HomeMy WebLinkAbout4510 ORDINANCE NO. /5/a
AN ORDINANCE amending the Official Zoning Map of the City of Bremerton
for property located on the west side of Union Avenue approximately 300
feet south of Werner Road in the Auto Center Way area of West Bremerton.
(HASELWOOD REZONE -- File #: RZ-05-94)
WHEREAS, an application has been submitted to rezone 0.76 acre (33,105 sq. ft.)
of real property located on the west side of Union Avenue, south of the intersection of
Wemer Road in the City of Bremerton; and
WHEREAS, the Bremerton Planning Commission conducted a public hearing on
February 21, 1995, 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 March 15,
1995, 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 three subject lots at the west side of Union Road south of Werner Road from
"Single-family Residential (SF-3)' to 'Industrial General (IG)', as shown on HASELWOOD
REZONE MAP (Exhibit 'A') and further described in HASELWOOD REZONE LEGAL
DESCRIPTIONS (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/.~_/-,g; day of
2~..~_, 1995.
PASSED by the Bremerton City Council this ~_..~ ~'- day of "~( _~ ,*~-~, 1995.
SHERRIL HUFF-M~S, C~)uncil President
APPROVED this ~,~[ day of ~\~-¥~ ¥,. ., 1995.
LYNN HORTON, Mayor
ATTEST:
KATHLEEN McCLUSKEY, Clerk
Published:~
Effective:
Exhibit "A"
HASELWOOD REZONE MAP:
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 and the arrows on the map
below and further described in HASELWOOD REZONE LEGAL DESCRIPTIONS (Exhibit 'B').
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Exhibit "C"
CITY of BR£M£RTON
Findings of Fact and Conclusions of Law
of the
Bremerton Planning Commission
Regarding:
CITY COUNCIL HEARING DATE: March 15, 1995
PREPARED BY: Shane Jensen, Land Use Planner
SUMMARY
1. Applicant: CHARLES HASELWOOD
501 West Hills Boulevard
Bremerton, WA 983;12
2. Location: Three vacant lots, located on the west side of Union Avenue,
approximately 300 feet south of Werner Road in the Auto
Center Way area of West Bremerton.
3. Request: Rezone of two parcels (0.76 acre/33,105 sq. ft. total) from
'Single-family Residential (SF-3)' to 'Industrial General (IG)'.
4. Attachments: · Assessor's Map
· 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 Union Avenue.
1
B. To the north and west of the subject property are properties in the City limits
owned by government services - Highway Patrol zoned IG, and the National
Guard Armory zoned SF-3.
Directly to the east, across Union Avenue is the Coca-Cola warehouse and
shipping facility, zoned in the City as GB.
Immediately to the south is a vacant parcel zoned SF-3. Still further south,
across Union Avenue near Poindexter Avenue are some single-family
residences, also zoned SF-3.
C. The subject property is within 400 feet of the Werner Road intersection. Uses
to the north and northeast of the property include industrial warehouse and
auto sales uses typical of the Auto Center Way area.
GURRENT ZONING & VICINITY MAP
.i
ZONING DISTRTCTS
ON THIS M_AP
SF-1 Single-family -Residential
ST-2 Single-family R~sidential
~-3 Single-family Residential
GB General Business
IG General Industry
IP Industrial Park
PS Pa~ks & Schools
FM Forest Management
2. Current Site Condition and Development:
The subject lots are 33,105 square feet (0.76 acres)in total size, have approximately
440 feet of frontage on Union Avenue, and are sloping upward from north to south
and from east to west. The difference in elevation from high side (southwest) to Iow
side is about 30 feet. The parcels are vacant and undeveloped at the present time.
3, Access and Circulation:
A. The primary (and only) street frontage for the subject property is along the
west side of Union Avenue. Union Avenue has a right-of-way width of
approximately 60 feet in front of the subject property.
B. With the exception of the existing drainage ditch along the Union Avenue
frontage, there are no curbs, gutters, sidewalks or other street improvements
(other than paving) in the immediate vicinity of the subject property.
C. It is likely that this property would be required to make standard street
improvements as part of a future development, including curbs, gutters and
sidewalks and dedication of additional right-of-way.
4. Current Comprehensive Plan Designations:
OSTIIICH
SAY
-;.I ' 3
The Comprehensive Plan clearly shows the INDUSTRIAL/BUSINESS PARK designation for
areas along Werner Road/Kean Street, and the COMMERCIAL designation in the areas of the
Haselwood auto dealerships west of Union Avenue. The subject property lies within the
INDUSTRIAL/BUSINESS PARK 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 25,700 sq. ft. lot (at a
density of 1 unit per 4,800 sq. ft. of lot area):
Dwelling Units: 33,105/4,800 = 6.89 units possible.
Single-familvDwellings:7 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.
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 service for the site is available within the Union Avenue
right-of-way. Wastewater service is not available at this time.
Extension of sewer services from Werner Road and Union
Avenue intersection 600 feet to the site can be done at the
developer's expense. On-site septic system may be a less
costly [choice if the intended use of the property will allow it].
ENGINEERING DEPT.: Sight distance from these parcels is questionable. We
will have to look at it closer when the Site Plan Review
comes in.
5
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 these lots together for development of uses more in
keeping with the established uses in the majority of the surrounding area and
which are allowed by the IG zoning district. 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 of the current Iow-density residential zoning,
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. Even so, the applicant feels that
there have been significant changes from a one-time residential to a growing
industrial/commercial district: large power line right-of-way, busy
thoroughfare, inharmonious connection with adjacent residential properties,
expanding auto dealership and warehouse uses.
The applicant believes that the Industrial designation of the property justifies
the need for the zoning change to comply with the Comprehensive Plan.
When the area was annexed the parcels came into the City under the default
zoning that most closely matched the County's designation, even though that
zoning did not comply with the City's Plan designation for the area. 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 February 3, 1995.
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 of all urban utilities and
services (upon extension from the Union Avenue/VVerner Road intersection). It
is also located adjacent to Union 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 suitable to uses allowed in the IG zone because it takes
advantage of existing urban infrastructure (upon extension) in a growing
industrial/business park area.
RECOMMENDATION
Following its public hearing on February 21, 1995, 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 Haselwood Rezone, from
'Single-family Residential (SF-3) to 'Industrial General (IG)', for three parcels located on Union
Avenue approximately 400 feet south of the Werner Road/Union Avenue intersection in the
Auto Center Way area of West Bremerton.
Date
Bremerton Planning Commission
DONALD L. PRATT, Secretary