~ Jennings Kahn, Inc.
~.- Rezone a 19,000 sq.ft, site from Single
Family Three (SF-3) to General Industry
(IG)
~ West of 222 Bruen
commission conflict of Interest/Appearance of Fairness: None.
Public conflict of Interest/ADDear~c9 of Fairness: None.
S~AFF PRES~ATION
Shane Jensen. Land Use Planner presented the staff report for this
application. He reviewed current comprehensive plan designation
and how it applies to this application.
APPLICANT PRESENTATION
Jeff coombe. 9226 Bayshore Drive NW #101 representing Jennings,
Jennings, Kahn aka Jennings Corporation.
Mr. Coombe gave background of the Jennings Corporation. He
presented the Commission a map with surrounding lots and their
zoning. Mr. Coombe gave reasons why the rezone is needed.
Chairman Krautscheid called for comments in favor of this
aDolication~ None were offered.
Chairman Krautscheid called for comments in ODOosition of this
aDolication. None were offered.
Chairman Krautscheid called for comments of a neutral nature for
this application. None were offered.
Mr. Pratt read into the record letters received from Betty Vaughn
and Ralph Erickson (Timkath Partnership).
APPLICANT REBUTTAL
Rebuttal from Jeff Coombe
Jeff Coombe stated that he received a call from a resident on Lilac
Lane and addressed neighbor's concern. He stated that he talked
and met with Betty Vaughn and that she has valid concerns. At
conclusion of this meeting, he met with Jennings Corporation and
irregardless of the status of this rezone application, an all
employee meeting was held and they addressed the issue of noise.
Jennings Corporation immediately issued a change in company
procedure at this meeting and that no one is allowed to work
outside until 7:30 a.m. Mr. Coombe stated that this action is a
good indication of the neighbor good will and willingness to be a
good neighbor.
COM]4ISSION DISCUSSION
Commissioner Stone asked will lot 063 continue to be a SF
residence. Yes.
M/s/c/u (ABI~.T.E/OLSE~)