Pierce County Department of Planning and Land Services DENNIS HANBERG Director 2401 South 35th Street Tacoma, Washington 98409-7460 C-4 COMMUNITY PLAN AMENDMENT: SOUTH HILL EMPLOYMENT SERVICES ZONE (ES) Applicant: American Concrete, Inc. General Description The proposal incorporates new language associated with the Employment Center (EC) land use designation in the South Hill Community Plan. The new language allows for the Employment Services (ES) zone classification to be applied to properties through a Rezone/Planned Development District approval. Proposed Amendment The applicant requests the following changes to the Land Use Element of the South Hill Community Plan: DESCRIPTION OF DESIRED CONDITIONS Proposed Designations and Zoning Classifications Employment Center Designation The Employment Center designation is the same as within the Pierce County Comprehensive Plan, although the allowed uses are restricted to recognize the need for compatibility with the Pierce County airport. The Employment Center (EC) designation provides land for industrial, manufacturing, and office jobs. Uses in the EC range from land intensive heavy industrial (e.g., manufacturing, product assembly, fabrication, and processing, and heavy trucking uses) to light manufacturing, assembly, and wholesale activities, to corporate office and office park development appropriate Civic, Utility, Office, Resource, commercial and industrial uses. Commercial uses subordinate to and supportive of employment uses are also permitted. The EC designation is currently located at and surrounding the Pierce County Airport at Thun Field. Proposed Zoning The Employment Center designation is implemented through the Employment Center and Employment Service zones. Allowed uses within the zones are restricted to: aviation-related manufacturing, commercial, civic, utility, and industrial services and or sales. Staff Recommendation Staff does not support the proposal. The proposal does not include any additional policy guidance in relation to the location, size, and limitation of uses in the application of the Employment Services zone within the Employment Center land use designation.
Implementation Requirements N/A Impact Analysis Procedures for Amendments to the Comprehensive Plan, PCC 19C.10, requires all amendments to the Plan to be evaluated based on the following (PCC 19C.10.065 A.): 1. Is there a community or countywide need for the proposed amendment? If so what is that need? No. The applicant has not demonstrated a community or countywide need. 2. Is the infrastructure available to support the requested amendment, such as sewer, water, roads, schools, fire support? 3. Would the requested amendment provide public benefits? If so, what sorts of public benefits? Undetermined. 4. Are there physical constraints on the property? 5. Are there environmental constraints, such as noise, access, traffic, hazard areas on or adjacent to the proposed amendment? 6. What types of land use or activities are located on the property? 7. What types of land use or activities are located on neighboring properties? 8. Is the proposed amendment consistent with all applicable state and local planning policies? While the Comprehensive Plan allows for individual community plans to expand the type of uses within the EC land use designation, the proposal does not include policies that provide a framework and limitations of the uses. With no restriction to the amount of land allowed that may be converted to commercial uses, the commercial component of the EC designation could, over time, take the place of industrial/manufacturing businesses. The proposal appears to also be inconsistent with the South Hill Community Plan. Policies call for establishing several commercial districts and centers. Each serves a specific purpose at an appropriate scale and intensity. The proposal allows Employment Services zoning throughout the Employment Center land use designation. This could result in extensive commercial development and undermine the objectives for the Employment Center land use designation. 2
Applicable Policies Comprehensive Plan Policies Chapter 19A.30 19A.30.030 Employment Centers. LU-EC Objective 9. Provide large planned Employment Center development sites, properly zoned and serviced with infrastructure. A. Provide for the development of Employment Centers, geographically dispersed throughout the County, to meet the industrial and manufacturing needs of a growing jobs-based economy. 1. Land intensive type uses such as heavy industrial (e.g. manufacturing, product assembling, fabrication, processing) and heavy trucking are encouraged to locate in the Employment Centers. 2. Uses such as light manufacturing, assembly and wholesale activities and corporate offices are encouraged to locate in the Employment Centers, especially where they would have less impact on surrounding residential areas in terms of nuisance factors or hazards than would heavy industrial and heavy trucking activities. K. Allow commercial/service development that supports and serves the daily needs of the workforce at the Employment Center. Community plans may allow for expanded opportunities for commercial and service development within the Employment Center when such development can be made compatible with existing and future industrial uses. 19A.30.150 Industry. As one part of the overall Land Use Element, the Land Use-Industry policies meet all the mandates established by Washington State for the development of the Pierce County Comprehensive Plan. Together with the Economic Development Element, the Land Use- Industry policies have been coordinated with other pertinent elements throughout the planning processes. B. General. 1. LU-In Objective 52. Provide a predictable development atmosphere, emphasizing diversity in the range of goods and services provided and ensuring that as the economy changes, employment opportunities are balanced with a wide range of other land uses. a. Ensure an adequate supply of industrial land in appropriate areas. (1) Allow industrial development in urban areas on sites where sanitary sewer, storm water management, water, and police and fire protection are available and adequate prior to or concurrent with development. (2) Sites should be located in an Urban Growth Area where they can be served economically and adequately by these services, including sanitary sewers, storm water management, water, police and fire protection, and roadways. f. Residential and most commercial land uses are generally prohibited in industrial areas except for those which serve the needs of the area's workforce. 3
South Hill Community Plan Policies SOUTH HILL COMMUNITY PLAN Commercial Policies Objective 9. Objective 10. Create separate and distinct commercial centers along Meridian Avenue through zoning and design standards. Establish centers for specific purposes and designed of appropriate scale and intensity for the identified function and purpose. Create separated and distinguishable districts along Meridian Avenue providing the highest quality private and public sector development that connects to adjacent neighborhoods, preserves pockets of natural areas, and moves through traffic safely and efficiently. Establish a variety of commercial districts that serve specific purposes. The scale and intensity of activities should be in conformance with the purpose of the commercial node. Industrial Policies Objective 12. Provide for small-scale manufacturing and aviation-related industries while ensuring public safety. Provide some industrial lands to facilitate small-scale light manufacturing and aviation-related industries. Principle 1. Principle 2. Principle 3. The industrial area should be limited to the Pierce County airport and some adjacent properties. Industrial activities shall not impact the safety of airport operations. Recognize the importance of the Frederickson Employment Center and support projects that facilitate its industrial growth. 4
ECONOMIC ELEMENT Employment Opportunities Objective 56. Provide strategies that ensure entry level and advanced employment opportunities are available within the community. Most residents drive outside of the community for higher paying employment opportunities. As the daily commute time increases, many residents desire an opportunity to work closer to home, spend less time on the road, and enjoy more time with their families. Well-balanced and varied economic development that provides for entry level and advanced employment opportunities. Principle 1. Encourage growth in professional and technical employment opportunities within the South Hill community. Standards 56.1.1 Promote the location of technology-oriented businesses and organizations within the Urban Village and, where feasible, in the Employment Center. 56.1.5 Encourage growth in light manufacturing within Employment Centers in South Hill and neighboring communities. 56.1.6 Focus marketing efforts for the Employment Center to small-scale aviation industries, light manufacturing, and related businesses. 5