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2022-06-08 Hearing Examiner Packet
w4co AGENDA HEARING EXAMINER MEETING City Hall-525 North Third Avenue Council Chambers WEDNESDAY,JUNE 8,2022 6:00 PM I. CALL TO ORDER II. PUBLIC HEARINGS A. Preliminary Plat Allison Court; Empire Bros. (PP 2022-005) B. Special Permit Landin Daycare Center(SP 2022-04) C. Rezone Chaher RT to C-3 (Z 2022-003) D. Rezone Broetje Orchards RT to R-1 (Z 2022-004) E. Rezone Jubilee Foundation RT to R-4 (Z 2022-005) F. Hearing Examiner Fence Height Variance Front Yard(HE 2022-001) III. ADJOURNMENT This meeting is broadcast live on PSC-TV Channel 191 on Charter Cable and streamed at www.pasco-wa.com/psctvlive. Audio equipment available for the hearing impaired;contact staff for assistance. w4co REPORT TO HEARING EXAMINER PUBLIC LAND USE HEARING City Hall—525 North Third Avenue—Council Chambers WEDNESDAY June 8, 2022 6:00 PM MASTER FILE#: PP 2022-005 APPLICANT: Empire Bros. Construction 931 West Agate Street Pasco, WA 99301 REQUEST: PRELIMINARY PLAT: Allison Court 15-lot subdivision BACKGROUND 1. PROPERTY DESCRIPTION: Leal: Parcel 118461040: The north half of the southeast quarter of the southeast quarter pf the southwest quarter of Section 21,Township 9 North, Range 29 East, W.M, Less the East 250 feet for a PUD Right-of-Way easement(264644) and except the East 30 feet for the Road 76 Right-of- Way(271046) (1624 Road 76). Parcel 118461068: The West 185 feet of the East 210 feet of the south half of the southeast quarter of the southeast quarter pf the southwest quarter of Section 21, Township 9 North, Range 29 East,W. M.,except the East 60 feet of the South 185 feet,and except the South 30 feet of the West 125 feet thereof(7617 Road 76). General Location: Said property is situated on the west side of Road 76, and borders West Court Street to the south, Pasco,WA. Property Size: The site contains approximately 5.88 acres (256,132.8 square feet). 2. ACCESS: The site is accessed from Road 76 and West Court Street. 3. UTILITIES:Water utilities are available from both Road 76 and West Court Street;Sewer lines are located in West Court Street. 4. LAND USE AND ZONING: The site consists of two lots zoned RS-12 (Suburban), and contains two SFDUs, a shop, and two outbuildings. Surrounding properties are zoned and developed as follows: NORTH: RS-12 Vacant, SFDUs EAST: RS-20 SFDUs SOUTH: RS-12 SFDUs;Vacant Land WEST: RS-12 SFDUs 5. Comprehensive Plan: The Comprehensive Plan designates the site for Low-Density Residential. Goal H-2 suggests the City strive to maintain a variety of housing options for residents of the community. Land Use goal LU-2 directs the City to "maintain established neighborhoods and ensure new neighborhoods are safe and enjoyable places to live, and Policy LU-2-A, "Design major streets, schools, parks, and other public facilities that will encourage the individual identities of neighborhoods." 1 ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. Based on the SEPA checklist (SEPA 2022-007), the adopted City Comprehensive Plan, City development regulations, and other information, a Mitigated Determination of Non-Significance (MDNS) was issued for this project on April 15, 2022 (WAC 197-11-355). Mitigation included the following: 1. An inadvertent discovery protocol must be established for the potential discovery of cultural or historical artifacts before or during improvements/construction. ANALYSIS LOT LAYOUT: The proposed preliminary plat contains 15 suburban lots, which would have access from dedicated internal streets,via Road 76. The lots range from 11,129 square feet to 28,458 square feet, the average lot size being 14,649 square feet. The proposal would be consistent with the development standards of the RS-12 zoning district per PMC 25.65.050. RIGHTS-OF-WAY: All lots will have frontage on streets to be dedicated as part of the plat. All roads will be fully improved and completed with this subdivision. Per City Resolution 2545, approved 9 September 2000, "Continuous streets, or a street proposed to be continuous, shall carry the same name throughout. If there is an interruption and there is no probability of eventual connection the interrupted segments may bear different names." For this plat the proposed Right-of-Way to be dedicated would be a continuation of the Ruby Street alignment. UTILITIES: Municipal Water is available to the parcel via 6" and 12" lines in Road 76 and West Court Street, respectively. N 8" sewer line is located in the first 225 feet of Road 76 and in West Court Street. IRRIGATION: This parcel is within Franklin County Irrigation District service area, currently served and assessed by FCID. Owner shall be required to build a system within the plat to deliver irrigation water to each of the new lots with proper irrigation easements for all new lines installed. Prior to building of this system an engineering drawing shall be submitted to FCID for review and comments. Development shall comply with RCW 58.17.310. WATER RIGHTS: The assignment of water rights is a requirement for subdivision approval per Pasco Municipal Code Section 26.04.115(B) and Section 3.07.160. If no water rights are available to transfer to the City the property, owner/developer must pay a water right fee in lieu thereof. STAFF FINDINGS OF FACT State law (RCW 58.17.110 ) and the Pasco Municipal Code require the City to develop Findings of Fact as to how this proposed subdivision will protect and enhance the health, safety, and general welfare of the community.The following is a listing of proposed "Findings of Fact": Prevent Overcrowding: Density requirements of the RS-12 zone are designed to address overcrowding concerns.The Comprehensive Plan suggests the property in question be developed with 2 to 5 dwelling units per acre. The proposed plat has a density of approximately 2.55 units per acre. No more than 40 percent of each lot is permitted to be covered with structures per the RS-12 standards. Parks Open Space/Schools: The closest park, Chiawana Park, is about 8/10 of a mile away via West Court Street and West Clara Street; The Sacagawea Trail is about 1/3 mile to the south along Road 76; Kingspoint private school is adjacent to the southwest; Livingston elementary is a little over a mile away along Road 80 2 and Bayberry Drive; McLoughlin Middle School is about a mile and a half by way of Road 80 and Livingston Road; Chiawana High School is also about 1.5 miles away via Road 80. The City is required by RCW 58.17.110 to make a finding that adequate provisions are being made to mitigate the impacts of the proposed subdivision on the School District.At the request of the School District,the City enacted a school impact fee in 2012.The imposition of this impact fee addresses the requirement to ensure there are adequate provisions for schools. A school impact fee in the amount of$4,700 will be charged for each new dwelling unit at the time of building permit issuance. Effective Land Use/Orderly Development:The plat is designed for single-family residential development as identified in the Comprehensive Plan. The maximum density permitted under the Comprehensive Plan is 8 dwelling units per acre.The developer is proposing a density of 2.55 units per acre. Safe Travel&Walking Conditions:The proposed plat includes adequate streets and sidewalks. Curb, gutter, and sidewalk shall be installed and constructed to current City standards and to the standards of the American's with Disabilities Act (ADA). Adequate Provision of Municipal Services: All lots within the plat will be provided with water, sewer, and other utilities. Provision of Housing for State Residents: The proposed plat contains 15 suburban lots providing the opportunity for the construction of 15 new dwelling units in Pasco. Adequate Air and Light: The maximum lot coverage limitations, building height restrictions, and building setbacks will assure that adequate movement of air and light is available to each lot. Proper Access &Travel: The plat will be developed to City standards to assure proper access is maintained to each lot. Connections will be made to Road 76. Comprehensive Plan Policies & Maps: The Comprehensive Plan designates the plat site for Low-Density Residential development. Policies of the Comprehensive Plan encourage the advancement of home ownership and suggest the City strive to maintain a variety of housing for residents. Housing Goals and Policies of the Comprehensive Plan that pertain to this development include: H-1: Encourage housing for all economic segments of the city's population; H-2: Strive to maintain a variety of housing consistent with the local and regional market; Policy H-2-A: Allow for a full range of residential environments including single family homes and manufactured housing. The applicant is proposing to construct 15 suburban lots at a density of 2.55 dwelling units per acre to meet the intent of the Comprehensive Plan. Other Findings:The Public Notice was mailed out and published in the Tri-City Herald on May 23, 2022. 1. The site is within the Pasco Urban Growth Boundary. 2. The State Growth Management Act requires urban growth and urban densities to occur within the Urban Growth Boundaries. 3. The site consists of two lots zoned RS-12 (Suburban). 4. The site contains two SFDUs, a shop, and two outbuildings 5. The site is not considered a critical area, a mineral resource area or a wetland. 6. The site's Comprehensive Plan designation is for Low-Density Residential development, which specifies residential development of 2 to 5 dwelling units per acre. 7. The site is zoned RS-12 (Suburban). 3 8. The proposed subdivision is in conformance with the RS-12 zoning requirements of the site. 9. The minimum lot area in the RS-12 zone for Single-family residential dwellings is 12,000 square feet. 10. The developer is proposing 2.55 dwelling units per acre. 11. The Housing Element of the Comprehensive Plan encourages the advancement of programs that promote home ownership and development of a variety of residential densities and housing types. 12. The Transportation Element of the Comprehensive Plan encourages the interconnection of neighborhood streets to provide for the disbursement of traffic. 13. The interconnection of neighborhood streets is necessary for utility connections (looping) and the provision of emergency services. 14. Per City Resolution 2545 "Continuous streets, or a street proposed to be continuous, shall carry the same name throughout. 15. The proposed Right-of-Way aligns with Ruby Street, and will be named according to that alignment. 16. Per the ITE Trip Generation Manual 9th Edition,the proposed subdivision,when fully developed,will generate approximately 5.81 trip/unit * 15 units= 87.15 trips per day. 17. The current park impact fee is$1,734 per dwelling unit. 18. RCW 58.17.110 requires the City to make a finding that adequate provisions have been made for schools before any preliminary plat is approved. 19. The City of Pasco has adopted a school impact fee ordinance compelling new housing developments to provide the School District with mitigation fees.The fee was effective April 16, 2012. 20. Past correspondence from the Pasco School District indicates impact fees address the requirement to ensure adequate provisions are made for schools. 21. Plat improvements within the City of Pasco are required to comply with the 2020 Standard Drawings and Specification as approved by the City Engineer.These improvements include but are not limited to water, sewer and irrigation lines, streets, streetlights, and storm water retention. The handicapped-accessible pedestrian ramps are to be completed with the street and curb improvements prior to final plat approval. Sidewalks are installed at the time permits are issued for new houses,except sidewalks along major streets,which are installed with the street improvements. 22. The assignment of water rights is a requirement for subdivision approval per Pasco Municipal Code Section 26.04.115(8) and Section 3.07.160. 23. The developer is responsible for all costs associated with construction, inspection, and plan review service expenses incurred by the City Engineering Office. 24. The City has nuisance regulations (PMC 9.60)that require property owners(including developers)to maintain their properties in a manner that does not injure, annoy, or endanger the comfort and repose of other property owners. This includes controlling dust, weeds and litter during times of construction for both subdivisions and buildings including houses. TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of the proposed Plat the Hearing Examiner must develop findings of fact from which to draw its conclusion (PMC 21.25.060)therefrom as to whether or not: 4 (1) Adequate provisions are made for the public health, safety and general welfare and for open spaces, drainage ways, streets, alleys, other public ways, water supplies, sanitary wastes, parks, playgrounds, transit stops, schools and school grounds, sidewalks for safe walking conditions for students and other public needs; The proposed plat will be required to develop under the standards of the Pasco Municipal Code and the standard specifications of the City Engineering Division. These standards for streets, sidewalks, and other infrastructure improvements were designed to ensure the public health, safety, and general welfare of the community. These standards include provisions for streets, drainage, water and sewer service and the provision for dedication of right-of-way. The preliminary plat was forwarded to the PUD, the Pasco School District, Cascade Gas, Charter Cable, Franklin County Irrigation District, and Ben-Franklin Transit Authority for review and comment. Based on the School District's Capital Facilities Plan the City collects school mitigation fees for each new dwelling unit. The fee is paid at the time of building permit issuance. The school impact fee addresses the requirements of RCW 58.17.110.All new developments participate in establishing parks through the payment of park fees at the time of permitting. (2) The proposed subdivision contributes to the orderly development and land use patterns in the area; The proposed Plat makes efficient use of vacant land and will provide for the looping of utilities and interconnectivity of streets as supported in the Comprehensive Plan. The proposed subdivision will provide street improvements within the plat as per City standards;connections will be made to Road 76. (3) The proposed subdivision conforms to the policies, maps, and narrative text of the Comprehensive Plan; The Comprehensive Plan land use map designates the site and surrounding properties for Low-Density Residential development and may be developed with modified factory-assembled homes and Single-family residential dwelling units. Policies of the Comprehensive Plan encourage the advancement of home ownership and suggest the City strive to maintain a variety of housing for residents. The plat indicates a density of 2.55 dwelling units per acre, which falls within the density range established by the Comprehensive Plan. The Housing Element of the Plan encourages the promotion of a variety of residential densities and suggests the community should support the advancement of programs encouraging home ownership. The Plan also encourages the interconnection of local streets for inter-neighborhood travel for public safety as well as providing for traffic disbursement. (4) The proposed subdivision conforms to the general purposes of any applicable policies or plans which have been adopted by the City Council; Development plans and policies have been adopted by the City Council in the form of the Comprehensive Plan. The proposed subdivision conforms to the policies, maps, and narrative text of the Plan as noted in number three above. (5) The proposed subdivision conforms to the general purposes of the subdivision regulations. The general purposes of the subdivision regulations have been enumerated and discussed in the staff analysis and Findings of Fact. The Findings of Fact indicate the subdivision is in conformance with the general purposes of the subdivision regulations provided certain mitigation measures (i.e.,school impact fees are paid). (6) The public use and interest will be served by approval of the proposed subdivision. 5 The proposed plat, if approved, will be developed in accordance with all City standards designed to ensure the health, safety and general welfare of the community are met. The Comprehensive Plan will be implemented through development of this plat. These factors will ensure the public use and interest are served. TENTATIVE PLAT APPROVAL CONDITIONS 1) All improvements shall be in accordance with the Pasco Municipal Code. The Pasco Municipal Code adopts the most recent versions of the City of Pasco Standard Specifications, the Washington State Department of Transportation Standard Specifications for Road, Bridges, and Municipal Construction, the International Building Code, and the International Fire Code. If there are any conflicting regulations in any of these documents,the more stringent regulation shall apply. 2) The face of the plat shall include this statement: "As a condition of approval of this short plat the owner has waived the right to protest the formation of a Local Improvement District for right-of-way and utility improvements to the full extent as permitted by RCW 35.43.182." 3) The face of the final plat shall include this statement: "The individual or company making improvements on a lot or lots of this plat is responsible for providing and installing all trench, conduit, primary vaults, secondary junction boxes, and backfill for the PUD's primary and secondary distribution system in accordance with PUD specifications;said individual or company will make full advance payment of line extension fees and will provide all necessary utility easements prior to PUD construction and/or connection of any electrical service to or within the plat." 4) Any existing water rights associated with the subject property shall be transferred to the City as a condition of approval. If no water rights are available then the property owner, in accordance with PMC 21.05.120, shall pay to the City, in lieu thereof, a water rights acquisition fee as established in the City Fee Summary Ordinance as identified in PMC 3.35. 5) Only City and other utilities with franchise agreements are allowed in the public right of way. 6) Any and all overhead power is required to be re-routed below ground, unless applicant can demonstrate that such undergrounding is technically or financially unfeasible. 7) It shall be the responsibility of the property owner/developer to contact all utility owners to determine their system improvement requirements. Prior to subdivision construction plan submittal and/or review the property owner/developer shall provide to the City of Pasco written support/approval of the proposed development from all outside utilities, public and private. 8) Applicant and the City shall enter into a Sewer System Extension Agreement or other similar legal instrument with the express intent and purpose of bringing sewer service to the subdivision. 9) All fee payments for bonding of ROW improvements and Water Rights must be paid at the time of Final Plat being submitted for signatures. 10) Street lighting will need to be considered, as there is none fronting the project area. 11) All stormwater is required to be maintained and treated on site in accordance with Washington State Department of Ecology and City of Pasco Standards. 12) The City requires all utilities to be extended to-and-through the property being developed, as such the sewer should be extended to the northern property line within Road 76 for future extension north. 13) Fire Apparatus access roads IFC 503.1.Where required. Fire Apparatus access roads shall be provided and maintained in accordance with locally adopted street, road and access standards. 14) Plans for new developments need to provide information as to connection with other streets to maintain continuity of traffic flow for emergency response in a timely manner. Continuity of traffic 6 flow is critical. 15) Fire hydrants typically will be installed on alternating sides of the street on five hundred foot spacing in residential areas. Cul-de-sacs that are greater than two hundred feet in length, as measured from the main street entrance to the bulb, shall have a hydrant placed prior to the curb return entering the turnaround. Cul-de-sacs over three hundred feet shall have hydrants at the entrance and at the turnaround prior to the curb return. Hydrants shall be installed and maintained so that the radius of forty-eight inches of clearance around the hydrant. The hydrants shall be visible within a distance of fifty feet in any direction of fire Apparatus approach. 16) Dead-end roads greater than one hundred feet shall be provided with a turnaround, as per IFC Section 5. 17) Structures to remain must maintain minimum 10' side setbacks. Setbacks for the structures should be detailed on the plat. 18) Plat shall detail existing conditions, such as the names of neighboring subdivisions and property lines of all adjacent properties. 19) The final plat shall include a comment stating: "existing regulations regarding sight distance, fence height, and setbacks may affect the placement of fences and driveways on Lots 3 and 15." 20) Applicant shall indicate if the property to the north (Allen) is able to be served through the proposed sewer. If it is not possible, the reason shall be provided and indicated on the plans. RECOMMENDATION Staff recommends approval of the Preliminary Plat with conditions per above. 7 Overview Item: Preliminary Plat - Allison Court N Applicant: Empire Bros. Construction W E Map File #: PP 2022-005 S --rl—U-�ITDAI A\/P— qt 3LI661-1 UK t.5 r �y 0-1 r y •��- •T �• ~ • SITECLARA ST ST WgGATE CT SER-R SIDAMS T 00 r / • r- \ ,• its - } � ■ 0,4 , W t Z J , 4'"� .• `. o. � _ BLUE � \ 1 '7 p r - . .. +A v p D STAR CT .w C �IC� 2 =IVY LN _ m V. RB4ROSE. CT IRIS I Fe S1 • ¢ �PC� I�'LN V1/OCTAVE O U< z� 0 AVE ST � • . � F r OLIVIA CT 290 570 1,100 1,700 2,30 4. (.D"0, . HENRY ST � , I 4a' Blenton County W N �;il�ST Feet _ �� Vicinit Item: Preliminary Plat - Allison Court N y Applicant: Empire Bros. 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Construction w E "Alf File #: PP 2022-005 s a ❑ O a 0 RUBY CT SITE 0 0 Q Q 50 100 200 300 400 W COURT ST Feet o 0 Allison Court Preliminary Plat sIr LOCATED IN THE SE 1/4 OF THE SW 1/4 OF SEC 21, T 9 N, R 29 E OF THE WILLAMETTE MERIDIAN I -1 cou RT CpLUMSM AA'FR O OT 5 LOT 0 Q BLOC 8462000 6L��p�lENl I ?le \1\00REY1 .mon I VICINITY MAP -— --10 im,z Iu.1 el.r Ia.z es.v aTz SHEET INDEX irnrririmrr� Pmnnrnov sS�j_ _______i__ _ o 0 PUD EEMT E UTY Pw B T - � � a,I � EKrGHDME a __________I I I e BLD, 62090RFM1 $ 12,ttOSH M (GUTIERREt' 11.1110 EF 1R tt 11295E A 15 w SF 1133 EK 9. 11E O ETGI N -W BE 5 .Il 011E REMO ED -- -- L•e,.r� 11,11. R ) 90� ■RII —.i'u" s wu d Lot 5 I 1-aa ALLISON CT Is THY J PLUSON \ OPE21 ,a ER I n a 1�N1 — PAsco,wA 76" u GERALDwa0o0O n 1621 N ROAD]6 g u. ®� ° KEPLS PREPARED BY SOUNDA�,ANDTOPOPREP \\ /----_------- -v----T------_wz--------i-------- --------- JOHry WBEc . 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Call before you tlig. oI��„c vvo FEB 21,0 MOO M' S, IM Eas<os$xT nEA $ P �ry °MPA D$"°BR DE TDPcoURse m• DL,n,P°salsa 800MPof EDBDRFADIrv°TDPC° v� w vT v v„� II� � y��a v� I i s "°TES..,, u-ASPRn�uao n�Cx of e�asiq iS SKnu ee"Mirv°n�E�c°uFse \\\\�"�-ODNN`D DMPA�E°DEPma arvES:1„•TRAVELLANE$ \ INE r P °.=N rwo wnv lEFrrvnry RwLTl wrvE \\ \\\\ ollli`l / /) r�� / /r j �vn:io"coraToux hld' 1 Ij ea TYPICAL ARTERIAL STREET SECTION - _ II unury esrar ttYFl \\ \ ALLISON CT \ \\ m-GAry — --- -- — — \ \\ \\MA H— Pl — METER — \ A•UR _To sAiz rYl AFM ISTREET vE C g.LLECTEo \ < STE ` ADBSUC °OF,�6!RMWATER RUNOFF WILL B FROM INLOCLIZ SURFAE a.a71 1— 7E nvAwAEo"erFrvcITEEnmE"s Acmr EREs• rcommA �uaz srB BE INSTALLED PER TrvEacOnoa°owEm PPD STBcBM0EY<PEPR GDVTCU crO"AScOSTArva s _ra a \ — _ °BHE.DEPM Bs1°OM—TEDSUSBRADE� ToP«°RSE, )"° —OMP.DEPTH HMA OL,n•.INS esza �RR7 RBE NsiIy"—rvE NOTES ' ASPHALT B-- /// aWs NTHI_scc�,vEa ' Pa M wa 12-111 Eo�`n�LNEsS URNLT)UNE E,5 BI" IAS DIRECTED BY CITY ENGINEER) TYPICAL COLLECTOR STREET SECTION — aroAx I I v •I/ ��' —I RR , �vuvEll �I EzrBwELL ; � —�E oa ST PUBLIC FANIS i Re PER sro s:e mPl TD STA+mn vALVE nx comPAcreosuscRAOE RR causxEo uAFAcirvc RSEmP, rcomP.DEPTHHMACL, P°easza �PCD� CRUSHED .�•.--"-BrT�sE�EA�Irvr�--�-ENI z•COMP oEPTB cR eUSUR A N-E�RSE ——— ——— D�mw� NOTES.,.AULASPHALFAND Rocz DIM NSION$$HALL Be MINIMUM _•- - •--v-- —am— am—,\COURT ST VmJ E v THICKNESS.COMPACTED DEPHBs -(PgINCIPAL AHTEflIAL)m (PAVEDW/CUHBS)�pm •ElcrO�x'wA ET RurJE v--P — _ z.ROADSIDE swAIE SHOULD BEA MINIMUM OFF FEET— - '— `—' Era vo HD PowEx �- n TYPICAL LOCAL ACCESS STREET SECTION f rvn smsru / e.1— I'Lliol haDE =0,83Ps40 smiev'ryKRowwhm'a below.CFEB 11,BVV RIT before you tlig. e a Loo • North r -,00kin Northeast g 1 f -' Looking t7 mr IM y Ts . .. - .. .- -. .- - - :�L.' �� - - { l.w �4• r.� `ate. _. - - - - _ �. xy -•.x ,a :: _..xt� �ti' - `rte=='` .�;> - _ �:.�; -.�,,,.� ..�� _ "''�. i^7: .moi[��'�JYr� ,s'�.,�'y„•.•. rr:• - �Ci}:F" '?�:.. .C+ - Tom^ _ _. _„j` _ - "�� �•-':;.�a:.•�!L`'y�'C%�'1..;^�_-sem`' -i �r:� :}.Cy. _.x:� ti =�'. .s��•w �`��'' -. �'r^-,.�.�_ -::�:.`••-^ -"xf•..�-''tir5'-ti•-r b.`¢.»� ,..�•r�"• fir:•ice"r' 'r• -,��'R.�. y -s`t._- ._.-. _ -. _ - ' i. _ •� -; _.�sr.'- yam• .� n ..Y•-_ VC-� _ VY'K4+ •��•._' .4!- �'.'�:X�1.�.�_1_ �_.+�/�`�S' .. �•>:c1�.•'i'5.--.. ._-•�•. .x..�•.•*'�-'_'�`.i"'•.. i ,- ._ z= } f y ==� _-- - ��l�tilt�ll•lt�jti�t��1 �l�tiltiltili•Sf�t����f � �. _ - _ _� . 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Looking is k nowf t. i � Rim - I� i_ �' -• !Y►� .� . .• :. - --"�-r---- -'- lir,+.' . .fa't •r• .; ..•''•I-� - � r.-' �• . � 1••` _ - _ .. _- y .y:fa- ... i �W• .r5i �_•'•�ry' .' fir. f •y. u �:5�.:'"_y' r. ...�`` �. _ • _ - ":ice = - .. .. 111' _ . � .. .„ .�a•:;: ~P..: . .. �M - - �-'i',. ..s. :• �.i- ..gee'�1�'r. :r-._'; .- .. ' --. .. � - - - 'T_ _ai- .. :41.JYr.� + •� '.4M'. .' � n S[: l •ham- � _ - Ri.R 1•••x.:1'..... _ .1 i �"� _ �✓ •l. pr". Iii- . _ .'.�,�� ��1.l.,.-.;,e..,..,ti, 'a'•;.l�?� .srf"..i:6b.. .... .. _ _.r.,�i'.',..1�aS.n ,. -*.�'�L'_.:ra:..r _ w .. ..- r. • rte,°#_`- „� _ -7—. . brr Yom_1�r��s-•: - -_ __� _` _ _ _ -_-r rZ Affidavit of Mailing In regards to MF# PP2022-005 I, Carmen Patrick, hereby confirm that notification was sent by mail on May 23, 2022, to the owners of the parcels within 300 feet of the proposed site. The attached Notification List and Notice of Public Hearing are to be used as a reference as to what was sent and to whom received the notification. Given under my hand and official signature this 23rd day, May of 2022. kilm Representative's Signature cIItOf vzf ��� Cammttnity Development department PO Box 293,525 N 3'd Ave, Pasco,WA 99301 P:509.545.3441/F:509.545.3499 NOTICE OF PUBLIC HEARING Si necesita ayuda para entender este aviso o necesita mas informaci6n, por favor Ilame al Departamento de Desarrollo Comunitario y Econ6mico de la Ciudad de Pasco a 509-545-3441. Proposal: Empire Bros. Construction has submitted a Preliminary Plat application for a 15-lot subdivision "Allison Court"(PP2022-005)on a 5.88-acre site.The parcels are located in the north half of the southeast quarter of the southeast quarter pf the southwest quarter of Section 21,Township 9 North, Range 29 East, WM., Pasco, Washington. Said property is situated on the west side of Road 76, approximately 300 feet north of Court Street, at 1624 Road 76 (Parcel 118 461040) and 7617 Road 76 (Parcel 118 461068).The proposal is subject to regulations contained in the Pasco Municipal Code. Public Comment Period: Written comments must be submitted to the Community Development Department by 5:00 p.m.on 8June2022. Only comments received by the referenced date will be included in the hearing examiner packet. If you have questions on the proposal, contact the Planning Division at (509) 545-3441 or via e-mail to: adamsi@pasco-wa.gov. Open Record Hearing:The Hearing Examiner will conduct an open record hearing at 6:00 p.m.on 8 June 2022 in the Council Chambers in Pasco City Hall at 525 N 3`d Avenue in Pasco, Washington. The Hearing Examiner will consider public testimony concerning the above application at this meeting. If you wish to participate in the hearing virtually,please register at least 2 hours prior to the meeting at the following registration link: www.pasco-wa.gov/publiccomment After registering, you will receive a confirmation email containing information about joining the webinar. Estimated Date of the Recommendation: It is estimated that the Hearing Examiner will make a recommendation to City Council on the Preliminary Plat within ten (10) business days of the public hearing. Prepared 23 May 2022 by:Jeffrey B. Adams, Associate Planner, PO Box 293 Pasco, WA 99301 (509) 545- 3441 verview +p Construction + Map File PP 2022-005 S LmPP 1l :' r � � iF•R�-� IM ANGEL GEOVANNY GUTIERREZ-MORFI GURDWARA GURU NANAK PARKASH WA 7805 RUBY CT PO BOX 1402 PASCO, WA99301 RICHLAND, WA99352 BOYD B & BEVERLY A BOOTHE HOWARD L& STACY BOOTHE 1605 ROAD 76 1617 N ROAD 76 PASCO, WA99301 PASCO, WA99301 BRADLEY & RACHAEL MICHEL JEFFERY R & SHELBY J BONDERMAN 3814 W GRAND RONDE AVE 7504 TER RAY CT KENNEWICK, WA99336 PASCO, WA99301 CASCADE NATURAL GAS CORP JERAMIAH L & TRACI L BOUSLAUGH PO BOX 5650 7809 RUBY CT BISMARK, ND 58506 PASCO, WA99301 CHURCH OF CHRIST JOHN A& TAMARA P LOPEZ 7900 W COURT ST 7801 RUBY CT PASCO, WA99301 PASCO, WA99301 GERALD W & DOROTHY J ALLISON JOHN LEVI & CARRIE LYNN MURDOC 1624 N ROAD 76 7810 RUBY CT PASCO, WA99301 PASCO, WA99301 GREG T& JILL M ALLEN JOHN R & CHARELLE A BOREY 1706 N ROAD 76 4515 CAMPOLINA LN PASCO, WA99301 PASCO, WA99301 JULIA MONTANO-BELECHE TIMOTHY S & JERRALEE A BRESHEA 7806 RUBY CT 1705 ROAD 76 PASCO, WA99301 PASCO, WA99301 LEILANI A FOLLETT(ETAL) VINCENT & DENISE M BARBOUR 7902 RUBY CT 7901 RUBY CT PASCO, WA 99301 PASCO, WA99301 MARIA GUIZAR 7617 W COURT ST PASCO, WA99301 MARILYN MANKE 7517 W COURT ST PASCO, WA99301 NEDLAND & LINDA PASCO 7719 W COURT ST PASCO, WA99301 NORTHWEST PIPELINE CORP PO BOX 2400 TULSA, OK 74102 RANDALL D & LEANN M NUNAMAKER 7518 TER RAY CT PASCO, WA99301 CIty0 REPORT TO HEARING EXAMINER 04ii" � s�co PUBLIC HEARING oil I I vCity Hall—525 North Third Avenue—Council Chambers Wednesday 81une 2022 6:00 PM MASTER FILE#: SP 2022-04 APPLICANT: Bertha Landin 403 N 20th Ave Pasco WA 99301 REQUEST: SPECIAL PERMIT: Daycare Center in a C-1 (Retail Business) Zoning District BACKGROUND 1. PROPERTY DESCRIPTION: Legal: Lots 4-7, Block 1, Holt's Addition to Pasco (Parcel #113391027). General Location: 1734 North 5th Avenue Property Size: .57 acres (24,999.07 square feet) 2. ACCESS:The site has access from North 5th Avenue 3. UTILITIES: The site is served by both water and sewer services; water from 5t" Avenue, and sewer from the alley running along the west of the site. 4. LAND USE AND ZONING:The property is currently zoned C-1 (Retail Business) and is developed with a church structure. Surrounding properties zoned as follows: North R-1 Apartments East C-3 WSDOT Laydown Yard South R-1 SFDUs West R-1 SFDUs 5. COMPREHENSIVE PLAN: The Comprehensive Plan indicates the site is primarily intended for Low- density Residential uses. The Plan does not specifically address daycare centers, but elements of the Plan encourage the promotion of orderly development including the development of zoning standards for off- street parking and other development. Plan goal OF-5 suggests provisions should be made for educational facilities throughout the Urban Growth Area. 6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. Based on the SEPA checklist, the adopted City Comprehensive Plan, City development regulations, and other information,a threshold determination resulting in a Determination of Non-Significance (DNS)was issued for this project on April 14, 2021, under WAC 197-11-158. ANALYSIS Proposal Applicant wishes to operate a daycare facility to be located at 1734 North 5th Avenue.The facility would be open Monday through Friday, 4:00 am to 6:00 pm, 70 hours per week. The facility would have up to 4 1 employees and would serve up to 80 children. Proposed improvements/repairs would include primarily aesthetic Improvements, Indoor wall divisions,and playgrounds installation. No major structural changes are anticipated. Property Description The site is located at 1734 North 5th Avenue in a residential neighborhood along North 5th Avenue between West Pearl and West Agate Streets. The proposed facility is located within one block of North 4th Avenue, and two blocks north of West Court Street, both arterial streets, capable of handling significant traffic. A Ben-Franklin Transit (BFT) Stop is located on West Court Street about .38 miles to the south of the site near the intersection of North 7th Avenue.There is a Church structure on site which comprises approximately 4,650 square feet. History The site was annexed into the City in 1949 (Ordinance 649) as part of Holt's Addition to Pasco. The site was rezoned from R-1 to C-1 (Retail Commercial) zoning in 1966 (Ordinance 1244). In 1992 Frank Blanchard) obtained a Special Permit (SP 1991-008) to operate a church (Lighthouse United Pentecostal) at this location. The church was sold to Faith Center International in 2008, and to Casa De Avivamiento Church which obtained a new Special Permit(SP 2014-006)and operated the church until it was sold to Applicant in early 2022 for the proposed daycare use. Daycare facilities are considered Community Service Facilities, level one, and as such, require Special Permit review under the provisions of Pasco Municipal Code (PMC) 25.200.020(4) Unclassified uses. Community service facilities of the level one category include day-care centers, nursery schools, hospitals, sanitariums, nonprofit community health clinics,governmental and quasi-governmental activities,and related uses,which provide similar services for citizens. Educational facilities(schools)and daycares are typically located in or near residential neighborhoods. While the proposed facility is not a public school, it will operate somewhat like a school. The City of Pasco population has grown from 59,781 in 2010 to a current estimate of over 81,000. Population growth has created a demand for preschool and daycare facilities. Pasco Municipal Code 25.185.170(3) requires one parking space for each employee and one space per 6 children(0.17 per child).The proposed facility would accommodate up to 4 employees and 80 children. Based on these numbers,the total parking requirement would be 18 spaces, rounded up, as follows: Proposed Number Spaces per Total Required Employees 4 1.00 4 Students 80 0.17 14 Total 18 Applicant has indicated there are 13 on-site parking places. According to the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th edition, daycare centers(code 565)generate approximately 4.38 trips per student,which translates to around 350.4 trips per weekday with 80 students. 2 Daycare facilities are required to meet WSP Fire Protection Bureau Fire and Life Safety Inspection requirements; Office of State Fire Marshal (OSFM). INITIAL STAFF FINDINGS OF FACT Findings of Fact must be entered from the record. The following are initial findings drawn from the background and analysis section of the staff report. The Hearing Examiner may add additional findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1. Public notice of this hearing was sent to property owners within 300 feet of the property and in the Tri-City Herald on 24 May 2022. 2. Applicant wishes to operate a daycare facility. 3. The facility would be open Monday through Friday,4:00 am to 6:00 pm, 70 hours per week. 4. The facility would have up to 4 employees. 5. The facility would serve up to 80 children. 6. Proposed improvements/repairs would include primarily aesthetic Improvements, Indoor wall divisions, and playgrounds installation. 7. No major structural changes are anticipated. 8. The site is located at 1734 North 5th Avenue 9. The site is in a residential neighborhood 10. The site is situated along North 5th Avenue between West Pearl and West Agate Streets. 11. The proposed facility is located within one block of North 4th Avenue, and two blocks north of West Court Street, both arterial streets, capable of handling significant traffic.. 12. A Ben-Franklin Transit (BFT) Stop is located about .38 miles to the south. 13. There is a Church structure on site which comprises approximately 4,650 square feet. 14. The site was annexed into the City in 1949. 15. The site was rezoned from R-1 to C-1 zoning in 1966. 16. A Special Permit was obtained for a church in 1992 17. Daycare facilities are considered Community Service Facilities, level one. 18. Community service facilities, level one include day-care centers, and nursery schools. 19. Community Service Facilities, level one require Special Permit review. 20. The City of Pasco population has grown to over 81,000 since 2010 21. Pasco Municipal Code 25.185.170(3) requires one parking space for each employee and one space per 6 children (0.17 per child). 22. The proposed facility would accommodate up to 4 employees 23. The proposed facility would accommodate up to 80 children, 24. The parking requirement would be 18 spaces, rounded up 25. Applicant has indicated there are 13 on-site parking places. 3 26. According to the ITE daycare centers generate approximately 4.38 trips per student. 27. The Center would generate around 350.4 trips per weekday with 80 students. 28. Daycare facilities are required to meet WSP Fire Protection Bureau Fire and Life Safety Inspection requirements TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of the proposed plat the Hearing Examiner must develop findings of fact from which to draw its conclusion (PMC 25.200.080 and 25.200.100)therefrom as to whether or not: 1. Will the proposed use be in accordance with the goals, policies, objectives and text of the Comprehensive Plan? The Comprehensive Plan indicates the site is primarily intended for Low-density Residential uses. The Plan does not specifically address daycare centers, but elements of the Plan encourage the promotion of orderly development including the development of zoning standards for off-street parking and other development. Comprehensive Plan goal OF-5 encourages educational facilities to be located throughout the Urban Growth Area. 2. Will the proposed use adversely affect public infrastructure? The proposed facility is located within one block of North 4`" Avenue, and two blocks north of West Court Street, both arterial streets, capable of handling significant traffic. The daycare use of the property will increase water usage at the site slightly. The building is served by both City water and sewer services. 3. Will the proposed use be constructed, maintained and operated to be in harmony with existing or intended character of the general vicinity? Proposed improvements/repairs would include primarily aesthetic Improvements, Indoor wall divisions, and playgrounds installation. No major structural changes are anticipated. The proposed interior remodel will be required to meet PMC residential building code standards. Surrounding properties are already fully developed. 4. Will the location and height of proposed structures and the site design discourage the development of permitted uses on property in the general vicinity or impair the value thereof? The proposed daycare facility is an existing two-story structure and is compatible with surrounding structures. Two-story structures are allowed in all the proximal zoning districts. Surrounding properties are fully developed with residential single-family units, and various commercial and industrial structures. 5. Will the operations in connection with the proposal be more objectionable to nearby properties by reason of noise, fumes, vibrations, dust, traffic, or flashing lights than would be the operation of any permitted uses within the district? The facility would be open Monday through Friday, 4:00 am to 6:00 pm, 70 hours per week. The proposed use will create increased traffic and noise very early in the mornings. However, the WSDOT property to the east likely creates more noise,fumes, vibrations, dust, traffic, and flashing lights than the proposed facility. 6. Will the proposed use endanger the public health or safety if located and developed where proposed, or in any way will become a nuisance to uses permitted in the district? Daycare uses typically do not endangered public health;children playing outside may create a minor nuisance. 4 PROPOSED APPROVAL CONDITIONS 1) The special permit shall apply to Parcel #113391027. 2) The applicant shall obtain approval from the applicable City development review process. 3) Parking shall be provided as per PMC 25.185.170. 4) The building and grounds of the daycare/preschool shall be maintained in a professional manner at all times. 5) The applicant shall maintain all necessary Washington State Department of Children, Youth and Families (DCYF) licenses. 6) The special permit shall be null and void if a City of Pasco building permit is not within two calendar years of City Special Permit approval. 7) The special permit shall be null and void if the above conditions are not met. RECOMMENDATION Staff recommends approval of a daycare facility to be located at 1734 North 5th Avenue, (Franklin County Tax Parcel# 113391027) in a C-1 (Retail Business) zoning district with conditions as set forth herein. 5 Overview Item: Special Permit - Childcare Center N Map Applicants: Bertha Landin W+E SP 004 .� 1 jr -11 L 0�1 771 � 110191117 --A - .� D D�//���a�y�y/ D•D � *ti��F� _ V LSISU V � _�� _ ��•;, UR VIM AN jus eu a- W 'MWQ 24AW17, wSkE + ,moo :, ,, , ° ;� Q .. . - Lr �. F �_G- BIL - 4 �ifiilk- �� \�- Apr771 nip @ - • Y r - y a muff t Ma -AW �A. r !../ Vicinity Item: Special Permit - Childcare Center N Map Applicants: Bertha Landin W+E File SP 2022-004 S ► n _ jo ��' _ _ - ter`- '►_ jM M J, IL 07 "I Tir z 1 � 1 OPALS Nk _ MM 27 Aur lilt, I :11 70 140 280 420 56#Feet � 1 • i ._ �. Land Use Item: Special Permit - Childcare Center N Map Applicants: Bertha Landin W+E File #: SP 2022-004 S Industrial 11MM 71 Misc Multiunits Commercial Restaurant Governmental INA I M 2 M F070 ME an MR ON :11 70 140 280 420 564 L I I I Feet 1 t I Ed I I rM.1 no rol 0 0 lull � � w � ii Item: SpecialPermit - Childcare enter N Comp Plan Ma Applicants: Bertha Landin w E Map File pp#: SP 2022-004 s JF-1= 5n LlL-1 U Ll C] oa !J 11 El 0 C =L Industrial Open Space Parks E�] U-0 1--- W PEARL ST W-PEARLST Q L ❑ ❑ 00 w' ntl SITE Lu w w ❑ ❑nE]2 M: w ❑ _ `Q EDQ ❑ `~" W OPAL ST zEL ❑ ❑ z Commercial 1z %.0❑ ❑ D F-1 � L1D z E d High Density Residential ❑0 ❑ El ED ❑Ll D 1) BB � ❑ PQ � D W AGATE ST .W-AG- ST Arld=� El❑ o� a 70 140 280 420 56 Feet E� 0 OO ' b •• ' Looking -: •'fit. �'�[". - - :.'J �;1..� `4' OP. � �----_ -- __-----_ _ ---- -_. - _ •'.rr-:- - =�=_w� Tar=_- -=rrar�-r-_ _ _ -- Northeast Looking �. Looking East � ' f; • i 0 Looking South 5 7qw 41 © J Looking WM6- -��....-e- : ter::-��,..-__-�... ._ ... �-- ' _ _• __ _ �• ' - - - _ - � .� .E.- ,r', _;3�;r._, r=fes:� -- -• - - _- �if:- Lookin West ^` j pi.: 74 51A 4"FT, Looking Northwest • * e _��.,f .1r' ' •_ 1 of --- ---------- -------- -- ----- 4V# .. .�_ ��t` i.�c-�'..a ia6.,J��i�iaifr. -x�• 'f f. .rG #'� _ _ - �,'�. yam-`' A I.—- '� — Si te Y _ • ''*` ,s,d' may... �1 � s•� -�• +' Affidavit of Mailing In regards to MF#SP2022-004 I, Carmen Patrick, hereby confirm that notification was sent by mail on May 23, 2022, to the owners of the parcels within 300 feet of the proposed site. The attached Notification List and Notice of Public Hearing are to be used as a reference as to what was sent and to whom received the notification. Given under my hand and official signature this 23`d day, May of 2022. Representative's Signature City UY. oi_=6Rdsco Community Development Department PO Box 293,525 N 3'd Ave, Pasco,WA 99301 P:509.545.3441/F.509.545.3499 NOTICE OF PUBLIC HEARING Si necesita ayuda para entender este aviso o necesita mas informacion, por favor Ilame al Departamento de Desarrollo Comunitario y Econdmico de la Ciudad de Pasco a 509-545-3441. Proposal: Bertha Landin, on behalf of The Dream Child Care Center, has submitted a Special Permit application(SP 2022-004)to locate a Child Care facility at 1734 North 511 Avenue (Parcel#113391027) in Pasco,WA. The proposal is subject to regulations contained in the Pasco Municipal Code. Public Comment Period: Written comments must be submitted to the Community Development Department by 5:00 p.m.on 8June2022. Only comments received by the referenced date will be included in the hearing examiner packet. If you have questions on the proposal, contact the Planning Division at (509)545-3441 or via e-mail to: adams&pasco-wa.gov. Open Record Hearing: The Hearing Examiner will conduct an open record hearing for the Special Permit application(SP2022-004)at 6:00 p.m.on 8June 2022 in the Council Chambers in Pasco City Hall at 525 N 3`d Avenue in Pasco, Washington. The Hearing Examiner will consider public testimony concerning the above application at this meeting. If you wish to participate in the hearing virtually,please register at least 2 hours prior to the meeting at the following registration link: www.pa sco-wa.eovinubliccom ment After registering, you will receive a confirmation email containing information about joining the webinar. Estimated Date of the Decision: It is estimated that the Hearing Examiner will make a decision on the Special Permit within ten (10) business days of the public hearing. Prepared 23 May 2022 by:Jeffrey B. Adams, Associate Planner, PO Box 293 Pasco, WA 99301 (509) 545- 3441 |C1■l� Item: Special Permit - car Center N Applicants: Bertha La d!n AE ®� F1e 4: S#2022 004 s . - ` � . '§w% \ a ��� %- S|TE ` 1 \ z \ ƒ & r � . } | f�!j . 9 . . � -opw do % . 4! �� ..db ! G ,K 2 W qU m . — Feet \ Ar 1740 N 5TH AVE LLC CHURCH EXTENSION PLAN 1740 N 5TH AVE PO BOX 12629 PASCO, WA99301 SALEM, OR 97309 ALBERTO & ROSA MERLIN CITY OF PASCO 1716 N 5TH AVE PO BOX 293 PASCO, WA99301 PASCO, WA99301 ANGEL CRUZ (ETAL) CONRAD & HERMILA GUZMAN 1704 N 6TH AVE 1743 N 6TH AVE PASCO, WA99301 PASCO, WA99301 ANTONIO DIAZARZATE (ETUX) ERNEST & MARILYN HOCKADAY 940 N ELM AVE 1712 N 5TH AVE PASCO, WA99301 PASCO, WA99301 ARTEMIO F & DUANA H GUIZAR FIDELINA MENDEZ 1720 N 6TH AVE 3815 W 4TH AVE APT B PASCO, WA99301 KENNEWICK, WA99336 BLANCA E DIAZ RAMIREZ GILARDO & MARIA ORALIA ESPINO 1731 N 6TH AVE 1727 N 6TH AVE PASCO, WA99301 PASCO, WA99301 CHARLES A GUNZEL III GRACIELA PAQUINI 1735 N 6TH AVE 1716 N 6TH AVE PASCO, WA99301 PASCO, WA99301 GUSTAVO LASALATA LARRY ALAN GRIFFIN 711 W AGATE ST 1704 N 5TH AVE PASCO, WA99301 PASCO, WA99301 JACOBO & MARIA P GUTIERREZ MARIA GRICELDA GARCIA-LOPEZ (E 1711 N 18TH DR 1740 N 6TH AVE PASCO, WA99301 PASCO, WA99301 JAVIER ACENCION MORALES MARTIN R OCHOA 1723 N 6TH AVE 1732 N 6TH AVE PASCO, WA99301 PASCO, WA99301 JESUS M CASTILLO (ETAL) MAURICE DEVERS 1719 N 6TH AVE 1531 N 4TH AVE TRLR 4 PASCO, WA99301 PASCO, WA99301 JOSE& MARIA L SALDANA PEDRO GUZMAN (ETUX) 1715 N 6TH AVE 1748 N 6TH AVE PASCO, WA99301 PASCO, WA99301 JOSE M GUTIERREZ R & N APARTMENT MANAGEMENT LLC 1744 N 6TH AVE 415 DESERT AIRE DR N PASCO, WA99301 MATTAWA, WA 99349 JUANITA DIAZ RAMON & MARIA CARDENAS 1712 N 6TH AVE 1728 N 6TH AVE PASCO, WA99301 PASCO, WA99301 ROBERTO GARCIA 1620 E 1450 S UNIT 69 ST GEORGE, UT 84790 ROSA PULIDO CARRAZCO 1724 N 6TH AVE PASCO, WA99301 STATE OF WA DEPT OF TRANSPORTA 2809 RUDKIN RD UNION GAP, WA98903 TRINIDAD & FLORA(ETAL) MARISC 1747 N 6TH AVE PASCO, WA99301 w4co REPORT TO HEARING EXAMINER PUBLIC HEARING City Hall—525 North Third Avenue—Council Chambers Wednesday 8 June 2022 6:00 PM MASTER FILE#: Z 2022-003 APPLICANT: Vinod Kumar Chaher 4623 Tamarisk Dr Pasco WA 99301 REQUEST: REZONE: RT(Residential Transition)to C-3 (General Commercial) BACKGROUND 1. PROPERTY DESCRIPTION: Legal: Lots 2 &3, Short Plat 99-22 (Parcels 113780104 and 113780113). General Location: 3004 and 3012 E George Street Property Size: 7.43 acres 2. ACCESS: The site has access from East Lewis Street via an access easement (Avery Drive; formerly Pasco Kahlotus Highway). 3. UTILITIES:The site is currently serviced by a well and on-site septic. Water is available via a 12" line roughly 400 feet to the west running along the Avery Avenue centerline,and a 6" line approximately 600 feet to the south on East Lewis Street;there is an 8" sewer line approximately 1,000 feet to the southwest at the corner of Heritage Boulevard and East Lewis Street. 4. LAND USE AND ZONING:The lot is currently zoned RT(Residential Transition)and contains one single family unit, a garage, and three outbuildings; a manufactured home was recently removed from the site. Surrounding properties are zoned and developed as follows: North: N/A US Highway 12 East: C-3 Vacant South: I-1/C-1 Industrial West: 1-1 Industrial 5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site for Commercial uses. Those portions of the community designated for commercial development by the Comprehensive Plan could be zone "O", C-1, C-2, C-3 CR and BP. Land Use Goal ED-2 encourages the appropriate location and design of commercial facilities within the City. ED-2-13 encourages the development of a wide range of commercial uses strategically located to support local and regional needs. 6. ENVIRONMENTAL DETERMINATION:The City of Pasco is the lead agency for this project. Based on the State Environmental Policy Act("SEPA")checklist,Comprehensive Plan, applicable regulations,and other information,a threshold determination resulting in a Determination of Non-Significance (DNS)was issued on 30 August 2018 for an identical rezone request on this property under WAC 197-11-158. 1 ANALYSIS Proposal Applicant is seeking to rezone the property at 3004 E George Street from RT (Residential Transition) to C-3 (General Business) consistent with the Comprehensive Plan designation for the property. The previous owners of the subject property applied for an identical rezone in 2018 (Z 2018-005) but withdrew their application between Planning Commission review and City Council action. Staff has invited the property owner to the north to participate in the rezone, as that property was part of the prior project.That property owner has agreed to be part of the annexation. The current RT zoning designation does not lend itself well to either sales or development of the properties. Under the current Comprehensive Plan land use designation of commercial the properties could be zoned for"O", C-1, C-2, C-3, CR, and BP zoning (C-2 zoning is only for the Central Business District). The site was originally annexed into the City in 1979 (Ordinance 2016) as part of what was called the "Columbia East Annexation Area," and assigned the Residential Transition zoning designation (Resolution 1202). The RT zone is typically used as a holding zone for areas that lack utility services. As utilities and infrastructure become available RT zoned properties are then zoned to match the land use designations of the Comprehensive Plan. The Rada family owned the properties at the end of the old Kahlotus Highway (north of the 2700 block of E Lewis) for over 50 years. At one time 6 homes were located on the properties. With the construction of the Lewis Street interchange 3 of the homes were moved. During that period Heritage Boulevard was realigned and some industrial uses have been developed to the west of the site. The south property now contains one site-built single-family dwelling unit and a garage/shop structure; one later model manufactured home was recently removed from the site. The north property contains a manufactured home and several commercial/industrial outbuildings. The sites are currently accessed by a private road (Avery Avenue)which at one time was part of the old Pasco Kahlotus Highway. An undeveloped City of Pasco right-of-way is located along the west border of the two parcels, running south to East Lewis Street, and will need to be developed prior to or in conjunction with any commercial development on the site. This site is located within the Pasco Landfill Groundwater Protection Area (see City of Pasco Municipal Code Section 16.15.060). The existing residences may be served by a private domestic water well. This domestic water well, along with any other domestic water wells on the property should be decommissioned in accordance with WAC 173-160 and all future water use on the property (domestic and landscaping) should be sourced from the City of Pasco. Rezone Criteria The initial review criteria for considering a rezone application are explained in PMC. 25.88.030. The criteria are listed below as follows: 1) The date the existing zone became effective: The current zoning classification of RT(Residential Transition) became effective on 2 January, 1979, upon annexation into the City. 2) The changed conditions, which are alleged to warrant other or additional zoning: Heritage Boulevard has been upgraded and realigned, and some industrial uses have been developed to the west of the site. The site has been sold, and the new owner wishes to utilize the site for semi- truck storage,rezoning the properties could facilitate development of the site. 3) Facts to justify the change on the basis of advancing the public health, safety and general welfare: 2 The proposed zoning request is consistent with the Comprehensive Plan which has been determined to be in the best interest of advancing public health, safety and general welfare of the community. The rezone will allow for development of commercial enterprises in the area, providing job opportunities for Pasco residents. 4) The effect it will have on the value and character of the adjacent properties and the Comprehensive Plan: A change in zoning classification may ultimately result in the establishment of commercial services consistent with the Comprehensive Plan. Any development will require developers to install/upgrade street, utilities and landscaping in the area, thus improving the value of surrounding properties on Lewis Street. 5) The effect on the property owner or owners if the request is not granted: Because the RT zoning permits single family homes on a minimum of 5 acres for development, and the properties comprise approximately 4.7 acres and 2.66 acres each, any current residential uses are by default legally nonconforming. The property owners will be severely limited by the constraints of the RT zoning designation in their ability to either develop or to sell the properties.. INITIAL STAFF FINDINGS OF FACT Findings of Fact must be entered from the record. The following are initial findings drawn from the background and analysis section of the staff report. The Hearing Examiner may add additional findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1. Public notice of this hearing was sent to property owners within 300 feet of the property and in the Tri-City Herald on 24 May 2022. 2. Applicant wishes to rezone the property at 3004 E George Street from RT to C-3. 3. Applicant wishes to utilize the site for semi-truck storage. 4. The current Comprehensive Plan land use designation is Commercial 5. The Commercial land use designation allows for"O", C-1, C-2, C-3, CR, and BP zoning. 6. The properties comprises approximately 7.43 acres. 7. The site was annexed into the City in 1979. 8. The site was assigned RT zoning in 1979 in conjunction with annexation. 9. Heritage Boulevard has been realigned. 10. Industrial uses have been developed to the west of the site. 11. The south property now contains one site-built single-family dwelling unit and a garage/shop structure. 12. The north property contains a manufactured home and several commercial/industrial outbuildings.. 13. The site is currently accessed by Avery Avenue, a private road. 14. Avery Avenue was formerly part of the Pasco Kahlotus Highway. 15. An undeveloped north-south City of Pasco right-of-way is located along the west border. 16. The undeveloped north-south City of Pasco right-of-way runs south to East Lewis Street. 17. The undeveloped north-south City of Pasco right-of-way will need to be developed prior to or in 3 conjunction with any commercial development on the site. 18. The proposed zoning request is consistent with the Comprehensive Plan. 19. The Comprehensive Plan has been determined to be in the best interest of advancing public health, safety, and general welfare of the community. 20. Any development will require developers to install/upgrade street, utilities and landscaping in the area. 21. The RT zoning permits single family homes on a minimum of 5 acres for development. 22. This site is located within the Pasco Landfill Groundwater Protection Area. 23. The existing residences may be served by a private domestic water well. 24. Because of the Pasco Landfill Groundwater Protection Area any domestic water wells on the property should be decommissioned in accordance with WAC 173-160 and all future water use on the property(domestic and landscaping) should be sourced from the City of Pasco. TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of a special permit the Planning Commission must develop findings of fact from which to draw its conclusions based upon the criteria listed in PMC 25.86.060. The criteria are as follows: 1) The proposal is in accordance with the goals and policies of the Comprehensive Plan. The proposal is consistent with the Comprehensive Plan Land Use Map and Comprehensive Plan Policy LU-4-A, which recommends the City "Locate commercial facilities at major street intersections to avoid commercial sprawl and avoid disruptions of residential neighborhoods, and leverage major infrastructure availability." The sites are within 1,000 feet of the intersection of two arterial streets;Heritage Boulevard, a major truck route, and East Lewis Street. 2) The effect of the proposal on the immediate vicinity will not be materially detrimental. The immediate area is shown in the Comprehensive Plan for Commercial zoning. Commercial zoning permits the C-3(General Commercial Medium)zoning district. The proposed rezone is consistent with the referenced plans and will not be detrimental to future nearby developments that will need to conform to the provision of the plans. The current structures are legally nonconforming and will remain that way regardless of whether the zoning remains RT or changes to C-3. 3) There is merit and value in the proposal for the community as a whole. The proposed zoning is consistent with the Plan's Land Use Map. The sites are located within 1,000 feet of a major truck route(Heritage Boulevard),Comprehensive Plan Policy LU-4-A requires the City to"Locate commercial facilities at major street intersections to avoid commercial sprawl and avoid disruptions of residential neighborhoods, and leverage major infrastructure availability." The proposal is supported by 4 land use goals and policies contained in the Comprehensive Plan. 4) Conditions should be imposed in order to mitigate any significant adverse impacts from the proposal. The Pasco Municipal Code includes design standards for commercial development. If or when applicants pursue the development of these properties, they will be required to conform to design standards established by the PMC. No special conditions are proposed. 5) A Concomitant Agreement should be entered into between the City and the petitioner, and if so,the terms and conditions of such an agreement. A Concomitant Agreement is not considered necessary for this application. RECOMMENDATION Staff recommends based on the Findings of Fact and Conclusions that Lots 2 & 3, Short Plat 99-22 (Parcels 113780104 and 113780113) located at 3004 and 3012 E George Street be rezoned from RT (Residential Transition)to C-3 (General Commercial). 5 Overview Item: Rezone - RT to C-3 IN . pFile Z 1 11 � Y i i . moo NMI �r rrw .� =. ww r . � •�� .5��� w■ i'SY =MY■Iryl d r ��, •,e6 r r r w MOM w i Q w wr a �w.w •l■ lEI.1 Yui! �Y FL1 :l 1I �Q ars■+ ias40 r0 r.•� �a r ..r1►r� e�W �r u sri V irrw a� � 1I' • �y /� } , awn mow.■ ids � w' :i'r G'r x.'i ryieil: 401 ^�'•J, e e U O a D ® M,�� a■ SRI 'fes Qa MIS 4ici '=i•r Gllrl SIO, r wtr M ■■nr rw ti�,a nnr t■■w i .� � . wY1� err ■w'r ti■r w�•wl ■Rr ■ra■■ LIAr wr 'j, ® L/ . +aao r.••V �Iw 4�r•■ r!•■ ra�1e r .wwv -w raves. r+.w .c.r IRS lucr �P. Isw� A:+i a�•±rll �-�r rN rgwp rr Ulu 0111 wl�� rrf "IN rr rr �■!t� �If A�__ ,� !Y L!J �Ir !i•1 �� aV idyl 1+ . 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' ��-�� ��''._ � � _ _ _ - - - .,r� �-� -�,.,c•� �.. t� •-..' rte - i�3 �'> r .�1i�'';FA f� - Al t+' a v T 44, f2c y � .,.,r-• � - �Y fes. ��;`-- .: �`�• , . ' r �ti '�_ • 1 t P• ,��c.�:x.•� C::...•, . �i.�=� ii.S�Fi�:�'r3:1�r�r�;X';�b�.-. _� .. .,� �.,,'., _ .__ �.- -��. s Affidavit of Mailing In regards to MF#Z2022-003 I, Carmen Patrick, hereby confirm that notification was sent by mail on May 23, 2022,to the owners of the parcels within 300 feet of the proposed site. The attached Notification List and Notice of Public Hearing are to be used as a reference as to what was sent and to whom received the notification. Given under my hand and official signature this 23 d day, May of 2022. OL) Re esentative's Signature Community Development Department co PO Box 293,525 N 3'd Ave, Paseo,WA 99381 P:549.545.3441/F:509.545.3499 NOTICE OF PUBLIC HEARING Si necesita ayuda para entender este aviso o necesita mas information, por favor(lame al Departamento de Desarrollo Comunitario y Economico de la Ciudad de Pasco a 509-545-3441. Proposal: Vinod Kumar Chaher has submitted a rezone application (Z 2022-003) from RT (Residential Transition)to C-3 (General Business) for Lot 2, Short Plat 99-22, Section 28, Township 9 North, Range 30 East, W.M. records of Franklin County, Washington (Parcel 113780104). Said property is situated east of Heritage Boulevard and north of East Lewis Street in Pasco, WA. The proposal is subject to regulations contained in the Pasco Municipal Code. Public Comment Period: Written comments must be submitted to the Community Development Department by 5:00 p.m.on 8June 2022. Only comments received by the referenced date will be included in the hearing examiner packet. If you have questions on the proposal, contact the Planning Division at (509) 545-3441 or via e-mail to: adamsl@pasco-wa..gov. Open Record Hearing:The Hearing Examiner will conduct an open record hearing at 6:00 p.m. on 8June 2022 in the Council Chambers in Pasco City Hall at 525 N 3" Avenue in Pasco, Washington. The Hearing Examiner will consider public testimony concerning the above application at this meeting. If you wish to participate in the hearing virtually,please register at least 2 hours prior to the meeting at the following registration link: www.pasco-wa.gov/publiccomment After registering, you will receive a confirmation email containing information about joining the webinar. Estimated Date of the Recommendation: It is estimated that the Hearing Examiner will make a recommendation to City Council on the rezone within ten (10) business days of the public hearing. Prepared 23 May 2022 by:Jeffrey B. Adams, Associate Planner, PO Box 293 Pasco, WA 99301 (509) 545- 3441 r - ■ Applicants: Vinod Chaher 1- ' 2022-003 SITE PIS Er" WE PL t 2707 E LEWIS STREET, 2707 E LEWIS ST PASCO, WA99301 3012 E GEORGE STREET LLC 440 MERRY LN BURBANK, WA99323 BROETJE ORCHARDS, LLC 716 W SUNSET DR BURBANK, WA99323 GLEN & CAROL KNOPP PO BOX 5270 MOSES LAKE, WA98837 JOHN R RADA 2501 E LEWIS PL PASCO, WA 99301 VINOD K & ANU BALA CHAHER 3004 E GEORGE ST PASCO, WA 99301 w4co REPORT TO HEARING EXAMINER PUBLIC HEARING City Hall—525 North Third Avenue—Council Chambers Wednesday 8 June 2022 6:00 PM MASTER FILE#: Z 2022-004 APPLICANT: Broetje Orchards LLC c/o Adan Suarez 3713 East A Street Pasco WA 99301 REQUEST: REZONE: RT (Residential Transition) to R-1 (Low-Density Residential) BACKGROUND 1. PROPERTY DESCRIPTION: Legal: Block 5, Washington Addition to Pasco (Parcel 113881024). General Location: South of East Helena Street between South Road 30 East and Rama Court. Property Size: 2.17 acres (94,340.69 square feet) 2. ACCESS:The site has access from East Helena Street. 3. UTILITIES: Water and sewer are available in East Helena Street. 4. LAND USE AND ZONING: The lot is currently zoned RT (Residential Transition) and is vacant. Surrounding properties are zoned and developed as follows: North: R-1 SFDUs (Under Development) East: R-1 SFDUs/Vacant South: RT Vacant/SFDU West: RT/R-1 Vacant 5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site for Low-Density Residential uses. Those portions of the community designated for Low-Density Residential development by the Comprehensive Plan could be zoned R-S-20, R-S-12, R-S-1, R-1, R-1-A, and R-1-A2.The proposal supports the following Comprehensive plan goals: Land Use Goal LU-3: Maintain established neighborhoods and ensure new neighborhoods are safe and enjoyable places to live. Land Use Goal LU-4: Increase community accessibility through proper land use planning. Land Use Goal LU-5: Maintain a broad range of residential land use designations to accommodate a variety of lifestyles and housing opportunities. Land Use Policy LU-5-A Policy: Allow a variety of residential densities throughout the UGA. Land Use Goal LU-6: Encourage distinctive quality community and regional commercial and industrial developments that support the city's overall development goals. Housing Goal H-1: Encourage housing for all economic segments of the city's population consistent with the local and regional market. 1 Housing Goal H-3: Encourage housing design and construction that ensures long term sustainability and value. Housing Goal H-4: Support efforts to provide affordable housing to meet the needs of the community. 6. ENVIRONMENTAL DETERMINATION:The City of Pasco is the lead agency for this project. Based on the State Environmental Policy Act("SEPA")checklist,Comprehensive Plan, applicable regulations,and other information,a threshold determination resulting in a Determination of Non-Significance (DNS)was issued on June 1, 2022 for this project under WAC 197-11-158. ANALYSIS Proposal Applicant is seeking to rezone the property south of East Helena Street between South Road 30 East and Rama Court from RT (Residential Transition) to R-1 (Low-Density Residential) consistent with the Comprehensive Plan designation for the property. The current RT zoning designation does not lend itself well to either sales or development of the properties. Under the current Comprehensive Plan land use designation of Low-Density Residential the properties could be zoned R-S-20, R-S-12, R-S-1, R-1, R-1-A, and R-1-A2. History The site was originally platted into Pasco in 1913 as part of the Washington Addition to Pasco, then de- annexed in 1921 (Ordinance 319) and subsequently (re)annexed into the City in 1994 and assigned RT (Residential Transition) zoning (Ordinance 3033). The RT zone is typically used as a holding zone for areas that lack utility services.As utilities and infrastructure become available RT zoned properties are then zoned to align with the land use designations of the Comprehensive Plan. Rights-of-way were dedicated in conjunction with the original 1913 Washington Addition to Pasco plat for both East Helena Street, located along the north property line of Block 5, and South Sprague Avenue, which runs along the west side of block 5. East Helena Street has been recently improved in conjunction with the Empire Estates subdivision to the north. South Sprague Avenue will need to connect East Helena to East "A Street in conjunction with any future development. This site lies within the Pasco Landfill Groundwater Protection Area (see City of Pasco Municipal Code Section 16.15.060). Any domestic water wells on the property must be decommissioned in accordance with WAC 173-160; all future water use on the property (domestic and landscaping) must be sourced from the City of Pasco. Rezone Criteria The initial review criteria for considering a rezone application are explained in PMC. 25.88.030. The criteria are listed below as follows: 1) The date the existing zone became effective: The current zoning classification of RT (Residential Transition) became effective on 23 July 1994, upon annexation into the City. 2) The changed conditions, which are alleged to warrant other or additional zoning: 2 Both low-and high-density residential uses have been developed to the east of the site. Currently, this property is undeveloped; two new 1-million-square-foot Amazon fulfillment center buildings are currently under construction nearby, as well as other sizable industrial developments;considering the new industries coming to the area there is an increased need for affordable housing (both rental and home ownership)in Pasco. 3) Facts to justify the change on the basis of advancing the public health, safety and general welfare: The proposed zoning request is consistent with the Comprehensive Plan which has been determined to be in the best interest of advancing public health, safety, and general welfare of the community. The rezone will allow for development of Low-Density Residential uses in the area,providing housing opportunities for Pasco residents. 4) The effect it will have on the value and character of the adjacent properties and the Comprehensive Plan: A change in zoning classification may ultimately result in the development of Low-Density Residential housing consistent with the Comprehensive Plan. Any development will require developers to install/upgrade street, utilities, and landscaping in the area, thus improving the value of surrounding properties. 5) The effect on the property owner or owners if the request is not granted: Because the RT zoning only permits a single family home on a minimum of 5 acres for development, and the property comprises approximately 2.17 acres, any proposed residential uses would be prohibited. Applicants will be severely limited by the constraints of the RT zoning designation in their ability to either develop or to sell the property. INITIAL STAFF FINDINGS OF FACT Findings of Fact must be entered from the record. The following are initial findings drawn from the background and analysis section of the staff report. The Hearing Examiner may add additional findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1. Public notice of this hearing was sent to property owners within 300 feet of the property and in the Tri-City Herald on 24 May 2022. 2. Applicant wishes to rezone the property south of East Helena Street between South Road 30 East and Rama Court from RT to R-1. 3. The site is Block 5 of the 1913 Washington Addition to Pasco plat. 4. The site was annexed into the City and assigned RT zoning in 1994 in conjunction with annexation. 5. The site comprises approximately 2.17 acres. 6. The site is vacant. 7. The current Comprehensive Plan land use designation is Low-Density Residential 8. The Low-Density Residential land use designation allows for R-S-20, R-S-12, R-S-1, R-1, R-1-A, and R- 1-A2 zoning. 9. Both low-and high-density residential uses have been developed to the east of the site. 10. Rights-of-way were dedicated for both East Helena Street, and South Sprague Avenue. 11. East Helena Street has been recently improved in conjunction with the Empire Estates subdivision to the north. 3 12. The South Sprague Avenue right-of-way runs along the west side of block 5. 13. South Sprague Avenue will need to connect East Helena to East "A Street in conjunction with any future development. 14. The proposed zoning request is consistent with the Comprehensive Plan. 15. The Comprehensive Plan has been determined to be in the best interest of advancing public health, safety, and general welfare of the community. 16. Any development will require developers to install/upgrade street, utilities and landscaping in the area. 17. The RT zoning permits single family homes on a minimum of 5 acres for development. 18. The site lies within the Pasco Landfill Groundwater Protection Area 19. Any domestic water wells on the property must be decommissioned in accordance with WAC 173- 160 20. All future water use on the property(domestic and landscaping) must be sourced from the City of Pasco. TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of a special permit the Planning Commission must develop findings of fact from which to draw its conclusions based upon the criteria listed in PMC 25.86.060. The criteria are as follows: 1) The proposal is in accordance with the goals and policies of the Comprehensive Plan. The proposal supports the following Comprehensive plan goals: Land Use Goal LU-3: Maintain established neighborhoods and ensure new neighborhoods are safe and enjoyable places to live; Land Use Goal LU-4: Increase community accessibility through proper land use planning; Land Use Goal LU-5: Maintain a broad range of residential land use designations to accommodate a variety of lifestyles and housing opportunities; Land Use Policy LU-S-A Policy:Allow a variety of residential densities throughout the UGA;Land Use Goal LU- L: Encourage distinctive quality community and regional commercial and industrial developments that support the city's overall development goals;Housing Goal H-1:Encourage housing for all economic segments of the city's population consistent with the local and regional market; Housing Goal H-3: Encourage housing design and construction that ensures long term sustainability and value;Housing Goal H-4:Support efforts to provide affordable housing to meet the needs of the community. 2) The effect of the proposal on the immediate vicinity will not be materially detrimental. Both low-and high-density residential uses have been developed to the east of the site. Currently, this property is undeveloped; the immediate area is shown in the Comprehensive Plan for Low-Density Residential zoning. Low-Density Residential zoning permits the R-1 (General Commercial Medium)zoning district. The proposed rezone is consistent with the referenced plans and will not be detrimental to future nearby developments that 4 will need to conform to the provision of the plans. 3) There is merit and value in the proposal for the community as a whole. The proposed zoning is consistent with the Plan's Land Use Map. Land Use Goal LU-3 requires the City to maintain established neighborhoods and ensure new neighborhoods are safe and enjoyable places to live,Land Use Goal LU-4 directs the city to increase community accessibility through proper land use planning; Land Use Goal LU-5 requires the City to maintain a broad range of residential land use designations to accommodate a variety of lifestyles and housing opportunities,Land Use Policy LU-5-A suggests the city allow a variety of residential densities throughout the UGA;Housing Goal H-1 directs the City to encourage housing for all economic segments of the city's population consistent with the local and regional market;Housing Goal H-3 requires the city to encourage housing design and construction that ensures long term sustainability and value; Housing Goal H-4 tells the city to support efforts to provide affordable housing to meet the needs of the community. The proposal is supported by land use goals and policies contained in the Comprehensive Plan. 4) Conditions should be imposed in order to mitigate any significant adverse impacts from the proposal. The Pasco Municipal Code includes design standards for Low-Density Residential development. If or when applicants pursue the development of these properties, they will be required to conform to design standards established by the PMC. No special conditions are proposed. 5) A Concomitant Agreement should be entered into between the City and the petitioner, and if so,the terms and conditions of such an agreement. A Concomitant Agreement is not considered necessary for this application. RECOMMENDATION Staff recommends based on the Findings of Fact and Conclusions that Block 5,Washington Addition to Pasco (Parcel 113881024) located at south of East Helena Street between South Road 30 East and Rama Court. be rezoned from RT(Residential Transition) to R-1 (Low-Density Residential). 5 Item: Rezone - BOverview et Applicants: Adan Suarez c/o Broetje Orchards/Jubilee Foundationv+E Map File #: Z 2022-004 S \\ i�.■ =a�� �' _� CC IU��� ° flllfllllll�_ �: e 1111r111 C NINE PIC -IZ — --Illllllllliis• //11111111\� _ -- ''� ,,, • .,5 ��� ♦,oma e���iMIRM-®t _ r �_ LN;ter■1 �1''. , + � J ■■�---_�1 _ ,Illi)uu11u' -_��o�f7.0= ���� ==`���=IY 1111 111 - �f■ �rI/JJN�� ..ZEN i.■:��07.i.100.1' _=uulD��I.T �uu a �i�I♦ w� '►�\� - ® ,. 12= Bill illlMINE iin= , ��4►�Ji I!SQL\�LIIIIIIII— ���_r? �� • f ri�11i11iiU= BE M-1 9-1114111 3 CS=_■ w��1111\�rrrii■. •� 1_IIIIITS'•,,,rC� 1�"� _ ►�,�r:: VP oIN5001,000 2,000 3,000 �'n, s I ViCiriit Item: Rezone - Broetj e Orchards RT to R-1 N y Applicants: Adan Suarez c/o Broetje Orchards/Jubilee Foundationv E Map File #: Z 2022-004 S ' f�irF•".�" �. .- ,A= �'%��ie, e �.` SEMILIA Ct C �r�r;' 4►f a�'• • SITE E HELENA St E HELENA U \ \ PAZ Ct • W 1 s o ESTRELLA Dr d N IWO . 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S^ Wil,- ` _�� �' .. _ S: - Iv.(1' l lf.--'J /}, � '{t• •w< � � �/ , � r 'r- - , ii• i.�•1 . ..rt` ti ,�, •�+ !y r_ -• r. � `r��r .. �� t syn � I -�• ; •' .r� � � � / • ..7• �• ... r . e 1 '`• •r �.: � rr � •�,� .� T �/ ,•• •? ,o oking vVe st Jr. V , - . ,,. �, -` '�• � •` � �,• � - .Y - ', .ink _. - Y' y ,,. t . _. _ Looking 1N ortnwest 1 J Affidavit of Mailing In regards to MF#Z2022-004 I, Carmen Patrick, hereby confirm that notification was sent by mail on May 23, 2022, to the owners of the parcels within 300 feet of the proposed site. The attached Notification List and Notice of Public Hearing are to be used as a reference as to what was sent and to whom received the notification. Given under my hand and official signature this 23rd day, May of 2022. O Representative's Signature Co Community Development Department PO Box 293,525 N 3'd Ave, Pasco,WA 99301 P:509.545.3441/F:509.545.3499 NOTICE OF PUBLIC HEARING Si necesita ayuda para entender este aviso o necesita mas informaci6n, por favor Ilame al Departamento de Desarrollo Comunitario y Econ6mico de la Ciudad de Pasco a 509-545-3441. Proposal: Adan Suarez, on behalf of Broetje Orchards/Jubilee Foundation has submitted a rezone application (Z 2022-004) from RT (Residential Transition) to R-1 (Low-Density Residential) for Block 5, Washington Addition to Pasco, Section 28, Township 9 North, Range 30 East, W.M. records of Franklin County, Washington (Parcel 113881024). Said property is situated south of East Helena Street between South Road 30 East and Rama Court in Pasco, WA.The proposal is subject to regulations contained in the Pasco Municipal Code. Public Comment Period: Written comments must be submitted to the Community Development Department by 5:00 p.m.on 8June2022. Only comments received by the referenced date will be included in the hearing examiner packet. If you have questions on the proposal, contact the Planning Division at (509)545-3441 or via e-mail to:adamsi@fiasco-wa.gov. Open Record Hearing:The Hearing Examiner will conduct an open record hearing at 6:00 p.m. on 8June 2022 in the Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco, Washington. The Hearing Examiner will consider public testimony concerning the above application at this meeting. If you wish to participate in the hearing virtually,please register at least 2 hours prior to the meeting at the following registration link: www.ijasco-wa.gov/publiccom meet After registering,you will receive a confirmation email containing information about joining the webinar. Estimated Date of the Recommendation: It is estimated that the Hearing Examiner will make a recommendation to City Council on the rezone within ten (10) business days of the public hearing. Prepared 23 May 2022 by:Jeffrey B. Adams, Associate Planner, PO Box 293 Pasco, WA 99301 (509) 545- 3441 Vicinity Item, Remine - Broetje Orchards RT to R-1 N Applicants:Adan Suarez c/o Broetje Orchards/Jubilee Foundationv+E Map � File#: Z 2022-004 s .few Pr S r y T f yint . ! " IE HLL SITE... 4 wL } -- 110 !"f? a� 630 r—ML j- Feet BROETJE ORCHARDS, LLC JOSE & SILVIA DUARTE 716 W SUNSET DR 313 WELLSIAN WAY BURBANK, WA99323 RICHLAND, WA99352 EDNA D EVANS JOSE GONZALEZ ALMARAZ(ETAL) 730 S DOUGLAS AVE 7365 N GLADE RD PASCO, WA99301 PASCO, WA99301 ELPIDIO & MARIA GARCIA JUAN & MARIA MONTALVO 3716 ROBERTA RD 2700 E A ST PASCO, WA99301 PASCO, WA99301 EMPIRE BROS CONSTRUCTION LLC JUBILEE FOUNDATION PO BOX 5494 3713 E A ST KENNEWICK, WA99337 PASCO, WA99301 EMPIRE BROS CONSTRUCTION, LLC MARTIN& MARCELINE RAZO 204105 E SCHUSTER RD 313 WELLSIAN WAY KENNEWICK, WA99337 RICHLAND, WA99352 EUSTOLIA T GONZALEZ(ETAL) PEDRO & ELIZABETH LLAMAS 4112 W MARGARET ST 313 WELLSIAN WAY PASCO, WA99301 RICHLAND, WA99352 FIDEL R GUTIERREZ RAFAEL(ETUX) CLARO 3210 PAZ CT 313 WELLSIAN WAY PASCO, WA99301 RICHLAND, WA99352 ROSA M ORTEGA(ETVIR) 3205 PAZ CT PASCO, WA99301 w4co REPORT TO HEARING EXAMINER PUBLIC HEARING City Hall—525 North Third Avenue—Council Chambers Wednesday 8 June 2022 6:00 PM MASTER FILE#: Z 2022-005 APPLICANT: Jubilee Foundation c/o Adan Suarez 3713 East A Street Pasco WA 99301 REQUEST: REZONE: RT (Residential Transition) to R-4 (High-Density Residential) BACKGROUND 1. PROPERTY DESCRIPTION: Legal: Blocks 11 & 12, Washington Addition to Pasco, Section 28, Township 9 North, Range 30 East, W.M. Records of Franklin County, Washington (Parcels 113882041, 113882050, 113882078, 113882069, and 113881033). General Location: North of East "A" Street approximately 650 feet east of Heritage Boulevard in Pasco, WA. Property Size: 4.34 acres (188,960.16 square feet) 2. ACCESS:The site has access from East"A" Street. 3. UTILITIES: Water is available in East "A" Street; sewer is available in East "A" Street and in an unimproved street Right-of-Way dedicated as part of the 1913 Washington Addition to Pasco. 4. LAND USE AND ZONING:The lot is currently zoned RT(Residential Transition)and contains one SFDU, one duplex (both on Parcel 113882078), and a garage (on Parcel 113882069). Surrounding properties are zoned and developed as follows: North: RT Vacant East: R-3 Multi-Family Apartments South: 1-1 Vacant West: C-3 Vacant 5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site for Mixed Residential/Commercial uses. Those portions of the community designated for Mixed Residential/Commercial development by the Comprehensive Plan allow a combination of mixed-use residential and commercial in the same development, single-family dwellings, patio homes, townhouses, apartments and condominiums at a density of 5 to 29 dwelling units per acre and may be developed with neighborhood shopping and specialty centers, business parks, service and office uses. Comprehensive Plan Mixed Residential/Commercial areas may be zoned R-1 through R-4, C-1, "O," and Waterfront. The proposal supports the following Comprehensive plan goals: Land Use Goal LU-2: Plan for a variety of compatible land uses within the UGA. Land Use Goal LU-3: Maintain established neighborhoods and ensure new neighborhoods are safe and enjoyable places to live. 1 Land Use Goal LU-4: Increase community accessibility through proper land use planning. Land Use Goal LU-5: Maintain a broad range of residential land use designations to accommodate a variety of lifestyles and housing opportunities. Land Use Policy LU-5-A Policy: Allow a variety of residential densities throughout the UGA. Land Use Goal LU-6: Encourage distinctive quality community and regional commercial and industrial developments that support the city's overall development goals. Housing Goal H-1: Encourage housing for all economic segments of the city's population consistent with the local and regional market. Housing Goal H-3: Encourage housing design and construction that ensures long term sustainability and value. Housing Goal H-4: Support efforts to provide affordable housing to meet the needs of the community. 6. ENVIRONMENTAL DETERMINATION:The City of Pasco is the lead agency for this project. Based on the State Environmental Policy Act("SEPA")checklist,Comprehensive Plan, applicable regulations,and other information,a threshold determination resulting in a Determination of Non-Significance (DNS)was issued on June 1, 2022 for this project under WAC 197-11-158. ANALYSIS Proposal Applicant is seeking to rezone the property north of East "A" Street approximately 650 feet east of Heritage Boulevard from RT (Residential Transition) to R-4 (High-Density Residential) consistent with the Comprehensive Plan designation for the property. History The site was originally platted into Pasco in 1913 as part of the Washington Addition to Pasco, then de- annexed in 1921 (Ordinance 319) and subsequently (re)annexed into the City in 1994 and assigned RT (Residential Transition) zoning (Ordinance 3033). The RT zone is typically used as a holding zone for areas that lack utility services.As utilities and infrastructure become available RT zoned properties are then zoned to align with the land use designations of the Comprehensive Plan. Rights-of-way were dedicated in conjunction with the original 1913 Washington Addition to Pasco plat for both East Butte Street, located along the north property line of Blocks 11 & 12, South Spokane Street,which aligns with the west line of Block 11, and South Sprague Street, which runs through the middle of blocks 11 & 12. At least one north-south street will need to connect East Helena to East "A Street in conjunction with any future development. This site is located within the Pasco Landfill Groundwater Protection Area (see City of Pasco Municipal Code Section 16.15.060). The existing residences may be served by a private domestic water well. This domestic water well, along with any other domestic water wells on the property must be decommissioned in accordance with WAC 173-160 and all future water use on the property(domestic and landscaping) must be sourced from the City of Pasco. Rezone Criteria 2 The initial review criteria for considering a rezone application are explained in PMC. 25.88.030. The criteria are listed below as follows: 1) The date the existing zone became effective: The current zoning classification of RT (Residential Transition) became effective on 23 July 1994, upon annexation into the City. 2) The changed conditions, which are alleged to warrant other or additional zoning: Both high-and low-density residential uses have been developed to the east of the site. Currently, this property is undeveloped; two new 1-million-square-foot Amazon fulfillment center buildings are currently under construction nearby, as well as other sizable industrial developments,the number and scale of new industries coming to the area suggest an increased need for affordable housing (both rental and home ownership) in Pasco. 3) Facts to justify the change on the basis of advancing the public health, safety and general welfare: Under the current Comprehensive Plan land use designation of Mixed Residential/Commercial the properties could be zoned R-1 through R-4, C-1, "O," and Waterfront. The proposed zoning request is consistent with the Comprehensive Plan which has been determined to be in the best interest of advancing public health, safety, and general welfare of the community. The rezone will allow for development of Mixed Residential/Commercial uses in the area, providing commercial and residential opportunities for Pasco residents. The current RT zoning designation does not lend itself well to either sales or development of the properties. 4) The effect it will have on the value and character of the adjacent properties and the Comprehensive Plan: A change in zoning classification may ultimately result in the development of Mixed Residential/Commercial development consistent with the Comprehensive Plan. Any development will require developers to install/upgrade street, utilities, and landscaping in the area, thus improving the value of surrounding properties. 5) The effect on the property owner or owners if the request is not granted: Because the RT zoning only permits only one single-family home per 5 acres, and the property comprises approximately 4.34 acres, the existing residences are considered legal non-conforming; as such, any new additional residential uses would be prohibited with the current zoning. Applicants will be severely limited by the constraints of the RT zoning designation in their ability to either develop or to sell the property. INITIAL STAFF FINDINGS OF FACT Findings of Fact must be entered from the record. The following are initial findings drawn from the background and analysis section of the staff report. The Hearing Examiner may add additional findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1. Public notice of this hearing was sent to property owners within 300 feet of the property and in the Tri-City Herald on 24 May 2022. 2. Applicant wishes to rezone the property north of East"A" Street approximately 650 feet east of Heritage Boulevard from RT to R-1. 3. The site is Blocks 11 & 12 of the 1913 Washington Addition to Pasco plat. 4. The site was annexed into the City and assigned RT zoning in 1994 in conjunction with annexation. 3 S. The site comprises approximately 4.34 acres. 6. The site contains one SFDU, one duplex, and a garage, which are slated for demolition as part of future development. 7. The current Comprehensive Plan land use designation is Mixed Residential/Commercial. 8. The Mixed Residential/Commercial land use designation allows for R-1 through R-4, C-1, "O," and Waterfront zoning. 9. Both high- and low-density residential uses have been developed to the east of the site. 10. Rights-of-way were dedicated in 1913 for both East Butte Street, South Spokane and South Sprague Avenue. 11. The South Spokane Avenue right-of-way runs along the west side Block 11. 12. The South Sprague Avenue right-of-way runs between Blocks 11 & 12. 13. At least one north-south street will need to connect East Helena to East"A Street in conjunction with any future development. 14. The proposed zoning request is consistent with the Comprehensive Plan. 15. The Comprehensive Plan has been determined to be in the best interest of advancing public health, safety, and general welfare of the community. 16. Any development will require developers to install/upgrade street, utilities and landscaping in the area. 17. The RT zoning permits single family homes on a minimum of 5 acres for development. 18. The site comprises less than 5 acres. 19. This site is located within the Pasco Landfill Groundwater Protection Area (see City of Pasco Municipal Code Section 16.15.060). 20. The existing residences may be served by a private domestic water well. 21. This domestic water well, along with any other domestic water wells on the property must be decommissioned in accordance with WAC 173-160 and all future water use on the property (domestic and landscaping) must be sourced from the City of Pasco. TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of a special permit the Planning Commission must develop findings of fact from which to draw its conclusions based upon the criteria listed in PMC 25.86.060. The criteria are as follows: 1) The proposal is in accordance with the goals and policies of the Comprehensive Plan. The proposal supports the following Comprehensive plan goals: Land Use Goal LU-3: Maintain established neighborhoods and ensure new neighborhoods are safe and enjoyable places to live, Land Use Goal LU-4: Increase community accessibility through proper land use planning; Land Use Goal LU-5: Maintain a broad 4 range of residential land use designations to accommodate a variety of lifestyles and housing opportunities; Land Use Policy LU-S-A Policy:Allow a variety of residential densities throughout the UGA;Land Use Goal LU- L: Encourage distinctive quality community and regional commercial and industrial developments that support the city's overall development goals;Housing Goal H-1:Encourage housing for all economic segments of the city's population consistent with the local and regional market, Housing Goal H-3: Encourage housing design and construction that ensures long term sustainability and value;Housing Goal H-4:Support efforts to provide affordable housing to meet the needs of the community. 2) The effect of the proposal on the immediate vicinity will not be materially detrimental. Both high-and low-density residential uses have been developed to the east of the site. Currently, this property contains one SFDU, one duplex, and a garage, which are slated for demolition as part of future development; the area is designated Mixed Residential/Commercial zoning on the Comprehensive Plan Map. Mixed Residential/Commercial zoning permits the R-4 (High-Density Residential) zoning district. The proposed rezone is consistent with the referenced plans. 3) There is merit and value in the proposal for the community as a whole. The proposed zoning is consistent with the Plan's Land Use Map. Land Use Goal LU-3 requires the City to maintain established neighborhoods and ensure new neighborhoods are safe and enjoyable places to live;Land Use Goal LU-4 directs the city to increase community accessibility through proper land use planning; Land Use Goal LU-5 requires the City to maintain a broad range of residential land use designations to accommodate a variety of lifestyles and housing opportunities,Land Use Policy LU-S-A suggests the city allow a variety of residential densities throughout the UGA;Housing Goal H-1 directs the City to encourage housing for all economic segments of the city's population consistent with the local and regional market;Housing Goal H-3 requires the city to encourage housing design and construction that ensures long term sustainability and value, Housing Goal H-4 tells the city to support efforts to provide affordable housing to meet the needs of the community. The proposal is supported by land use goals and policies contained in the Comprehensive Plan. 4) Conditions should be imposed in order to mitigate any significant adverse impacts from the proposal. The Pasco Municipal Code includes design standards for Mixed Residential/Commercial development. If or when applicants pursue the development of these properties, they will be required to conform to design standards established by the PMC. No special conditions are proposed. 5) A Concomitant Agreement should be entered into between the City and the petitioner, and if so,the terms and conditions of such an agreement. A Concomitant Agreement is not considered necessary for this application. RECOMMENDATION Staff recommends based on the Findings of Fact and Conclusions that Blocks 11 & 12, Washington Addition to Pasco, Section 28, Township 9 North, Range 30 East, W.M., Records of Franklin County, Washington (Parcels 113882041, 113882050, 113882078, 113882069, and 113881033), located north of East "A" Street approximately 650 feet east of Heritage Boulevard be rezoned from RT(Residential Transition) to R-4 (High- Density Residential). 5 Overview Item: Rezone ! • 1 . • to Adan . • Broetje Orchards/Jubilee • • . • '1 Map File #: Z 2022-005 S 1, SIR gg M Hills SE ��' �- �� �i-1111111111111 ���� -=C .�ui � •� - �� ��,c _ -is-_� _-► -� s 1111 1 � i1i111111111I/� ° Ioil' ° 11111111111 ' ► ` �.y�� VV-�� ■�ii III = -=11\�7 ' iillillilll.- -'+ �:r e ®� ■ ♦ , � ' ■�-- ��_d,-_-I- �. _��-iiiiil 11/11/11� �� _ ��` \�! '�\• ����`'1111111.'InEn 00 _� _� ��1111111111111 %IIIIi1111\i � � �♦ - �� ■■__ uww�� o�illllilillllllloi RPM �,\`O♦��\� '�®�,,, :�i:01 i��.=���lig__uLC��i1. 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C .R + ti'•�.4 1 ` IyY••Kt'��� ' �.+� ��- f-y',•,S�'f�t iia•, r„rpAk �i� ..���F� , 3 �-4.��k_,j 1 1 µJ!.!t�1,1-••�• ,. �� l� �� f��`� ; fir.,.. •r�. ;ilk� - - '�"< . � � r r ' t Affidavit of Mailing In regards to MF#Z2022-005 I, Carmen Patrick, hereby confirm that notification was sent by mail on May 23, 2022, to the owners of the parcels within 300 feet of the proposed site. The attached Notification List and Notice of Public Hearing are to be used as a reference as to what was sent and to whom received the notification. Given under my hand and official signature this 23rd day, May of 2022. Representative's Signature Carya� Community development Department PO Box co P 09 5453441/F: 509.545.3499WA 993Q1 NOTICE OF PUBLIC HEARING Si necesita ayuda para entender este aviso o necesita mas informacion, por favor Ilame al Departamento de Desarrollo Comunitario y Econdmico de la Ciudad de Pasco a 509-545-3441. Proposal: Adan Suarez, on behalf of Broetje Orchards/Jubilee Foundation has submitted a rezone application(Z2022-005)from RT(Residential Transition)to R-4(High-Density Residential)for Blocks 11 & 12,Washington Addition to Pasco,Section 28,Township 9 North, Range 30 East,W.M. records of Franklin County, Washington (Parcels 113882041, 113882050, 113882078, 113882069, and 113881033). Said property is situated North of East A Street approximately 650 feet east of Heritage Boulevard in Pasco, WA..The proposal is subject to regulations contained in the Pasco Municipal Code. Public Comment Period: Written comments must be submitted to the Community Development Department by 5:00 p.m.on 8June2022. Only comments received by the referenced date will be included in the hearing examiner packet. If you have questions on the proposal, contact the Planning Division at (509) 545-3441 or via e-mail to: adamsiftasco-wa.gov. Open Record Hearing:The Hearing Examiner will conduct an open record hearing at 6:00 p.m. on 8June 2022 in the Council Chambers in Pasco City Hall at 525 N 3 I Avenue in Pasco, Washington. The Hearing Examiner will consider public testimony concerning the above application at this meeting. If you wish to participate in the hearing virtually,please register at least 2 hours prior to the meeting at the following registration link: www.pasco-wag yjpubliccomment After registering, you will receive a confirmation email containing information about joining the webinar. Estimated Date of the Recommendation: It is estimated that the Hearing Examiner will make a recommendation to City Council on the rezone within ten (10) business days of the public hearing. Prepared 23 May 2022 by:Jeffrey B. Adams, Associate Planner, PO Box 293 Pasco, WA 99301 (509) 545- 3441 Vicinity Item-. Rie!zonc -,Iubilee I-'o u n dat i o ri R'I'to X-4 N Applicants:Adan Suarez c/o Broetje Orchards/Jubilee Foundation+E Map File#: Z 2022-005 s � I A � � F - �_i r k - SITE,. Ec-RFL:: .. v Not PER i7l No dPW t Feet 11D 210 423 630 BA f BROETJE ORCHARDS LLC 3525 E A ST PASCO, WA 99301 EDNA D EVANS 730 S DOUGLAS AVE PASCO, WA 99301 ELPIDIO & MARIA GARCIA 3716 ROBERTA RD PASCO, WA 99301 EUSTOLIA T GONZALEZ(ETAL) 4112 W MARGARET ST PASCO, WA99301 JUAN & MARIA MONTALVO 2700 E A ST PASCO, WA 99301 RALPH E & CHERYL BROETJE 716 W SUNSET DR BURBANK, WA99323 w4co REPORT TO THE HEARING EXAMINER City Hall—525 North Third Avenue—Council Chambers WEDNESDAY,September 9,2020 6:00 PM MASTER FILE#: HE 2022-001 APPLICANT: Big Sky Developers 5426 N Road 68, Box D-113 Pasco WA 99301 REQUEST: VARIANCE: Fence height greater than 3.5' in front yard area BACKGROUND 1. PROPERTY DESCRIPTION: L 1&L PTN NW4 8-9-29 DAF: BINDING SITE PLAN 2002-05 LOTS 4 THRU 7 General Location: Midland Lane between Vincenzo Drive and Sandifur Parkway Property Size: 6.86 Acres 2. ACCESS: The property has access from Midland Lane 3. UTILITIES: Municipal water and sewer service are available from Midland Lane 4. LAND USE AND ZONING: The site is zoned R-4 (High-Density Residential) and is undergoing development with 48 duplex units and one office.Surrounding properties are zoned R-1(Low-Density Residential) developed with SFDUs and C-1 (Retail Business) both undeveloped and developed. ANALYSIS Request Applicant Big Sky Developers is requesting a variance from the height requirements for fencing within front yard areas.Applicant is requesting to allow a 6'fence to be built within the front yard area. Fences heights and locations are regulated by the Pasco Municipal Code (PMC), the planning standard is found in Title 25.180. 25.180.050 Design standards. (1) Fences, Walls and Hedges. (c) The height of fences, walls and hedges shall be limited to 3.5 feet within the front yard area of residentially zoned lots, retail business and office zoned lots; provided, when two contiguous corner lots, or two corner lots separated only by an alley right-of-way, form the entire frontage between parallel or nearly parallel streets, the height of fences, walls and hedges shall be limited to six feet within the front yard adjacent to the side street; except where the front door of a house faces the side street all fences greater than 3.5 feet in height must be set back to the building line of the house facing the side street. The definition of a front yard according to the PMC is found in Title 25.15. 1 25.15.270 Y definitions "Yard,front" means an open and unoccupied space extending the full width of the lot between any building and any street right-of-way adjacent the lot.The front yard shall be determined by measuring perpendicular from the street right-of-way to the closest point of the building. The front yard of the applicant's property is the first twenty feet from the property where the closest building is located. Within this area PMC requires that fences not exceed a height of 3.5', however, the property is proposed with numerous duplex style structures with the rear of the structures facing the Midland Lane right- of-way. The proposed fence would act like an estate wall that is generally required for subdivisions located adjacent to roads classified as Collectors or Arterials. PMC Code Requirements As per Pasco Municipal Code (PMC) 25.195.020 Land Use Decision Authority. (1) Variances. Applications for variances from the terms of this title; provided, that any variance granted shall be subject to such conditions as will assure that the adjustment thereby authorized shall not constitute a grant of special privilege inconsistent with the limitations upon other properties in the vicinity and zoning in which the subject property is situated, and that the following circumstances are found to apply: (a) Because of special circumstances applicable to the subject property, including size, shape, topography, location of surroundings, the strict application of the zoning ordinance is found to deprive subject property of rights and privileges enjoyed by other properties in the vicinity and under identical zone classification. (b) The granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the subject property is situated. (c) The special circumstances applicable to the subject property were not created through the action(s) of the applicant or any predecessor in interest. According to PMC 25.195.020,all three of the above criteria need to be met In order for the Hearing Examiner to grant a variance. Applicant suggests the following special circumstances applicable to the property: "The northeast corner of the subject property borders Mediterranean Villas, an existing duplex-housing development, with an existing 6-foot masonry block fence along Midland Lane frontage as shown in the attached pictures. The proposed fence would be contiguous with the existing fence of the Mediterranean Villas subdivision." History An application for a block fence the encompassed the parcel was submitted to the city in March of 2022.This site plan indicated fencing in what was to be the front yard area of the upcoming residential development. Discussion with the applicant occurred indicating that the portion of the fence in the front yard could not be approved and the plans for the remaining areas of the fence were approved and a permit issued in April of 2022. An application for Hearing Examiner review was received by the City of Pasco in May of 2022 for the portion of the fence in the front yard, requesting a variance from the fencing design standards. VARIANCE REQUEST 2 VARIANCE REQUEST: "The proposed use is a 6-foot in height masonry block fence, approximately 500 feet in length. The proposed fence will provide security, privacy, and protection for future residents of the subject property. The City of Pasco has designated the eastern boundary of the subject property as the front yard area for the duplex housing. According to PMC 25.180.050(1)(c)fences in front yard areas may not exceed three and a half feet in height and this a variance is required." Applicant states the following regarding how the strict interpretation of the zoning ordinance deprive the applicant of rights and privileges enjoyed by other properties in the vicinity under an identical zoning classification: "Mediterranean Villas is contiguous to the subject property and contains approximately 700 linear feet of 6- foot masonry block fencing along Midland Ln frontage extending from Vincenzo Dr to the northeast corner of the subject property. The strict interpretation of the zoning ordinance deprives the Sandy Flats subdivision of the opportunity to simply extend the fence alignment further south along the property line of the proposed subdivision. Continuing the fence line at a 6-foot height will provide for the health,safety, and general welfare of the area residents, and would create an aesthetically pleasing visual environment that will benefit residents and passers-by. Furthermore, the proposed fence height will not impact or inhibit the line of sight for drivers traveling on Midland Ln. or entering/exiting the subdivision." STAFF FINDINGS OF FACT 1. Notice of the public hearing was sent to property owners within 300 feet of the subject property and the newspaper on May 19, 2022. 2. Applicant requests a variance from the height requirements of fencing within front yard areas. 3. Applicant is requesting to allow a 6' masonry block fence to be constructed adjacent to the front property line, 18' from the roadway. 4. The planning standard is found in Title 25.180 of the Pasco Municipal Code(PMC)25.180.050(1)(c)Design Standards. 5. According to (PMC) 25.180.050(1)(c) a. The height of fences, walls and hedges shall be limited to 3.5 feet within the front yard area of residentially zoned lots, retail business and office zoned lots; b. provided, when two contiguous corner lots, or two corner lots separated only by an alley right- of-way,form the entire frontage between parallel or nearly parallel streets,the height of fences, walls and hedges shall be limited to six feet within the front yard adjacent to the side street; c. except where the front door of a house faces the side street all fences greater than 3.5 feet in height must be set back to the building line of the house facing the side street." 6. According to (PMC) 25.15.270 a. "Yard, front" means an open and unoccupied space extending the full width of the lot between any building and any street right-of-way adjacent the lot. The front yard shall be determined by measuring perpendicular from the street right-of-way to the closest point of the building. 7. The Mediterranean Villas subdivision has fencing along the Midland Property line at 6' in height. CONCLUSIONS Prior to approval of a variance,the Municipal code requires three determinations in the affirmative: 1. Because of special circumstances applicable to the subject property, including size, shape, topography, location of surroundings, the strict application of the zoning ordinance is found to deprive subject property of rights and privileges enjoyed by other properties in the vicinity and 3 under identical zone classification. 2. The granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the subject property is situated. 3. The special circumstances applicable to the subject property were not created through the action(s)of the applicant or any predecessor in interest. Variance Request and Staff Analyses of the three criteria above: VARIANCE REQUEST: "The proposed use is a 6-foot in height masonry block fence, approximately 500 feet in length. The proposed fence will provide security, privacy, and protection for future residents of the subject property. The City of Pasco has designated the eastern boundary of the subject property as the front yard area for the duplex housing. According to PMC 25.180.050(1)(c) fences in front yard areas may not exceed three and a half feet in height and thus the variance is required." 1. The duplexes adjacent to the proposed fencing will be oriented such that the rear of the buildings will face Midland Lane, similar to the properties referenced within the Mediterranean Villas Subdivision located on Mia Lane. Since this is a multifamily development the strict application of the Municipal Code creates odd regulations for front yards, depriving the units adjacent to Midland Lane of privacy from the street frontage. 2. The proposed location of the fence will be subject to sight distance requirements at the access points as prescribed by PMC and Pasco Design and Construction Standards. 3. The existing fence along the border of the Mediterranean Villas Subdivision was constructed prior to any proposals for duplexes or residential development on the subject property. However, it must be noted that the orientation of the duplex units to place the rear of the buildings facing the Bedford frontage was designed by the applicant. CONCLUSIONS Staff agrees with criterion#1,since there aren't design standards for multifamily developments requirements for topics such as fencing and setbacks can be difficult for applicants to navigate, especially when multiple structures are proposed or permitted on a single lot. Current code requirements create the situation where the rear of some units will face the addressed street with a maximum height fence of 3.5'.The Mediterranean Villas subdivision has the multifamily units developed on individual lots oriented such that the fencing is located on the rear property lines. Fencing up to 6' in height is therefore permitted in front of where the proposed variance request is. Staff also agrees with criterion #2, the proposed fence will be a continuation of the fence height and style constructed by the Mediterranean Villas subdivision. A similar fence is located just north adjacent to the Mediterranean Villas subdivision. Fencing adjacent to the access points will be subject to sight distance regulations prescribed by PMC and the Pasco Design and Construction Standards. Criterion #3 states that the special circumstances applicable to the subject property cannot be created through the action(s) of the applicant or predecessor in interest. The layout of the duplex development to have the units adjacent to Midland Lane present the rear of the buildings to the street frontage was proposed by the applicant. However, it should be noted that the circumstance in which fencing adjacent to the development contains fences of 6' height was not created by the applicant. 4 Staff recommends approval of a variance to allow an estate wall style fence similar to the fencing along the Mediterranean Villas subdivision adjacent to Midland Lane subject to the requirements for sight distance prescribed by PMC and Pasco Design and Construction Standards. 5 CYOf Building Division R�Ben=Mohs ED 525 N 3rd Ave, Pasco, WA 99301 B11:03, Apr 15, 2022 PS co P: 509.543.5726 www.pasco-wa.gov I permittech@pasco-wa.gov Typical `Wedge Lock" Fence Plan 9'-4"BETWEEN PILASTERS {7 BLOCKS) SOLID GROUT PILASTERS 2"WIDE REINFORCEMENT EVERY OTHER AND LAST COURSE - I I MAX 6' -------------- 16"WIDE&"TRICK FOOTING WITH ONE CONTINUOUS#4 REBAR 36" #4 REBAR a d ail d V 16" - FENCE CROSS SECTION CONC FTG CLR FENCE ELEVATION This system shall not be used as a retaining wall. 4/2021 U) W CENTER CURVE TABLE W CURVE A RADIUS LENGTH CHOrm DIRECTION START MINT END POINT J D_ C1 3a. 59.69 NIS'M'20.00°W -65,55 1542524 p O C2 38.00 59.69 N44'SS IO 1 17+71.36 18431.05 2 I d U) p O I ! a LOCAL CONTROL BASIS OF BEARING I (AXIL @ 119) NAD 1983/11 LL O¢U 6'ESTATE FENCE 3 a 5 6 7 8 9 10 11 72 13 14 IS I6WASHINGTON STATE PLANE SOUM PROECTION,BASED O+GPS 0'FRONT YARD OB NOTION USING WSRN AND GEOID 2012A. } T UNITS OF MEASUREMENT WE US SURVEY FEET. > SETBACK Z F5 __ ---- ____ ---- VERTICAL DATUM Q 34'NEAR YARD EAST IN'1342212 D 3'ESTATE FENCE MAW 19M VERTICAL DATUM ON URTHONETRICALLY CORRECTED fn SETBACK 2 19+00 _ 20+00 21+00 - - CFS UBSERVATIONS USING RMN AND GEOID 2012A. o - - �4 N89'56 40'E 3598x' NOR7NLN 34221 'd 2296.84 LOCAL CONTROL \ n AHBL/119 ___- ____ ---- _ - 17 NAIL 11 WASHER J ^I N:3482]2.6950 N0 _ 34 33 32 'T 31- F 30 29 28 27 26 25 E1965282.2660 LL l:• c SRPrALN !fi 0 11+00.86 1 E1EV:98.3.98 Z 10+09) NW S5'401E 91.54'; In 18 DUE,ANEL 8120 \ -3C--- SI:NEST INt]ad3 - _ ry y O //J��TQ SEVA IN:11+00.8fi]� N NAIL AND WASHER E%MONUMENi� Sw V Z ' � $ N'.34J]323610 \\ — 1 35 36 37 38 39 40 41 42 43 44 � 19 S ESTATE FENCE E:1965281.1940 Q Q 84 81 .141N DO — ^ _ = Ex 10' GENERAL ERAL NOTES' Z T 1 _ p uUL ESMT Q W 87 ESTATE FENCE TO BE PERMUTED SEPARATELY AND CONSTRUCTED BY OTHERS,SHOlM ON --TNN'S5'400'E-E 40598' .IIID LN N 1 13+00 R REY 1' PLANS FOR ADOITIONAL CLARITY N " ^ I:A T x:11 = ROW LL MID LN:1349]. SEE SHEET 16 FOR CITY OF PASCO WATER EASEMENT 6'ESTATE FENCE 82 MID LN 10+00.00.. 6' JI' 34' T 20' 21' 44'21 10FRONT YARD 34'REAR YARD 44' 19' ZO' ]' SETBACK i1 54 53 52 SI SO 49 48 47 46 u I � I SETBACK RETAINING WP11 81 4T W29'ENEL EW- 2a' 17 34- 9 1 NEAR AR YARD, SETEMN 23 Vehicle entrance and exit. 80 55 56 57 a 5B 59 60 bl 62 1 �� sI saM u 44.5 ` r F j EAST LN.- UTIL-I 24 ,oro 589'55'40"W 359.04_ SOUTliLN�_T_ S09'5555'40TW 11 )1' 14+00 13+00 12+00 11+OU — RO60'Wi _ ____ ____ ____ ____ ____ ___ __ r Midland Ln portion of proposed fence is less than 500'in length. E%10' ML ESMi 77 76 75 74 73 72 71 70 69 68 67 66 65 OFF! 11 20 FRONT YARD Proposed fence is setback 10'from Midland Ln. o J'ESTATE FENCELd -_ gW5S 6'ESTATE FENCE OS IN m Gon— (AHBL 1120) F c zm W p (2.11122 scALL:I'=aD' SHEET 05 Know what's below. a Call before you dig. 16 Overview Item: Sandy Flats Fence Variance N i • Sky Developers, + • File2022-001 S ;y �;V�,�����`, 1 o■.a:�:.+.�G �■„`; �� � \111111111111\ :c's nuunnumm�nunuum [+1 ✓/,K ��%1=a+:� I���� uu ��� � � , �111111111111� ■ M,1�1T�■.:.:, f:+'` - • ;�; � �' 4 xl«, s is . G 7 �a ; o- _ x'11 ���+-+ - LSI Yrl� .1. � �r I ' r•I 9 ni I`-�1 �� ' ..-�� ! � -� .:11 i r !.I LreL C.� [[ J.ti C��:1 I]VVF�Ii��'`.Vi: 7•J ��A. a :�. r� 47 l 'Ll■1 ��.�5� Ib i t 1 ■ r1 I i'1E`.] lJ Si� � frZ'l+J Irw r'.7��'4,%.. •+ s 'IV' �q Uf f r tll.l 1y1.1 • [+I r�--�:i i.�lf. .•_-�..ti � tY F~,1� I�CrI rel►1J�-ice+ �_ 41st uIJ �i 1 +,r�B '. J •_ �•� ��-+1 -�' .` _L �a)LJ 1�•r.l i■rye T ..�n u� Cl R.til PrA9 t, tr I - . ..... 04 N -+I ■�� q. l. y'L it�� q •- .. `� t_-_'_ :•.- _�• �M<<��i`�C���.a� W .• i. .�!'.•• -�P'���i,y����w��A���,�. uiiral� ���: .._mac.._: _ __ •>'-<<«i . ".. IN u■in � _ r .� _j k _ IIIIIIII�III��IIIIIIIIII\ � �% •= ■I ■ J 41 �! �� � �- ■ 1� Lr ■r --- - -±7 ; - _ ' ' Ste! �: _� �■■. [ark 2hJL�I �r� :}j •1,��-■ e.J �� !.• �� .�+._�►�. ■ 1�,�1J• r � f I � -. "� 1 . F1I 1 •�■ -J,V) * 14t L\lY �L .. L u ���!-i L �liej� i�'I J• ,� y � 1 _ 1 i J O p .1 1 all j-, PJlJ I.1 �:WIN � -rn / �`•` '' `* ' r iM N� r -rte --1` 1 11 11 12,000 3,000 4,0011;M2� c �� ANAL,■ r ZALI�I— L L+LL?�I:]J uL%.r.Lr ] Irl L+L+ J rlIL7 t►iFeet l� Ltl l I■��I 7� Li■lrui r 1 s"r 'u L rl 111 1 vu �irj trj��v��+�. �+��� ! r Item: Sandy Flats Fence Variance N V'C'H'ty Applicant: i • Sky Developers, + 1 File - 2022-001 S IN so Mr 'hollir tioo -+� r �c'� yr y� - - �1�-Mtr.low -,Mff--'hw low Ir r, big a y� iii_ {, �� f - - a ,� � , --:'ti � �o�r�'���r /►r � I � �r-.ter` tir ti��nw�r 440 IL W ILLIUL - NO g . _ W W o '� - 0;W- I MONINS s'sel"NONS, ---I"�71 0 .ft --- - _� 111111110 1110 Land Use Item: Sandy Flats Fence Variance N Applicant: Big Sky Developers, LLC w E Map - - 2022-001 04! 161 161 X0000 *❑000©��i'��© O❑ �-00���%�� I!,him lid I :116JF 16 :1 6" 1: 60611 :116 K�Iht Services In11.01�w11riw11iW11Inrho CIO _ . _ Vacant Commercial I Vacant 110 210 420 630 :4� Feet . . Zoning Sandy Flats Fence Variance N g Applicant: Big Sky Developers, LLC w E Map File #: HE 2022-001 S ❑ E E�] 1 Q VINCENZO DR EUMEJ[T] ttELI MIA LN MAJESTIA LN n1ilafiffik, SITE J m J ry, 0 g � o o Q 0 ry, Lim C-1 U q- - - L C1 0 Q o � 110 210 420 630 84 �0 m El Feet SANDIFUR PKWY CompPlan Item: Sandy Flats Fence Variance N Applicant: Big Sky Developers, LLC w E Map File #: HE 2022-001 S Low Density-Residential Low DensityfResiidential ° El ED Cu u u C� Q VINCENZO DR Medium�DJ sity ]Ed]Residential MIA LN 4M�ediUrn Density MAJESTIA LN Residential SITE o J J Public o Quasi-PublicCD g a m MIfixed Use CommercalEl i Regional Mixed Residential Commercial LiQ z 110 210 420 630 84 Feet �� SANDIFUR PKWY Commercial i COMMUNITY DEVELOPMENT DEPARTMENT fee: $750 9tQgWVPjWU1 _ PO Box 293, 525 N 3`d Ave, Pasco,WA 99301 P: 509.545.3441/F: 509.545.3499 CITY OF PASCO HEARING EXAMINER REVIEW APPLICATION Master File# B22-0582 Date Submitted: 05/06/2022 The undersigned hereby applies for review by the Hearing Examiner. Applicant Info Owner Info (if different than applicant) Name: Big Sky Developers Name: I Address: Address: 5426 N. Rd 68, Box D-113 Pasco, WA 99301 Phone: (509) 521-4834 Phone: Email: ! Email: d.rhomes4rent@gmaii.com Project Address: 5810 Midland Ln. Pasco, WA 99301 Project Parcel Number: 115430179 Current Zoning: R-4 (High Density Residential) Present Land Use: Duplex construction in progress Give a detailed description of the proposed use that requires a variance: 1. Please see attached document "Written Narrative" Special circumstances applicable to the property: 2. Please see attached document "Written Narrative" Updated August 2018 How does the strict interpretation of the zoning ordinance deprive the applicant of rights and privileges enjoyed by other properties in the vicinity under an identical zoning classification? 3. Please see attached document "Written Narrative" Staff decision which is being appealed: 4. Please see attached document "Written Narrative" NOTE: Provide a variance report giving a list and mailing address of owners of all property within 300 feet of the applicant's property, as shown by a local title company OR payment of$50.00 which shall be utilized by the City to obtain a current list of property owners of all properties within 300 feet of the applicant's property. Fee for Hearing Examiner - $700.00 Radius Notification - 50.00 $750.00 Signature of Applicant *Notarized Signature of Pp"Owner State of Washington } ss. County of Franklin } On this _ _day of_�/lGt�{ 2_0? before me the undersigned, a Notary Public in and for the State of Washington, duly commissioned an sworn, personally appeared —(3rr,a,. VJ being duly sworn on his/her oath that he/she has prepared and read the foregoing s atements and has acknowledged to me that the recitations contained therein are true, and has signed this instrument as his/her free and voluntary act and deed for the purposes therein mentioned. SUBSCRIBED AND SWORN to before me this �c—_ —riay of V VI ti 2-0-2,-Z . ��- `•gioiv" ��,,`� �� Notary PA nc in and f6rthe State of Washington Residing at 1-.)-9,rt rn-L-0LC-e— �� �aT1►� z My Commission expires S—(`rl "L--2; CP j AUB'•�C� -zF RD �- II11 f,F Or 1,W P, �. �IQTERA HEARING EXAMINER APPLICATION QUESTIONS 1. Give a detailed description of the proposed use that requires a variance. The proposed use is a 6-foot in height masonry block fence, approximately 500 feet in length. The proposed fence will provide security, privacy, and protection for future residents of the subject property. The City of Pasco has designated the eastern boundary of the subject property as the front yard area for the duplex housing. According to PMC 25.180.050(1)(c) fences in front yard areas may not exceed three and a half feet in height and thus a variance is required. 2. Special circumstances applicable to the property. The northeast corner of the subject property borders Mediterranean Villas, an existing duplex-housing development, with an existing 6-foot masonry block fence along Midland Ln frontage as shown in the attached pictures. The proposed fence would be contiguous with the existing fence of the Mediterranean Villas subdivision. 3. How does the strict interpretation of the zoning ordinance deprive the applicant of rights and privileges enjoyed by other properties in the vicinity under an identical zoning classification? Mediterranean Villas is contiguous to the subject property and contains approximately 700 linear feet of 6-foot masonry block fencing along Midland Ln frontage extending from Vincenzo Dr to the northeast corner of the subject property. The strict interpretation of the zoning ordinance deprives the Sandy Flats subdivision of the opportunity to simply extend the fence alignment further south along the property line of the proposed subdivision. Continuing the fence line at a 6-foot height will provide for the health, safety, and general welfare of the area residents, and would create an aesthetically pleasing visual environment that will benefit residents and passers-by.Furthermore, the proposed fence height will not impact or inhibit the line of sight for drivers traveling on Midland Ln. or entering/exiting the subdivision. 4. Staff decision which is being appealed. We are respectfully requesting the Hearing Examiner to evaluate and review the Planning Department's comments from the original building permit application: "Fence extending into front yard area is not permitted under this permit. Fencing cannot exceed 3.5' in height in front yard areas." and grant authorization for the fence placement and height as proposed to provide the future residents of the Sandy Flats subdivision the opportunity to 2705 St.Andrews Loop, Suite C j Pasco, WA 99301 1 509.845.0208 PHONE I info@aatera.com ENTAIL I AQTERA.COM r� fully enjoy and utilize the yard space with as much security, privacy, and protection afforded to their neighbors in the Mediterranean Villas subdivision. VARIANCE REQUEST WRITTEN NARRATIVE In accordance with PMC 25.195.030 we are appealing the administrative determination by the City of Pasco planning staff to deny a building permit for a six-foot fence along the eastern boundary of the Sandy Flats subdivision located at 5810 Midland Ln, parcel number 115430179. The proposed contiguous 6' masonry block fence complies with the requirements of PMC 25.180.010(3)by not inhibiting the line of sight for drivers entering or exiting the subject property due to the location of the fence which will be set back 18 feet from the roadway. The subdivision will have a one-way dedicated entrance as well as a one-way dedicated exit. The posted speed limit for Midland Ln is 25 miles per hour and no parking is allowed along either side of the entire street. The nearest intersection is located approximately 380 feet north of the subject property. The proposed contiguous 6' masonry block fence complies with the requirements of PMC 25.180.010(4) by providing "for the health, safety, and general welfare" of future residents of the subject property as well as travelers using Midland Ln. Additionally, granting the variance will further the intents of PMC 25.180.010(4) to "provide for the beauty and balance of the community"by having continuity in design between subdivisions through the continuation of the Mediterranean Villas six-foot fence. In the City of Pasco, front yard fences in residential zones are limited to 3.5 feet in height per PMC 25.180.050(1)(c). At six feet, a variance is required. Per PMC 25.195.020(1) a variance is subject to conditions to assure it is not a"grant of special privilege inconsistent with the limitations upon other properties in the vicinity and zoning in which the subject property is situated"and that the following circumstances are found to apply to the variance: (a) Because of special circumstances applicable to the subject property, including size, shape,topography, location of surroundings, the strict application of the zoning ordinance is found to deprive subject property of rights and privileges enjoyed by other properties in the vicinity and under identical zone classification. The subject property is deprived of rights and privileges enjoyed by other properties in the vicinity and under identical zone classifications. Mediterranean Villas subdivision to the north of the subject site is also zoned as Residential and consists of duplex housing containing approximately 700 linear feet of 6-foot masonry block fencing along Midland Ln frontage. Granting the variance will provide a level of enjoyment, privacy, and protection for the Sandy Flats residents that is currently enjoyed by the residents of Mediterranean Villas. 2705 St.Andrews Loop, Suite C I Pasco,WA 99301 1 509.845.0208 PHONE I info@aatera.com AQTERA.COM (b) The granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the subject property is situated. The granting of the variance will not be materially detrimental to the public welfare nor injurious to the surrounding property. The proposed fence height will not impact or inhibit the line of sight for drivers traveling on Midland Ln or entering/exiting the subdivision. Granting the variance would create continuity in design between the Mediterranean Villas subdivision and the Sandy Flats subdivision by continuing the masonry block fence along Midland Ln frontage. (c) The special circumstances applicable to the subject property were not created through the action(s) of the applicant or any predecessor in interest. The special circumstances applicable to the Sandy Flats subdivision were not created through the actions of the applicant as the existing 6-foot masonry block fence for the Mediterranean Villas subdivision was installed prior to the development of the subject property. 2705 St.Andrews Loop,Su4te C I Pasco,WA 99301 1 509.845.0208 PHONE I info@agtera.com EMA,L I AQTERA.COM LOOKING WEST FROM MIDLAND LANE AT SUBJECT PROPERTY. MEDITERRANEAN 1 PICTURED TO THE RIGHT. vr YY - `rte R}�>• }i - t._. •�. SUBJECT • - i.� is -� � •�'' r� •{ +� - PROPERTY LOOKING NORTHWEST FROM MIDLAND LANE AT SUBJECT PROPERTY AND MEDITERRANEAN VILLAS. 30 +r. ,;y e .ti l!.fyS' y� •A.. NORTHEAST CORNER OF MEDITERRANEAN VILLAS SUBJECT PROPERTY SIX FOOT FENCE LQQKING NQRTHWEST FRQM MIDLAND LANE AT SUBJECT PRQPERTY AND MEDITERRANEAN VILLAS. e' • 1 NQRTHEAST CQRNER QF .- � � - _ � -_ MEDITERRANEAN VILLAS �1� �f:�•n� ;,r►rti7ti'. �� -•`r`rl�rhf''+�; � � . `air':�.:ry � "i•�.:1� �'r - ••ii•&`Y= .::�•�",.:•i+`��.�.y;F+:-cl{+l>,. �.�'#�- .11�'`►}"s7,f_[J A��.'':�`�ti7�:�idia�l�i'iT`�'•ir�Yis.��ri�Elf-•:!.�iYi�`•, �` LOOKING NORTH FROM SUBJECT PROPERTY. �s We Av 77 LOOKING • ' FROM tLANE. •• FOR MEDITERRANEAN VILLAS IS PICTURED ON BOTH SIDES OF t Nil � .,,-r�T�� may, -- •.a: :;: •� X1:1,`".:t `s:•'�}.'ti:i ,�_,., t :- .r• - - ;yr �'�•Ft.��',.1~�;; �••''f.1r:��';�`.z;�.�._:.F','t{:u..1'..-L�.�: �. � '.•{ �. .r _ _ - c: ;'�..!. .�,. ,'s. ,.�s`�h .i�T n[4-, _.�i'' 3 tr4 r'4�;Yf R'' "'a�� ''��. •S.:T-T��•'• :,;i`3:. ,F+M�•, •[,S ,�_.•'.•.j.!�: yn'• .r: - '�: r:''4'!-'�!''_�'';;Fy1 a.sJ' _ r4 r ` ..�yLuris^ •;.� *•y�:;�l. tom' _ "��• ..r=a• [.j-F�-' :!�'lr``J•',`�� •.rte-nr-} r r '• :>.'_ :.'.s ; r. a .7^'p•' -`I"l :}5;:.;r�:J 'ti:r rr.�.'n�1�i..si:�Ai!1;.7t'�•�•1.�L:1�.r�`tii�yl••- -�t��:;�•j, _ .�,t�, ry'"f�:i� `4••`y'�i�y���Ya '.'�P^ i.�xS�•` ['C JQ,,�.aF ..s+'' - "l`-'� ::.`::-_ ti�!•....�J_rJ L:t r -f'���b/C,�.:,,5_ k•�Y L! } _-1.-y'�R- -yryd.. ••xh-[. .«t'i�r•-:��'`:,r-a:,C.r.�Y �"���.y`�.-'�.-^�'^u�4.;•;�i�� „•ti.w�':'; _ - � �. � ;�5..�,. t'���, t�• �'f,�l ,., c:{-t - ..S.s•. r�Il.'r•+C +rf-';;.'-�i�.� �.-- •�hti i f _'•*y.l." - _ 7'�_i J: ��.��_+���, .L� � e- z^ h �.A_:� `.1.:�....YR.' L:i ��,I�• ':�'.• '.�,!I.i i:.0 �y-' �_!i W ?• �r -/_'I t. � f'4::ii�'�.:1.-'i'••�.Y ly - ,} '>!'n �Ytr+iti �•Tr• ..<t!'.1.+� r,L�'- +v•�rs� fr.:.'a � _ - �� tir.-.r•F,:•'�r"-'?i*:� -.r��•-`f+ <�. t:' ti:'..:�1..1_r�.�'.• •`+f ••r�'f•.�_ ii•- v 4''' •". :r ��..-;r.r.7�•'al r:��. •'z.'- .F� ...yam,..• ., �•4'a. ���. {.�•s L� -`1 C.,y :..f��-�.Q �F Y-r�- - ,`�'� „{.��.� .r'.-,; '-'`�r ;.i�'�3vl.:y" ..,- .1�,'.•.. f.,_�. e`•t;-�:i-'•• 3 - '{�,'- T ,:;?,::.T Y�•i4�w�'r�� 7 -.��Tr_ .�. .t .i',.:. �.�-.;. v r'1�•�: ;L '}. : ..�,r,.-R.-- -_:1�.�• :YY r.; ,-T ;civ=S'.. .F.,-�'S -i:'"•.`::�". .. _ c� x. J •�. "LZt•y:v ,�.rti�.�':-:Y- -r :`.ti's .-r i,V�-.: - -•�J•�r ?.:i'Sl.r'EY.. •y ;��:.-. '1•r�'• .1' ,r'.{•x, '.}t:;�.�.�Y-1�,:=��t: ��'i; .f.}. .r;=�' r��` ;-'�`.,.- .•,�;• '�.i.• .;'';'% ��.''r.E..�::„.! .r t: _ •3C: _ '="ey - +'�'.s. a �� ?41:.=n•*''` ,�._ti;.».:r.r.` .a,. ';�F:�"r _,Y�-r •S=ri; •i _ r `;icy ..;,,x-�� - � •T:�7:'s'i`�•'�-''�.w?-��• -t' ."['`., _ rr �="��t f••�• . `�• -_ '��ci-�' 1 r s�__ �� �� ..� � .r- 'Y!' .,fir '� ^:r �.K'�;! t.....} �:-�• �•, £:;t-�S�>, :: � _ _ �•.•f. ■ t ■ r } • � __ �E: _ �'y�e,�•::3 ..i.:_f•�ti,�r•:�'_'1�',�: r ''t.� •r T�'J:� V•+ •rw; ��. • • 1:iir.�•r '•s• ,!i� __ r-+.` - 'fir�, -;J" .L" }� .K"p..� �:.t.^',,:'T-�r t'1`1, �Gr...r, �•• -- _Y f:: ✓� +- 1*y 1'. ` i�-'y:�-,., -,r'-: yr• r _ -• it I s.� 7� L-�,;......-'-.fir_'.yr 1,.... �• _M1:A.:.r:y�•3 \. -� rS-.(�: �-r�•" _ ,re t�� SUBJECT W`�"!^f: `'"-s:L•` ',J� h •` �Y�L.. '.�y.T-..- i�i.<<:'1R�'t'..'v:• ,~J: �}..,y�- _ _ ,T•+'-':� vT � ;iy• :� •r,"L,�L.;_;'x.y'. ,�-3- u _* •'s'• '� _y�•.Y:w _;vY-�:. :1i.2'rE.'i� • - _ .Fh�S +:y,`•�;'F'+' L. '.� "F.•r:...'}ti a 7..Rte,.._s.A rs:{{'�� xli l"`--� :��-h:,�C•,'-.-`:'.: �rE•' ��,ti�Y tV _��%r- �:.ti '}. .•C :i."7`x. r.r _ _ 'i`:' .4fi-.. ,ti ��;.: ..'.1';C`'�=�Y'•`'�v��h. u•''"4•?�. �::'!--` Y ••;':.. y�r -.# - _�+ =��- ;�,�-1t.: c• •:a1.'� L�,< .y:a: �-.i� '�y� _ �.i •� y••: - •�•. ...C'x'TI'� - vr.:ry{'.. '+_ LOOKING • • + FROM f� -31 KF r. v 1 •i.• �:i' ^`'�'rTvr'�5-��JyV^.roi l�'`I etr?,7�i v - l � r �Shy :rp�,�} �. L S-� r e ;,� y � s, � �-. �� •� r =�' A�� q� - as,:•.'y.���r,.:,�•- . � - -";r':� ens _ •r�!.. � �''.�.._�;._.?•.,-; ' �::,. ..�Lvn•{,�•..1,�,•,1.:,, r. t•- y,��"' � .���._ r ..' _�'� :i. .`:7:. �,-- �5'''l. _ - -'; :J: .-Y•.'- � k�.�7..s�r ::`+..JS�'.n• � ti y .- +t J' �- fir• ti _ sof' = •.f:e"� '-fe% :-r: 5.' �' -'E�: R"=j'' -: ;. 'i 7': LOOKING EAST FROM ■ iLANE_ R i' rt •,�� lr`;T.��. '•r :r '�_ �.t. _ r, � �K. rte._ �.�"� :i�1� �. 1 S+ .� - ., �.. �,, 'lam •�(.^. N•1 ' ; .. _ .. '�wr. - '} 'j�'� 7f. �X11�•y��-iyy�.} .� +•S • ��," q .49L - po �M1 LOOKING SOUTH FROM EASTERN BORDER OF SUBJECT PROPERTY. .fir .r - H y. i � :s -i�':+i�'+.�� �� �.-,_':' --�-..�6.c.—�:��ir'.,.,tis-r�r,�—'•.='. .47 � I •'� 'cif �" fes' I�r. y 'h; 1,�,. i 41 J or _ - 4:6�' � :•r '�,'�. ;.�'i ..._ _. 4 6- yY`• _ •'jam..,�• ._•�. a � �"` z ���"•.ice�1� � .rte•- Y' rlI. '� .+ NORTHEAST CORNER OF SUBJECT _ - + �a � r+ •� -� `�.! '•���{�.,sir Mfr + �3�k {1� F.�, •`w.� PROPERTY t - ~ LAIN 1.1p ' Y = T # a " � i •��, t' Ih7, g-111:111 X"d WOW* :1:101 d` ��F..-.Y.: - '�«�:.'r_ - ai a� �::•' =vim _ - -'' .y.:''' tic LOOKING •UTHWEST AT MEDITERRANEAN VILLAS SIX FOOT FENCE FROM YZ r - NORTHEAST CORNE PROPOSED CONTIGUOUS FENCE WOULD FOLLOW ALONG SUBJECT PROPERTY MIDLAND LANE IN THE SAME FASHION AS EXISTING FENCE. ' r �ye.` Il'�fY�Y►�++'lC;���..��-°r`y,���,r.�L-,y.Jryw.!�M"fFr`�"I�(}.y{`�7� ,FF..e,.�/.�.�.p,' •e r ��:�!' ,". .mss���_ s�.faR�fy'1-�="iL.'+^s•L rti•" r`M�a �y.r.f�-• }'#�•.^ly:Y�L�.�i. : Y S�►i' - Cil. �x:- `�i�'-". '7'71. jai. _ - •�-•-- :.�r.-:--?•s- Affidavit of Mailing In regards to MF# HE2022-001 I, Carmen Patrick, hereby confirm that notification was sent by mail on May 19, 2022, to the owners of the parcels within 300 feet of the proposed site. The attached Notification List and Notice of Public Hearing are to be used as a reference as to what was sent and to whom received the notification. Given under my hand and official signature this 19tjh day; May of 2022. R resentative's Signature -Ji-M City�f 4isco Community Development Department tyPO Bax 293,525 N 3'd Ave, Pasco, WA 99301 P:509.545.3441/F_509.545.3499 NOTICE OF APPLICATION -VARIANCE Si necesita ayuda para entender este aviso o necesita mos informaci6n, por favor Ilame al Departamento de Desarrollo Comunitario y Econ6mico de la Ciudad de Pasco a 509-545-3441. Proposal: Big Sky Developers has submitted a Hearing Examiner application for a variance to the Fences, Walls, and Hedges design standards to allow a fence height of 6' within the front yard area of 5810 Midland Lane(Parcel #115430179) in Pasco, Washington. The proposal is subject to regulations contained in the Pasco Municipal Code. Public Comment Period: Written comments submitted to the Community Development Department by 4:00 p.m. on 08 June 2022 will be included in the Hearing Examiner's meeting packet.You may also submit comments at the Hearing Examiner meeting advertised below. If you have questions on the proposal,contact the Planning Division at(509)545-3441 or via e-mail to:adamsi@pasco-wa.goy Open Record Hearing: The Hearing Examiner will conduct an open record hearing at 6:00 p.m. on 08 June 2022 in the Council Chambers in Pasco City Hall at 525 N 3`d Avenue in Pasco,Washington.The Hearing Examiner will consider public testimony concerning the above application at this meeting. Determination of Completeness: The application has been declared complete for the purpose of processing. Project Permits Associated with this Proposal: A building permit is associated with this proposal. The building permit will be issued if variance approval is granted. Estimated Date of the Decision:The Hearing Examiner will make a decision within ten(10)days of the hearing. Prepared 18 May 2021 by:Andrew Hattori, Planner I, PO Box 293 Pasco,WA 99301(509)545-3441 The City of Pasco welcomes full participation in public meetings by all citizens. No qualified individual with a disability shall be excluded or denied the benefit of participating in such meetings. If you wish to use auxiliary aids or require assistance to comment at this public meeting,please contact the Community Development Department at(509)545-3441 or TDD(509)585-4425 at least ten days prior to the date of the meeting to make arrangements for special needs. To best comply with Governor's Inslee's Emergency Proclamation and Extension regarding Open Public Meetings Act, the City asks all members of the public that would like to comment regarding items on the agenda to fill out a form via the City's website(www.pasco-wa.goyJpubliccomment)to obtain access information to comment. Requests to comment at the 08 May 2022 Hearing Examiner Meeting, must be received by 4:00 p.m. on the day of the meeting. For further questions, please contact us at the following, Community& Economic Development Department at 509-545- 3441, or go to the City of Pasco website @ www.Pasco-WA.gov and click on "Public Notices". ALMA R MONTES AZCARATE CONNIE J HARRISON 9628 VINCENZO DR 9608 MIA LN PASCO, WA99301 PASCO, WA99301 ANDREANNA B FLORES COOPER LIVING TRUST 9704 MIA LN 9716 VINCENZO DR PASCO, WA99301 PASCO, WA99301 ANNETTE SCHUTZENHOFER DANIEL& XIA SUTER 6001 MIA LN 4103 TAMARACK RD PASCO, WA99301 WEST RICHLAND, WA99353 APRILA MAY (ETAL) DAVIDSON LIVING TRUST 9621 MIA LN 9612 MIA LN PASCO, WA99301 PASCO, WA99301 ARTURO& MARTHA CANTU DEANA R& JEFFREY K FULLER 9626 MIA LN 9615 MIA LN PASCO, WA99301 PASCO, WA99301 ATTICUS PROPERTY MANAGEMENT LL DIANE GAYLE MARTIN 15308 S MOUNTAIN RIDGE CT 9802 VINCENZO DR KENNEWICK, WA99338 PASCO, WA99301 BIG SKY DEVELOPERS LLC DIANNE M (ETAL) RUGG 12406 EAGLE REACH CT 6003 MIA LN PASCO, WA99301 PASCO, WA99301 EILEEN MARIE FREEMAN JOHN P& TAMMY HILEMAN 8902 SOPHIE RAE CT 3513 CHARDONNAY DR PASCO, WA99301 PASCO, WA99301 EVAN SAMARITANO JOHN R WILLIAMSON 9618 MIA LN 6020 MAJESTIA LN PASCO, WA99301 PASCO, WA99301 GERALDINE C MAIN JSW INVESTMENTS LLC 6016 MAJESTIA LN 1117 COUNTRY RIDGE DR PASCO, WA99301 PASCO, WA 99352 GLENN M & CHARITY L RITTERMAN KAREN F MCELHANEY 9603 MIA LN 9708 MIA LN PASCO, WA99301 PASCO, WA99301 GOTTSCH LIVING TRUST KATHRYN HILL 6019 MIA LN 9624 VINCENZO DR PASCO, WA99301 PASCO, WA99301 JACINTO D NUNEZ (ETUX) KIRK F SMITH (ETUX) 104 N 27TH AVE 9004 POOLER ST YAKIMA, WA98902 PASCO, WA99301 JANE R LEVY LAWRENCE MCDANIEL RAMSAY 9709 MIA LN 5416 KOUFAX LN PASCO, WA99301 PASCO, WA99301 LESLIE C & MARGARET M JACOBSON MARK & CYNTHIA MACFARLAN 9601 MIA LN 6208 W ARGENT RD PASCO, WA99301 PASCO, WA99301 LFRE DEVELOPMENT LLC MARK HOOVER 6119 BURDEN BLVD STE C 9623 MIA LN PASCO, WA99301 PASCO, WA99301 LINDA J MOON MARY R WATSON 6724 S SOUTH MEADOWS RD 9702 MIA LN SPOKANE, WA99223 PASCO, WA99301 LINDA R GLASSPOOLE MEDITERRANEAN VILLAS HOMEOWNER 9622 MIA LN 6725 W CLEARWAER AVE PASCO, WA99301 KENNEWICK, WA99336 LOWELL BRADFORD PECK of CALEY HOLDINGS LLC MICHAEL J KILLIAN 200 N ROAD 34 6010 MAJESTIA LN PASCO, WA99301 PASCO, WA99301 MARGARET A MOBERG MICHAEL NEITZEL(ETAL) 9606 MIA LN 9412 RED ROAN CT PASCO, WA99301 PASCO, WA99301 MARGARET J & RANDALL V MUDD NALINA DE LA MORA 9706 MIA LN 9605 MIA LN PASCO, WA99301 PASCO, WA99301 NATHANIEL HENRY HOLLIS PAUL H& LEAH A MILLER(TR) 4516 BELGIAN LN 585 DOGWOOD RD PASCO, WA99301 PASCO, WA99301 NICK(ETAL) BAUER PEGGY ROBINSON 5710 BEDFORD ST 9707 MIA LN PASCO, WA99301 PASCO, WA99301 NORMAN CARR PHYLLIS WIRFS 9617 MIA LN 9626 VINCENZO DR PASCO, WA99301 PASCO, WA99301 NORMAREEN REEVES RICHARD G & RAELEEN K HARRIS 6015 MIA LN 6007 MIA LN PASCO, WA99301 PASCO, WA99301 P&L-3 LLC RICHARD W& DIANA L SOBER 9614 VINCENZO DR 9602 VINCENZO DR PASCO, WA99301 PASCO, WA99301 P&L-3, LLC RITA H(TRUSTEE) STRINGHAM 585 DOGWOOD RD 6014 MAJESTIA LN PASCO, WA99301 PASCO, WA99301 PASCO SCHOOL DISTRICT NO. 1 ROCHELLE E FEWEL 1215 W LEWIS ST 507 S GRANT ST PASCO, WA99301 KENNEWICK, WA99336 ROGER E & VURA K WALKER SOLGEN HOLDINGS LLC 6018 MAJESTIA LN 5715 BEDFORD ST PASCO, WA99301 PASCO, WA99301 RONALD E & SHIRLEY A GEORGE STEPHAN & COREY FERRIANS 1200 ROAD 80 9604 VINCENZO DR PASCO, WA99301 PASCO, WA99301 SABIHA A KHAN STEVE & SHEILA GALLOWAY 6205 MIDLAND LN 9622 VINCENZO DR PASCO, WA99301 PASCO, WA99301 SANDRA BUTTON THE ARMIJO GROUP LLC 6012 MAJESTIA LN 6908 DA VINCI PASCO, WA99301 COLLEYVILLE, TX 76034 SARAH J & KIM B CHILSON THE MEDITERRENEAN VILLAS 9625 MIA LN 6725 W CLEARWATER AVE PASCO, WA99301 KENNEWICK, WA99336 SHARON A GITTLEMAN(TRUSTEE) TIPPETT LAND& MORTGAGE CO 6008 MAJESTIA LN PO BOX 3027 PASCO, WA99301 PASCO, WA 99302 SOLGEN HOLDINGS LLC TIPPETT LAND& MORTGAGE CO(ET 5100 ELM RD 4041 NW SIERRA DR PASCO, WA99301 CAMAS, WA 98607 VICKI K LOCATI WILLIAM W WARWICK, 1 9512 MIA LN 6011 MIA LN PASCO, WA 99301 PASCO, WA 99301 VIRGINIA MILLER 9711 MIA LN PASCO, WA 99301 WALDORPH HOLDINGS LLC 5701 BEDFORD ST PASCO, WA 99301 WANDA L& GORDON J LEINGANG 6013 MIA LN PASCO, WA 99301 WARREN F HYLAND 9514 MIA LN PASCO, WA 99301 WHEATLAND BANK 222 N WALL ST STE 308M SPOKANE, WA99201 WILLIAM S& RENE COTTRELL 9720 VINCENZO DR PASCO, WA 99301