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HomeMy WebLinkAbout2022-09-14 Hearing Examiner Packet w o� AGENDA �� HEARING EXAMINER MEETING City Hall—525 North Third Avenue Council Chambers WEDNESDAY, SEPTEMBER 14,2022 6:00 PM I. CALL TO ORDER II. PUBLIC HEARINGS A. Preliminary Plat The Dunes (PP 2022-002) B. Special Permit Step-by-Step Daycare (SP 2022-007) C. Special Permit Chiawana Portable Classrooms (SP 2022-008) D. Special Permit Rodriguez Daycare (SP 2022-009) E. Rezone Road 40 LLC I-1 to 1-2 (Z 2022-009) F. Rezone Ramgar Commons "O" to C-I & R-I (Z 2222-010) G. Rezone Magnolia Heights "O" & C-I to R-3 (Z 2022-011) & (Z 2022-012) 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 14 September 2022 6:00 PM MASTER FILE#: PP 2022-002 APPLICANT: Big Sky Developers c/o Caleb Stromstad 5426 N Road 68, Box D-113 Pasco WA 99301 REQUEST: PRELIMINARY PLAT:The Dunes (222 Single-Family Lots) BACKGROUND 1. PROPERTY DESCRIPTION: Leal: Parcel 8 of Record Survey #1932653, located in Section 7, Township 9 North, Range 29 East,W.M. Records of Franklin County, Washington (Parcel 115210038). General Location: Located south of and adjacent Burns Road approximately 3/4 mile west of Broadmoor Boulevard, Pasco,WA 99301 Property Size: The site contains approximately 47.36 acres (2,063,001.60 sq. ft.). 2. ACCESS: The parcel has access from Burns Road. 3. UTILITIES:Municipal water is available in Burns Road;a 30'sewer main has recently been brought north from West Court Street to service new development in the area. 4. LAND USE AND ZONING: The site was recently rezoned from RT (Residential Transition) to R-3 (Medium-Density Residential; Ordinance 4578) and is vacant. Surrounding properties are zoned and developed as follows: NORTH: RS-20 (County) Single Family Dwellings EAST: RT Vacant SOUTH: RT Vacant WEST: R-1 Vacant/SFDUs 5. Comprehensive Plan: The Comprehensive Plan designates the site for medium-density residential development. According to the Comprehensive Plan, medium-density residential development means 6 to 20 dwelling units per acre. The criteria for allocation under the future land use section of Volume II of the Comprehensive Plan (Vol. II, page 17) encourages development of lands designated for medium-density residential uses when or where sewer is available, the location is suitable for home sites, and there is a market demand for new home sites. Policy H-1-E encourages the advancement of home ownership, and Goal H-2 suggests the City strive to maintain a variety of housing options for residents of the community. Goal LU-2 encourages the maintenance of established neighborhoods and the creation of new neighborhoods that are safe and enjoyable places to live. 6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. Based on the SEPA checklist (SEPA 2020-063),the adopted City Comprehensive Plan, City development regulations, and other information, a Mitigated Determination of Non-Significance (MDNS) was issued for this project on 7 July 2022 (WAC 197-11-355);this MDNS was subsequently withdrawn and replaced with a revised DNS on August 29, 2022. 1 ANALYSIS LOT LAYOUT:The proposed preliminary plat contains 222 single-family lots, all of which would have access from dedicated internal streets,via an access/egress point at Burns Road;additional access/egress points will be required with the extensions of both Sandifur Parkway and Dent Road to the site. The lots range from 4,948 square feet to 15,048 square feet,the average lot size being 6,186 square feet.The area was recently rezoned from RT (Residential Transition) to R-3 (Medium-Density Residential) zoning (Ordinance 4578). The proposal would be consistent with the development standards of the R-3 zoning district per PMC 25.65.050. RIGHTS-OF-WAY:All lots will have frontage on local access roads to be dedicated as part of the plat.All roads will be fully improved and completed with this subdivision. No lots will have direct access to an arterial street. UTILITIES: Municipal Water is available via an 8' line in Burns Road. A 30' sewer main has recently been brought north from West Court Street to service new development in the area. IRRIGATION: This parcel is within the Franklin County Irrigation District service area but has been classified as non-irrigatable under the FCID operational standards and specifications because it is not located near any FCID facilities.As such, it is not being served or 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 21.05.120(1) and Section 3.35.160. 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 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 R-3 zone are designed to address overcrowding concerns. The Comprehensive Plan Future Land Use Map designates the property in question be developed with 6 to 20 dwelling units per acre. The proposed plat has a density of approximately 4.7 units per acre, which is well below the Comprehensive Plan density threshold for the area. However,the application for this proposal became vested on January 26, 2022; Ordinance 4575 which codified minimum densities was adopted on January 24, 2022, published on January 27, 2022, and took effect on February 1, 2022. No more than 60 percent of each lot is permitted to be covered with structures per the R-3 standards. Parks Open Space/Schools:There are no City of Pasco parks nearby. Reynolds Middle School and Columbia River Elementary are approximately 1.3 miles to the east of the site along Burns Road; Delta STEM High School is also around 1.3 miles away, traveling east along Burns Road and then south on Broadmoor Road. 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 single-family dwelling unit at the time of building permit issuance. 2 The Pasco Comprehensive Plan adopted a neighborhood park standard ratio of 2 acres/ 1,000 residents. Effective Land Use/Orderly Development: The density suggested under the Comprehensive Plan is 6 to 20 dwelling units per acre. The developer is proposing a density of 4.7 units per acre, which is well below the target density range for this area. However, the application for this proposal became vested on January 26, 2022; Ordinance 4575 which codified minimum densities was adopted on January 24, 2022, published on January 27, 2022, and took effect on February 1, 2022. Pasco Municipal Code 21.15.010(1)specifies that street patterns shall take into consideration access needed to develop adjacent properties. A revised plat submitted on August 4, 2022, illustrates the extension of Buckingham Drive satisfying this requirement. 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). 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. As per PMC 21.20.010 Blocks shall not exceed 1,320 feet. A revised plat submitted on August 4, 2022, confirms the placement of a non- motorized pathway for bicycle or pedestrian use in conformance with PMC 21.15.100 providing access of exceptionally long blocks. Adequate Provision of Municipal Services: All lots within the plat will be provided with water, sewer, and other utilities.This parcel is within the Franklin County Irrigation District service area but has been classified as non-irrigatable under the KID operational standards and specifications because it is not located near any KID facilities. Provision of Housing for State Residents: The proposed plat contains 222 single-family lots providing the opportunity for the construction of 222 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.A connection will be made to the Burns Road access/egress point; additional access/egress points will be required with the extensions of both Sandifur Parkway and Dent Road to the site. All lots will have frontage on streets to be dedicated. Pasco Municipal Code 21.15.010(1) specifies that street patterns shall take into consideration access needed to develop adjacent properties.A revised plat submitted on August 4, 2022, illustrates the future extension of Buckingham Drive satisfying this requirement. As per 21.20.020"The width of the block under normal conditions shall be sufficient to allow for two tiers of lots with easements. One tier of lots shall be provided between a local access street and an arterial." The Future Street Functional Classification System designates both Burns Road and Sandifur Parkway as Arterial Streets. As such, single-tier lots with estate fences would be justified when these are developed as arterial streets as per the Comprehensive Plan. Streets not intended to be Arterials should not have a single tier of lots next to them. Dent Road (Road 115) is designated as a collector Street; blocks for Lots 55-74 should be double-tiered along Dent Road (Road 115). However,the design of one-tier of lots on Dent Road is permitted due to the alignment of the existing sewer trunk main designed and approved by the Pasco Public Works Department, which presents a specific condition in which conformance with PMC 21.20.020 is not feasible. Comprehensive Plan Policies & Maps:The Comprehensive Plan designates the plat site for medium-density residential development. Policies of the Comprehensive Plan encourage the advancement of home ownership and the City maintain a broad range of residential land use designations to accommodate a variety of housing opportunities. 3 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, townhomes, condominiums, apartments and manufactured housing. The applicant is proposing to construct 222 single-family lots at a density of 4.7 dwelling units per acre; the proposed density is not within the threshold density for the Medium-Density Area. However,the application for this proposal became vested on January 26, 2022;Ordinance 4575 which codified minimum densities was adopted on January 24, 2022, published on January 27, 2022, and took effect on February 1, 2022. As such, strict compliance with density standards is not required for this plat. Other Findings:The Public Notice was mailed out and published in the Tri-City Herald on 22 August 2022. 1. Public Notice was mailed out and published in the Tri-City Herald on 14 June 2022. 2. The site in City Limits, and within the Pasco Urban Growth Boundary. 3. The State Growth Management Act requires urban growth and urban densities to occur within the Urban Growth Boundaries. 4. The site is zoned R-3 (Medium-Density Residential) 5. A rezone from RT to R-3 was approved in 2022. 6. The minimum lot area in the R-3 zone for single-family dwellings is 4,500 square feet. 7. The site is vacant. 8. The site is considered a shrub-steppe habitat. The applicant is required to pay a mitigation for the shrub- steppe habitat, as referenced in the grading permit for this site. 9. The site's Comprehensive Plan designation is for Medium-Density Residential development. 10. Medium-Density Residential development specifies 6 to 20 dwelling units per acre. 11. The developer is proposing 4.7 dwelling units per acre, which is well below the Comprehensive Plan density range for the area. 12. The application for this proposal became vested on January 26, 2022. 13. Ordinance 4575 which codified minimum densities took effect on February 1,2022,after the present plat application was vested. 14. Lots 34, 35, 36, 55, 56, 73, 74, and 75 are located on street"knuckles." 15. Furthermore, lots over 10,000 are required to have a minimum of 90' of frontage unless located on a cul-de-sac. 16. lots 34, 35, 36, and 55 exceed the 10,000 sq. ft. lot size threshold and are located on street "knuckles." 17. PMC 21.10.020 defines a cul-de-sac as "a road closed at one end by a circular area of sufficient size for turning vehicles around". 18. Knuckles do not qualify as cul-de-sacs as they are not a closed road/not a road at all. 19. The design and use of "knuckles" are not specifically identified in the Pasco Municipal Code or the City Design and Construction Standards. 4 20. As such, lots with frontage at these locations will be interpreted as cul-de-sacs only for the use of this plat. 21. Development phasing is set up in such a way that Dent Road and Sandifur Parkway would not be improved until the final phase, making secondary accesses unavailable until the final phase of development. This is both a traffic and fire concern. 22. Two separate and approved Apparatus access roads must be provided where the number of dwelling units exceeds 30. 23. Access roads must be placed not less than 1/2 of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses, as per IFC Section D106.3 24. Two access roads are required for each phase as outlined. 25. As per IFC Section D106.3. access roads must be placed not less than 1/2 of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. 26. 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. 27. The Transportation Element of the Comprehensive Plan encourages the interconnection of neighborhood streets to provide for the disbursement of traffic. 28. The interconnection of neighborhood streets is necessary for utility connections (looping) and the provision of emergency services. 29. Pasco Municipal Code 21.15.010(1) specifies that street patterns shall take into consideration access needed to develop adjacent properties. 30. All lots will have frontage on future streets as part of the plat. 31. Per the ITE Trip Generation Manual 9th Edition,the proposed subdivision,when fully developed,will generate approximately 2,113.44 trips per day(9.52 trip/unit * 222 units). 32. The current park impact fee is$1,679 per dwelling unit. 33. 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. 34. 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. 35. Past correspondence from the Pasco School District indicates impact fees address the requirement to ensure adequate provisions are made for schools. 36. 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. 37. Handicapped-accessible pedestrian ramps are to be completed with the street and curb improvements prior to final plat approval. 38. Sidewalks are installed at the time permits are issued for new houses, except sidewalks along major streets,which are installed with the street improvements. 5 39. The assignment of water rights is a requirement for subdivision approval per Pasco Municipal Code Section 21.05.120(1) and Section 3.35.160. 40. If no water rights are available to transfer to the City the property, owner/developer must pay a water right fee in lieu thereof. 41. The developer is responsible for all costs associated with construction, inspection, and plan review service expenses incurred by the City Engineering Office. 42. 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: (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. As per International fire Code(IFC)Section D107, no more than 30 lots will be allowed without the dedication of ROW and development of secondary access into the subdivision. 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. The proposed subdivision will provide street improvements within the plat as per City standards;a connection will be made to Burns Road to the west. The applicant is proposing to construct 222 single-family lots at a density of 4.7 dwelling units per acre;the proposed density is not within the threshold density for the Medium- Density Area. However, the application for this proposal became vested on January 26,2022;Ordinance 4575 which codified minimum densities was adopted on January 24,2022,published on January 27,2022, and took effect on February 1, 2022.As such, strict compliance with density standards is not required for this plat. (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 all surrounding properties for Medium-Density Residential development and may be developed with single family homes, townhomes, condominiums, apartments and manufactured housing. 6 Medium-Density Residential specifies development at a density of 6 to 20 dwelling units per acre. 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 4.7 dwelling units per acre, which does not meet the density range established by the Comprehensive Plan. However, the application for this proposal became vested on January 26, 2022; Ordinance 4575 which codified minimum densities was adopted on January 24, 2022, published on January 27,2022, and took effect on February 1,2022.As such,strict compliance with density standards is not required for this plat. 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. Housing Goals and Policies of the Comprehensive Plan that pertain to this development include Housing Goal H-1: Encourage housing for all economic segments of the city's population; Housing Goal H-2:Strive to maintain a variety of housing consistent with the local and regional market;Housing Policy H-2-A: Allow for a full range of residential environments including single family homes, townhomes, condominiums, apartments and manufactured housing. The applicant is proposing to construct 222 single-family lots at a density of 4.7 dwelling units per acre; the proposed density is not within the threshold density for the Medium-Density Area. However, the application for this proposal became vested on January 26, 2022,Ordinance 4575 which codified minimum densities was adopted on January 24, 2022, published on January 27, 2022, and took effect on February 1, 2022. As such, strict compliance with density standards is not required for this plat. 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. 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) Project must participate in a proportional share of the improvements for the intersection improvements at Broadmoor Boulevard and Burns Road, the cost of which shall be not less than $846/trip and not to exceed $1,753/trip. 2) Street patterns shall take into consideration access needed to develop adjacent properties, as per Pasco Municipal Code 21.15.010. 3) 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 7 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. 4) Two separate and approved Apparatus access roads shall be provided where the number of dwelling units exceeds 30. 5) Access roads shall be placed not less than 1/2 of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses, as per IFC Section D106.3. 6) The face of the final plat shall include this statement: "As a condition of approval of this final plat the owner waives the right to protest the formation of a Local Improvement District for sewer/water/road/sidewalk improvements to the full extent as permitted by RCW 35.43.182. 7) 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." 8) 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. 9) Only City and other utilities with franchise agreements are allowed in the public right of way. 10) Overhead utilities are required to be re-routed below ground. 11) 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. 12) All fee payments for bonding of ROW improvements and Water Rights must be paid at the time of Final Plat being submitted for signatures. RECOMMENDATION Staff recommends approval of the Preliminary Plat with conditions per above. 8 Overview 222-Lot Preliminary Map Applicants: Big Sky Developers File . . 2022-002 Ora �.w J6 11H - � o ,,: _ � tea• ■■�■17k"wQ rJj� !mill AN FAR NINE ■OBJ■ _ �� INS kid ■122 F3CID to lJ:�dD rJ• r s ��►i'iiL. �■■■■�������■�� �"' •�' c a Ir! _ ., yd/lilil♦Ylllr" c • ■ � e — .� � �riili7iP�:a�`r.��,I •• 'KdrEda allr tl 1 ! � � /lllill� 11 � - - ° �gdddlly r'"tea.~.�:,'`,'fir• wYrrliydl i1S■i� 011ll[l �Y n .idaa:ia �+�ria yr •.`r wYrrrirr ■.a ar ri: • � lllllllr � :•'1�• arm�/li!��ewir� Y 1N rf f��[a �.~.�r^r�r�r,r�•ii ger rr rr rY.rold :11/r111 K:4i nr rrrrr■rrr a s rrrrri` w/ril ray rr mYllIb•it.11li;r..�i�l1.1l.lill111llll/dl,lkl N.... .... ��r~i�r ■ �y Euaa,u3/'s� u,dal��l a ... ..`n�hlll llllllll ll la lrll�� oQ I: ,1lllillll IliaJi ' �uau.�a11111HJ I 1 y, .4�r1lda • �i:laal drl�lr a�� CV ■ a o o � – ti,z:z.z! ■r.r.rrr rrrrrrrr .Vrrrr �■rl-•��9� – Yrrr rrrrrrlrr■rirl l■alrlrliir�y rr..ar r.■. rr lr>eY ,r■I+Y.Y rrr r K: y 1 1■ ■�■ ■�■ 1■f � ��� ��• r .� ��y+»rr■irrrir/rrirrrr��lfMliyK Yw�yµ -■ 1■i .M� � iiiii./ii.' ,Y11r /l.:::Ililia+lr Mrrs r �r .■.■--- ' C + — r ry '=rrriY;Yi111i■r irrrr r■■+r!!iilil yr■ j y� I 'r/l1r r r 1�1j1j111111 • Na :y rrwrr.ri it ♦ �' .� `� r�a1 illrrlll.'—..�y/rlrll/rYl►rra� „ Vicinity Item: 222-Lot Preliminary Plat - The Dunes N Applicants: Big Sky Developers Map File #: PP 2022-402 R � - _ =Mr BURf�- - GITY LI+NETTS - CITY LIM'�5 .� SITE < - - Ix OEM- M 180 350 700 1.100 1,40 y�'r"-';� y�•+ Feet _ . . Land Use Item: 222-Lot Preliminary Plat - The tunes N Applicants: Big Sky Developers Map File #: PP 2022-002 LA Z) n 5FD( I SFDUs. a r� F9 ❑ N 0 GSE CREST DR SFdU/S-� Q LLJ SFDU CL SFDl1s ❑ � z BURNS RD NUndeveloped CITY L-IMITS JI. SITE Undeveloped Undeveloped Undeveloped Undeveloped Undeveloped Undeveloped Undeveloped 180 350 700 1,100 1,40 Feet Zoning Item: 222-Lot Preliminary Plat - The Dunes N Applicants: Big Slay Developers Map File #: PP 2022-002 R 2 20 RS-RS- Q� R-1 ❑R z f o (C z� BURINS R❑ GFW LIMITS C��71'�LI A SITE R-1 RT C-1 180 350 700 1,100 1 ,40 Feet ~ I Com Plan Item: 222-Lot Preliminary Plat - The Dunes w Comp Applicants: Big Slay Developers Map File #: PP 2022-002 �a L Density 9G�E CRE5T DR i' Dens Q� idential w Resi al �� z BURNS-R❑ CITY-L-IMITS c��TY�L•IM�S S ITE Open Space Parks Hliumsity _ Residential Office Medium High 180 350 700 1 ,100 1,400 Density Open Space Residential Parks Feet I` Office Item: 222-Lot Preliminary Plat - The Dunes N "Exhibit All Applicants: Big Sky Developers File #: PP 2022-002 �o I L) �E CREST DR w � r _ z BURINS RD � GF?( LIMITS SITE 180 350 700 1 ,100 1 ,40 Feet THE DUNES SUBDIVISION - PRELIMINARY PLAT A PORTION OF THE W 1/2 OF THE NW 1/4 OF SEC . 7, TWN. 9 N., RGE. 29 E. W.M. W CITY OF PASCO, FRANKLIN COUNTY, WASHINGTON. VICINITY MAP !IS o o s UU SITE N BURNS AD LEGAL DESCRIPTION: SANDYUR y PER CHPRE INSURANCE COMPANY K NO.6 l7 � ORDER N0.62242103884 MATED DECEMBER 8,ZOZI �8ST.1T69PK2 PK 1 E4TA Z LOT 8 OF RECORD OF SURVEY RECORDED IN VOLUME 4 OF SURVEYS PAGES 125-129,UNDER WITTOR'S FEE NO.1932625, RECORDS a FRANKLIN COUNtt,WASHINGMN.E%CEPT MAT PORTON DEEDED i0 ME UNITED STATES OF ARERICA UNDER .GUNCR'S FILE N0.112488 BURNRROAD PARCEL AREA TABLE PROJECT INFO `-'-- Loid AREA(SF) Loi/ AREA(SF) LOT/ AREA(SF) LOT/ AREA(SF) LOT/ AREA(SF) APPLICANT 1 7.688 46 5.409 91 5.220 136 5.508 181 8,266 BIG SKY OMLWERS,LLC LU 3 2 2 5,558 47 5.409 92 5,249 131 5,508 182 12,040 542fi N ROAD fib,BO%D-113 PASCO WA,- F 19.33 AC IB 4fi AC 3 M 48 5,409 93 5,2]8 138 5,508 183 8,094 PH.509.52GAME 0 CONTACT ENGINEER GROUND R 4 5,fi10 49 6,672 94 I. 139 5,508 181 IG_ V L p 5 5,60fi 50 7,366 95 5,331 110 5,508 185 7,125 CML ENGINEER ® K 6 5.593 51 5.102 96 5.366 141 5.508 IBB ].880 AOIERA ENGINEERING ® 2705 ST ANDREWS LOOP,SHITE C ] 5.5]9 52 5.100 17 7.967 142 5.500 IB) 9.983 PASCO.WA 99301 PH.509.8450208 59 1]AC B 5,565 53 5,038 9B 143 5,508 IBB 8,293 CONTACT.CAIEB STROASiAO,PE r LOT NUM.k ACREAGE PER 9 5.645 54 RAID 99 5.100 t4a 5.610 189 1..330 SURVEYOR / Al.1932625(ttP) 10 14731 55 11.410 IW 5.100 145 7.006 190 1,35] AHBL,INC 1//-(/\/\ 5804,WA 99 SUITE H J 11 5,]39 55 6,848 101 5,100 116 1,006 191 8,166 PASCO,WA 99301 6 S 12 5,429 57 6,OW 102 5,100 147 5,610 192 5,750 PH.5Os380.5883 S CONTACT:JOHN BECIOR,PLS �1 27,]5 AC 2565 AS 1} 5,428 58 6,100 103 5,100 118 5,508 193 7,918 r a 14 5,42J 59 8,882 104 5,100 119 5,500 194 7,916 BASIS OF BEARING NAD 1983/1117 W 15 5,425 60 Bal, 105 5,100 150 5,508 195 5,750 0 9 6.93 AC 16 5,423 61 6,]10 106 5,100 151 6,508 19fi 4750 TON STATE PLANE SON PROJECTION.BASED UN GPS S OF MEASUREMENT USING WSRN AND Oil 2012A. W UNITS❑MEAWREMENi APE US WRVEY FEET 40c oC 17 5,42E 62 6,100 107 5,100 162 5,508 197 5,750 UTVRR/RANDIFUR PRWY 18 5,420 63 5,857 108 6,120 153 5.512 198 5,750 VERTICAL DATUM o S o IRA VD 1988 VERTICAL DATUM ON S p 18 19 1,11 61 5.100 109 9,]60 154 5,605 199 5,]50 ORTROMEIRICAllv CORRECTED GPS OBSERVATION USING MN AND CLOID 2012A. 7.57 AC 20 5,41] 65 5,100 110 7.006 155 5,]38 200 5.750 „� 21 5,722 BE 5,100 111 5,610 156 5,885 201 S,75D SURVEY EQUIPMENT USED 12 11 22 ],523 67 5,100 112 5,598 157 ],- 202 5,]50 3 TOTAL STATION UTILIZING STANDARD FIELD TRAVERSE o 0 3 1739 AC 1D METHODS FOR CONTROL AND STARING, e„n 9.6]AC 2522 AC 23 ],520 b8 5,100 113 5,508 158 8,106 203 5,750 UTILITIES/SERVICES p DU A 24 5,101 69 5100 114 5,508 159 ],026 204 5,750 o o ry 29.13 AC ROADS/WATER/SEWER: CIN OL PASCO 25 5,100 70 5,100 115 5,508 160 ],798 205 5,750 IRRIGATION: CITY D<PASCO 2fi 5,098 ]I 5,100 116 5,508 161 8,305 206 8,924 POWER: BIG BEND ELIC COOP 27 5,097 72 5,071 117 5,508 162 5,250 No 8,164 CONMUNTCAT[ON CHARTER COMMUNTIA110NS k LUMEN = A v 28 5,095 73 6,591 118 5,508 t63 5,250 NE; 5,]50 rvAMRP1 GAS, CASCADE NATU AL CAS CORPORATION r.' q 29 5,094 74 ].874 N9 5,508 164 5,250 209 5.]50 SITE INFORMATION IW 30 5,092 75 5689 120 SAID 165 5,250 210 5,]50 W 13 PARCEL NP 115210038R 0 11.90 AC 31 5,091 7fi 5.249 121 7.006 166 5,250 211 1750 SITE ADDRESS:NOT AVAILABLE Z "a 32 5,090 77 5,252 122 ],006 167 5,775 212 6,750 SIZE AREA:4]36 ACRE 16 IS 33 5,125 78 5,252 123 5,610 168 7,516 213 5,750 LAND USE TABLE Z 108.32 AC 48.88 AC 14 34 HS 79 5,252 124 5,508 169 5,100 214 5,]50 :L 34.84 AC TOTAL PLAT AREA.47.3fi AC TOTAL 35 15,048 BO 5,583 125 5,508 110 S.IOp 215 5,]50 PROPOSED USE:MEDIUM DENSITY RESIDENTIAL(R-3) 4 0 ZI 30 11,964 01 5.386 126 5,508 171 5,100 216 5,]50 : o NUMBER a SINGLE FAMILr RESIDENTIAL LOU:222 37 6,516 82 4,948 127 5,508 171 SU 217 177 PH 1:64 LOTS(1244 AC) 38 5,610 83 SODS 128 5,508 173 "NO 218 5.750 PH 2:114 LOU(2388 AC) 39 5.610 84 5.097 129 5.508 174 SI W 219 7,916 PH 3:44 LOU(11.04 AC) 3 40 5,610 85 ],592 130 SSOB 175 S,IW 220 7,916 TRACT R 04b ACRE(IRRIGATION TRACT)) 41 5,610 85 9,907 131 5508 176 SIW 221 5,]50 TRACT B:004 ACRE(PEOESTRIAN ACCESS PATH) 42 5,812 in 5,611 132 5,00 177 8,013 222 7,916 TRACT C:009 ACRE(PEDESTRIAN ACCESS PATH k 43 5,951 BB 5,132 133 7,006 178 10078 ROW 664,127 TEHPONARY SEVA) LAIR.M STPDAH3EApL s ^ M 5,409 B9 5,161 134 7,006 1798,287 GROSS DENSITY:47 UNITS/ACRE S �\ 45 5.409 90 5.190 135 5.610 180 5.85] MINIMUM LOT AREA 4.948 SE(LOT 82) � 9 LNC &15rz2 f MA%IMUM LOT AREA:ISO48 SF(LOT 35) SHEET A6ERAGE LOi AREA:6,186 SE y 0 ROW BEDICATED:664,127 SF U• is ON is Know what's below. SCALL V=400 Call before you dig. 04 y c l �$ � GENERAL NOTES INTERN L TTREETS PER CITY STANDARD J I _ - _ I NAMES DEIERMINEO PRIOR i0 FINAL PLAT L Si 2A LOCAL ACCESS STREET.STREET ^-------------- E%40'ITtt OF PASCO UTILIT_� --.J _ -- ------------ "SEMENT AIN 1963]39 (3,''" 70 ------� , -- --- a3'OSI6'� - 2 UNDERCRWNO INFILTRATION FACILITIES PROPoSEO FOR gtAINAGE MANAGEMENT ll/ URWRD N W L=424.4'- - -- - ---- -'509'1B'IB'W 394]'- --- - \� — 3. CITY WATER AND SEVER MAINS WILL BE EXTENDED WITHIN ME PRWOSED LOCAL ACCESS LU M O RZT-OF-WAY,SRED i0 SERVE TELE L07 CREATED WITH THIS PLAT,AND STUBBED TO Z } I ADJACENT PROPERTIES FOR FUTURE CONNECTIONS. _ MNA=15528 N 2° n J 5 \/ O Q 4. ME SMIS WATER N EXTENSIONS T PLAN DATED 1/29/19 DOES IS IDENTIFY ANY W -a 7p,EGTC TRANSM1551W MAIN EXTENSIONS THROUGH OR ADJACENT i0 THIS PROPERTY(SEE FIC] ms®s' Y�. 04_ ;®g xsass - '- HOEVER,ME CIMS 2018 WMPREHENSIVE PLAN ADOPTED 6/7/2021 IDENTIFIES A 16' _ ¢ �3 / ®s — — - ———— —— WATER IRKNSMISSIW MAIN E%IENDING MR—ME SANDIFUR PARKWAY AND DENT ROAD � rl _ & s5 AA RICHT-OF-WAY ADJACENT TO MIS PLAT(SEE VOL II,APP%A.MAP W-I).GUIDANCE MOM l————— ME CITY IS NEEDED i0 DETERMINE ME APPLICABILITY AND CONSTRUCT EN REWIREMENTS OF MIS,RME UPS17E MAIN EXTENSION ASSOCIATED WITH 1HI5 PLAT.IF ERNS TA IS REWIRED,ME UPSRE F PRELIMINARY AND LATECOLIER CONDITIONS SH WL)BE STATED �® _® ® _® a m�W W® a® g® _® M ® I ,®4 KN ME coxomoxs a PRa1MNARr PLVi MPRovA1 - � // KEY NOTES °074/ P 15 ®s I IN 20'SCBID D GRATIW TO N i0 REMAIN.DEDICATED AS TRACT A WITH 10'U L L/ >/s s _ - b 3 O FINAL PLAT AND WANTED i0 HOA. ESMi( j p/ �I �e�/�/. PEDESTRIAN ACCESS PAM DEDICATED AS 15'TRACT WISH FIN&PLAT AND V 1i5 ' -/sites v s i�yJibs � _ ® ® W "i�g O GRANTED TO HOA. a TI ROW Q s- PORTION OF IX 10'MLIT ENT WITHIN FUTURE R/lY i0 VACATED UPON CC 12 i� % O RECORDING OF RESPECTIVE FINAL PLAT PHASE. C 20' 1 prJ _ _ - K% / PORnW OF IX 40'CIT'OF PASM Ui1L ENT AM 1963739 WNMIN LOTS 0 I\ ' „s Is Is I o-BDB ®s I ® BE VACATED UPON RECORDING OF RESPECTIVE FINAL PLAT PHASE. F- (3�6q -�_ �/u�l �� g� ���a9 1,L(� PO TIN OF IX 40C17 OF PASCO UTIL ENT AN 1PF3739 WITHIN TRACT C e , _® ;�gss�s is sus s. s ssA's TssIIs_ss�'s s -,®� 's.Wss \� -- O HOA,MALT CTO REMAIN. R10 BED AC PEDESTRIAN PATH AND GATED EMERGENCY ATEE)6 TRACT C WITH FINAL FLAT AND GACCE55.RANTED TO a L `toop(� I yy, - xy - E%30'STRIP DEEDED IS UNITED STALES OF AMERICA NT DIED AM 112E r g �.� I i O THIS TRACT OF LAND IS IN ME PROCESS OF WINE EXECUTED PR i0 THE 6 I x - ° I y®s \ II 6 SURROUNDING PROPERTY OWNER,MIT CLAIM 0 BE EXECUTED PRIOR 0 FINAL NJ I Pui OF Px.3 I IIs 3 A It B 13 § M �4 X / I T E%40'CITY OF PASCO FORCE MAIN ENT AM 1963)40 i0 REMAIN. Z / __ __ _ _ u.- / / R/W FDR DENT ROAD 1/2 SWEET DEDICATED WITH ADJACENT FINAL RAT C K ✓{„ L� /I� PH40'ASE.IMPROVEENTS PER DETAIL I,SHEET 03. IIS:_ s // 50'R/W fOR SMDIFUR PAPo(Wgr t/2 STREET DEDICATED WIN ADJACENT FINAL J �` \ - CL PLAT PHASE.IMPROVEMENTS PER DETAIL 2 SHEET 03. wWI FLaMME BOI..4T7C88UBDIVLSIOH_ 50'R/W FOR URNS ROAD MORNING DEDICATED WIFE ADJACENT FINAL PIAT Wr/ PHASE.WIDENING IMPROVEMENTS PER DETAIL 3,SHEET OIL el a s PUO OVERHEAD POWER i0 REMAIN. Y'i so Ma� © E%SANITARY SEWERUNK MAIN,CONSTRUCTED AS PART Of NE NW SEWERS TRLID. �Y3� �JJ ��/+�% ���y} /��/ �/+�y SECONDARY EMERGENCY VEHICLE ACW55(SENA)FOR PH.I AND PH.2 TO COM ¢r, --� R ems® R � 1 ,.9s -s,�4,SSS sails 5335-s3Wis Tx® �® ssds G. s ialTs1-S,°$v ® q I / i� FROM FUTURE DENT ROAD RPRE-OF-WAV TEMPORARY GRAVEL SENA ACCESS 5 $ 13 ROAD NO EASEMENT 0 EXTEND FROM RD A THROUGH LOT 73 TO ME BURNS RO AND ENT RD INTERSECTION. PROPT L0,T BDD(FU7UREB CRINOHAMD )-_ rvuuWRimR�1 I \ - __ _ _� /�-v- > __-1 n2>(yI-./W�� �r_a/ � �__.n. PROPOSED LOT DIENSIW(M) Eel a RR os 10'UTR I _ p,Ts _� '(�/ `W,�W- F® 's�v 91's l _ �Sa�s- .,316s.SPF 'sm i' i jl, S W o �W IW ' PPWOHD LOT^ Y `� S S ks - \ EGOS' INIERVPL(MP)% 'L - �I QI 0\ ®g �®WI �•�`x SMWM Wen \ b e \ 9,° - W / N8957'42"E 3320' R ®s 3 l ('3JS� BB% ✓> ' 'a ®'s _ / z3 L LN, ��1-��e/lsrzs SHEET w 1m arc <aIGi 02 KN ebelow. , _ SCALE:1"=100' W Call eoreyou I. 04 v Tn W Z NNRE IMPROVEMENTSPROPOSED IMPROMAENTS 800'ROW Q ESMT RDW DENT RD q ROW ESMT W _a0 F�10.0'ULT' 200'TRACT 200'TRACT 10.0'UTIL ESMT ��&IRR ESMT 10' &0' 24.5'TO TOP a00'TO TOP BOC 24.5'TO TOP &0 ]0' &IRR ESMT ESMT F �¢ 05' LANDSCAPE LPNOwAPE 0.5' r S BOC 5/LY STRIP 2'GSTC SHOULDER,J STRIP 21 y pBpTR -I 2R 2x I MA CUSS�'PG 645-28 iroE A GNPB i AND GUiIIN CSTC J 8'GSBC Q 953 COMPACTED F- O DENT RD(COLLECTOR,COP DET ST-2C) wa-a o LU Q NOT TO SCALE Z O H NNRE IMPROVEMENTS IMO, PROPOSED IMPOG-ENTS IU MT ROW SANDINR RD( ROW ESMT U) 1a.D'um 10aum J ESMT J0• &0' 345'TO TOP 69.0'TO TOP BOC u.5'TO TOP 8.0' ].0 ESMT W 05' SM, UNDSCME BOC BOC IANOSCAPE�^S/W OS' S1RIP 2'GSTC 910ULDEN STRIP W 2x 2S 3'OEPIH 29. 2R aI U) I wl"7 M77 CLASS W 953 C011PAClEO o SUB-GRADE z O SANDIFUR RD(MINOR ARTERIAL,COP DET ST-2C) o Ga o NOT TO SCALE 5 `o o� �"d68 NNRE IMPROVEMENTS PROPOSED IMPROVEMENTS ROW BURN RD( 15 5, RDW ESNT 490'i0 TOP BOC LANDSCAPE 100'HMA 200'TRACT 10.0'UTI. R 15'i0 TW 245'TO TOPSTRIP PA1H &IRR EENT -12 = c I 5/YI BOC BOC 3 w 2R y, 21 2R Wr.'W a n 7CSTC A"CURBW ER1/-2 ( o A ,B-GRADE BURNS RD(PRINCIPAL 3 ARTERIAL,COP DET ST-2C) s poops ep NOT TO SCALE .y s S(vnNA$aA�, f an6as SHEET � 03 Know what's below. a Call before you dig. 04 y c 1 1 1 Dent Rd 1 1 Clark Rd 1 1 1 1 1 ap 1 1 1 395 1 O 1 1 1 — - — - 1 1 1 1 1 1 1 0 1 1 1 1 1 0 1 1 1 1 ° Burns Rd' 1 1 1 Foster Wells Rd o 1 1 1 O Q 1 1 O - - - - - - - - + - - - - F - - - SandifurPkwy c a U 1 1 fl 1Burden Blvd o z Harris Rd 1 �a Chap�Hrill 2 a o. So a v m Kartchner St 1 Q a L a0 N - - - - - o° h M E Hillsboro Rd 1 � a 0 Argent Rd qr 9eht Ra Co .... �� a ar 0 Wernett Rd crQi *d o\Js -Pearl St O ars ,I F:. ,­1v scab Court St N Court St. % Qd M >w 2 Broadway St a X '7 Sylvester St 1IX N o eco Lewis • Q leh,� G\aCKst a, a s S/ -a ;« N CON omb`a 3 U m T-8 , 395 Ast Ast W G f Street Classification (Future) q, .� ,a CL 12 I Interstate (18.92 miles)Civof r Other Freeway & Expressway (17.99 miles) Other Principal Arterial (33.3 miles) s►vorth Sf Future 2038 Minor Arterial (29.47 miles) - - - Minor Arterial, Future (3.94 miles) Street Functional Collector (35.67 miles) Classification System " Collector, Future (13.90 miles) Ramps Pasco Comprehensive Plan - Map Last Updated August 27, 2020 Looking North _ _ ' - • - lit sn y � •a..a. --- ti r + J - ! 1 a Looking Northeast . .......... . -a _.- .. .. -...-• � .-. .. .. - ... - .... �•f•: -• '`rte=Y.v.- .._. _ .. .. � - � - .- .....- Looking �Y. -KYR', + ,L. ti�+•`�• 4,- _�` - ��i i' + t.. •� .. to. - i! }�"�li Y :I+�.� ���,;1 ry.F:, i. �fi.'� z: .h i�l,"•1 'i• 'r �'F� •��7.- y,..�.. 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".. v^...s�_Z.. �� DocuSign Envelope ID:4F1 E12EA-617A-4908-8738-93B52F8672FE cit l J o� Community&Economic Development Department coPQ Box 293,525 N 3'd Ave, Pasco,WA 99301 P.509.545.3441/F:549.545.3499 CITY OF PASC❑ PRELIMINARY PLAT APPLICATION Master File# Date Submitted: Applicant Info Owner Info (if different than applicant) Name: Name: Big Sky Developers,LLC 1 Contact:Caleb Stromstad(Representative) Broadmoor Properties, LLC Address: Address: 5425 North Road 68,Box D-113, Pasco, VITA 6070 Lake Geneva Dr 99301 Rona, NV 89511-5074 Phone: Phone: (509) 845-0208 Email: Email: caleb@aqtera.com Project Address: (no address) South of Burns Road, 314 mile west of Broadmoor Blvd. Project Parcel Number: 115210038 R-T Residential Transition (current) Current Zoning: Concurrent rezone application in for R-3 Medium Density Residential Grass square footage of property: 47.36 ac Number of lots proposed: 222 lots Source of domestic water: city of Pasco Method of sewage disposal: City of Pasco Development variations (density increase, planned density development, planned unit development, etc.): None. Description of proposal: single family residential subdivision.222 lots with average area of 6,204 sf Updated May 2021 Page 5 of 6 DocuSign Envelope ID:4F1 El 2EA-617A-4908-873B-93B52F8672FE Access to proposed plat (existing or proposed): Existing Burns Rd, future Dent Rd and Sandifur Pkwy extensions. 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. Application fee - $ 700.00 Per Lot Fee - $ 30.00 per lot 950.00 max) Environmental Checklist - $ 75.00 Radius Notification - 50.00 TOTAL $ 1,775.00 Preliminary Plat © SEPA checklist 0 Fee 0 Title Report (physical & electronic) 1/25/2022 Applicant Signature Date AL Owner 5 gnature Date Page 6 of 6 Affidavit of Mailing In regards to MF# PP2022-002 I, Carmen Patrick, hereby confirm that notification was sent by mail August 22, 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 22nd day, August of 2022. Representative's Signature Gtys�l PC Box 293 Development Ave, Pasco, ent WA PQ Bax 293,525 N 3'd , Pasco,WA 99301 P:509.545,3441/F:509.545.3499 PUBLIC NOTICE 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:Dave Greeno,on behalf of Big Sky Developers,LLC has submitted a Preliminary Plat(PP2022-002)for a 222-lot subdivision on approximately 47.63 acres for Parcel 8 of Record Survey#1932653, located in Section 7,Township 9 North, Range 29 East, W.M. Records of Franklin County, Washington (Parcel 115210038). Said property is situated south of and adjacent to Burns Road and approximately 3/4 mile west of Broadmoor 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 14 September 2022 to 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 the open record hearing at 6:00 p.m. on 14 September 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.pasco-wa.gov/pubticcomment 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 Preliminary Plat within ten(10)days of the public hearing. Prepared 18 August 2022 by:Jeffrey B.Adams,Associate Planner, 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. Item: 222-Lot Preliminary Plat - The Dunes N "Exhibit .All Applicants: Big Sky Developers File #: PP 2022-002 LJ ti M046-CREST z BURNS RD F1 CITY-L-IMITS C�� �LIM��' SITE 180 350 700 1,100 1,40 Feet ADDRESS CITY STATE ZIP PASCO SCHOOL DISTRICT NO 1 1216 W LEWIS ST PASCO WA '99301 NEIL A & KELLY M CUSTER 6505 WHETSTONE DR PASCO WA '99301 WILMER O &JANET D CASTELLANOS 6415 WHETSTONE DR PASCO WA '99301 RAFAEL H & ERIKA ELICEA 6403 WHETSTONE DR PASCO WA '99301 DANIEL &TAYLER BARNETT 6404 RECURVE RD PASCO WA '99301 BRANDON J VASQUEZ (MX) 6416 RECURVE RD PASCO WA '99301 CHRISTIAN &RENATE PLENIUS 6402 HOCKING POINT RD PASCO WA '99301 NATHANIEL E WICK 6414 NOCKING POINT RD PASCO WA '99301 } JUAN MANUEL & RUBYLINDA CELEDO 6426 HOCKING POINT RD PASCO WA '99301 1 JEFFREY &ANGELA BOOTHE 11216 QUIVER LN PASCO WA '99301 CESAR SANZON 11203 QUIVER LN PASCO WA '99301 3 PATRICK & PATRICIA REID 11204 QUIVER LN PASCO WA '99301 1 NICKLAUS &JUSTINE VERMULM 6419 NOCKING POINT RD PASCO WA '§9301 i KARINA& ANDREW II SAWYER 6401 NOCKING POINT RD PASCO WA '99301 'r BROADMOOR PROPERTIES LLC 6070 LAKE GENEVA DR RENO NV 'x9511 BIG SKY DEVELOPMENT LLC 5426 ROAD 68#D113 PASCO WA F99301 1 JUAN A& SABRINA H MELENDREZ 6400 EAGLE CREST OR PASCO WA '99301 } WADE T& NANCY A SCHULTZ 6412 EAGLE CREST OR PASCO WA '99301 ) PAHLISCH HOMES AT SOLSTICE LLC 1020 N CENTER PARKWAY STE A KENNEWICK WA '99336 P S Memorandum DATE: August 29, 2022 TO: Caleb Stromstad, PE, Principal Engineer, Aqtera Engineering FROM: John Manix, PE PROJECT: 71864.000 REGARDING: The Dunes Project, Transportation Improvement Mitigation This memorandum summarizes the recommended traffic mitigation with The Dunes development.The following intersections are addressed: • Broadmoor Boulevard/ Burns Road • Broadmoor Boulevard/Sandifur Parkway • Broadmoor Boulevard/ Interstate 182 (1-182) Westbound (WB) Ramps intersection • Broadmoor Boulevard/ 1-182 Eastbound (EB) Ramps intersection BACKGROUND Big Sky Developers, LLC, the applicant, proposes The Dunes development, a subdivision in two phases on parcel number 115210038 in Pasco, Washington. Phase 1 will have 181 dwelling units and is estimated to be completed in 2023. Phase 2 will have 41 units and is estimated to be complete in 2024. PBS Engineering and Environmental Inc. (PBS) is providing traffic engineering services for The Dunes under contract to Big Sky Developers, LLC. PBS prepared a scoping memorandum, dated December 8, 2021, that was submitted to the City of Pasco (City) outlining what the traffic impact analysis (TIA) would analyze.The TIA report was submitted with the land use application.The TIA was reviewed and returned with comments from DKS Associates (DKS), the City's contracted traffic engineering consultant, and from the Washington State Department of Transportation (WSDOT). PBS revised and resubmitted the TIA, most recently dated July 22, 2022. The following sections summarize the traffic impact findings and recommendations associated with the intersections previously noted. Broadmoor Boulevard/ Burns Road Intersection The TIA reported a finding that the Broadmoor Boulevard/ Burns Road intersection will not operate within acceptable LOS standards either with or without the project trips and that a traffic signal would bring the intersection to operate within acceptable standards. See the Executive Summary, page iv of the TIA, for more details. To address traffic impacts from The Dunes, the TIA recommended "If a proportionate share contribution model is to fund the signal improvements at the Broadmoor Boulevard / Burns Road intersection, then the City and affected developers should reach an agreeable estimate for the signal improvements and the associated cost per trip." DKS developed a proportionate share recommendation for the signal improvements to be shared among nearby developments that generate trips through the intersection. The DKS draft memo, dated April 19, 2022, estimated a 1325 SE TECH CENTER DR, STE 140, VANCOUVER, WA 98683 • 360.695.3488 MAIN • 866.727.0140 FAX • PBSUSA.COM Aqtera Engineering The Dunes—Transportation Improvement Mitigation August 29,2022 Page 2 planning-level cost estimate of$1.6 million for a traffic signal "...with the existing lane geometry (that) would result in short-term operations that exceed the City's mobility target and significantly reduce delays." The $1.6 million cost estimate for the traffic signal with existing lane geometry appears unrealistically high. PBS prepared a more detailed cost estimate based on the attached intersection layout that reflects the future intersection buildout.The cost estimate assumes no widening but assures no relocation of the traffic signal poles or other equipment with future buildout of the intersection. The future buildout lane configuration was provided by DKS Associates, associated with the planned Broadmoor Boulevard corridor improvements. Based on the interim improvements, PBS recommends a cost estimate of approximately $772,381 for the interim traffic signal to be used for the proportionate share calculations. See the attached cost estimate for the interim traffic signal. Broadmoor Boulevard/Sandifur Parkway Intersection The TIA did not find the Broadmoor Boulevard/Sandifur Parkway intersection will operate below the City level of service standards with The Dunes project trips. See Table 11 on page 15 of the TIA. No mitigation is required or recommended. Broadmoor Boulevard/ 1-182 WB Ramps Intersection The TIA did not find the Broadmoor Boulevard/ 1-182 WB Ramps intersection will operate below the WSDOT level of service standards with The Dunes project trips. See Table 11 on page 15 of the TIA. No mitigation is required or recommended. Broadmoor Boulevard/ 1-182 EB Ramps Intersection The TIA did not find the Broadmoor Boulevard/ 1-182 EB Ramps intersection will operate below the WSDOT level of service standards with The Dunes project trips. See Table 11 on page 15 of the TIA. No mitigation is required or recommended. Attachments: Proportionate Share Plan for The Dunes— Broadmoor Boulevard and Burns Road, August 2022 Broadmoor Boulevard and Burns Road Signal —Scoping Level of Construction Cost Estimate, August 22, 2022 JAM:DAH:tl 71864.000 i _`t a 3ME E R "2 oW �> a -ylI Scale 1" = 60 121 /' n r 0 30 60 120 m Y Power I ; N � i � • N �• I a.e•. 0 N Signal I Project Lim Controller aI --- - -- ----. cri I '. # BURNS RD _ BURNS RD �, I - - ao C/)I t - ----------------- E Q I. - - - LLd o Pedestrian Poles ° < * C I I I ,�� TYP w oDD •' t. �: New HMA I 1O.. ? LL ,..- .! +Jb I concrete A t Z s and sldewa`Ft, W 00 r ♦ I Q W 0,1 �►' �' I '� w Z J , .i t� 15 I = m 72 10IRRIGATION I Q t + .�, ' • EASEMENT 40 I 40' UJ00 o ❑ I t• 0 0 DESIGNED: J I JM CHECKED: JM AUG-22 THE DUNES o ❑ I < I SHEET ID N . O U r EE o ' of • r'I G1. g • m Full Size Sheef Format Is 11x17;If Printed Size Is Not 11x17,Then This Sheet Format Has Been Modified&Indicated Drawing Scale Is Not/Rccurate. Broadmoor Blvd & Burns Rd Signal 71864 City of Pasco Scoping Level Construction Cost Estimate Prepared by PBS August 22,2022 Item No. Quantity I Unit Description Unit price Total SCHEDULE A DIVISION 1 GENERAL 1 1 LS MOBILIZATION $ 39,850.00 $ 39,850.00 2 1 EST MINOR CHANGE $ 10,000.00 $ 10,000.00 3 1 LS SPCC PLAN $ 1,100.00 $ 1,100.00 4 1 LS PROJECT TEMPORARY TRAFFIC CONTROL $ 25,000.00 $ 25,000.00 DIVISION 2 EARTHWORK 5 1 EST ROADSIDE CLEANUP $ 1,000.00 $ 1,000.00 6 1 LS REMOVAL OF STRUCTURES AND OBSTRUCTIONS $ 5,500.00 $ 5,500.00 7 100 CY ROADWAY EXCAVATION INCL.HAUL $ 30.00 $ 3,000.00 DIVISION 4 BASES 8 100 TON CRUSHED SURFACING BASE COURSE $ 35.00 $ 3,500.00 DIVISION 5 SURFACE TREATMENTS AND PAVEMENTS 9 40 TON HMA CL.1/2 IN.PG 58H-22 $ 200.00 $ 8,000.00 DIVISION 6 STRUCTURES DIVISION 7 SURFACE DRAINAGE STRUCTURES,STORM SEWERS,SANITARY SEWERS,WATER MAINS,AND CONDUITS 11 50 LF SCHEDULE A STROM SEWER PIPE 12 IN.DAIM. $ 90.00 $ 4,500.00 12 1 EA. TYPE 1 CATCH BASIN 1 $ 2,500.00 $ 2,500.00 13 1 EA. DRY WELL 48" $ 5,000.00 $ 5,000.00 DIVISION 8 MISCELLANEOUS CONSTRUCTION 11 1 LS EROSION CONTROL AND WATER POLLUTION PREVENTION $ 2,000.00 $ 2,000.00 15 200 LF CEMENT CONC.TRAFFIC CURB AND GUTTER $ 30.00 $ 6,000.00 18 100 SY CEMENT CONC.SIDEWALK $ 90.00 $ 9,000.00 19 6 EA CEMENT CONC.CURB RAMP $ 3,850.00 $ 23,100.00 20 50 SF DETECTABLE WARNING SURFACE $ 38.50 $ 1,925.00 21 1 LS TRAFFIC SIGNAL SYSTEM $ 350,000.00 $ 350,000.00 22 1 LS TRAFFIC SIGNING,PAVEMENT MARKINGS $ 37,000.00 $ 37,000.00 SUB TOTAL $ 537,975.00 TOTALS CONSTRUCTION SUB-TOTAL $ 537,975.00 CONTINGENCY 20% $ 107,595.00 SUB-TOTOAL $ 645,570.00 TAX(8.7%) $ 56,164.59 TOTAL $ 594,139.59 CONSTRUCTION TOTAL $ 594,139.59 DESIGN ENGINEERING 15% $ 89,120.94 CONSTRUCTION ENGINEERING 15%, $ 89,120.94 TOTAL PROJECT COST $ 772,381.47 Copy of Broadmoor-Burns_Signal_Estimate.xlsx 8/22/2022 Page 1 w4co REPORT TO HEARING EXAMINER PUBLIC HEARING City Hall—525 North Third Avenue—Council Chambers Wednesday 14 September 2022 6:00 PM MASTER FILE#: SP 2022-007 APPLICANT: Leticia Valdez 8208 Hudson Drive Pasco WA 99301 REQUEST: SPECIAL PERMIT: Step-by-Step Childcare in an RS-12 (Suburban) Zoning District BACKGROUND 1. PROPERTY DESCRIPTION: Legal: The South 84 feet of the Northwest 1/4 of the Northwest 1/4 of the Northeast 1/4 of Section 26, Township 9 North, Range 29 East,WM, Records of Franklin County, Except Roads(Franklin County Tax Parcel #119502057). General Location: 1305 Road 44. Property Size: A building and surrounding grounds located on .21 acres (8,949.37 square feet) 2. ACCESS:The site has access from Road 44. 3. UTILITIES:The site is served by both water and sewer services from the vacated alley to the south. 4. LAND USE AND ZONING:The property is currently zoned RS-12 (Suburban) and is developed with a SFDU and two outbuildings. Surrounding properties zoned and developed as follows: North RS-12 SFDUs East RS-12 SFDUs South RS-12 SFDUs West RS-12 SFDUs 5. COMPREHENSIVE PLAN: The Comprehensive Plan indicates the site is primarily intended for low- density residential uses. The Plan does not specifically address childcare facilities, 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 21 July 2022, under WAC 197-11-158. ANALYSIS Proposal Applicant wishes to operate a childcare facility to be located at 1305 Road 44. Applicant has stated that the 1 school would have six employees and a maximum of 28 children.The facility would operate from around 6:00 am to 6:00 pm, Monday through Friday. Property Description The proposed Childcare facility is located at 1305 Road 44, in a low-density residential neighborhood about 580 feet south of the intersection of Road 44 and West Court Street. West Court Street is an arterial street. History The site was annexed into the City of Pasco in 1996 (Ordinance 3144); and assigned RS-12 zoning in conjunction with the annexation (Ordinance 3145). The site is developed with a 1,456 square-foot SFDU and two outbuildings.The home was built in 1948. Analysis Childcare facilities require Special Permit review under the provisions of Pasco Municipal Code (PMC) 25.200.020(4) Unclassified uses. Commercial daycare facilities qualify as Community service facilities, level one, as defined in PMC 25.15.050. The City of Pasco population has grown from 59,781 to over 80,000 in the last 10 years,according to the most recent Office of Financial Management estimate. Population growth has created a demand for childcare facilities. Pasco Municipal Code 25.185.170(3) requires one parking space for each employee and one space per 6 children (0.17 space per child). The proposed facility would accommodate between 4 and 6 employees and from 15 to 28 children. Based on the maximum range of these numbers,the total parking requirement would be 11 spaces, rounded up,* as follows: Proposed Number Spaces per Total Required Employees 6 1.00 6 Students 28 0.17 5* Total 11* Applicant has not submitted a parking plan. 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 122.64 trips per weekday with 28 students. 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 2 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 15 August 2022. 2. Applicant wishes to operate a childcare facility. 3. The facility would operate from around 6:00 am to 6:00 pm, Monday through Friday. 4. The proposed Childcare facility is located at 1305 Road 44 5. The proposed Childcare facility is in a low-density residential neighborhood. 6. The proposed Childcare facility is around 580 feet from the intersection of Road 44 and West Court Street. 7. West Court Street is an arterial street. 8. A Ben-Franklin Transit(BFT) bus stop is located about 1,200 feet away on West Court Street. 9. The site was annexed into the City of Pasco in 1996. 10. The site was assigned RS-12 zoning in conjunction with the 1996 annexation . 11. The site is developed with a 1,456 square-foot SFDU and two outbuildings. 12. The home was built in 1948. 13. Commercial daycare facilities qualify as Community service facilities, level one, as defined in PMC 25.15.050. 14. Community service facilities, level one require Special Permit review under the provisions of Pasco Municipal Code (PMC) 25.200.020(4) Unclassified uses. 15. Pasco Municipal Code 25.185.170(3) requires one parking space for each employee and one space per 6 children (0.17 space per child). 16. The proposed facility would accommodate up to 6 employees and 28 children. 17. Based on these numbers,the total parking requirement would be 11 spaces, rounded up. 18. No site plan/parkin g plan was submitted a part of the application. 19. According to the Institute of Transportation Engineers(ITE)Trip Generation Manual, 9th edition, daycare centers (code 565) generate approximately 4.38 trips per student, 20. Based on the ITE the site would generate around 122.64 trips per weekday with 28 students. 21. Childcare 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 childcare facilities, 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 UF-5 encourages educational facilities to be located throughout the Urban Growth 3 Area. 2. Will the proposed use adversely affect public infrastructure? The childcare facility use of the property may increase water usage slightly. The building has access to both City water and sewer services from Road 44. 3. Will the proposed use be constructed, maintained, and operated to be in harmony with existing or intended character of the general vicinity? Any construction will be required to meet PMC building code standards. 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 Childcare facility would be located in an existing structure.Any construction will be required to meet PMC building code standards. 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 proposed use will likely create more traffic and noise than typical residential uses as employees and children arrive at and leave the facility. Children playing outdoors will likely create more noise than typical residential uses. 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? Childcare facility uses typically do not endangered public health. PROPOSED APPROVAL CONDITIONS 1) The special permit shall apply to Parcel 119502057; 2) The applicant shall obtain any required approval for applicable City development review. 3) Parking requirements shall be met as per PMC 25.185.170(3). 4) The building and grounds of the childcare facility shall be maintained in a professional manner at all times. 5) The applicant shall maintain all necessary Washington State and City of Pasco licenses. 6) The special permit shall be null and void if the above conditions are not met. RECOMMENDATION Staff recommends approval of a childcare facility to be located at 1305 Road 44, (Franklin County Tax Parcel 119502057) in an RS-12 (Suburban) district with conditions as set forth herein. 4 Overview Item: Special Permit - Step-by-Step Daycare N Applicant(s): Valdez • 12022-007 k Ind � � iiiiii �R�ME�®115 . _ •.-w-9 NIM 4 '� i�r` III�� � ®� ■� �� ■- , ,erg - �i® gill ®1 , IBM Y4% ailing a341 �� MON "WrIg 9i y HIP ruji r _ -- F: 41-3 Nam IG IP y ,i .r wesir,. .. , ► oil will Uri W. 4WMEY'R DINNER LA & UAW SOON 1111FEL, AMEN Ask RUN WWA • '.�; �� }Ilii 1 360 710 1 ,400 2,100 :11: WM W Af d� ' u ra VicinityItem: Special Permit - Step-by-Step Daycare N Applicant(s): Leticia Valdez Map File #: SP 2022-007 PL rt . W BROWN ST F , � • . � �' -- � � � i p SITE �� .r• 1 rr y - r� � C � :� � 4 RL Q " 0 W MARIE ST W MARIE ST �^ MARIWPM E r 50 100 200 300 400 - Feet Land Use Item: Special Permit - Step-by-Step Daycare N Applicant(s): Leticia Valdez Map File #: SP 2022-007 W BROWN PL SFDUs 0 SFDUs SFDU other Vacant L=1 Us ❑ W BROWN ST SFDUs � � a o � D SITE L-i N F-1SF Us ❑ af] L C F-1 Q W MARIE ST W MARIE ST 1 [7busC] P I S s FPUs MARIE CT El t]�D 71 L1 Lj SFDUs El 50 100 200 300 40 7Public SFDUs l Feet J assembly r Com Plan Item: Special Permit - Step-by-Step Daycare N Comp Applicant(s): Leticia Valdez Map File #: SP 2022-007 W BROWN PL Comme cia F El W BROWN ST El o Lo Densi S p Res ial 0 SITE -tia N 1:1C 7// af] ❑ 0 7E C� Q 0 W MARIE ST W MARIE ST Tw Density en56 dential MARIE CT Resi ential ID EF21 0 50 100 200 300 40 Public Feet ❑ Quasi-Public Looking North = - ''.. �. � � � 'y' ,} - � - .��- ;rte�'. `.Y mac,• f, T X. � � :.fir � ` �•...'.�`tr•�-�� y, Fb ," .�...lk .7` � a - 'N Ir � r n lei d ;T Kr f _ _ _ �(• a - _ ; t.4 n: s[. s. Ot ire •r t �'' ,�,C 'd4.•"T+• Looking Northeast C, c 141T A;Ir g: 1p. '43 c ml. s••� --," j;.• . . 'rr`': -fit• _ •� a '� .��,:�� jL AL AL rr� 1_— :�•:�:;. �.. �t - --- ; _ T .may- _. _ - '=�-- --. - ���-ti��-.�� - - - moi. �y�� :`' '_. _ - ,•�a..•. ... - - ; ..,b. � _ •,.y+F �... Southeast Looking ! I � 1.1, _. •i _Z-7, yi"•'fir.. •���i� . K M.01 , -, -' Looking South T I � � � � J f � r- aw CAN •r •• -� LookingSouthwest _ x MOW 02 Wr �+� • , p r f...r r . n ��,�+1�yy jJ.�;. .aeoT_. _ mus.. -, 1 .� 1• • r �`'' � {• r)tis+ S � � r. r. ■ ,;-„t ., -a. . .!�,y epi, �}•�„- f _ LookingWest ``■ �. it •^ y� � � ". ••ii�� t •• Or OL 0517 PC- i rr 4 _ ` �FF pT.� � - 's• �r�r ' _ X11 _ zo -- M w.�tr 41. �. 14 • ' FT 5 'r.. ( �'ri,Y�-'�%�A��^Y'�F��S..� Y .y �{i•4..s �. � �-.,�_ fop a y :► y ��y�'�. " - - - f' - ^7'..q �Fy:T:- �'�'� x^: .";�•"S'r- i{ _ _ ri- '7f - � �'�'�s raw - -1.• :yw:."� t..- � _ �-..': '.:�, .fit r a .n Looking Northwest 1.4 ml AL IMAM t _ ■ - - - vk s �;- Site � 48 AQ r i � � T I � •� �. �� SEWGRi �• ��� � ' ! I �w 1 I __-_ .-_.r - •Ci-_ f� t �� ° ���� Community Development Department PPO Box 293,525 N 3rd Ave, Pasco,WA 99301 P:509.545.3441/F:509.545.3499 DETERMINATION OF NON-SIGNIFICANCE (Optional DNS Process) Issuance Date: 21 July 2022 Project Name: Step-by-Step Daycare Project Number: SEPA 2022-062/SP 2022-007 Proponent: Step-by-Step Daycare c/o Leticia Valdez 8208 Hudson Dr Pasco WA 99301 Applicant: Step-by-Step Daycare c/o Leticia Valdez 8208 Hudson Dr Pasco WA 99301 Description of Proposal: Locate a Childcare facility in an RS-12 Zoning District. Location of Proposal: 1305 Road 44 (Parcel 119502057) in Pasco, WA. Lead Agency: City of Pasco The City of Pasco, acting as lead agency for this proposal, has determined that it does not have a probable significant adverse impact on the environment.An environmental impact statement (EIS) is not required under RCW 43.21C.030(2)(c).This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. This DNS is issued after using the optional DNS process in WAC 197-11-355. There is no further comment period on the DNS. Appeals mfiledr hin 10 days of this determination. 7 Responsible Official: Rick White, Community & Economic Development Director Address: PO Box 293, Pasco, WA 99301-0293 Phone: (509) 545-3441 Appeals: You may appeal this determination of non-significance by submitting an appeal to the address below no later than 10 days from issuance. The appeal must be in written form, contain a concise statement of the matter being appealed and the basic rationale for the appeal. A fee is required per the City's Fee Resolution. Please note that failure to file a timely and complete appeal shall constitute a waiver of all rights to an administrative appeal under City code. All comments or appeals are to be directed to the City of Pasco Planning Department, PO Box 293, Pasco, WA, 99301, Attn: Rick White. Affidavit of Mailing In regards to MF#SP2022-007 I,Carmen Patrick,hereby confirm that notification was sent by mail August 22, 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 22nd day, August of 2022. —N—�U Representative's Signature NAME ADDRESS CITY STATE ZIP OLGA L CARRENO (ETAL) 4122 W MARIE ST PASCO WA 99301 ECLISERIO CARRILLO GOMEZ 4118 W MARIE ST PASCO WA 99301 MARIA L MARTINEZ(ET VIR) 4114 W MARIE ST PASCO WA 99301 WILLIAM E DRAKE(ETAL) 4110 W MARIE ST PASCO WA 99301 RICHARD&SHELLEEN SCHRADER 4106 W MARIE ST PASCO WA 99301 UPPER COLUMBIA CORP OF SDA 4115 W HENRY ST PASCO WA 99301 YESENIA LOPEZ(ETVIR) 1318 N 41ST PL PASCO WA 99301 TONI R &ANDRES MATA 1312 N 41ST PL PASCO WA 99301 GEORGE V&YOLANDA M HERBER 1304 N 41 ST PL PASCO WA 99301 MICHAEL JOHN CHILCOAT(ETUX) 1305 ROAD 42 PASCO WA 99301 JUAN& NICOLE E MUNOZ (JR) 1313 ROAD 42 PASCO WA 99301 ALEJANDRO (ETAL)MATA 1305 N ROAD 42 PASCO WA 99301 RIVERVIEW METHODIST CHURCH PO BOX 2306 PASCO WA 99302 JOSE TRINIDAD VARGAS CERVANTES 1325 ROAD 44 PASCO WA 99301 JUAN ANTHONY DIAZ MENDOZA 1320 ROAD 42 PASCO WA 99301 CESAR&JENNIFER MENDEZ 1316 N ROAD 42 PASCO WA 99301 JOHNNY DALE&KAREN RAE HIGHTO 1313 N ROAD 44 PASCO WA 99301 PEGGY&DENNIS JAMES MYERS PO BOX 406 PROSSER WA 99350 J JESUS VERA ACEVEDO 1305 ROAD 44 PASCO WA 99301 MIGUEL A TABOADA CATALAN (ETAL 1400 N ROAD 42 PASCO WA 99301 ANGEL T HERNANDEZ 4212 W BROWN PL PASCO WA 99301 PETER D&JAN MARIE CAMPBELL 4220 W BROWN PL PASCO WA 99301 CLINTON &THU HA JUDD 4304 W COURT ST PASCO WA 99301 DAVID E&MARY LEE HURLEY 4311 W MARIE CT PASCO WA 99301 FABIANA VERGARA MENDOZA(ETUX) 4307 W MARIE CT PASCO WA 99301 DAVID WILLIAM &ANGELA DAWN BY 4303 W MARIE COURT PASCO WA 99301 JOHN WILGUS 3213 CHARDONNAY DR PASCO WA 99301 KEVIN C TRULSON 4215 W MARIE CT PASCO WA 99301 LONG K THAI 4211 W MARIE CT PASCO WA 99301 CRAIG E HEIDEN 4207 W MARIE CT PASCO WA 99301 LEXI LETICIA VILLALOBOS 4203 W MARIE ST PASCO WA 99301 OSCAR J &MARY E TSCHIRKY 4312 W MARIE CT PASCO WA 99301 KATHLEEN M WOLD 4308 W MARIE CT PASCO WA 99301 MAVIS J UNDERWOOD 4304 W MARIE CT PASCO WA 99301 LAURA P VARELA 4216 W MARIE CT PASCO WA 99301 MICHAEL&SHARON HETT 4208 W MARIE CT PASCO WA 99301 ARNOLD &ALMA (SR)GARCIA PO BOX 3545 PASCO WA 99302 EDELMIRO TAMEZ JR(JTWROS) 4412 W MARIE ST PASCO WA 99301 LORENZO ANTHONY ALVAREZ 4404 W MARIE ST PASCO WA 99301 VERONICA MONTERROSO 4409 W OCTAVE ST PASCO WA 99301 ANDREW A &MENDY M RITALA 4413 W OCTAVE ST PASCO WA 99301 EBERARDO MUNGUTA 4409 W BROWN ST PASCO WA 99301 STEVEN & ROBIN MOUG 4404 W BROWN ST PASCO WA 99301 ROBERT&JANICE BURNS 4412 W BROWN ST PASCO WA 99301 FRANCISCO&ADELAIDA SAUCEDO 4420 W BROWN ST PASCO WA 99301 LINO ROBLES (ETUX) 4421 W MARIE ST PASCO WA 99301 MARK W BETHMANN 4413 W MARIE ST PASCO WA 99301 KYLE&CYNTHIA TRIPP 4405 W MARIE ST PASCO WA 99301 OW-ft Community Development Department ' vs(_Ity�y �0 PO Box 293, 525 N 3`d Ave, Pasco, WA 99301 P: 509.545.3441 /F: 509.545.3499 PUBLIC NOTICE 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: Leticia Valdez, on behalf of Step-by-Step Daycare has submitted a Special Permit application (SP 2022-007) to locate a Child Care facility at 1305 Road 44 (Parcel 119502057) 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 14 September 2022 to 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.sov. Open Record Hearing: The Hearing Examiner will conduct the open record hearing at 6:00 p.m. on 14 September 2022 in the Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco, Washington. The Hearing Examiner will consider publictestimony 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/pubiiccomment 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 12 August 2022 by:Jeffrey B.Adams,Associate Planner,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. VicinityItem: Special Permit - Step-by-Step Daycare N Applicant(s): Leticia Valdez Map File #: SP 2022-007 PL rt . W BROWN ST F , � • . � �' -- � � � i p SITE �� .r• 1 rr y - r� � C � :� � 4 RL Q " 0 W MARIE ST W MARIE ST �^ MARIWPM E r 50 100 200 300 400 - Feet Jeff Adams From: Kathy Wold <kwhorsetail@outlook.com> Sent: Tuesday, August 30, 2022 8:17 AM To: Jeff Adams Subject: Road 44 daycare center proposal [NOTICE: This message originated outside of City of Pasco-- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] My name is Kathy Wold and I reside at 4308 W. Marie Ct. in Pasco. I am communicating with you this morning regarding the proposed day care center at a residence on Road 44. 1 believe this address is 1303 Road 44. 1 received my letter on August 29, 2022 so that is why I am submitting an email instead of writing as I do not think my letter would arrive to your office in time. I am opposed to this day care center in a residential area for the following reasons. 1. traffic -there is a substantial amount of traffic currently on Road 44 and I don't want more traffic. 2. noise - I do not want to listen to the noise of kids screaming and yelling all day long. Most the residents in this neighborhood are retired such as myself. People in their 60's, 70's, 80's & 90's. If the demographics in this neighborhood were younger people with small children then they would be more acceptable to this change. There is noise from the school behind me on Henry Street. This noise is usually minimal until the kids are calling me a bitch. 3. health & safety-this location was previously a drug house where violence (stabbing & shooting) occurred. Has this residence passed a health & safety standards for children? If drugs were manufactured in this residence all of the sheet rock should have been removed and replaced. Are there contaminates in the air within this residence from the drugs? Is there an air quality test result? 4. it appears from the aerial view that was provided that the new owner purchased both lots that extend to Road 42. What are their plans for the remainder of this property? If a daycare center is allowed what is next? 5. lastly I was in law enforcement for over 34 years. Daycare centers are often a front for other activities. What is actually going to happen at this location? Thank you. I will see you at the September 14, 2022 meeting. Kathy Wold i w4co REPORT TO HEARING EXAMINER PUBLIC HEARING City Hall—525 North Third Avenue—Council Chambers Wednesday 14 September 2022 6:00 PM MASTER FILE#: SP 2022-008 APPLICANT: Paul Knutzen/ Knutzen Engineering 5401 Ridgeline Drive Suite 160 Kennewick,WA REQUEST: SPECIAL PERMIT: Location of Additional Portable Classrooms at Chiawana High School (8125 W Argent Rd.) BACKGROUND 1. PROPERTY DESCRIPTION: Legal:A portion of the Southwest quarter of Section 16,Township 9, North Range 29, east lying southerly of the FCID Irrigation Canal (Parcel 117590010). General Location: 8125 W Argent Rd (Chiawana High School). Property Size: Approximately 3,453,206 square feet or 79.3 acres 2. ACCESS:Access to the site is available from West Argent Road& Road 84. 3. UTILITIES: Chiawana High School is connected to municipal utilities. 4. LAND USE AND ZONING: The site is zoned RP (Residential Park). The site is vacant. Surrounding properties zoned as follows: North: RP Pathfinder Mobile Home Park South: RS-20 SFDUs East: RS-1 SFDUs West: RS-20 SFDUs 5. COMPREHENSIVE PLAN: The Comprehensive Plan indicates the site is intended for Public/Quasi- Public uses. Land Use Policy LU-2-C seeks to ensure that adequate public services are provided in a reasonable time frame for new developments."Capital Facilities Goal CF-6 encourages the City to foster adequate provision for educational facilities throughout the UGA,while Capital Facilities Policy CF-6-A counsels the City to Work with the school district to coordinate facility plans with this comprehensive plan and encourage appropriate location and design of schools throughout the community. 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 August 22, 2022, under WAC 197-11-158. ANALYSIS Proposal Paul Knutzen, of Knutzen Engineering, acting on behalf of Pasco School District #1 is requesting a Special 1 Permit to relocate 6 portable classrooms ("portables") and related infrastructure from surrounding schools to the south half of the northwest parking lot at Chiawana High School. Site The proposed portables would be on the 77.5-acre Chiawana High School campus located in the parking area at the northeast corner of West Argent Road and Road 84. The parking lot contains close to 600 parking spaces. History Pasco's population has more than doubled from 34,630 to over 80,000 today, over the last 20 years. This population growth has also caused the Pasco School District enrollment to similarly increase over the same time period. The District received Special Permit approval to construct Chiawana High School in 2006, which was completed in 2009. By 2016 the Pasco School District was compelled to apply for another Special Permit (SP 2016-014)to place up to 8 portables on the site, which was granted in 2017 (Council Resolution 3756). Discussion The Pasco School District serves over 18,000 students across 17 elementary schools,four middle schools,and four high schools. To accommodate continued increases in student enrollment the School District is proposing to relocate 6 new portable classrooms from McLoughlin Elementary (2803 N. Road 88), McGee (4601 Horizon Drive), Emerson (1616 W.Octave Street),and Whittier(616 N.Wehe Avenue),to the northeast parking lot at Chiawana High School. The impact on the parking lot will be minimal due to the fact this lot is used mainly by students and only about 60 percent of the stalls are used during school days. On most school days about 200 parking spaces remain vacant. If loss of the parking spaces becomes a problem in the future, there is enough additional land on the Chiawana site that another parking lot could be built. There are more than three acres of land east of the tennis courts and north of the existing student parking lot that could be converted to additional parking if needed. Most of the schools in Pasco including the Pasco High School and Chiawana High School are located in residential zoning districts.The addition of portable classrooms to school properties has had little impact of the surrounding neighborhoods. Portable classrooms are a common and accepted feature of schools in Pasco and elsewhere. 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 the Tri- City Herald on 22 August 2022. 2. Applicant wishes to relocate 6 portables from other District schools to the northwest parking lot at Chiawana High School. 3. The site contains approximately 77.5-acres. 4. Chiawana High School campus is located at the northeast corner of West Argent Road and Road 84. 2 S. The parking lot contains close to 600 parking spaces. 6. Pasco's population has more than doubled over the last 20 years. 7. A Special Permit was approved for Chiawana High School in 2006. 8. Chiawana High School was completed in 2009. 9. Another Special Permit was approved for 8 portables in 2017 (Resolution 3756). 10. Pasco School District serves over 18,000 students. 11. Pasco School District is responsible for 17 elementary schools,4 middle schools, and 4 high schools. 12. The parking lot is mainly used by students. 13. Only about 60 percent of the stalls are used during school days. 14. On most school days about 200 parking spaces remain vacant. 15. There is enough additional land on the Chiawana site for another parking lot. 16. Most schools in Pasco are located in residential zoning districts. 17. The addition of portable classrooms to school properties has had little impact of the surrounding neighborhoods. 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 intended for Public/Quasi-Public uses. Land Use Policy LU-2-C seeks to ensure that adequate public services are provided in a reasonable time frame for new developments. Capital Facilities Goal CF-6 encourages the City to foster adequate provision for educational facilities throughout the UGA, while Capital Facilities Policy CF-6-A counsels the City to Work with the school district to coordinate facility plans with this comprehensive plan and encourage appropriate location and design of schools throughout the community. 2. Will the proposed use adversely affect public infrastructure? Public streets and utilities are in place to serve the property. Utilities surrounding the school site have been sized to accommodate moderate growth in the student population at Chiawana High School. 3. Will the proposed use be constructed, maintained, and operated to be in harmony with existing or intended character of the general vicinity? Chiawana High School is a major part of the general character of the neighborhood. Six additional portable classrooms will not likely alter the existing character of the neighborhood. The intended character of the neighborhood as identified in the Comprehensive Plan includes public uses(Schools)on the 77-acre Chiawana High School site. 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 new portable classrooms are significantly shorter and smaller than the existing high school. Past experience has shown the location of portable classrooms on school sites within residential neighborhoods 3 has had no negative impact on surrounding residential values. The community has a long history of accepting portable classrooms on school properties. 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? Experience has shown that schools within Pasco generate few complaints from neighbors. The operation of the high school will not change as the result of the additional classrooms. 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? The new portables will be built and installed to meet all fire and safety codes and state regulations pertaining to school construction. PROPOSED APPROVAL CONDITIONS 1) The special permit shall apply to Parcel 117590010. 2) The property shall be developed in substantial conformity with the site plan submitted with the special permit application. 3) Development shall conform to all applicable Federal, State, and local regulations. 4) The Special Permit shall be null and void if a Building Permit has not been obtained within 2 years of Special Permit approval. RECOMMENDATION Staff recommends approval of a Special Permit for the relocation of 6 additional portable classrooms to Chiawana High School, located on a portion of the Southwest quarter of Section 16,Township 9, North Range 29,east lying southerly of the KID Irrigation Canal (8125 W Argent Rd; Parcel 117590010)with conditions as herein proposed. 4 Overview Item: Special P. 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BB,...,U0SEh.I.P-1. ..D., O 111Bwl,TER LING PANEL GO STREETAosRESS: I., 9.1RBR„�,wARmB, °RBBBz DOVER-ET -0 .u1TTRE 117= x. °R .RENGER wERh”&eroz B p s UNE IF.. PED -11L BILS BR u . RUEDUSToNs L.. xe M VII duT TABaT —NIT—UNEcuRE EU R I. NT GHT —TIT: ° R°RE AT°xB x wB E BB Bn wu,TR TMEx,IA P'N a mw EN IS I.ER T1RBx B RB1x°°°BE BE sTAix,Ess 11 T11 o sLAEBE T�E BRIT°x EB °EwxxTERT°R xaRBE°Rax SUME P-1. ST ETE AIDSTo S, B ER RxExEER �MTREBIBT x R E, 11L. 1111TURAL STV STONEVENEEN RS � Bx Bx TRIx., IS Imx%;ai3,ae �WE cxTx°Toaof couxTEmaRI �v CRETE Ei.,cTERu, urvu° ux,f.ss rvoTEB°TxERmBE W 111PANEL TPAUL°x°FRIER R m RRB,EBTSBBRE IF BII"TB,EBAxBRE,ATEB R.x SER TBxTRE a F.N`ABTR RE DR AN FORTx°B1TE � RxBTBxD1 OF IA B —'EST VVOULLDBR,xB BB1,ax°BBBEB411ITER1—FLR°Ix°1°BER OBBU111 GROUP; EIE„� ) °xwxEE oa J coxsixucixMl ME VB nrttim ME,ALWNI FNVEI EARxIER LUQ M RRo.1ESTRRE.A ISI Pa�ABIEs®t.nssf=tB,S.OF 0.Y 00.0 WATER RIC NOT IN ci R = O DO Lu D,� 'L DOUBLE RE,Buroxxo,ER MC Im McGee xTs NOT TO =U Lu ti a 2 ,. x d ELEMENT-OGOBx.Roes.PAsco.WARBw,r. EoxsxEBVE>,EER >O H FROM cOFTiEI�01HOA¢o oR RAsco.wAeRw,l. nxc ISSUMNc sxEB,owxER ixsTulEB U 2 N d PORT�FROM ID6Ow.ocTAVESTPAscD, MASON) oRR oERos�TE Z FROM.BERMR x._E AVE,RAsco,wA GSOLNE,FS ,IEEINATERI II FIMBX SYEIEMPERF 111wTE Q FAUN 11 UP 11 3 xEOEs°saRVfoEV�R�owA.EIR f�AxoP.�xASExR,TAs ,ocA„BxBfEa:„xo.BRTAB�s ,ocAroxofEgB.lxoPoRTAB�s ELV 11 , IT °O�xTLux.ERIORI 'ro x RwEwTo,vaolSRExBEw REoo�REo. Emerson Whituer E oT oxARR.TRE V PDRTABI EFT RE FEE_ITDC'ELNB PLAN NTP REEF. 1.E %�REEF=SUING PERF RE.IORDED RED REEDURED R.,NATDN PROJECT NOTES: N VICINITY MAP FNP %=pG fTB xE°R°EnPLABR° ( m R1BBI°R°x.1x°,xBIxB Bx _ w w F yv BTxxxBT°1B°.xEBAxBABA R° RAxBBxu,BEREE°,VEBBEE°RE ALL G1'FN.U.TT T. TIT =RE �R BUILDING _ ~ AL SEA ER E NO A ­11ANIHIP IS 70 US EUAUkL TO BEST ETANDANDQ OF oVERxALETxEBRAwRBB.—TT,EPURIE—R Bx�wA.s ��- ~ v Ax -„ ERo,EBT _TxRUNBx°xTTxEB°'RBE°fTIE (�►i. ¢ m$ S mxoxEmms coTONOTROTERELATED*oUTULTIES TxlSwoRRFLUDixc AxosRE 21.OAB 555 OSN212022 "Ern^n ryAj : cJZ D1 , ca VB"=V-0' 4 IRDIECTBTE s cOVERSHEET E GOAOC2 GENERAL NOTES:FLOOR PLAN 1"1I xaas.—,—1 TD I.Nl .1 �NTaN�N�oESN LNON SKI NN,�KING,AND—1-11N.I.NEol TC A C_E'S To NATC4 Ar CENT �� wwlnn 2 Lu Lu I I J m H I I � Zd 0 Q o- - - W 0 2 0 0 0 V 2'm II STORAGE STORAGE LL co .2i r J x U 1 r U CD N 6 a x �a El I a a x o-- - - - - - - - - - -- - - - - - - - - --4B Orm 9 3 - U 0 3m (D - - - - --OA w z w b 1 44 2 iic Q m$ s 21.048 £ Bsmmou .4: CJZ SnN. ca ANINdIC0ted 4 s TYPICAL FLOOR PLAN FLOOR PLAN SA2AOC2 GENERAL NOTES:EXTERIOR ELEVS �M�o111. —1 11 , : :U,Eo�Po�ooPR�0mTIP0DF CIN UT PooE .oo,,, �. T.O.FRAMI _____ _ _ _ , B.O.PORTABLEP EXTERIOR ELEVATIONS Lu J u) m Q Q O 0 H 0 CL J W ODM T.O.FRAMgNG _ 21m O L) —a. y H 2 3: U X N 0 W 2 d U Z B_OPORTABLEP d � a x U EXTERIOR ELEVATIONS Q Q Q Q Q Q U� 3a I ex¢nxcwu�x�xcwrt I I asimcwuLxuxc uxn I W Z av �W T.O.FRAMIN _ T.O.FRAMeIN� ` e � y W §[c V .-s iic ¢ $ B.0_PORTABLE/� � 21.olB v £ o5mmou " cz cJZ AslndloWd EXTERIOR ELEVATIONS s ELP Aoes LEAlERIOR �1 EXTERIOR ELEVATIONS sL : «x n ��,N_,d 3 5 6 7 a lip E n SII{L� - ) 0 R M EIMGO Zi- v E�PSPEEDFORPp BSi F „ e tl x B II # H1�HW4Y KE N I I 4.0'TALL CHNN LINK FENCE INSTALLATION AND ACCESSIBLE ACCESS I 4.0'TALL CHIryIN LINK FENCE i Jz BETWEENI PORTABLES,BREAK 20.2' 27.7' 20.2' 27.7" 24.6' 27.J' 20.2' 27.7'11 20.2' 2J.J' 13.9' BET4EEN PORTABLES,BREAH / KNUTUN _ FOR CRO55 WALKS jle li R Ros A s ENGINEERING III I` = / _ = I/ 5401 RIDGELINE DR. ° I �I ,I „ I SUITE 160 ° �I I� � g KENNEWICK,WA 99338 -�1--Y�h'P —ro y �' (N Pt, w PORr��E w PamneLE Ie N�D� FFlo R amt W NI j wvm.knulzenen9ineenn9.mm L4WNTI—_ -- II PORTABLE - Po"a POERt1 B� P73 Pt4 i F P719E PORreBLE PD—LE I II I7" (E)PomPBI£ ~ NEW p!Y i RY NEW DRY $� x x- n I -------------- —_--- i08L C E NEW atY a _ Ll IIS POR E NEW ORT � LE Iia � Q1E)Ls- - - - • II I;� I �I —�9�so� JI�1 •1 _ --- --- -- -�- - rt - �• � 119- ILII -- - - -- .-- j -—-� TIO o's•� -- - — -- -1{—- +IT�I�1�' _ - - -{T— -- -1{— -- _NTRACTOR TO CONNECT _iiE�l IF I T j T(6)NEW DRY PORTABLE 2 •vim I� 1� P1-- -P21 P3 ~ P4 PS 1 P6 P7 PS (BY OTHERS)TO EXISTING O ataF (f)PomAa¢ s w (E)PamAea (E)PoRT,aa 1 (E)PamaLE DRV UT ES F i 1 PSE i t , (�- E PORI � v PoRTABIE (E)PoRT Itiv __� L, _ 9=S 4V -1EILm tI //�i /"(E)'Y�wN'• -1LS.- "'PAREN~iP r------ ---------------------�—---------------__ --- -------- "'_ ,I „_" -- OFF/PICK UP PREAREjr A f l�" l y A __—�� (E)FIRE HYDRANT �(E)=ONC•. V1LA d II (II�� • an o� (E)coNcgEw 19 _ 0------ P CP PATHWAY, v' (E)SIDEWALK CONTRACTOR TO CONFIRM OI y�� Ii -(ELAwrv- THAT THE PATH HAS A r�O g ILwNc �c PRELIMINARY j I -(E)LAWN- AND 2R LRO5%SLOPE / TRAN AND A MAX 52 SLOPE IN p GES -(E)LAWN- 08L TAN 11759DO10 D RECTION OF TRAVEL a F+sTxAL N o 6125 W_ARGENT R. ( Oo--1-NUE55 AT A RA1AP �� \ PASCO AWA 99301 ---- ,�.Oi I N � (E)BLDG 2o.E R_, / D� (E)BLDG L-- 1 - �E uw l" (E)BLDG L-- 04 22/22 B 11 ENLARGE0'D SITE PLAN u::1" 3-0' Z j NORTH0 Z U Q J W o e Z H Soa3 tl ----- o U �a3o I' HYDON^¢ f N ° 0 04 LL I LL ei �, U a H $ Il�tl • �® SP• //� 2BUSINESS DAVS Z d� I I BEFORE VOLA DIG GO1I ;I 1' 1/ EN)CLOASU I Y 11 I AREAS "v D-'I I _ ✓ �U __ ��_�_ 181 i t=ao ZI EIFIR �/U NOTES- G H T �. PARKING: 1 104/22/22 1 (E)BLD LOSS of 96 STALLS. C.—NA .s. PTK oa/zz/zz G A . 4'•�Q I rvoLACHANNE IN PERVIOUS AREA. P°� oa/zz/zz SAS NOTED r • I Lc 22100-025P02 a p =---r-- —{�R-- —_--_ ----�_J ---_--------.w..---_------ co 22100 0 o a - - _ A-- —_ - A� 20-0 OVERALL SITE PLAN rV PO2 7 = LL 1 2 5 6 F oil Ina;- r 1 AMA Y t � F I 5 F t } Looking North Looking Northeast _ � _ , ��- - -- � ; �'� �� - ` tiff. �--LLI�►�� �� it �- i ,- .*awl Looking East 7 x ergs .. - .K .f ti Aa lel - 4 Looking Southeast 1 F mom l - r ? r„ / , • South .—ION - -- �- -- ------ - - T ----- - Flo � F � � ii ' :.00king Southwest .k - Ilk tL . _ - LookingWest FENNO _;4 : Looking Northwest I W-4 doo ' �� � s. I ��. ..�� '� •� '1 � 1�'FlrAd��— '+' t ���,i' �� f.^ iY {�����1 W —Y _ �R, �f • - - - -_S!.ter:•: - ..�- -4�,;'3 ��.T - gill MW `` �• - `�=' ' .. .. ��' fir. ti1!4G Y'�-�• _�'� _ '�'�Y? r� :� .0 ;� - _ :1. 'i�a.�iy'�y(' ',r��. .�r':`�J%.�!:�� '�ys•l f.'.- �T9 .�3'"�. •�• ..3y _ �_�.�,�/Y'�1r,`�• �.�•�a:.�. c?c5. 7�"�'j'. �(_�,�g Y'+,'���rC� r'.�f'f�!'.Y 1�• ��7��'�V'�_'•.i: ..y-•��Rj i• _ �� - �.•' -�-,./:a_r'"�'! - F� 3'- '`2•��=-::y"f:��� �-!t�� a � - �js'��' T�'a�:,�'fy`�"}ir. � - �� �Y�, - •f�yyrr��rpp:--y-R, 4'.:r. -a�3ln :%� - ..yrs _ - �jr� a�M1i.. .,wr e�!' - �9A TR t' �' .iry ''i.•� � •-� � — Y�1. City of Community Economic Development Department Fee:$625 5 V-dsco PO Box 293,525 N 3`d Ave, Pasco,WA 99301 P:509.545.3441/F:509.545.3499 CITY OF PASCO SPECIAL PERMIT APPLICATION Master File # Date Submitted: Applicant Info Owner Info (if different than applicant) Name: Name: Paul Knutzen Pasco School District#1 Address: Address: 5401 Ridgeline Drive Suite 160, Kennewick, WA 1215 W. Lewis St, Pasco, WA Phone: Phone: (509) 222-0959 (509) 543-6700 Email: Email: paul@knutzenengineering.com Project Address: 8125 W. Argent Rd, Pasco, WA 99301 Project Parcel Number: 117590010 Current Zoning: R- S1 Source of domestic water: City of Pasco Method of sewage disposal: City of Pasco Present use of the land and structure(s) if any: High School Updated April 2019 Please describe any existing violations of the zoning ordinance upon the property: None. Give a detailed description of the proposed use that requires a special permit (attach separate sheet if more space is necessary): Adding additional Portables to the school to control the need for classrooms with the growing student counts. 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 Special Permit - $500.00 Environmental Checklist - $ 75.00 Radius Notification - 50.00 $625.00 0 SEPA Checklist 0 Site map 0 Fee of$625 City of Community&Economic Development Department Fee:$625 CO PO Box 293,525 N 3`d Ave, Pasco,WA 99301 ' P:509.545.3441/F:509.545.3499 Signature of Applicant *Notarized Signature of Property Owner State of Washington ) ss. County of Franklin ) On this 176 day of before me the undersigned, a Notary Public in and for the State of Washington, duly commissioned an sworn, personally appeared kJ4dltd j being duly sworn on his/her oath that he/she has prepared and read the foregoing statements 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 day of 'Notary-' ublic in and for the State of Washington Residing at TERRY L KNEBLIK My Commission expires Notary Public State of Washington License Number 190562 My Commission Expires February 15, 2025 Updated April 2019 wwwr- PUBLIC TM Prevent • Promote • Protect 7/14/2022 Mr. Jeffery Adams Associate Planner City of Pasco 525 N. 31d Avenue Pasco, WA 99301 Dear Mr. Adams, The Benton-Franklin Health District has reviewed the SEPA checklist, Special Permit application and site plans for the placement of six Dry Portables at Chiawana High School located at 8125 W. Argent Rd, Pasco, WA 99301. The following comments were noted: • Chapter 246-366 WAC Primary and Secondary Schools requires that adequate, conveniently located toilet and handwashing facilities be provided for students and employees and that toilet and handwashing facilities meet state building code. Pasco School District must implement a well-detailed plan on how student access to restrooms will not be impeded without compromising school safety and security. • Prior to construction or deployment of the proposed portables, application must be made to the Benton-Franklin Health District for portable addition plan review. The application can be found at our website: bfhd.wa.gov/t)rovider resources/school health and safety. In addition to the application, please submit the following items: o A set of design plans with a licensed architect's seal. o A complete set of project specification and equipment manual(s). o A complete set of scale site plans with written impact descriptions of portable placement on other facilities. o A letter of compliance from the architect, engineer, or manufacturer stating that the plans for this project are designed in accordance with WAC 246-366. If you have any questions, please email, or call our office at 509-460-4205. Sin ere", Lauren Lien Environmental Health Specialist lauren.lien@bfhd.wa.gov Health District Locations: Kennewick Office: Pasco Office: 7102 W. Okanogan Place 412 W. Clark St Kennewick,WA 99336 Pasco, WA 99301 Phone: 509-460-4200 Phone: 509-547-9737 Affidavit of Mailing In regards to MF#SP2022-008 I, Carmen Patrick, hereby confirm that notification was sent by mail August 22, 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 22nd day, August of 2022. Representative's Signature f Community Development Department 525N PO Box 293,525 N 3rd Ave, Pasco, WA 94301 Pi P:509.545.3441/F_509.545.3499 PUBLIC NOTICE Si necesita ayuda para entender este aviso o necesita mas informaci6n, por favor flame al Departamento de Desarrollo Comunitario y Econ6mico de la Ciudad de Pasco a 509-545-3441. Proposal:Paul Knutzen/Knutzen Engineering,on behalf of Pasco School District#1 has submitted a Special Permit application (SP 2022-008) to locate 6 Dry Portables at Chiawana High School. Each portable is approximately 1,775 SF. Placement of said portables will remove roughly 96 parking stalls.This project will be located at 8125 W. Argent Rd, Pasco,WA 99301 (Parcel# 117590010). 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 14 September 2022 to 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 the open record hearing at 6:00 p.m. on 14 September 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.pasco-wa.gov/publiccomment 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 15 August 2022 by:Jeffrey B.Adams,Associate Planner,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. za s e z II'I 'I � �t't-'._:_ »d>1�_:� =tom • #,,..s.. ` I„ N I4 1� a RAM ` �.0 11 e3 , • �r z2 v pT�LC a "-7 1I R£R � z zxf z.r� zws .r ENGINEERING 1 •�_-. } I� - =- y}-1 t l I ` ,'I �/ I f SLATELIN e 111 I I f 1- I 1 5007 PoDGE160 DR. 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(E)BLDG (E)BLDG L-= — % ° (E)BLDG L-- ° B1 ENLARGED SITE PLAN av:, .as-0 j' - NorctH •� p B ANIC 0 I }} O F— OM LLI FO 06Usa+ess DAv9 Z p �I •1( -: �1 - �I ( I eEFGRE vp14G ZI — ?Y NOTES 1 U r yr u (E)BLDs Uq — '.J I I I '' sar w s Aus. oae® Rn w/zzlzz �� I - w'�,y; � � •1 I x Arve R.Ra�m Rn1 a 22100-W9ip! w.A AL1 OVERALL SITE PLAN SP02 2 3 A a a 7 NAME ADDRESS CITY STATE ZIP THOMAS L&WILLORENE WYATT 3210 LAPIS LN PASCO WA 99301 TIMOTHY NICHOLAS&AMBER E MAR 3214 LAPIS LN PASCO WA 99301 JOSHUA&MAKAYLA M TROLLER 3304 LAPIS LN PASCO WA 99301 JASON A&JOANNE J WEST 7404 SANDY RIDGE RD PASCO WA 99301 ALDERBROOK RENTALS LLC(ETAL) 8220 W GAGE BLVD#742 KENNEWICK WA 99336 DANTE A&SAMANTHA SAUCEDA 7503 CYAN DR PASCO WA 99301 LAUREL A KNIGHT 7504 AZURE DR PASCO WA 99301 TONY LYNN&KATHERINE ANN STEP 7503 CORNFLOWER DR PASCO WA 99301 CYNTHIA HATCH 7502 CORNFLOWER DR PASCO WA 99301 SISAY WEST(ETAL) 8220 W GAGE BLVD#742 KENNEWICK WA 99336 LORENA ARCED 3110 LAPIS LN PASCO WA 99301 ALEC ADAMS(ETAL) 3114 LAPIS LN PASCO WA 99301 WELLS FARGO BANK(TR) PO BOX 41389 AUSTIN TX 78704 DERRICK SCOTT CALDWELL(ETUX) 7505 AZURE DR PASCO WA 99301 WINFIELD&DAWN M OAKES 3213 LAPIS LN PASCO WA 99301 OSKAR GSSAI&MONICA LYNN MART 3303 LAPIS LN PASCO WA 99301 LORRAINE RAE HATCH 3307 LAPIS LN PASCO WA 99301 BRYCE E KESKITALO(ETAL) 7417 AZURE DR PASCO WA 99301 PABLO CALDERON MEDINA 3613 ROAD 80 PASCO WA 99301 BRYAN DANIEL&MOLLY KESSIE MO 7920 MASSEY DR PASCO WA 99301 HIEN V KHAU(ETUX) 7916 MASSEY DR PASCO WA 99301 BEATRIZ R SANDOVAL 7912 MASSEY DR PASCO WA 99301 OLIVIA&MIKEL SMITH 7908 MASSEY DR PASCO WA 99301 ALEXIS AGUILAR(ETAL) 7904 MASSEY DR PASCO WA 99301 DMITRIY D&OLGA V RIZIN 7822 MASSEY DR PASCO WA 99301 CURTIS HIEB 7818 MASSEY DR PASCO WA 99301 ALFREDO&ASHLEY GAMINO 3610 WHIMBREL LN PASCO WA 99301 GILDARDO G OSORIO 3614 WHIMBREL LN PASCO WA 99301 ANNAMARIE J FORZA 3611 WHIMBREL LN PASCO WA 99301 DERIK MOE 3607 WHIMBREL LN PASCO WA 99301 WILLIAM&ROSA RUPP 420 N ROAD 49 PASCO WA 99301 TIMOTHY LAWSON SALVOS PO BOX 1463 RICHLAND WA 99352 MONIQUE&ANDRES ROJO 7502 MASSEY DR PASCO WA 99301 RUDY MICHAEL DURAN 7506 MASSEY DR PASCO WA 99301 JACOB&YELENA SEMENYUK 7510 MASSEY DR PASCO WA 99301 AMALIA A ARRIAGA 3604 PINTAIL LN PASCO WA 99301 MIGUELLUCATERO 3601 PINTAIL LN PASCO WA 99301 ELFORD H&DORIS L SCOTT 7814 MASSEY DR PASCO WA 99301 SHAWNA&VASILY FISENKO 7810 MASSEY DR PASCO WA 99301 LAZARD MURILLO FERNANDEZ(ETUX 7806 MASSEY DR PASCO WA 99301 DANIEL VILLALOBOS MENDOZA(ETU 7802 MASSEY DR PASCO WA 99301 MARIA E&PABLO JR LARA 7722 MASSEY DR PASCO WA 99301 MARCO ANTONIO SANTIAGO CRUZ 7718 MASSEY DR PASCO WA 99301 JEDIDIAH&MICHELLE SMITH 7714 MASSEY DR PASCO WA 99301 TAYLOR MICHELLE&JOSHUA DAVID 7710 MASSEY DR PASCO WA 99301 MARICELY MORALES LEMUS 7706 MASSEY DR PASCO WA 99301 ROBERT BADER 3514 IBIS LN PASCO WA 99301 LORENZO UVALLE(ETAL) 3515 IBIS LN PASCO WA 99301 SHARON LORRAINE VOET 3511 IBIS LN PASCO WA 99301 KAITLYN L HAWK 8808 LANDON CT PASCO WA 99301 ALMIR&EJLA SUBASIC 3506 LAKELSE LN PASCO WA 99301 ALBERTO ROSAS 3505 LAKELSE LN PASCO WA 99301 JOSE L ORDUNA ZARAZUA(ETUX) 3501 LAKELSE LN PASCO WA 99301 VICTOR N URSUL 7602 MASSEY DR PASCO WA 99301 TATYANA I&ANATOLIY V GORBATY 7606 MASSEY DR PASCO WA 99301 EZEQUIEL IZAZAGA SAUCEDO(ETUX 7610 MASSEY DR PASCO WA 99301 ROCKY PHILLIPS(ETAL) 7614 MASSEY DR PASCO WA 99301 PEDRO RAMIREZ(ETAL) 7618 MASSEY DR PASCO WA 99301 ISRAEL ARMENTA 7702 MASSEY DR PASCO WA 99301 CITY OF PASCO 525 N 3RD AVE PASCO WA 99301 YEVGENIY P&NANCY SHEREPITKO 8016 MASSEY DR PASCO WA 99301 TRACY RIEKE 8012 MASSEY DR PASCO WA 99301 MANUEL&MARIA BECERRA 8008 MASSEY DR PASCO WA 99301 PETER JAMES&MARY STARR HAWKINS 3285 N CENTER ST LEHI UT 84043 B&J MANAGEMENT LLC 1644 PLAZA WAY STE 112 WALLA WALLA WA 99362 PASCO SCHOOL DISTRICT NO.1 1215 W LEWIS ST PASCO WA 99301 ROAD 84 EDUCATIONAL CTR 50 E NORTH TEMPLE FL 22 SALT LAKE CITY UT 84150 HEATHER J HILL PO BOX 1007 PASCO WA 99301 VASILIY&LYUBOV PARKHOTYUK 3412 ROYCE LN PASCO WA 99301 ALVARO&APRIL MARIE VALLADARE 5508 POLK CT PASCO WA 99301 JOSE&ALICE NICK GONZALEZ 3508 ROAD 84 PASCO WA 99301 MARTIN&SILVIA PARKHOTYUK 3504 ROAD 84 PASCO WA 99301 DMITRI&JOY OLIN 3407 ROYCE LN PASCO WA 99301 TERRY W&TIFFANY D EVANS(TR) 3411 ROYCE LN PASCO WA 99301 PAUL&TATYANA GOVORUKHIN 3415 ROYCE LN PASCO WA 99301 KONSTANTIN&NATALIYA KHRIPCHE 3501 ROYCE LN PASCO WA 99301 IGOR&LUDA SEVOSTYANOV 3509 ROYCE LN PASCO WA 99301 RON&SARAH HORN 8415 W BELL ST PASCO WA 99301 KENNETH&JULIE MCKEOWN 8407 BELL ST PASCO WA 99301 JAMES A&PAMELA SUE KELLY 8414 BELL ST PASCO WA 99301 ANDREW&DIANA FELMY 8406 BELL ST PASCO WA 99301 THOMAS B&VICKI M HUGHES 2920 N ROAD 84 PASCO WA 99301 GEORGE F GIESE(ETUX) 7506 W ARGENT RD PASCO WA 99301 ADRIAN J&REBECCA A HAMMERSTR 3005 N ROAD 76 PASCO WA 99301 JUAN&DEBRA MORA 7612 W ARGENT RD PASCO WA 99301 KATHERINE AKERS(ETAL) 3006 ROAD 76 PASCO WA 99301 RAYMOND&LAVERNE DEBEVEC PO BOX 5005 PASCO WA 99302 GEORGE C NOGGLES(ETUX&TRUST PO BOX 2714 PASCO WA 99302 MARY(ET VIR)DENGERUD-AU 7800 W ARGENT RD PASCO WA 99301 SCOTT G&BRENDA L URLACHER 7808 W ARGENT RD PASCO WA 99301 MARIANNE R STURTEVANT(ETAL) 7816 W ARGENT RD PASCO WA 99301 FOREST J&LYNNE M FINCHER 7908 W ARGENT RD PASCO WA 99301 FRANK CUEVAS ARIAS(ETUX) 7916 W ARGENT RD PASCO WA 99301 WALETA J MICHAEL 3016 N ROAD 80 PASCO WA 99301 ANTHONY C MCKARNS(ETUX) 8120 W ARGENT RD PASCO WA 99301 DEBRA L HANSEN 3004 N ROAD 80 PASCO WA 99301 SHAWN R&CHRISTINE C JONES 8200 W ARGENT RD PASCO WA 99301 KYUNGJA MAY 3021 N ROAD 84 PASCO WA 99301 ROBERT E&PATTY WLAZNAK 3013 N ROAD 84 PASCO WA 99301 Awty4co Community Development Uepartment of PO Box 293,525 N 3 d Ave, Pasco, SNA 99301 P:509.545.3441/F:509.545.3499 DETERMINATION OF NON-SIGNIFICANCE (Optional DNS Process) Issuance Date: 18 August 2022 Project Name: Chiawana High School Portables Project Number: SEPA 2022-065/SP 2022-008 Proponent: Pasco School District#1 1215 West Lewis Street Pasco WA 99301 Applicant: Knutzen Engineering c/o Paul Knutzen 5401 Ridgeline Drive Suite 160 Kennewick WA 99338 Description of Proposal: Locate 6 Dry Portables at Chiawana High School in an RP Zoning District. Location of Proposal: 8125 West Argent Road (Parcel 117590010) in Pasco, WA. Lead Agency: City of Pasco The City of Pasco,acting as lead agency for this proposal, has determined that it does not have a probable significant adverse impact on the environment.An environmental impact statement (EIS) is not required under RCW 43.21C.030(2)(c).This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. This DNS is issued after using the optional DNS process in WAC 197-11-355. There is no further comment period on the DNS. Appeals must be filed within 10 days of this determination. Responsible Official: 1-3 �•�-� _ _ .14ob Gonzalez, tanning Manager Address: PO Box 293, Pasco, WA 99301-0293 Phone: (509) 545-3441 Appeals: You may appeal this determination of non-significance by submitting an appeal to the address below no later than 10 days from issuance. The appeal must be in written form, contain a concise statement of the matter being appealed and the basic rationale for the appeal. A fee is required per the City's Fee Resolution. Please note that failure to file a timely and complete appeal shall constitute a waiver of all rights to an administrative appeal under City code. All comments or appeals are to be directed to the City of Pasco Planning Department, PO Box 293, Pasco, WA, 99301, Attn: Rick White. w4co REPORT TO HEARING EXAMINER PUBLIC HEARING City Hall—525 North Third Avenue—Council Chambers Wednesday 14 September 2022 6:00 PM MASTER FILE#: SP 2022-009 APPLICANT: Olga Rodriguez 5207 Bucanan Lane Pasco WA 99301 REQUEST: SPECIAL PERMIT: Rodriguez Childcare Center in a C-1 (Retail Business)Zoning District BACKGROUND 1. PROPERTY DESCRIPTION: Legal: Lots 19 through 22, Block 10, Gerry's Addition to Pasco (Franklin County Tax Parcels 112054465 & 112054474). General Location: 621 West Clark Street. Property Size: A building and surrounding grounds located on 0.32 acres(13,999.47 square feet) 2. ACCESS:The site has access from West Clark Street. 3. UTILITIES: The site is served by water service in West Clark Street and sewer services from the alley to the north. 4. LAND USE AND ZONING:The property is currently zoned C-1 (Retail Business) and is developed with an office structure. Surrounding properties zoned as follows: North R-1 SFDUs East C-1 Office South R-2 Multi-Family; Church West R-1 SFDU 5. COMPREHENSIVE PLAN: The Comprehensive Plan indicates the site is primarily intended for low- density residential uses. The Plan does not specifically address childcare facilities, 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 21 July 2022, under WAC 197-11-158. ANALYSIS Proposal Applicant wishes to operate a childcare facility to be located at 621 West Clark Street. Applicant has stated 1 that the daycare would have five employees and a maximum of 25 children.The facility would operate from around 6:00 am to 6:00 pm, Monday through Friday. Property Description The proposed Childcare facility is located at 621 West Clark Street, in a mixed commercial/residential neighborhood one block north of West Lewis Street, which is an arterial street. A Ben-Franklin Transit (BFT) bus stop is located about a 5-minute walk from the center on West Lewis Street. History The site was part of the 1907 Gerry's Addition to Pasco and was zoned R-2 (Residential District) under the original 1938 zoning ordinance (Ordinance 435). In 1948 the site was rezoned to C-1 (Ordinance 642). The site is developed with a 1,360 square-foot office building. The office building was built in 1978. The proposed childcare facility would operate out of the on-site office building. Analysis Commercial daycare facilities qualify as Community service facilities, level one, as defined in PMC 25.15.050. Community service facilities, level one require Special Permit review under the provisions of Pasco Municipal Code (PMC) 25.200.020(4) Unclassified uses. The City of Pasco population has grown from 59,781 to over 80,000 in the last 10 years,according to the most recent Office of Financial Management estimate. Population growth has created a demand for childcare facilities. Pasco Municipal Code 25.185.170(3) requires one parking space for each employee and one space per 6 children (0.17 space per child).The proposed facility would accommodate up to 5 employees and 25 children. Based on these numbers,the total parking requirement would be 10 spaces, rounded up,* as follows: Proposed Number Spaces per Total Required Employees 5 1.00 5 Students 25 0.17 5* Total 10* Applicant has indicated there are 12 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 109.5 trips per weekday with 24 students. 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 2 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 22 August 2022. 2. Applicant wishes to operate a childcare facility. 3. The facility would operate from around 6:00 am to 6:00 pm, Monday through Friday. 4. The proposed Childcare facility is located at 621 West Clark Street 5. The proposed Childcare facility is in a mixed commercial/residential neighborhood. 6. The proposed Childcare facility is at the corner of West Clark Street and North 6th Avenue. 7. The proposed Childcare facility is located one block north of West Lewis Street. 8. West Lewis Street is an arterial street. 9. A Ben-Franklin Transit(BFT) bus stop is located about a 5-minute walk from the center on West Lewis Street. 10. The site was part of the 1907 Gerry's Addition to Pasco. 11. The site was zoned R-2 (Residential District) under the original 1938 zoning ordinance. 12. The site was rezoned to C-1 In 1948 13. The site is developed with a 1,360 square-foot office building. 14. The office building was built in 1978. 15. The proposed childcare facility would operate out of the on-site office building. 16. As per PMC 25.15.050, Commercial daycare facilities qualify as Community service facilities, level one. 17. As per PMC 25.200.020(4) Community service facilities, level one require Special Permit review. 18. The City of Pasco population has grown from 59,781 to over 80,000 in the last 10 years. 19. As per PMC 25.185.170(3) one parking space is required for each employee and one space per 6 children (0.17 space per child). 20. The proposed facility would accommodate up to 5 employees and 25 children. 21. The total parking requirement would be 10 spaces, rounded up. 22. Applicant has indicated there are 12 on-site parking places. 23. According to the ITE daycare centers generate approximately 4.38 trips per student. 24. Per the ITE daycare centers generate around 109.5 trips per weekday with 24 students. 25. 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 3 Comprehensive Plan? The Comprehensive Plan indicates the site is primarily intended for Low-density residential uses. The Plan does not specifically address childcare facilities, 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 childcare facility use of the property might increase water usage 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? The proposed interior remodel will be required to meet PMC building code standards. 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 Childcare facility would be located in an existing structure. Only aesthetic and interior remodeling is contemplated for the daycare. 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 proposed use may create less traffic and noise typical of other permitted uses in this zoning district. 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? Childcare facility uses typically do not endangered public health. PROPOSED APPROVAL CONDITIONS 1) The special permit shall apply to Parcels 112054465 & 112054474. 2) The applicant shall obtain any required approval for applicable City development review. 3) Parking requirements shall be met as per PMC 25.185.170(3). 4) The building and grounds of the childcare facility shall be maintained in a professional manner at all times. 5) The applicant shall maintain all necessary Washington State and City of Pasco licenses. 6) The special permit shall be null and void if the above conditions are not met. RECOMMENDATION Staff recommends approval of a childcare facility to be located at 621 West Clark Street, (Franklin County Tax Parcels 112054465 & 112054474) in a C-1 (Retail Business) district with conditions as set forth herein. 4 r s q a ` �,rnne VicinityItem: Special Permit - Rodriguez Daycare N Applicant(s): Olga Rodriguez Map File #: SP 2022-009 t Or N - , ,� �► SITE G � s ? • �. r 1 0 35 70 140 210 280 Y =j Feet * Yb Land Use Item: Special Permit - Rodriguez Daycare N Applicant(s): Olga Rodriguez Map File #: SP 2022-009 CCO, s N O G SITE G G N 5- 72- its - 7t G `9 n Se�`oes o c� :;g. � 6usme55 - S� s 3 � �re55 bus �3 3. i• N� 35 70 140 210 28 Va Feet Pu�o Ol els Mot Is ZoningItem: Special Permit - Rodriguez Daycare N Applicant(s): Olga Rodriguez Map File #: SP 2022-009 C-1 R-1 R-1 C-1 SITE 2 C-1 2 s� s y S 72- 72- R-1 GR-1 R-1 001-S� C-1 R-2 0 35 70 140 210 28 Feet Com Plan Item: Special Permit - Rodriguez Daycare N Comp Applicant(s): Olga Rodriguez Map File #: SP 2022-009 edium Density L w Densi Residential R sidential SITE 2 2 Tk s s Low D nsity Reside tial Comme ial mmercial 0 35 70 140 210 28 Feet ' l -} • . 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'.�•*.i :- w4co Community Development Department PO Box 293,525 N 3rd Ave, Pasco,WA 99301 P:509.545.3441/F: 509.545.3499 DETERMINATION OF NON-SIGNIFICANCE (Optional DNS Process) Issuance Date: 21 July 2022 Project Name: Rodriguez Daycare Project Number: SEPA 2022-064/SP 2022-009 Proponent: Rodriguez Daycare c/o Olga Rodriguez 5207 Buchanan Lane Pasco WA 99301 Applicant: Rodriguez Daycare c/o Olga Rodriguez 5207 Buchanan Lane Pasco WA 99301 Description of Proposal: Locate a Childcare facility in a C-1 Zoning District. Location of Proposal: 621 West Clark Street (Parcel 112054474) in Pasco, WA. Lead Agency: City of Pasco The City of Pasco, acting as lead agency for this proposal, has determined that it does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21C.030(2)(c).This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. This DNS is issued after using the optional DNS process in WAC 197-11-355. There is no further comment period on the DNS. Appeals mustb filed within 10 days of this determination. Responsible Official: Z L Rick White, Community & Economic Development Director Address: PO Box 293, Pasco, WA 99301-0293 Phone: (509) 545-3441 Appeals: You may appeal this determination of non-significance by submitting an appeal to the address below no later than 10 days from issuance. The appeal must be in written form, contain a concise statement of the matter being appealed and the basic rationale for the appeal. A fee is required per the City's Fee Resolution. Please note that failure to file a timely and complete appeal shall constitute a waiver of all rights to an administrative appeal under City code. All comments or appeals are to be directed to the City of Pasco Planning Department, PO Box 293, Pasco, WA, 99301, Attn: Rick White. Affidavit of Mailing In regards to MF#SP2022-009 I, Carmen Patrick,hereby confirm that notification was sent by mail August 22, 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 22nd day,August of 2022. Representative's Signature city 01. Community Development Department PO Bax 293, 52525NN 3 3"'Ave,Pasco,WA 993(31 P: 509.545.3441/i=:509.545.3499 PUBLIC NOTICE Si necesita ayuda para entender este aviso o necesita mas informacion, por favor Ilame al Departamento de Desarrollo Comunitario y Economico de la Ciudad de Pasco a 509-545-3441. Proposal:Olga Rodriguez has submitted a Special Permit application(SP 2022-009)to locate a Child Care facility at 621 West Clark Street (Parcel 112054474) 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 14 September 2022 to 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:adam5i@pa5r_0-w3.g0v, Open Record Hearing: The Hearing Examiner will conduct the open record hearing at 6:00 p.m. on 14 September 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.Pasco-wa.gov/pubiiccomment 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 12 August 2022 by:Jeffrey B.Adams,Associate Planner,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. Vicinity Item: Special Permit - Rodriguez Daycare Applicant(s): Olga Rodriguez Map File #: SP 2022-009 A ` SITE 5 r � µ yt t 35 70 140 210 28Ila .� Feet NAME ADDRESS CITY STATE ZIP AAA RENOVATION &CONSTRUCTION 618 W CLARK ST PASCO WA 99301 ADELINA GARCIA 629 W CLARK ST PASCO WA 99301 ADILENE HERRERA 114 N 5TH AVE PASCO WA 99301 ALBA AREVALO 617 W CLARK ST PASCO WA 99301 ANA MARIA CENTENO (ETAL) 616 W BONNEVILLE ST PASCO WA 99301 AXEL A DAVILA 222 N 6TH AVE PASCO WA 99301 BELINDA ARAIZA 617 W BONNEVILLE ST PASCO WA 99301 BERTHA LANDIN 632 W CLARK ST PASCO WA 99301 CESAR MENDEZ 619 W BONNEVILLE ST PASCO WA 99301 CONSTANCE (ETAL) RUSSELL 318 N 6TH AVE PASCO WA 99301 DANIEL & ROCIO RAMIREZ 710 W BONNEVILLE ST PASCO WA 99301 DE LA VERDAD LUZ DEL MUNDO IGL 628 W CLARK ST PASCO WA 99301 DE LA VERDAD LUZ DEL MUNDO IGL 622 W CLARK ST PASCO WA 99301 DELLA CANNADY 614 W CLARK ST PASCO WA 99301 DUANE C & LYNDA L RAUGUST (TR) 217 N 6TH AVE PASCO WA 99301 ERNESTO ORTIZ(JR) 216 N 5TH AVE PASCO WA 99301 ESPERANZA CORREA 116 N 5TH AVE PASCO WA 99301 FELIPE MATEO VELASCO 116 N 6TH AVE PASCO WA 99301 FILEMON & GUADALUPE DE LA MORA 609 W LEWIS ST PASCO WA 99301 GOD'S NEW GENERATION-NUEVA GEN 703 W CLARK ST PASCO WA 99301 GONZALO & MARIA ISABEL BELTRAN 630 W BONNEVILLE ST PASCO WA 99301 GROUP ONE PROPERTIES LLC 605 W CLARK ST PASCO WA 99301 JOSE L & LINDA CUEVAS 616 W CLARK ST PASCO WA 99301 JOSE YACUTA ANGELES 218 N 5TH AVE PASCO WA 99301 KARINA VALENCIA(ETAL) 712 W CLARK ST PASCO WA 99301 KENNETH & S L GIBSON 609 W BONNEVILLE ST PASCO WA 99301 LETICIA MARIN ARROYO 613 W CLARK ST PASCO WA 99301 MANUEL REYES 702 W CLARK ST PASCO WA 99301 MARGARITA M RODRIGUEZ(ETVIR) 702 W BONNEVILLE ST PASCO WA 99301 MARICELA AVALOS CABELLO (ETAL) 610 W BONNEVILLE ST PASCO WA 99301 MICAELA ACEVEDO(ETUX) 621 W BONNEVILLE ST PASCO WA 99301 NICOLAS REYNALDO CHAVEZ 621 W CLARK ST PASCO WA 99301 PABLO M MARTINEZ 626 W BONNEVILLE ST PASCO WA 99301 ROBERTO PRADO 120 N 5TH AVE PASCO WA 99301 RUPERTO (ETAL) ESPINOZA 620 W BONNEVILLE ST PASCO WA 99301 SALVADOR BARAJAS 609 W CLARK ST PASCO WA 99301 SEA-MAR FARMWORKER AND COMMUNITY 627 W LEWIS ST PASCO WA 99301 SERGIO AGUILAR 624 W BONNEVILLE ST PASCO WA 99301 T-C GREEK ORTHODOX CHURCH 627 W BONNEVILLE ST PASCO WA 99301 T-C GREEK ORTHODOX CHURCH 631 W BONNEVILLE ST PASCO WA 99301 TILIKUM 124 N 5TH AVE PASCO WA 99301 TILIKUM 122 N 5TH AVE PASCO WA 99301 ZEFERINO HERRERA SALAZAR(ETUX) 607 W BONNEVILLE ST PASCO WA 99301 0iiiiftCity of REPORT TO HEARING EXAMINER f Irs co PUBLIC HEARING City Hall-525 North Third Avenue- Remote WEDNESDAY, 14 September 2022 6:00 PM MASTER FILE#: Z 2022-009 APPLICANT: Nicole Stickney/AHBL 5804 Rd 90 Suite H Pasco WA 99301 REQUEST: REZONE: Rezone Parcel 112540082 from 1-1 (Light Industrial) to 1-2 (Medium Industrial) BACKGROUND 1. PROPERTY DESCRIPTION: Legal: All that portion of the South Half of the southwest quarter and the south half of the north half of southwest quarter of Section 34, Township 9 North, Range 30 East, W.M., lying north of northeasterly right of way line of Spokane, Portland & Seattle Railway Company, EXCEPT that portion thereof conveyed to Northern Pacific Railway Company by deed recorded in Volume 46 of Deeds page 246, and EXCEPT portion to City of Pasco (Parcel 112540082). General Location: Said property is situated along the west side of Road 40 East, Pasco, Franklin County, WA 99301. Property Size: Approximately 70.79 acres (3,083,612.4 square feet) 2. ACCESS: The parcel will have access from Road 40 East. 3. UTILITIES: Municipal water and sewer are available in Road 40 East. 4. LAND USE AND ZONING: The lot is zoned 1-1 (Light Industrial) and is vacant. Surrounding properties are zoned and developed as follows: NORTH: 1-2 Vacant EAST: RP Lakeview Manufactured Home Park SOUTH: 1-3 BNSF Railroad WEST: 1-2 Vacant 5. Comprehensive Plan: The Comprehensive Plan indicates the site is intended for Industrial development. According to the Comprehensive Plan, the Industrial designation allows for Manufacturing, food processing, storage and wholesale distribution of equipment and products, hazardous material storage, and transportation-related facilities. Zoning may include 1-1, 1-2 and 1-3. LU-2-A Policy: Maintain sufficient land designated to accommodate residential, commercial, industrial, educational, public facility, and open-space uses proximate to appropriate transportation and utility infrastructure. LU-2-D Policy: Encourage the use of buffers or transition zones between non-compatible land uses. LU-6-E Policy: Support the Growth Management Act's goal to encourage growth, including industrial growth, in urban areas. ED-2-13 Policy: Encourage development of a wide range of commercial and industrial uses strategically located near major transportation corridors or facilities and in close proximity to existing or proposed utility infrastructure while supporting local and regional needs. ED-2-C Policy: Continue to pursue the 1 development of existing industrially zoned properties that may be serviced by existing or planned utilities. ED-3-A Policy: Enhance compatibility of commercial and industrial development with residential and mixed-use neighborhoods with appropriate landscaping, screening, building and design standards. 6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. Based on the SEPA checklist (SEPA 2020-072), 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 22 August 2022 under WAC 197-11-340(2). ANALYSIS Request Nicole Stickney/AHBL, on behalf of Pasco Road 40 LLC, has applied to change the zoning designation of a 70.79-acre parcel along the west side of Road 40 East,from 1-1 (Light Industrial)to 1-2 (Medium Industrial) to match the adjacent northern parcel (112540019), as the parcels are planned to be part of the same future development. Future site development of the two parcels,totaling 111 acres,would consist of access drives and parking lots for a 2,150,280-square-foot Industrial Park. The project would include mass grading, roadway construction, stormwater management, and utility extensions to develop and serve the project. The proposed 1-2 zoning would be consistent with the existing zoning located adjacent to the north and west.Current uses in the vicinity include undeveloped/vacant property to the north and west,agricultural uses to the northeast, and a mobile home park to the southeast. Site The site comprises approximately 70.79 acres (3,083,612.4 square feet) and has been vacant for several years. The Comprehensive Plan designates the lot "Industrial." The "Industrial" designation allows for 1-1, 1-2, and 1-3 zoning and may be developed with Industrial uses. History The site was annexed into the City in 1979 and assigned RMH-2 (Mobile Home Park) zoning in conjunction with the annexation (Ordinance#2042).The site was rezoned from RMH-2 to 1-1 (Light Industrial) in 1992 (Ordinance 2863), and has not been rezoned since.Amazon Inc. has been developing two million-square- foot distribution centers on parcels to the north and northeast, which were initially codenamed "Project Pearl" and "Project Oyster." In addition, a special permit for a Pasco School District preschool was approved near the south entrance of the proposed development. 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: 2 The site was assigned RMH-2 (Mobile Home Park) zoning in conjunction with the 1979 annexation. The site was rezoned to 1-1 (Light Industrial)in 1992. Zoning for the site has not changed since then. 2. The changed conditions, which are alleged to warrant other or additional zoning: The City of Pasco has been growing in the last two decades. New subdivisions have been built to the north of the industrial designated area within the last decade and employment opportunities in the industrial sector are necessary to aid the economy of Pasco. Additionally, the industrial market has more recently seen a need for more diverse manufacturing type uses. The 1-2 zoning district more readily accommodates these types of uses as it is established to provide areas for necessary industrial and related uses that could create problems of compatibility with other land uses. Given the changes in the market and growth in the area, the request for a rezone to 1-2 may be appropriate. The "Industrial"designation allows for I-1, I-2, and 1-3 zoning and may be developed with Industrial uses. Applicant is requesting 1-2 zoning. The proposed rezone would allow the site to be developed as intended with uses consistent with parcels to the north and northeast, which could not be done under the existing zoning which only permits light industrial uses. 3. Facts to justify the change on the basis of advancing the public health,safety and general welfare: A rezone of this parcel from 1-1 to 1-2 is logical because it is located in an area that is, with the exception of the manufactured home park to the east, already devoted to industrial uses. The 1-2 zoning district allows uses that have the potential to generate noise, light, odor, fumes or smoke. There are several parcels to the south of the site that have the 1-3 Heavy Industrial zoning designation and the parcels to the north of the site have the 1-2 zoning designation. Concentrating the heavier industrial zones in this area provides a necessary space for industrial development. With the exception of property to the east, this advances public health, safety and general welfare by limiting potential nuisances and negative externalities to an area where heavier industrial uses are currently allowed. 4. The effect it will have on the value and character of the adjacent property and the Comprehensive Plan: Except for the mobile home park property to the east, the change in zoning will have little to no effect on the value and the character of the adjacent properties and the comprehensive plan. Both the current 1-1 zoning and proposed 1-2 zoning implement the Industrial Comprehensive Plan land use designation, as well as the plan's various goals and policies (such as LU-6, ED-2, and ED-3) to accommodate industrial development in appropriate areas within the City. The purposes of both zoning districts are similar: "The 1-1 light industrial district is established to preserve areas for industrial and related uses of such a nature that they do not create serious problems of compatibility with other kinds of land uses. Uses permitted in this district should not generate noise levels, light, odor or fumes that would constitute a nuisance or hazard."(PMC 25.115.010) "The 1-2 medium industrial district is established to provide areas for necessary industrial and related uses that could create problems of compatibility with other land uses. Uses in this district have the potential to generate high levels of noise, light, odor,fumes or smoke that require their protection from encroachment by incompatible land uses."(PMC 25.120.010) The proposed rezone to 1-2 will match the zoning of the adjacent parcels to the north and west and accommodates less intensive industrial uses compared to those allowed on the parcels to the south which are zoned 1-3. 5. The effect on the property owner or owners if the request is not granted: 3 As the proposed development involves parcels that have different zoning (1-1 and 1-2), the property, in conjunction with the northern property, may not be able to be developed as proposed if the request was not granted, as this would create split zoned parcels, something that has historically not been allowed within the City of Pasco. Therefore, the rezone would be necessary to harmonize the zoning of the two parcels and allow for the proposed development. 6. The Comprehensive Plan land use designation for the property The current comprehensive plan land use designation is Industrial and all surrounding parcels except for the manufactured home park to the east are also designated as such. 7. Such other information as the Hearing Examiner requires A special permit for a Pasco School District preschool was approved near the south entrance of the proposed development; The intersection of the project south driveway and the PSD preschool access point is very dangerous with a 40-mph speed limit, both vertical and horizontal curves,and blind left-hand exit turns.This intersection needs to be evaluated for traffic safety mitigation measures. 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 posted in the Tri-City Herald on August 22, 2022. 2. Applicant wishes to change the zoning designation of a 70.79-acre parcel along the west side of Road 40 East,from 1-1 (Light Industrial)to 1-2 (Medium Industrial) 3. The zone change is intended to match the zoning of parcel (112540019) adjacent to the north. 4. Applicant wishes to develop the site together with the parcel to the north. 5. Proposed development is for a 2,150,280-square-foot Industrial Park over 111 acres. 6. Proposed site development would include access drives and parking lots. 7. The project components would include mass grading, roadway construction, stormwater management, and utility extensions. 8. The proposed 1-2 zoning would be consistent with the existing zoning to the north and west. 9. Current uses in the vicinity include undeveloped/ vacant property to the north and west, agricultural uses to the northeast, and a mobile home park to the southeast. 10. The site has been vacant for several years. 11. The Comprehensive Plan designates the lot "Industrial." 12. The "Industrial" designation allows for 1-1, 1-2, and 1-3 zoning. 13. The site was annexed into the City in 1979 (Ordinance#2042). 14. The site was assigned RMH-2 (Mobile Home Park) zoning in conjunction with the annexation 15. The site was rezoned from RMH-2 to 1-1 (Light Industrial) in 1992 (Ordinance 2863). 16. The site has not been rezoned since. 17. Amazon Inc. has been developing two (ea.) one-million-square-foot distribution centers on parcels to the north and northeast. 18. A special permit for a Pasco School District preschool was approved near the south entrance of the proposed development. 19. The initial review criteria for considering a rezone application are explained in PMC. 25.88.030. 4 TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of a rezone,the hearing Examiner must develop findings of fact from which to draw its conclusions based upon the criteria listed in PMC 25.210.060. The criteria are as follows: 1. The proposal is in accordance with the goals and policies of the Comprehensive Plan. The Comprehensive Plan indicates the site is intended for Industrial development. According to the Comprehensive Plan, the Industrial designation allows for Manufacturing,food processing, storage and wholesale distribution of equipment and products, hazardous material storage, and transportation- related facilities. Zoning may include 1-1, 1-2 and 1-3. LU-2-A Policy: Maintain sufficient land designated to accommodate residential, commercial, industrial, educational, public facility, and open-space uses proximate to appropriate transportation and utility infrastructure. A BNSF/Port of Pasco industrial railroad spur line was recently installed along the northern boundary of the overall site the site. LU-2-D Policy:Encourage the use of buffers or transition zones between non-compatible land uses. As per PMC 25.180.040(5) Loading and service areas shall not face any residential zone, unless no other location is possible. Loading and service areas adjacent to or across a public street or alley from a residentially zoned district shall be screened with a sight-obscuring structure matching the architecture of the building: As per PMC 25.180.040(6)(a)Parking lots that abut a public street shall be buffered with live vegetation consisting of trees, shrubs and ground cover. LU-6-E Policy: Support the Growth Management Act's goal to encourage growth, including industrial growth, in urban areas. ED-2-B Policy: Encourage development of a wide range of commercial and industrial uses strategically located near major transportation corridors or facilities and in close proximity to existing or proposed utility infrastructure while supporting local and regional needs. The site has easy access to highway, rail, barge, and air transportation. ED-2-C Policy: Continue to pursue the development of existing industrially zoned properties that may be serviced by existing or planned utilities. The site is already industrially zoned;the proposal is to expand the range of industrial uses possible on the site. ED-3-A Policy: Enhance compatibility of commercial and industrial development with residential and mixed-use neighborhoods with appropriate landscaping, screening, building and design standards. As per PMC 25.180.040(5) Loading and service areas shall not face any residential zone, unless no other location is possible. Loading and service areas adjacent to or across a public street or alley from a residentially zoned district shall be screened with a sight-obscuring structure matching the architecture of the building: As per PMC 25.180.040(6)(a)Parking lots that abut a public street shall be buffered with live vegetation consisting of trees, shrubs and ground cover. 2. The effect of the proposal on the immediate vicinity will not be materially detrimental. 5 The Comprehensive Plan designates the property "Industrial."As such, the site may be zoned 1-1, 1-2, or I- 3. 3. There is merit and value in the proposal for the community as a whole. Both 1-1, 1-2, and 1-3 Industrial zoning are consistent with the Comprehensive Plan Land Use Map and the Goals and Policies as adopted by the Pasco City Council (Ordinance 4537). There is merit in allowing for development which could create more manufacturing employment opportunities. 4. Conditions should be imposed in order to mitigate any significant adverse impacts from the proposal. The site is adjacent an RP (Residential Park) residential district. Conditions to mitigate any significant adverse impacts from the proposal may be appropriate. A special permit for a Pasco School District preschool was approved near the south entrance of the proposed development; The intersection of the project south driveway and the PSD preschool access point is very dangerous with a 40-mph speed limit, both vertical and horizontal curves, and blind left-hand exit turns. This intersection needs to be evaluated for traffic safety mitigation measures. 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 may be appropriate, as the site is adjacent an RP(Residential Park)residential district. Conditions to mitigate any significant adverse impacts from the proposal may be appropriate. As well, a special permit for a Pasco School District preschool was approved near the south entrance of the proposed development; The intersection of the project south driveway and the PSD preschool access point is very dangerous with a 40-mph speed limit, both vertical and horizontal curves, and blind left-hand exit turns. This intersection may need to be evaluated for traffic safety mitigation measures. RECOMMENDATION Staff recommends based on the Findings of Fact and Conclusions herein that all that portion of the South Half of the southwest quarter and the south half of the north half of southwest quarter of Section 34, Township 9 North, Range 30 East,W.M., lying north of northeasterly right of way line of Spokane, Portland &Seattle Railway Company, EXCEPT that portion thereof conveyed to Northern Pacific Railway Company by deed recorded in Volume 46 of Deeds page 246, and EXCEPT portion to City of Pasco (Parcel 112540082), situated along the west side of Road 40 East, Pasco, Franklin County, WA Washington, be rezoned from 1-1 to 1-2 with a concomitant agreement for traffic safety and buffering mitigation measures. 6 Overview Item: Road 1 1-2 Map Applicant: 1 . 1 40 LLC1 File #: Z 2022-009 �� i\ a 1111 1111111�'„�: i�I A!//►,�/.■e.ii■��:J��i��_=uui—--11: 1111 1111111.0 Ip��A �i���VO O,■ �r ,♦ ■�_�_—�= ��-mwuutllil=i „ "1111►]�OO�����'�j�� lIIIIIIIU � ��—.iuv��V•, p�ii-���I/� 1�! ��jilllllll _�i11� ■�i. milli �■� Vit/r�.�.� - • - Ilil.ii•i i•��� it .i ■■�•=_�_-' _:■_:_IFIL►��r/iO.i. 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'.,i !+ r�''�'�';'�y'F 5''iii���'+.:ati•!r t� r ,� �:�•�"�L� -" �.• ��� '•�� .. ,;y�l'=:1 tea. .. .. �• k4 Y•�,a "X`�' .� {gy�, �:���'� '�.x .k-'T�• �;'.Cj'�. f"� •.i•': ' �-� •S .. {• .�r �iEi•�''-: rim.': ,w°r:� r},� ..�r `�w a,v •,k�/,yy "�.• '�r z:�• �1 !,/' l •i . � ir." �aGa� -�-Zl'„�Y •.a '�. _..���Ta�i1.�1'.•V r. ri titie.. �t.�1ljrt.'>�is e ,.".�t�_,._ ___. —'J r Y, f .. �}• ....i .. :'P. ... _ r w.zt c' � _�.a�:_..��'- ". _r. i r`rL� CiOf Community&Economic Development Department Fee:$825 ' Box 293,525 N 3 Id Ae, Pasco, vs�co P.D509545.3441/F•5 9.545 3499WA 99301 CITY OF PASCO PETITION FOR ZONE CHANGE Master File # Date Submitted: 07/01/2022 Applicant Info Owner Info (if different than applicant) Name: Name: Nicole Stickney, AHBL Pasco Road 40 L.L.C. c/o Tarragon L.L.C. Address: Address: 5804 Rd 90 Suite H 601 Union Street Suite 3500 Pasco, WA 99301 Seattle, WA 98101 Phone: Phone: 509-316-7131 206-933-9600 - Office, 206-755-9977 - Cell Email: Email: NStickney@ahbl.com bwaiss@a tarragon.com, Contact: Ben Waiss Project Address:-N/A (accessed off of S Road 40 E) Project Parcel Number: 112540082 Current Zoning: I-1 Light Industrial Requested Zoning: 1-2 Medium Industrial Describe the nature and effect of the proposed change:_The proposal is to rezone the property from 1-1 to 1-2 in order to match with the zoning of the adjacent parcel to the north, as both parcels are intended to be a part of the same future development. Estimated time frame of development: _Following plat approval phase 1 preliminary construction mid 2022 with phase 1 completion in 2023. Future phases per market demand. Updated July 2019 What conditions warrant the proposed rezone? The rezone proposal is consistent with the City's Comprehensive Plan, zoning classifications, and rezone criteria. (See cover letter) How will the proposed rezone advance the health, safety, and general welfare of the community? A rezone from 1-1 to 1-2 will advance the health, safety, and general welfare of the community. (See cover letter) What effect will the proposed change have on the value and character of adjacent property? The change in zoning will have little to no effect on the value and the character of the adjacent properties. (See cover letter) How does the proposed rezone relate to the City's Comprehensive Plan? Both the current 1-1 zoning and proposed 1-2 zoning implement the Industrial Comprehensive Plan land use designation, as well as the plan's various goals and policies (such as LU-6, ED-2, and ED-3) to accomodate industrial development in appropriate areas within the City. (See cover letter) What effect will be realized by the owner(s) if the proposed rezone is not granted? It appears that a project which will involve development on the parcel and the parcel to the north could not occur due to split zoning, which has historically been prevented in the City of Pasco. (See cover letter) 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. PCz 0f Community&Economic Development Department Fee:$825 CO PO Box 293,525 N 3 d Ave, Pasco,WA 99301 s�J P: 509.545.3441/F:509.545.3499 Fee for Rezone - $700.00 Environmental Checklist - $ 75.00 Radius Notification - 50.00 $825.00 0 SEPA Checklist 0 Site map 13 Fee of$825 Signature of Applicant *Notarized Signature of Property Owner A(.EEA I,L-")dI GE f 7pe 1;l p6j4 1 4 fWrT�tAo MNA46ie—�IN AS PA A JAAW- Fez FA —,a pvA D +o L• G, State of Washington ) ss. County of King ) On this &OTMday of— M1 J , _ZOZZ_, before me the undersigned, a Notary Public in and for the State of Washington, duly commissioned an sworn, personally appeared A -ac' INvL'C"j being duly sworn on his/her oath that he/she has prepared and read the foregoing statements 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 -3day of ,_2022 V% 1610 mss. Notary Public in and for the State of Washington ► M°" Residing at qAti�ttntEiZy�l PusL'r' My Commission expires !�A 4Z-3/24 1�wi 100"V �inr�unls►�� Updated July 2019 Project: Pasco Road 40 Rezone, AHBL No. 2220065.30 Subject: Rezone application w ; hi66 411iLF4A 81 1" 4 IM 1 p 1 y Y Subject Parcel lop SITE MAP 10 _ W TRANSMITTAL OSI TO: Planning Division DATE: July 1,2022 City of Pasco PROJECT NO.: 2220065.30 525 N 3rd Avenue Pasco,WA 99301 PROJECT NAME: Pasco Road 40 Rezone FROM: Nicole Stickney,AICP SUBJECT: Rezone application PURPOSE: Application submittal VIA: Hand Delivered by AHBL DESCRIPTION OF CONTENTS: QTY DATED TITLE NOTES 1 7/1/2022 Cover Letter Includes Written Response to Criteria of Approval 1 7/1/2022 Completed Application: "Petition for Zone Change" Includes notarized signature of the parcel owner 1 7/1/2022 Site Map 17/1/2022 Applicable Fees: $750 $700 Rezone application fee+$50 radius notification fee REMARKS: This proposal to rezone the property is SEPA exempt per WAC 197-11-800 (6)(c)(which is adopted by reference in PMC 23.45.020),as the project is: (1)within a City planning under RCW 36.70A.040, (2)the proposed rezone is consistent with and does not require an amendment to the comprehensive plan and (3)the applicable comprehensive plan was previously subjected to environmental review and analysis through an EIS prior to adoption which adequately addressed impacts of industrial uses in the proposed area. Due to the SEPA exempt status,the submittal of a non-project SEPA checklist and related Environmental Checklist review fee is not submitted. Thank you! ❑ TACOMA ❑ EATTLE ❑ SPOKANE ® TRI-CITIES 2215 North 30h Street,Suite 300 1200 P Avenue,Suite 1620 827 West First Avenue,Suite 220 5804 Road 90,Suite H Tacoma,WA 984033350 Seattle,WA 98101-3117 Spokane,WA 99201-3904 Pasco,WA 99301$551 253.383.2422 206.2672425 509.252.5019 509.3805883 C: 11a h bl.co mldatalproj ects1202212220065430_P LN1Del iverables_By_Date120220607_Transmittal_ReZoningApp_2220065.doex Page 1 of 1 Eq �■ July 1, 2022 Community and Economic Development City of Pasco 525 North 3rd Avenue Pasco, WA 99301 Civil Engineers Project: Pasco Road 40 Rezone, AHBL No. 2220065.30 Structural Engineers Subject: Rezone application Dear Staff: Landscape Architects This letter accompanies our application for a project named "Road 40 Rezone." Enclosed here Community Planners are the following items to support our application: Land Surveyors • Rezone Application with owner's notarized signature • Project narrative and rezone criteria response (see below) Neighbors Rezone Proposal The subject property is an undeveloped 70.79-acre site that is classified as Industrial in the City's comprehensive plan.The site is not assigned an address and is accessed off S Road 40 E. Our proposal is to rezone parcel 112540082 from 1-1 Light Industrial to 1-2 Medium Industrial to match the adjacent northern parcel (112540019), as the parcels are planned to be part of the same future development. Future site development of the two parcels, totaling 111 acres, would be proposed to consist of access drives and parking lots for an Industrial Park that contains buildings with a total square footage of approximately 2,150,280 square feet. Additional future project items would include mass grading, roadway construction, stormwater management, and utility extensions to develop and serve the project. As shown on Figure 1, the proposed 1-2 zoning will be consistent with the existing zoning located adjacent to the north and west. Current uses in the vicinity include undeveloped/ vacant property, agricultural uses, and a trailer park to the southeast. Amazon Inc. is developing two distribution centers, each more than 1 million square feet in size, in the immediate vicinity (on the parcel to the north which was deemed "Project Pearl" and to the east of the subject parcel across S. Road 40 E on a group of parcels that comprise "Project Oyster)". This project will be harmonious with the planned, permitted use by Amazon. As demonstrated below, the rezone proposal is consistent with the City's Comprehensive Plan, TRI-CITIES zoning classifications, and rezone criteria. 5804 Road 90 Suite H Pasco,WA 99301 509.380.5883 TEL www.abbi.com Community and Economic Development =�' July 1,2022 2220065.30 Page 2 of 4 AW NINE �# `' :ref -'T ai�y p a Neu NA Sol f;,111 S'7E SI a CAL 01 F �R t] S P' P� Subject Parcel pry YY�P �4 C City Limas �i-Medium Density Ruidemurl =U GA �RJl-High Density Residential 'ZONING Rip,Residential Park RS-20-Suburban RT-Resident al Transttbn RS-12-Suburban C O.Omce Dlatdd »RS-1tPUD-Suburban Penrod-Unit Development �BP-Business Park �RS-1-Suburban �C-1-Retail Business R-1/PUD-Low Density Residenfal Panned-Unit Develmpnwnt �C-2.Central Business R-1-Low Density Residential �C-3-General Business R-1-A-Low Density Residential Altemele �CR-Regional Cmmerdal R-1.A2-Low Density Rcsidentlal Altemalm 1-1-Light Indusbial 1!R-2.Medium Density Reidentiel 1-2-Medium Induselel �R-31PUD-Medium Density Rekdential Panned-Unit Development �1.3-Heavy Industrial t Figure 1 - Current Zoning PMC 25.210.030 Requirements for Zoning Petition The following provides justification for the rezone and demonstrates consistency with the City's rezone evaluation criteria. The criteria are stated as they appear in PMC 25.210.030 rather than the summarized version on the rezone application. 1. The date the existing zone became effective; The exact date is unknown; however, it appears the 1-1 zoning has been in place since at least 2014. 2. The changed conditions which are alleged to warrant other or additional zoning; The City of Pasco has been growing in the last two decades. New subdivisions have been built to the north of the industrial designated area within the last decade and employment opportunities in the industrial sector are necessary to aid the economy of Pasco. Additionally, the industrial market has more recently seen a need for more diverse manufacturing type uses. The 1-2 zoning district 01000 Community and Economic Development 0 IM July 1,2022 2220065.30 Page 3 of 4 dw ■Ili more readily accommodates these types of uses as it is established to provide areas for necessary industrial and related uses that could create problems of compatibility with other land uses. Given the changes in the market and growth in the area, the request for a rezone to 1-2 is appropriate. 3. Facts to justify the change on the basis of advancing the public health, safety and general welfare; A rezone of this parcel from 1-1 to 1-2 is logical because it is located in an area that is already devoted to industrial uses.The 1-2 zoning district allows uses that have the potential to generate noise, light, odor, fumes or smoke.There are several parcels to the south of the site that have the 1-3 Heavy Industrial zoning designation and the parcels to the north of the site have the 1-2 zoning designation. Concentrating the heavier industrial zones in this area provides a necessary space for industrial development. This advances public health, safety and general welfare by limiting potential nuisances and negative externalities to an area where heavier industrial uses are currently allowed. 4. The effect it will have on the value and character of the adjacent property and the Comprehensive Plan; The change in zoning will have little to no effect on the value and the character of the adjacent properties and the comprehensive plan. Both the current 1-1 zoning and proposed 1-2 zoning implement the Industrial Comprehensive Plan land use designation, as well as the plan's various goals and policies (such as LU-6, ED-2, and ED-3) to accommodate industrial development in appropriate areas within the City. The purposes of both zoning districts are similar: "The 1-1 light industrial district is established to preserve areas for industrial and related uses of such a nature that they do not create serious problems of compatibility with other kinds of land uses. Uses permitted in this district should not generate noise levels, light, odor or fumes that would constitute a nuisance or hazard."(PMC 25.915.090) "The 1-2 medium industrial district is established to provide areas for necessary industrial and related uses that could create problems of compatibility with other land uses. Uses in this district have the potential to generate high levels of noise, light,odor, fumes or smoke that require their protection from encroachment by incompatible land uses."(PMC 25.120.010) The proposed rezone to 1-2 will match the zoning of the adjacent parcels to the north and west and accommodates less intensive industrial uses compared to those allowed on the parcels to the south which are zoned 1-3. 5. The effect on the property owner or owners if the request is not granted; The property, in conjunction with the northern property, may not be able to be developed as the proposed industrial park if the request was not granted. This is D© = 0 Community and Economic Development �/= July 1, 2022 2220065.30 Page 4 of 4 ■I Ni due to the proposed development involving parcels that have different zoning (I- 1 and 1-2). Due to the proposed development and parcel configuration this would create split zoned parcels, something that has historically not been allowed within the City of Pasco. Therefore,the rezone is necessary to harmonize the zoning of the two parcels and allow for the proposed development. 6. The Comprehensive Plan land use designation for the property; The current comprehensive plan land use designation is Industrial and a large area of land surrounding the parcel is also designated as such. 7. Such other information as the Hearing Examiner requires. No other additional information has been requested at this time. We are always grateful for staffs assistance throughout these processes. Please let me know if you have any questions or comments during the review of our proposal. We respectfully request this rezone request be scheduled and noticed for an open record hearing with the City's hearing examiner on August 10, 2022. Sincerely, Nicole Stickney, AICP Senior Planning Project Manager NS/MV c: Ben Waiss, Tarragon LLC Na h bl.com\data\prof ects\2022\2220065\30_PLN\Deliverables_By_Date\20220629_Pasco_40_Rezon e_Ltr_2220065.docx 01000 Affidavit of Mailing In regards to MF#Z2022-009 1,Carmen Patrick, hereby confirm that notification was sent by mail August 22,2022 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 22nd day,August of 2022. n\ 1 � t Representative's Signature -0"W6 OW04' Community Deveiapment Department M �09 545 3441/F:509 545a3499WA 99301 vzf�co P PUBLIC NOTICE Si necesita ayuda para entender este aviso o necesita mas informaci6n, por favor(lame al Departamento de Desarrollo Comunitario y Econ6mico de la Ciudad de Pasco a 509-545-3441. Proposal: Nicole Stickney/AHBL, on behalf of Pasco Road 40 LLC, has submitted a rezone application (Z 2022-009) from 1-1 (Light Industrial) to 1-2 (Medium Industrial) for a portion of the South Half of the southwest quarter and the south half of the north half of southwest quarter of Section 34, Township 9 North, Range 30 East,W.M., lying north of northeasterly right of way line of Spokane, Portland&Seattle Railway Company, EXCEPT that portion thereof conveyed to Northern Pacific Railway Company by deed recorded in Volume 46 of Deeds page 246,and EXCEPT portion to City of Pasco(Parcel 112540082)located along the west side of Road 40 East, Pasco, Franklin County, WA 99301. 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 14 September 2022 to 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:adamsf@pasco-wa.xov. Open Record Hearing: The Hearing Examiner will conduct the open record hearing at 6:00 p.m. on 14 September 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.pa5co-wa.gov/publiccomment 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 15 August 2022 by:Jeffrey B.Adams,Associate Planner,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. Item: Road 40 LLC Rezone I-1 to I-2 "Exhibit B" Applicant: Nicole Stickney / Road 40 LLC W+a File #: Z 2022-009 0o po o,� ©O oQ �© 1,.2 00 00 o O�4 0 eP F ap do dq do o 0 � Sp,CA-IAWEA PARK RD 180 350 700 1,100 1140 pR' Feet NAME ADDRESS CITY STATE ZIP BNSF RAILWAY COMPANY PO BOX 961089 FORT WORTH TX 76161 BROETJE ORCHARDS LLC 3525 E A ST PASCO WA 99301 PASCO ROAD 40 LLC 1302 PUYALLUP ST STE A SUMNER WA 98390 PROJECT OYSTER PASCO, LLC 110 110TH AVE NE BELLVUE WA 98004 LAKEVIEW TRAILER COURT 9073 NEMO ST LOS ANGELES CA 90069 JEFF ADAMS 7903 W 20TH AVE KENNEWICK WA 99338 Washington State South Central Region �. De artmenTransportation UUnion Gaapp,,t of R Road pUnion WA 98903-1648 5D9-577-16D0/FAX 509-577-1603 TTY:1-800-8336388 www.wsdot.wa.gov August 11,2022 City of Pasco Community Development PO Box 293 Pasco,WA 99301 Attn: Mike Manning,Planner RE: SEPA2022-076—Tarragon LLC US 12 milepost 293.6-E.A Street vicinity Rt. We have reviewed the proposed project and traffic impact analysis(TIA,dated March 7,2022) and have the following comments. • The subject property is in the vicinity of U.S. Highway 12 (US 12). US 12 is a limited access facility, Highway of Statewide Significance(HSS), and part of the National Highway System(NHS). Access to the highway is available via the E. Lewis Street interchange, as well as the E. A Street and Tank Farm/Sacajawea Park intersections. US 12, including the above interchange and intersections currently operate within acceptable safety and operational thresholds. It is to the benefit of the city, county and state to preserve this facility's efficiency. • We are not opposed to the proposed project; however,we are concerned with the cumulative impact vehicle trips generated by this proposal will have on the US 12/Tank Farm/Sacajawea Park intersection. As previously stated to the city,the collision history review included in the project TIA does not meet WSDOT's requirements for safety performance analysis of state highways. The TIA must be revised to include a safety analysis component in conformance with Chapters 321 and 321 of the WSDOT Design Manual, as well as the WSDOT Safety Analysis Guide. As a condition of development approval,the updated report must be submitted to WSDOT for review and comment. The developer will be responsible to implement any mitigation measures or safety countermeasures identified by the additional analysis. Further,the background traffic volumes shown at the US 12/Sacajawea Park Rd/Tank Farm Rd intersection are not consistent with the volumes shown in previous TIAs for Project Oyster and Project Pearl. The proponent's traffic consultant must contact the department to discuss this discrepancy and determine what, if any,corrections should be made to the analysis. Thank you for the opportunity to review and comment on this proposal. If you have any questions regarding this letter,please contact Jacob Prilucik at(509) 577-1635. au Gonseth,P. . Region Planning Engineer PG: JJp cc: SR 12,File#2022009 0iiiiftCity of REPORT TO HEARING EXAMINER f Irs co PUBLIC HEARING City Hall-525 North Third Avenue- Remote WEDNESDAY, 14 September 2022 6:00 PM MASTER FILE#: Z 2022-010 APPLICANT: Platinum Homes c/o Priscilla Trujillo 606 S Huntington Place Kennewick WA 99336 REQUEST: REZONE: Rezone Parcel 119154120 from "O" (Office) to C-1 (Retail Business) and R-1 (Low-Density Residential) BACKGROUND 1. PROPERTY DESCRIPTION: Legal: The West % of the Southeast % of the Southwest % of the Southeast % of Section 23, Township 9 North, Range 29 East(Parcel 119154120). General Location: Said property is situated at the northeast corner of Road 42 and West Court Street, Pasco, Franklin County, WA. Property Size: Approximately 2.89 acres (126,277.29 square feet) 2. ACCESS: The parcel will have access from West Court Street. 3. UTILITIES: Municipal water and sewer are available in West Court Street and West Ruby Street. 4. LAND USE AND ZONING: The lot is zoned "O" (Office) and is developed with a Single-family Dwelling Unit (SFDU). Surrounding properties are zoned and developed as follows: NORTH: RS-12 SFDUs EAST: R-1/0 SFDUS/Offices SOUTH: RS-12 Vacant/SFDUs WEST: R-1/RS-12 SFDUs 5. Comprehensive Plan:The Comprehensive Plan indicates the north half of the site is intended for Low-Density Residential development. According to the Comprehensive Plan, the Low-Density Residential designation allows for Single family residential development at a density of 2 to 5 dwelling units per acre. Zoning may include R-S-20, R-S-12, R-S-1, R-1, R-1-A, and R-1-A2. The Comprehensive Plan indicates the south half of the site is intended for Commercial development. According to the Comprehensive Plan, the Commercial designation allows Neighborhood, community and regional shopping and specialty centers, business parks, service and office uses. Zoning may include O, BP, C-1, C-2, C-3, and CR. 6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. Based on the SEPA checklist (SEPA 2020-072), 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 22 August 2022 under WAC 197-11-340(2). 1 ANALYSIS Request Priscilla Trujillo, on behalf of Platinum Homes, has submitted a rezone application (Z 2022-010) from "O" (Office) to C-1 (Retail Business) and R-1 (Low-Density Residential), for The West Y2 of the Southeast % of the Southwest% of the Southeast % of Section 23, Township 9 North, Range 29 East (Parcel 119154120) located at 4109 West Court Street. Site The site comprises approximately 2.89 acres (126,277.29 square feet) and is developed with a single- family dwelling unit, which was built around 1943.The balance of the property vacant. The Comprehensive Plan designates the north half of the lot"Low-Density Residential."The"Low-Density Residential" designation allows for R-S-20, R-S-12, R-S-1, R-1, R-1-A, and R-1-A2 zoning and may be developed with Single family residential development at a density of 2 to 5 dwelling units per acre. The south half of the site is intended for Commercial development. The Plan allows neighborhood, community and regional shopping and specialty centers, business parks, service and office use in Commercial designated areas. History The site was annexed into the City in 1989 (Ordinance 2740;Amended with 2746)and assigned O(Office) zoning in conjunction with the annexation (Ordinance 2742).The site has not been rezoned since. The site has been subject to at least 12 code violation complaints and 9 Code Board cases between 2004 and present. No street rights-of-way have been dedicated. 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 site was assigned 0 (Office)zoning in conjunction with the 1989 annexation. Zoning for the site has not changed since then. 2. The changed conditions, which are alleged to warrant other or additional zoning: The property is considered"infill"property as development has occurred around it. 3. Facts to justify the change on the basis of advancing the public health,safety and general welfare: A rezone of this parcel from 0 to R-1 and C-1 is logical because it is located in an area that is already developed with both low-density residential and commercial uses. The site has been subject to at least 12 code violation complaints and 9 Code Board cases between 2004 and present. Development of the site with residential and commercial uses could improve the overall look of the neighborhood. 4. The effect it will have on the value and character of the adjacent property and the Comprehensive Plan: The site has been subject to at least 12 code violation complaints and 9 Code Board cases between 2004 and present. Development of the site with residential and commercial uses would improve the value and character of the adjacent property. The proposed rezones would align with the intent of the Comprehensive Plan. 2 5. The effect on the property owner or owners if the request is not granted: The likely scenario is that the property would remain underdeveloped and continue as a nuisance in the neighborhood; the property could be developed with office uses. 6. The Comprehensive Plan land use designation for the property The Comprehensive Plan designates the north half of the lot"Low-Density Residential."The"Low-Density Residential" designation allows for R-S-20, R-S-12, R-S-1, R-1, R-1-A, and R-1-A2 zoning and may be developed with Single family residential development at a density of 2 to 5 dwelling units per acre. The south half of the site is intended for Commercial development. The Plan allows neighborhood, community and regional shopping and specialty centers, business parks, service and office uses in Commercial designated areas. 7. Such other information as the Hearing Examiner requires No rights-of-way have been dedicated around the site; rights-of-way would need to be dedicated in conjunction with any future development. The amount of land required for rights-of-way is substantial, consisting of a 40-foot dedication along West Court Street, 30 feet along Road 42, and approximately 60 feet of dedication along West Ruby Street. The resulting parcel would be around 78,395.58 square feet. Both West Court Street and Road 42 have been developed and used as public right-of-way for many years. Ruby Street has never been developed to City street standard, and remains a gravel road. 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 posted in the Tri-City Herald on August 22, 2022. 2. Applicant wishes to rezone 4109 West Court Street from "O"to C-1 and R-1. 3. The site comprises approximately 2.89 acres (126,277.29 square feet) 4. The site is developed with a 1943 single-family dwelling unit. 5. The balance of the property is vacant lot. 6. The site has been subject to at least 12 code violation complaints and 9 Code Board cases between 2004 and present. 7. The Comprehensive Plan designates the north half of the lot "Low-Density Residential." 8. "Low-Density Residential" allows for R-S-20, R-S-12, R-S-1, R-1, R-1-A, and R-1-A2 zoning. 9. "Low-Density Residential" may be developed with Single family residential development at a density of 2 to 5 dwelling units per acre. 10. The Comprehensive Plan designates the south half of the site as "Commercial." 11. "Commercial" allows for neighborhood, community and regional shopping and specialty centers, business parks, service, and office uses. 12. The site was annexed into the City in 1989 (Ordinance 2740; Amended with 2746) 13. The site was assigned O (Office) zoning in conjunction with the annexation (Ordinance 2742). 14. The site has not been rezoned since. 15. The property is considered "infill" property as development has occurred around it. 16. No rights-of-way have been dedicated adjacent the around the site. 3 17. Rights-of-way would need to be dedicated in conjunction with any future development. 18. Forty feet of right-of-way would need to be dedicated along West Court Street, 30' along Road 42, and approximately 60' along West Ruby Street. 19. The resulting parcel size after right-of-way dedication would be slightly under 78,400 square feet. 20. Both West Court Street and Road 42 have been developed and used as public right-of-way for many years. 21. Ruby Street has never been developed to City street standard, and remains a gravel road. TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of a rezone,the hearing Examiner must develop findings of fact from which to draw its conclusions based upon the criteria listed in PMC 25.210.060. The criteria are as follows: 1. The proposal is in accordance with the goals and policies of the Comprehensive Plan. The Comprehensive Plan designates the north half of the lot "Low-Density Residential."The "Low-Density Residential" designation allows for R-S-20, R-S-12, R-S-1, R-1, R-1-A, and R-1-A2 zoning and may be developed with Single family residential development at a density of 2 to S dwelling units per acre. The proposal is consistent with the Comprehensive Plan Land Use Map and Comprehensive Plan Policy Land Use Goals;H-1 Encourages housing for all economic segments of the city's population. The south half of the site is intended for Commercial development. The Plan allows neighborhood, community and regional shopping and specialty centers, business parks, service and office use in Commercial designated areas. The proposal is consistent with the adopted City Comprehensive Land Use Map and several policies and goals. Policy LU-3-D, encourages mixed-use development including neighborhood scale shopping areas; ED-2-B, development of a wide range of commercial uses strategically located to support local and regional needs. 2. The effect of the proposal on the immediate vicinity will not be materially detrimental. The Comprehensive Plan designates the north half of the lot "Low-Density Residential,"and the south half of the site "Commercial." The Low-Density Residential designation allows for R-S-20, R-S-12, R-S-1, R-1, and/or R-1-A zoning district. The proposed rezone is consistent with the Comprehensive Plan; As such, this proposal will not be materially detrimental to any future nearby developments. The "Commercial"classification permits the C-1 (Retail Business District)and is consistent with referenced plans. The proposal will not be detrimental to existing and future developments within the vicinity. The City Council has deemed the Comprehensive Plan as the planning vehicle to promote the best interests of the community. The rezone will facilitate the development of new commercial and residential uses in a safe and sanitary development providing employment opportunities, shopping, and housing for Pasco residents. 3. There is merit and value in the proposal for the community as a whole. The two proposed zoning designations are both consistent with the Comprehensive Plan Land Use Map and the Goals and Policies as adopted by the Pasco City Council. Based on past experience with rezoning underutilized land adjacent to existing subdivisions, the proposed rezone will not negatively impact adjoining properties. Rezoning the property will assist with the implementation of the Comprehensive Plan. 4 4. Conditions should be imposed in order to mitigate any significant adverse impacts from the proposal. The Pasco Municipal Code includes design standards for residential development. Furthermore, with a rezone the area would need to be re-platted to meet current City subdivision standards. The Preliminary Platting process requires review through the Hearing Examiner. If or when applicants pursue the development of this property, they will be required to conform to subdivision and 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. If or when applicants pursue the development of this property, they will be required to conform to subdivision and design standards established by the PMC. No Concomitant Agreement is considered necessary for this application. RECOMMENDATION Staff recommends based on the Findings of Fact and Conclusions herein that the West%of the Southeast of the Southwest % of the Southeast % of Section 23, Township 9 North, Range 29 East (Parcel 119154120 , situated along the west side of West Court Street, Pasco, Franklin County, WA Washington, be rezoned from "O" (Office)to C-1 (Retail Business)for the approximately south half located along West Court Street and R-1 (Low-Density Residential) for approximately the north half bordering West Ruby Street. 5 1111111 Rezone . g, Overview Item: • •licants: Platinum HomesMap File #: Z 2022-0101 _ a 'M NNIM 04 hlf �i � add& rG� ° arman - a®soon 111112�� ��. NMI numpt' 1 00120 WIN 'All man � ®�li '���'���� ■ �■■ gym■K. ter, ■' Sol na Ad _��]] . - . -..- .- � . ;-ter���r�� I���?ii�� �p�i����� ■ ISL �i���1®fit OIL: .i. UN n5m VOUNQ4 5=91 12,111a;,21 LEMS any ,� ��■ ����1 � 11111 �, ... �� �11�� ► :_ a As77 girl nobw�� ■1111, � ��� ��■9�'i� ��� �, j`"y � ` r•��_ s� = -� '1 // ',',1►! F+1�' � ■■ ■■ 3234 �so�a„iv :11 360 710 1 ,400 2,100 1� Vicinity Item: Rezone - Ramgar Commons - Office to C-1 & R- 1 N Applicants: Platinum Homes Map File pp #: Z 2022-010 ;" WEI 661W ww 1N AGATE ST - 14 6 _ - S ITE 1N RU91 5T '" � ► L W R�JBY At x Lei o , F � � --► W LOU R+T ST . „ - r - s , W BROWN PL • 70 140 284 420 5 d71, W BROWN ST Feet # Land Use Item: Rezone - Ramgar Commons - Office to C-1 & R-1 N Applicants: Platinum Homes Map File #: Z 2022-010 o 5 DU IJ is J -4 Uni SFDU� r W AGATE ST FJ ❑ o r Q r� SF nn E�] L�� t 11 D L S ITE [F-3 W RUBY ST W RUBY ST D ISPILS 7o Q � '_ �� � dip u � mmerci�! Cmrnercia Residential `-' Grocery downtown WCDURT+ST ahool ❑ SFDU other m L. SFDUs W BROWN PL `� a M 70 140 280 420 55 � E:1 d W BRAWN ST Feet N �. F-11 -IUs 1 � 0 u CComPlan Item: Rezone - Ramgar Commons - Office to C-1 & R- 1 N omp Applicants: Platinum Homes Map File #: 2 2022-010 f W AGATE ST ❑ �❑ ❑ ❑ ❑ GOVERNMENT/PUBLIC ❑ o LOW EN5Ty, ElRESI ENTI Li SITE ❑ W RUBY ST W RUBY ST '� ❑a o L� ERCIAL WCOLIRT�ST rllu I ENSITY I ENTIAL W BROWN PL 70 140 280 420 56 L❑ ❑ a W BROWN ST Feet �o 4109 WEST COURT STREET ro, ]LL_� A PORTION OF THE SE 1/4 OF THE SE 1/4 OF SEC. 23, TWN. 09 N., RGE. 29 E., W.M., CITY OF PASCO, FRANKLIN COUNTY, WASHINGTON. low= .> . sew xo"a so,s"e.x Da:oo.wnN ao, N saaxo,sew B ns.smzn rs ....d,mm wu 4109 WEST f I ! COURTSTREET �r ne are LEGAL DESC;UPTION ------------ °I 'tl rte' RAMGAR HOMES RE — ,sx srn��.•s.xs M°aTM° 1 _`»_-_-__-———�� _ — 4�•` ons w w. �,un v,xs ..le-+ 4 ® TsA:•wz • �n...s WESTRUBYSTREET VERTICAL DATUM p ——— — -ST RUBY-STREET LEGEND „p w-D,sa..s.sn x sns_su.�ar .I • xN.b,a,. 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'��� kk - ,x �� � i� �': I e� � � J ''► r„� � :��� g .,i •.y��a ;ti..•� s• - r �. 5' ��. J4' .� x'�>r'�rwc'. +.:'.I"{ ,'s. _ •_yr+.'-'1 ;� s F • '� ,. � ,•• +_'• h!'". �J k,�'r x .-+ � Y '�:;itl.,r, ,. ., ... .'Yrs"; •� � ". ;' .: P" X66• [.•�'�S �y,._ :�." \• S.� - ' � r .�'. 3{,� `;`.may �"•:: r ,• : ,{,•3'. . Y f� _�?.; _ .r' r .i: `+• ~!- of • -=�� .ar` 'Vii+•• � 1+�.r" �hi"�'�� 1/ 'd �..._ Omi it 1 i R - .,. '•� .,i.' �� r. �� �" - "t�• .. 4p ,pper�� i• _ �� .. + '' _ f, z� r :�� i V.`S s:l. ��' I y, fit•' r • � city Of Community& Economic Development Department Fee:$825 P Pasco O Box 293, 525 N 3`d Ave, Pasco,WA 99301 I 509. 45.3441/F:509.545.3499 CITY OF PASCO PETITION FOR ZONE CHANGE Master File# Date Submitted: Applicant Info Owner Info _ (if different than applicant) Name- Name: Address: (o p(a S� �-J',,cvt,�� ' Address: Dp KKe enn-e cL� _ '� a5c. IaIL �' D Phone: Phone: Email: Email: J 1^�. 4 1 �1 ttrr►�'1 ' �'' - - Project Address: 4 jl• Co U-4't _ ct S CO Project Parcel Number: 1 1 9 1 5' e// .20 Current Zoning: t�.- tly Requested Zoning: ®�- �_ 1 yt I "e �.a(-_ _ Describe the nature and effect of the proposed change: `J Estimated time frame of development: e u o-,P—n m©m-4-lis- Updated 4 sUpdated July 2019 - What conditions warrant the proposed rezone? O r Dr C4 4n, lei How will the proposed rezone advance the health, safety, and general welfare of the community? o 7 Q &k � T C�14�+�ti1 } , .+rte 3010 CJ f� � � �j(��v c, � -�v rims e What effect wi I he proposed change have o the value arm character of adjacent property? V I r-A ,�J. 1-� I �i C s - L, u r'f,Cx�_� r How does the proposed rezone relate to the City's Comprehensive Plan? C_e r �a eSt What effect will be realized by the owner(s) if the proposed rezone is not granted? cA3 V�,�1S L. SS of !41�0 0 C� rO 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. Ciryaf PasteCommunity&Economic Development Department Fee:$825 N 3WA Box 293, 525 'd Ave, Pasco, A 99301 P: 509.545.3441/F:509.545.3499 Fee for Rezone - $700.00 Environmental Checklist - $ 75.00 Radius Notification - 50.00 $825.00 LTJ SEPA Checklist Ly Site map IJ Fee of$825 Signature a Applicant c * Owner State of Washington ) ss. County of Franklin } On this �e_day of before me the undersigned, a Notary Public in and for the State of Washington, duly commissioned an sworn, personally appeared being duly sworn on his/her oath that he/she has prepared and read the foregoing statements and has acknowledged to me that the recitations contained therein are true, and has signed this instrument as his/her free and voluntary act and deed for the purposes therein mentioned. SUBSCRIBED AND SWORN to before me this a' day of ����r r n r n rv►rr�y '•i49J$• •,per. NOTgRr Notary Public in and for the State of Washington sn _ � � '°os ry Residing at 'sy>j;•ssi a�� 'c•;' My Commission expires • . .0 %01101 Updated July 2019 Affidavit of Mailing In regards to MF#Z2022-010 I,Carmen Patrick, hereby confirm that notification was sent by mail August 22, 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 22nd day, August of 2022. Representative's Signature cityCommunity Development Department vs�oco PO Box 293,525 N 3'd Ave, Pasco,WA 99301 P: 509.545.3441/F:509.545.3499 PUBLIC NOTICE Si necesita ayuda para entender este aviso o necesita mos informaci6n, por favor Ilame al Departamento de Desarrollo Comunitario y Economico de la Ciudad de Pasco a 509-545-3441. Proposal: Priscilla Trujillo,on behalf of Platinum Homes, has submitted a rezone application (Z 2022-010) from "O" (Office) to C-1 (Retail Business) and R-1 (Low-Density Residential), for The West Y2 of the Southeast Y4 of the Southwest%of the Southeast Y4 of Section 23,Township 9 North, Range 29 East(Parcel 119154120) located at 4109 West Court Street. 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 14 September 2022 to 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:adarnsi@pasco-wa.gov, Open Record Hearing: The Hearing Examiner will conduct the open record hearing at 6:00 p.m. on 14 September 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.pasco-wa.gov/publiccomment 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 16 August 2022 by:Jeffrey B.Adams,Associate Planner,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. Vicinity Item: Rezone - Rarngar Commons - Office to C-1 & R-1 N Applicants: Platinum Homes Map File #: Z 2022-010 J. , W A EM * I _ SITE W RUBY ST RUBY SiLT 14f '3 ❑ C� - C, ' TWIN W COURT`ST wa of. Rk .. all 1 y 5.r 70 140 280 420 5 Feet ,� - BR01� TT � ` NAME ADDRESS CITY STATE ZIP NICHOLAS P&DELORES(JR)VELA 4204 W AGATE ST PASCO WA 99301 RAMON &MAIRA GARCIA 4212 W AGATE ST PASCO WA 99301 CHRISTOPHER&NANCY TURNER 4216 W AGATE ST PASCO WA 99301 SARA V HERNANDEZ 4220 W AGATE ST PASCO WA 99301 EVA PINEDA 4221 W RUBY ST PASCO WA 99301 JOYCE L STONG 4209 W RUBY ST PASCO WA 99301 CAROLINE LEE MCQUILKEN 4208 W RUBY ST PASCO WA 99301 JAVIER GOMEZ 4205 W COURT ST PASCO WA 99301 VSG APPLIANCES CONTRACTOR LLC 1803 W COURT ST PASCO WA 99301 JOSEPH M RICE 4220 W RUBY ST PASCO WA 99301 ANNIE P WARREN (ET VIR) 4004 W AGATE ST PASCO WA 99301 RAMON&ASUNCION AYALA 4012 W AGATE ST PASCO WA 99301 CHENEA L &MIKE PONTIN 4016 W AGATE ST PASCO WA 99301 MINCHAP ADAME PINEDA 4020 W AGATE ST PASCO WA 99301 JESUS H SENDA 5408 PIMLICO DR PASCO WA 99301 RACHEL A LOVEJOY 4017 W RUBY ST PASCO WA 99301 JOHN &PATRICIA GREEN 4005 W RUBY ST PASCO WA 99301 NORA LOPEZ(ETAL) 4004 W RUBY ST PASCO WA 99301 PAUL L NOTCH 4016 W RUBY ST PASCO WA 99301 HERLINDA MARES 4020 W RUBY ST PASCO WA 99301 US CONNECTIONS LLC 4003 TUSAYAN DR PASCO WA 99301 DUANE& BARBARA GROTH 180 WINDCREST DR YAKIMA WA 98908 RITCHIE PROPERTIES LLC 316 N NEEL ST KENNEWICK WA 99336 PET OVER POPULATION PREVENTION 1506 ROAD 40 PASCO WA 99301 STEVEN &ESTELLE MARKS 4116 W AGATE ST PASCO WA 99301 DILLON T&SHELBY L CRIBBINS 1621 N ROAD 42 PASCO WA 99301 MARTIN ROMERO ROMERO 4105 W RUBY ST PASCO WA 99301 JUAN M MONTES 4711 BERMUDA DUNES DR PASCO WA 99301 AURORA B RAU 1609 N ROAD 42 PASCO WA 99301 RIVERVIEW METHODIST CHURCH PO BOX 2306 PASCO WA 99302 MIGUEL A TABOADA CATALAN (ETAL 1400 N ROAD 42 PASCO WA 99301 GARY KUHN 4221 W BROWN PL PASCO WA 99301 KRISTINA D SANCHEZ 4213 W BROWN PL PASCO WA 99301 OMAR ARAIZA 1420 N ROAD 42 PASCO WA 99301 JEFF ADAMS 7903 W 20TH AVE KENNEWICK WA 99338 WCO REPORT TO HEARING EXAMINER PUBLIC HEARING . City Hall —525 North Third Avenue— Remote WEDNESDAY, 14 September 2022 6:00 PM MASTER FILE#: Z 2022-011 Z 2022-012 APPLICANT: P&R Construction LLC c/o Paul Lavrentiev 105609 Wiser Parkway Kennewick, WA 99338 REQUEST: REZONE: "Magnolia Heights" Rezone from "0" (Office)and C-1 (Retail Business) to R-3 (Medium-Density Residential) BACKGROUND 1. PROPERTY DESCRIPTION: Le�a1: Parcels 118211033, 118211042, 118211051, 118211060, 118211079, 118211088, 118211097, and 118211024: PEPPERMINT TERRACE 3RD LOTS 22-29 BILK 2 EXC PTN TO ST OF WA FOR SR182 (413784) Parcel 118170168: ALL TH PTN NE4 LY SE OF 18-9-29 RD 108 & S OF FCID CANAL, EXC TR'S 1 -L & 1-M & EXC PEPPERMINT TERRACE 3RD & EXC PTN TO ST OF WA FOR SR18 2 (413784) EXC PTN DAF: COMM AT NE COR SD SEC 18; TH S02D25'W ALG E LN SD SEC, 1303.6'; TH S46D45'W ALG NWLY LN PLAT OF PEPPERMINT TERR 3RD ADDN, 1187.11'TO TPOB; TH S46D45'W, 2234.78'TO N R/W MARG WEST COURT ST; TH N43D15'W ALG SD N R/W MARG, 125'; TH N46D44'E, 215'; TH N43D15'W,409.79';TH S02D13'W, 301.54'TO N R/W MARG W COURT ST;TH N43D15'W ALG SD N R/W MARG, 42.08' TO CTRLN ROAD 108; TH NO2D13'E ALG CTRLN RD 108, 1970.47' TO INTERSECT SLY R/W MARG CRESCENT RD; TH N46D42'E ALG SD SLY R/W MARG, 51.34'; TH S43D14', 1090';TH N46D45'E 778.99';TH S43D14'E, 657.51'TO TPOB. Parcel 118170104: TRACT 1-L PTN NE4 18-9-29 BEG AT NE COR OF SEC 18 & RUNNING TH N89d42 'W 1220.7'; TH S46d45'W, 85.3'TO TPOB;TH S46d45'W 7675; TH S54d12'E 223.4'; TH N46d45'E 731.7' TO A PT ON S R/W LN OF F CID CANAL; TH NWLY ALG SD S R/W LN 222.6'TO TPOB General Location: Said property is located south of Chapel Hill Boulevard and west of Road 100/Broadmoor Boulevard, Pasco, Franklin County, WA. Property Size: Approximately 67.89 acres (2,957,455.24 square feet) 2. ACCESS: The parcel has access from Broadmoor Boulevard/Road 100, Crescent Drive, and Chapel Hill Boulevard. 3. UTILITIES: Municipal water and sewer are available in Broadmoor Boulevard/Road 100, Crescent Drive, and Chapel Hill Boulevard. 1 4. LAND USE AND ZONING: The site is zoned "O" (Office) and C-1 (Retail Business) and is vacant. Surrounding properties are zoned and developed as follows: NORTH: R-3; R-4; C-1 Vacant; Apartments; Offices/Commercial EAST: C-1; R-1; RS-12 Vacant; SFDUS SOUTH: RS-12; RS-20 SFDUs WEST: RS-12; R-3 Church, SFDUs; Vacant 5. Comprehensive Plan:The Comprehensive Plan has recently been updated and approved by City Council; the site has been designated "Medium-Density Residential" by the Comprehensive Plan Land Use Map; the "Medium-Density Residential" designation allows for R-2 through R-4 and RP zoning, and single-family dwellings, patio homes, townhouses, apartments, and condominiums are all appropriate for this area. Residential density may range from 6 to 20 dwelling units per acre. 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) or Mitigate Determination of Non-Significance (MDNS) is anticipated for this project under WAC 197-11-158. ANALYSIS Request P&R Construction LLC c/o Paul Lavrentiev has submitted two rezone applications (Z 2022-011 & Z 2022- 012)from "O" (Office) and C-1 (Retail Business) to R-3 (Medium-Density Residential),for portions of land in Section 18, Township 9 North, Range 29 East, Pasco, Franklin County, WA (Parcels 118170104, 118170168, 118211033, 118211042, 118211051, 118211060, 118211079, 118211088, 118211097, and 118211024) located south of Chapel Hill Boulevard and west of Road 100/Broadmoor Boulevard. Site The site comprises approximately 67.89 acres (2,957,455.24 square feet) and is vacant. The Comprehensive Plan designates the site "Medium-Density Residential;" the "Medium-Density Residential" designation allows for R-2 through R-4 and RP zoning; single-family dwellings, patio homes, townhouses, apartments, and condominiums are all appropriate for "Medium-Density Residential" designated areas. Residential density may range from 6 to 20 dwelling units per acre. History The site was annexed into the City in 2001(Ordinance 3462)and assigned RS-12 (Low-Density Residential) and RS-20(Low-Density Residential)zoning in conjunction with the annexation.The site was rezoned from RS-12 and RS-20 to C-1 (Retail Business) and O (Office) in 2002 (Ordinance 3540) with a concomitant agreement. Conditions for the Concomitant agreement are as follows: A.The development shall comply with the following requirements: 1) A landscaped buffer area of at least 20 feet shall be provided along the boundary of all commercial and office zones that abut a residential zone except along the interface with the LDS Church 2 property. The buffer area shall be constructed in a park-like manner and shall contain a dense coniferous tree barrier. 2) No parking lots shall be permitted between future office and commercial buildings and residential properties. 3) All mechanical equipment must be screened from adjoining residential property. 4) Maximum building heights in the office zone shall be 35 feet. 5) Signs within the office zone shall not be taller than the building they identify. 6) Signs within the C-1 zone shall not be taller than 35 feet. 7) Lighting on office buildings shall be shielded so as not to encroach upon residential properties. Night lighting on commercial buildings shall also be shielded from Short Plat 79-18 and residential properties west of Crescent Drive. 8) No parking lots shall be located in the front yards areas of future business located adjacent Crescent Drive. 9) The front yard setback for all properties adjacent Crescent Drive shall be at least 20 feet. 10) No parking lots shall be permitted between future buildings and the westerly line of Short Plat 79- 18 and the westerly in the Baptist Church property. 11) The following uses shall not be permitted; taverns, or any other structure whose principal use is the sale, use or consumption of alcoholic beverages, dance halls, skating rinks, bowling alleys, amusement game centers,billiard and pool halls, membership clubs except health clubs,fraternal organizations, auto detail shops, automotive/truck repair, mini-storage and upholstery shops. 12) The following described tract within the C-1 zone shall be reserved for Assisted Living purposes and will require a special permit at a future date; Beginning at the intersection of the FCID canal right-of-way and the east right-of-way line of Crescent Drive; thence southerly along the east right-of-way line of Crescent Drive for a distance of 1,145 feet to the True Point of Beginning; thence S 42°23'05" E for a distance of 335 feet;thence S 46°27'10" W to the intersection with the northerly line of Tax Parcel # 118-170-159; thence northwest along the north line of said Tax Parcel to the intersection with the east right-of-way line of Crescent Drive;thence northerly along Crescent Drive to the True Point of Beginning. A portion of the site has been farmed with a pivot irrigation system. 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 site was assigned RS-12 (Low-Density Residential) and RS-20 (Low-Density Residential) zoning in conjunction with the 2001 annexation. The site was rezoned from RS-12 and RS-20 to C-1(Retail Business) and O (Office)with a concomitant agreement, in 2002 (Ordinance 3540). 2. The changed conditions, which are alleged to warrant other or additional zoning: The site is considered"infill'property as development has occurred around it. City Council has recently approved an update to the Comprehensive Plan, The Land Use Element of the Plan now designates the site "Medium-Density Residential." The "Medium-Density Residential' designation allows for R-2 through R-4 and RP zoning and may be developed with single-family dwellings, patio homes, townhouses, apartments, and condominiums. Residential density may range from 6 to 20 dwelling units per acre in the "Medium-Density Residential' designated area. 3 3. Facts to justify the change on the basis of advancing the public health,safety and general welfare: The rezone application is consistent with the Pasco 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 would allow for residential density between 6 to 20 dwelling units per acre. 4. The effect it will have on the value and character of the adjacent property and the Comprehensive Plan: A change in zoning classification may ultimately result in the development of single-family dwellings,patio homes, townhouses, apartments, and/or condominiums, all of which are appropriate for this land use designation, in alignment with the Land Use Element of the Comprehensive Plan. The rezone application is consistent with and meets the intent of the newly revised and approved goals and policies of the Comprehensive Plan. 5. The effect on the property owner or owners if the request is not granted: If the site remains with the current zoning designations the site would likely continue to remain vacant for a while, as the property does not front on an arterial street, and residential demand is currently outpacing commercial in the area. 6. The Comprehensive Plan land use designation for the property The City Council has recently approved an update to the Comprehensive Plan;The Land Use Element of the Plan now designates the lot "Medium-Density Residential." The "Medium-Density Residential"designation allows for R-3 zoning and may be developed with single- family dwellings, patio homes, townhouses, apartments, and/or condominiums, all of which would be appropriate for this area. 7. Such other information as the Hearing Examiner requires The rezone application is consistent with and meets the intent of the Comprehensive Plan, and City Council Goals on housing. The opportunity for additional higher-density residential uses in this area supports the Land Use Element of the Comprehensive Plan. 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 posted in the Tri-City Herald on August 22, 2022. 2. Applicant wishes to rezone a site located south of Chapel Hill Boulevard and west of Road 100/Broadmoor Boulevard from "O" and C-1 to R-3. 3. The site comprises approximately 67.89 acres. 4. The site is vacant. 5. The Comprehensive Plan has recently been updated and approved by City Council. 6. The updated Comprehensive Plan designates the site "Medium-Density Residential." 7. "Medium-Density Residential" allows for R-2 through R-4 and RP zoning. 8. "Medium-Density Residential" allows for single-family dwellings, patio homes, townhouses, apartments, and condominiums. 9. "Medium-Density Residential"allows for Residential density from 6 to 20 dwelling units per acre. 4 10. The site was annexed into the City in 2001 (Ordinance 3462) 11. The site was assigned RS-12 (Low-Density Residential)and RS-20(Low-Density Residential)zoning in conjunction with the annexation. 12. The site was rezoned from RS-12 and RS-20 to C-1 (Retail Business) and O (Office) with a concomitant agreement, in 2002 (Ordinance 3540). 13. Part of the site has been farmed with a pivot irrigation system. 14. The site is considered "infill" property as development has occurred around it. TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of a rezone,the hearing Examiner must develop findings of fact from which to draw its conclusions based upon the criteria listed in PMC 25.210.060. The criteria are as follows: 1. The proposal is in accordance with the goals and policies of the Comprehensive Plan. City Council has recently approved an update to the Comprehensive Plan, The Land Use Element of the Plan now designates the lot "Medium-Density Residential." The "Medium-Density Residential" designation allows for R-3 zoning and may be developed with townhouses and apartments. Residential density may range from 6 to 20 dwelling units per acre in the "Medium-Density Residential" designated area. The proposal also aligns with the following Comprehensive Plan Goals and Policies: Land Use Policy LU-4-A:Encourage infill and higher density uses within proximity to major travel corridors and public transportation service areas. Housing Goal H-1: Encourage housing for all economic segments of the city's population consistent with the local and regional market. Housing Policy H-1-A: Allow for a full range of housing including single family homes, townhouses, condominiums, apartments, manufactured housing, accessory dwelling units, zero-lot-line, planned unit developments, etc. 2. The effect of the proposal on the immediate vicinity will not be materially detrimental. The Comprehensive Plan has recently been updated for the area and the Land Use Element of the Plan now designates the lot "Medium-Density Residential." The "Medium-Density Residential"designation allows for R-3 zoning and may be developed with single- family dwellings, patio homes, townhouses, apartments, and/or condominiums. The application for rezone is consistent with the Comprehensive Plan Land Use Element and meets the intent of the Goals and Policies for the property. The proposal will not be materially detrimental to the immediate vicinity. 3. There is merit and value in the proposal for the community as a whole. The proposed zoning designation is consistent with the Comprehensive Plan Land Use Map and the Goals and Policies as adopted by the Pasco City Council. Based on past experience with rezoning underutilized land adjacent to existing subdivisions, the proposed rezone will not negatively impact adjoining properties. Rezoning the property will assist with the implementation of the Comprehensive Plan. 4. Conditions should be imposed in order to mitigate any significant adverse impacts from the 5 proposal. The rezone application and anticipated project are subject to the regulations and requirements of the Pasco Municipal Code and the City of Pasco Design and Construction Standards. The Design and Construction Standards require a Traffic Study for proposals that generate 25 or more peak hour trips. Furthermore, with a rezone the area would need to be re-platted to meet current City subdivision standards. The Preliminary Platting process requires review through the Hearing Examiner. If or when applicants pursue the development of this property, they will be required to conform to subdivision and 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. If or when applicants pursue the development of this property, they will be required to conform to subdivision and design standards established by the PMC. No Concomitant Agreement is considered necessary for this application. RECOMMENDATION Staff recommends based on the Findings of Fact and Conclusions herein,that portions of land in Section 18,Township 9 North, Range 29 East, Pasco, Franklin County, WA located south of Chapel Hill Boulevard and west of Road 100/Broadmoor Boulevard (Parcels 118170104, 118170168, 118211033, 118211042, 118211051, 118211060, 118211079, 118211088, 118211097, and 118211024) be rezoned from "0" (Office) and C-1 (Retail Business)to R-3 (Medium-Density Residential). 6 Overview Item: Rezone - Wilson & Rocky Hills Management - "0" & C-I to R-A P&R Construction • File r Z 2022-012 - .�lilil Lllluu l.11dkuLiLdlll[++fir.r r.:3 lei rli iliiiwlriaYl[1 fF�y Ij`•fr� k �':plLlll -"-{`Ylluliull``il _y rr rr.rireR*R�ligiii iL:ii7L �� ! � �R�r e ,I.I:..,il:�'P`�IIIIIlill ��!1111 ll lllllfllf "'sr ri1 �irrallMiPRrrr ��tpp I / q i ll.ill.il.[4e1L1lC'`�71j 44111,11l411I1L�-a�iiiil il4ll lll�iiiii ilii i a iiia F""""-',;': ,la[litala w �iliaiallialiiiE � '!r�rri�':rj - �. : 97ii■i:ll� � � � i1ir.s A■ IIiHilii�+iraiRi[iiiilri r� Nlak lllilrll x111 Ili ! �■ �7 i[llYililrlk �iliiiil�� Y.+iilil ����l y iiiGiiiiiiiiiii �011i11r IIN111 rr�.Nlitiilµ ..j Y5„ . ■ aaa�, ■ + loiiii :�I■iliiailiiilFiil+i allllil►� ■■■ 11 Jnr ii i r'\,lunwi�`ilsl-90n.� ■ [ ifHiiilr�a/i Y♦.�iiiRi'w=ria is i:M i&Si�f��p Yra I lii:F'.Y r�Hy::Y.ialtiR+r rrM Y iaaPY wr rrYalll■r-/1l � -alillii��HFfli��iay"'�fidisl�. ssrrl■ .au • illia!>cr�rlFYrt�ri3lrR�w iUls►1�y llalaYll wr ar � "iiiailr rliii�/Jr■YYrlr�' ��iii ♦ � • � na�Raa; •� re Yliiii/w:1 oiYifi+r■il .. �aiY '1:ili1H►\i.�1/iiiiY�i-ri RYirr y�■Rr �_� _ i• �W��:i ii!!�ZiliLil��asialu��+s•iflYi:r Yal �, ■�yi lila ii■ rr rll h..!,Yy .♦ .. _ `�Ef I �:'`7 S$riiiieisiii � A� :►+Y.aluserrY.w�: ��� `�R �` � �try Yh � `�■ili■Y'iiY ylYEli.//llNlm d['.a M7.,.,wqa'rlr C "u Oia.il■YC■ri Yar r1119119 ail AYIRart- ua rru Nrrra udlu +l�laria'111 .iIY/ally.r rYYYro rr ■y ■+� �g �� � �roil ai/Y as Yliriiir�y 111 i�r*W�+wF+�• r•r`■Y ■! ■ • '"'-'wti rirrrrwir�. .lalRlla'� Iliiirr■■wr►M w•y Ip1■i►4�M - � -+�� . �y yd 7YliArii�i airliYir 4w iilirYs v" Y yr; +r x1S/Y♦r p OI ■� �i�gW Facriirla irYiarYa��1[iiilia • iprll i: �err 1p ■� \ � – � rarRY iiilYiai��iiiiYi3 .r i ++Yl41Y0 a r f _ - S i►ly► r'yii[irriaYilai:y rfilYLIYI 7r peri t Jy, ►r aai w :i r••'rr • h� __ r �1►I►iP i�� llrrlill gra rMr Yr2Yi 1p �raal + i• '•►• pppp a JL:i .. 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Q . - INS CHELAN _ 250 500 1,000 1,500 2,00 Feet t Land Use Item: Rezone - Wilson & Rocky Hills Management - "0" & C-1 to R-ji Applicants): P&R Construction LLC - Paul Lavrentiev Map File #: Z 2022-011 & Z 2022-012 A I 5T TH0MAS ;5,, N Residential Resi ential 'a School Vacant �c Multiunits .wry, u Office mmercia Trade � HARRIS HARRIS RD RSA 111 CHAPEL HILL p S U SFDUs �,a��� �� � 'Qes�� ce Q M-' as Lumber ,- SFDU other Processing - oS`� \�� \ �t�� < z �N co ¢ ¢ P,ACOMINO CITY UMITS 1����� �� ❑ o �ti��ti �° o °s `� -N2] ERON 1 sSITE Q �e 4 G .�4 Q o ,�' Q ¢ SHETL'AND \ SF s D�o�h�r a m $ FSH SHIRE esid y �.� F �m ❑ � �- SF 10 1 y CD s s. ❑ '� Cid,try ¢ � LU SFDUs Cn LU (0 �-; 4 s ❑ Qr r aQp�� Lny 1OINTHROP UL- _4SFQIJs R ; ¢ SFQLfEA �SUiVSET other O 46" Resi +� 250 500 1,000 1,500 2,00 entia!.gip~ c k�� H ° Residential $=D s ❑ Feet Ln � 1 - • 1 - � i i i i 1 VY . . . . . . ' ` ' + 1111111 ■ ■■ . 301 i�.ti ► - ■ ■■■ ■■■i • . JOE ; ■■■ 00 NUNN, I WWI OAF PW ��� • �, , � 1j err � �*�� - ■ ■� - -----:::� IVA 41 9WIN VIA/ VAOF l • �i pip % ■ i 1 1 1 1 11E11 1 1 11 1 � � � ��� � ■sisiiiiiii Comp ! lan /ne - Wilson i Rocky Hills ManagementM i / u / ■ • Construction ■ Map - i Z 2022-012 f � a ■ � ■ - � .■ ! lull � � .a ■■■ ■■1 MEN k ■■■1 177 ' � �� �► � 111 ■ ■ . .;rte �� � ,►,',. ■...� ■ , • 1250 500 1,000 1,500 210011 , ■ •�� •� r DRAWN BY: f C PAUL L. MAGYNOLIA DATE: f 06-142022 r � HEIGHTS-- A�l � � r SCALE: NTS A N ,/ rr E r / S cn r � i ' eo L) i. L) /r r r � i I � TOTAL ACREAGE_ 64.62 ACRES TOTAL LOT COUNT: 389 LOTS (A) .4-.5 ACRE LOTS: 23 LOTS a (B)-10.000+ SF LOTS: 25 LOTS f al (C) 7200 SF: 42 LOTS (D) 2 STORY TOWNHOMES: 213 LOTS li I (E) RAMBLER TOWNHOMES: 85 LOTS CNEIAN CT 1 Looking North t q,. Ar Aw il�.l`• _k 11d - - F, _ :ter _ . Looking Northeast F, -- K 11-.1 . Looking East � .r. 7" , 7�_wg_y, y. -RL -•;�, '�':� �.[' - S .ems .l .!. IN • �\ T` -�� ti Ham.•' ��. 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A%.+;riG l ,tc'.. - •¢ �''�"�� - _ _ __ �'��•�-t .. ,.�s��qhr���-+�,F r'r,•734?rrA .N' �F;`i.�"�� _ . , F r , :� ,•ry ::..i�+i w .. •��y.r �� �"• "�is• d �. '•�rP��7�`,!.rti� .��'• ,�. 16 ..i: '.a? -:�' '-,��yy'•.• aG• .i l�a �.���_�•� .��v{..,. rx[,�!y,�,"..' �r:•i-1r��^.ls� a �v• - J :1• ? a:�. r �Fl gr..• W-606 City0f Community&Economic Development Department Fee:$825 Mrico P:509.545.34411 F:509.545.3s4499WA 99301 CITY OF PASCO PETITION FOR ZONE CHANGE Master File# Date Submitted: Applicant Info Owner Info (if different than applicant) 7Name: Name: P&R Construction LLC - Paul Lavrentiev Ruth S and David Wayne Wilson (co trustees) Address: Address: 105609 Wiser Parkway, Kennewick, WA 99338 10723 W Court St., Pasco, WA Phone: Phone: 509-392-7080 509-539-8558 Email: Email: paul@infinityhomesofwa.com wilsondw60@gmail.com Project Address: 4311 Crescent Rd., Pasco, WA 99301, and undetermined ` Project Parcel Number: 1182110-24, -33, -42, -51, -60, -79, -88, -97 (8 parcels) Current Zoning: Office, O Requested Zoning:_Medium Density Residential, R-3 Describe the nature and effect of the proposed change:.The change in zoning will match the Comprehensive Land Use Designation for the subject properties. This will allow subdivision of the land and development with much needed residential units. Estimated time frame of development: Start construction in Spring 2023. Complete development within 10 years. Updated July 2019 What conditions warrant the proposed rezone?The area is surrounded by residential development and the Comprehensive Plan Future Land Use Map designates the area as Medium Density Residential. How will the proposed rezone advance the health, safety, and general welfare of the community? The community needs new residential units to support the growing population. The new housing will benefit the health, safety, and welfare of all those living in the development. What effect will the proposed change have on the value and character of adjacent property? The change will allow development to match the residential character of the adjacent property. How does the proposed rezone relate to the City's Comprehensive Plan? This change matches the Comprehensive Plan Future Land Use Map designation of Medium Density Residential. What effect will be realized by the owner(s) if the proposed rezone is not granted? The property will not be developed as residential and instead will eventually be developed as office 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. P9C0 Community&Economic Development Department Fee:$825 PO Box 293,525 N 31d Ave,Pasco,WA 99301 P:509.545.34411'F:509.545.3499 Fee for Rezone - $700.00 Prod Environmental Checklist - — - :9A— �'�b'{_ K�� a Radius Notification - 50.00 .-$8 :00 '7 13 SEPA Checklist 13 Site map 0 Fee of$825 Sign atu!a of Applicant __V o (� *Notarized Signature of Property Owner State of Washington ) ss. County of Franklin j On this c�7 day of _J ^ a , before me the undersigned, a Notary Public in and for the State of Wislilington, duly commissioned an sworn, personally appeared Po..n d Q IS�Jn being duly sworn on his/her oath that he/she has prepared and read the foregoing statements and has acknowledged to me that the recitations contained therein are true, and has signed this instrument as his/her free and voluntary act and deed for the purposes therein mentioned. SUBSCRIBED AND SWORN to before me this '�R / day of a Q L r �d Niorirrryr �� ZZEN Fit9pV%, NOTARVPUBLIC Y F Not Public ink d for the State of Washington COMM.EXPIRES 6 --Residing at '3,f )_/, Aj r?J 6"� D ?AIC° W�t 9y7gr 01119/2025 P1 My Commission expires ;Lc? �. WASO Updated July 2019 7/21122, 1:16 PM TarmScan MapStbr-Fra nMIn County Washington .. 1 i 8II7 D077 1180700��` 118070081 I AA =178070075, t•[817rs18t: �•- Ji118070083�r fy ` 118070074 . 118070077 !fit 1'181 C Property to 118070085' 3 fire rezoned t18170177 "'I� 1 4 8 21 1 328 it. 11 1"t807[idBB �.1 a 11807013`► ` ,ems i ' `■ 118070087 z ��11817044 / , 118070074 , 118211319 'ir. L'�.118170442 70444 118211024 ) 118070Q92 118470091.. "+� 18170451 118070889 11 f. 17$ rr 118170450y 118241033 - FsIC stir f 198070094: 18170449 118211042 81 y 1170448 117d[111J � r J 11 807 01 23 118 �.-A 11807ff8[ 0107 '1180701109* * ` 1 f$211155 118211060 =�]! IF4 I Ix� ~ 118070106 11801 r 118211186 718211078 - 118070098118211177 11821108 I ! , 7180 7[1863 1089 r- i 11 7782t11b8 �� { "�_t•:, 18070119 11821124810 411821'fU 118070062 �r,�� �n 778E1 118211239r 807M 1 lar•sa�-r 1180701 118 �� '.fir f1$211t4d � � !rte j 1�+cli(18070152 118070116 1 '118211220 119211131, � • ����+i 1181010'_ 1 r '�(1$1770057 448211217 118211122 j 'r l CHEuw T �{- 778172096 �. �Cll�80700'4 95293 � 17$(7704 . 118070447 V, f7$212087 rDW 318211300 a 118212078 11&212143 821 069 � � 111 71821x112 .118212050 118212121 118212041 �' N _ 1i11021TS 2570718 34 418212032 . • f AP D.118212149n _ +u��na� : 1 .`L�E' _ 11810,21$3. https:lffranklinwa-mapsfRer.publicaccessnow.eomldefaultHTMLS.aspx 1/1 MPcoci J 0f Community&Economic Development Department Fee:$825 PO Box 29 ,525 N V Ave,Pasco, P::509,545.33441/F:5 9.545.3499wA 99301 CITY OF PASCO PETITION FOR ZONE CHANGE Master File# Date Submitted: Applicant Info Owner Info (if different than applicant) Name: Name: P&R Construction LLC - Paul Lavrentiev Rocky Hills Management LP Address: Address: 105609 Wiser Parkway, Kennewick, WA 99338 10723 W Court St, Pasco, WA 99301 Phone: Phone: 509-392-7080 509-539-8558 Email: Email: paul9infinityhomesofwa.com wilsondw609gmail.com Project Address: 4311 Crescent Rd., Pasco, WA 99301, and undetermined Project Parcel Number: 118170168 and 118170104 Current Zoning: Commercial C-1 and Office, 0 Requested Zoning:_Medium Density Residential, R-3 Describe the nature and effect of the proposed change: The change in zoning will match the Comprehensive Land Use Designation for the subject properties. This will allow subdivision of the land and development with much needed residential units. Estimated time frame of development: Start construction in Spring 2023. Complete development within 10 years. Updated July 2019 What conditions warrant the proposed rezone?The area is surrounded by residential development and the Comprehensive Plan Future Land Use Map designates the area as Medium Density Residential. How will the proposed rezone advance the health,safety,and general welfare of the community? The community needs new residential units to support the growing population. The new housing will benefit the health, safety, and welfare of all those living in the development. What effect will the proposed change have on the value and character of adjacent property? The change will allow development to match the residential character of the adjacent property. How does the proposed rezone relate to the City's Comprehensive Plan? This change matches the Comprehensive Plan Future Land Use Map designation of Medium Density Residential. What effect will be realized by the owner(s) if the proposed rezone is not granted? The property will not be developed as residential and instead will eventually be developed as commercial (VOTE: 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. Ci Community&Economic Development Department fee:$825 4cOPO Box 293,525 N 31d Ave,Pasco,WA 99301 P:509.545.3441/F:509.545.3499 Fee for Rezone - $700.00 Q Environmental Checklist - --s-75-m / o-� re�,uf�P Radius Notification - 50.00 $825.00 13SEPA Checklist Mite map 0 Fee of$825 r Signature of Applicant *Notarized Signature of Property Owner State of Washington ) ss. County of Franklin ) On this d-I day of _�� 1 oZ6�a before me the undersigned, a Notary Public in and for the State of Was ington, duly commissioned an sworn, personally appeared Do,,1 8 �'J;kso^ being duly sworn on his/her oath that he/she has prepared and read the foregoing statements and has acknowledged to me that the recitations contained therein are true, and has signed this instrument as his/her free and voluntary act and deed for the purposes therein mentioned. SUBSCRIBED AND SWORN to before me thisa� I day of Sol ca wio —i � ���; • -N No-rPV PUBLIC . ; ota ubllc i nd for the State of Washington comm.Explms A ; residing at;S t--)Z. nu ZM c.a-s*E e 9A ` 01/19/2025 P •�� My Commission expires '9 •..... OF WASNa e�ew Updated July 2019 7121122, 1:18 PM Ton-ascan Map5ffter-Fro nkiIn County Washington 1132100444 ry � - t " 1152#0024 1153500th •`� 115470029 - - Property to be rezoned 0 .� 115710025 115470030 0044 / � • �`�'"'� ;'11848ri}155i'�R�'�"' 1180fi1)127� 118170278 917 55 � ��R.i 118059030" 118D6af11 118170211117170457 ,• jr "'"•�,r'� ,• tom. ■.. . '�S^�� M. 11806+180V 18774144 Ilk��'t" so 11817006iD ` Zpt, 11806009 1180166 1i817025T API1817+0088 . 'r [! 11805010 118170239 118060174+ �+ �' 1Mi ,#118170097 ' 65 D1 77,22� 1--+"118060181 1r' 7i8s8#$f22 4'18050187._ • ."w - #� 118!70168 V- �"r•i�'17&� ID pm-WI _ .L. 9118D11807DO81 118170 ''•i� �, a,.y 'r 118070083 r 065: 118174336 i1 iiii 1 �91�8070137 1��:aid ,. 1 271328 art Ts 81►��• 1170348: 41817 � 2 � � lif82'.1#024 � 4►; .1i � ,� • i �718i}70EY01 r e#s#912 3 �, _ 4:11. i��807U 2 r�T i1a2f'1 �+ IT1 0 241 +_ - ( "�►_ * 11817035T .�► "�� 118170425 ti -11011195 T 1 f I a car w. 118170370 _ ��. � .k��� �. 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L) /r r r � i I � TOTAL ACREAGE_ 64.62 ACRES TOTAL LOT COUNT: 389 LOTS (A) .4-.5 ACRE LOTS: 23 LOTS a (B)-10.000+ SF LOTS: 25 LOTS f al (C) 7200 SF: 42 LOTS (D) 2 STORY TOWNHOMES: 213 LOTS li I (E) RAMBLER TOWNHOMES: 85 LOTS CNEIAN CT 1 August 4, 2022 Tyler Johnson City of Pasco PO Box 293 Pasco, Washington 99301 Via email: johnsonty@pasco-wa.gov Regarding: Traffic Impact Analysis Scoping Letter Magnolia Heights Development 4311 Crescent Road Pasco, Washington PBS Project 71965.000 Dear Mr.Johnson: This letter proposes the scope for the traffic impact analysis (TIA)to be prepared for the proposed Magnolia Heights development. Please respond to confirm the scope described below. PBS Engineering and Environmental Inc. (PBS) is particularly interested in verifying the intersections in need of analysis, the trip distribution pattern, and the appropriateness of collecting traffic counts during the summer season outside the academic year. PROJECT DESCRIPTION The Magnolia Heights project will develop a 65-acre site with medium-density residential land uses. The number of units is to be determined,yet is estimated as 389 lots, as shown on the attached site plan. The home sites will vary in size from half-acre single-family properties to one- and two-story townhomes. Buildout is assumed to be complete by 2027. The site is composed of several current parcels; the largest is parcel 118170168, which is assigned address 4311 Crescent Road. The site spans the southwest side of the Franklin County Irrigation Canal between Crescent Road and Broadmoor Boulevard/ Road 100. Public roadway connections are planned both along these fronting roadways. Additional connections are planned as extensions of adjacent roadway stubs. Based on the planned development, the Magnolia Heights project is anticipated to generate 3,136 vehicle trips during a typical weekday, including 217 during the AM peak hour and 265 during the PM peak hour. See the attached trip generation estimate and trip distribution map. SCOPE OF WORK PBS proposes the following scope of work for a Magnolia Heights TIA report per the Pasco Design and Construction Standards for a Tier 2 TIA: • Inventory of existing transportation networks for pedestrians, bicyclists, transit, and vehicles. • Document surrounding area land uses and zoning. • Gather the relevant traffic data at the study intersections listed below, including in-process project trips, collision records, and turning movement counts: 1325 SE TECH CENTER DR, STE 140, VANCOUVER, WA 98683 • 360.695.3488 MAIN • 866.727.0140 FAX • PBSUSA.COM Tyler Johnson Magnolia Heights Development—TIA Scoping Letter August 4,2022 Page 2 of 2 1. Broadmoor Boulevard/ Interstate 182 (1-182) Westbound Ramps 2. Broadmoor Boulevard/ 1-182 Eastbound Ramps 3. Broadmoor Boulevard/Saint Thomas Drive 4. Broadmoor Boulevard/Chapel Hill Boulevard-Crescent Road Estimate future traffic conditions without project trips based on present volumes, estimated background growth at 2% per year, in-process project trips, and capital improvement projects planned within the study period. • Estimate site trip generation using the current Institute of Transportation Engineers' Trip Generation Manua(, land use codes 210 and 215. No pass-by or internal trip reductions are anticipated. • Estimate trip distribution based on surrounding traffic volumes, land uses, density, and engineering judgement. See the attached trip distribution estimate map. Refine the trip distribution based on the Benton-Franklin Council of Government (BFCG) travel-demand model output for this area. Please sign the attached BFCG form to authorize release of the model output for trip distribution purposes. Analyze the studied intersections and the proposed site access intersections on Broadmoor Boulevard/ Road 100 for level of service (LOS) and queuing during the weekday AM and PM peak hours. Evaluate the current 2022 conditions, future 2027 without project conditions, and future 2027 with project conditions. • Evaluate site accesses on Broadmoor Boulevard and Crescent Road for sight distance, turn lanes, and pedestrian and bicycle access. Evaluate on-site parking. • Evaluate the percentage of spare capacity at all studied intersections. Assess safety conditions, including the historical collision rate, at the studied intersections. • Identify and assess the project's impact to transit, bicycle, and pedestrian routes in the study area. Recommend traffic mitigation as needed to meet city LOS targets and/or safety goals. CLOSING Please respond with any comments or feedback on this scope for a Tier 2 TIA. Please feel free to contact me at 360.567.2123 or david.holt@pbsusa.com with any questions or comments. Sincerely, p►����, Vt David Holt, PE Project Traffic Engineer 46043 9 IST Attachments: Site Plan sIONAL Trip Generation Estimate Trip Distribution Map BFCG Travel Demand Authorization Agreement PM:DH:tl 71965.000 r DRAWN BY: f C PAUL L. MAGYNOLIA DATE: f 06-142022 r � HEIGHTS-- A�l � � r SCALE: NTS A N ,/ rr E r / S cn r � i ' eo L) i. L) /r r r � i I � TOTAL ACREAGE_ 64.62 ACRES TOTAL LOT COUNT: 389 LOTS (A) .4-.5 ACRE LOTS: 23 LOTS a (B)-10.000+ SF LOTS: 25 LOTS f al (C) 7200 SF: 42 LOTS (D) 2 STORY TOWNHOMES: 213 LOTS li I (E) RAMBLER TOWNHOMES: 85 LOTS CNEIAN CT 1 ITETrip Gen Web-based App OHelp aavid l-10 Wignout ■1 ] Look Up Data Piot and Equation DATA STATISTICS Land Use: Single-Fa rri ily Detached Housing(210) CIim tar DATA SOURCE: x 7C Description and Dafa Flo= �C Trip Generation Manual, 111h Ed Independent Variable:: -- 2,000 x Dwelling Units �f SEARCH BY LAIND USE CODE: f{ Time Period: 210 f x Weekday C Setting Location: LAND USE GROUP: X }( X -x x x General Urbanl r,burban 1,500 (200-299) Residential x Trip Type: f tlehicle LAND USE: 7 Number of Studies: 210-Single-Family Detached Housing u �'x 7 x 174 ML 1,000 ,- Avg. Num.of Dwelling Units LAND USE SUBCATEGORY' )k< x x 246 Allites *,,I - - - - - - - - - - - - - - - Average Rate: fx 943 SETT'INGILOCA7iON: x { x f General UrharY uburbarr I 500 x }`( N Range of Bates: x 445-22.61 INDEPENDENT VARIABLE SIV}: x Standard Deviation: Dwelling Unitsr C 2-13 } HUed Curve Equation: TIME PERIM 00 -50 - - - - -- 100 ---- 150 200 - -- -250 - - - - - Ln(T)= 0.92 Ln(X)-2-68 2 Weekday *' = dumber of Dwelling Units 0-95 TRIP TYPE: Reset doom Restore Directional Distribution. Vehicle 50°x6 entering, 50% exiting Calculated Trip Ends: ENTER IV VALUE TO CALCULATE TRIPS: X Study Site Fitted Curve - - - Average Rate Average Rate: 849 (Total): 424 (Entry)_ 425 (Exit) 90 calculate Use the mouse wheel to Zoom Out or Zoom In. Hover the mouse}pointer on data points to viewX and T values, • • , s r 1TETrip enWeb-based App OHelp David H,,'r inn �t a Graph Look Up ll Data Plot and Equation DATA STATISTICS Land Use: Single-Family Detachad Housing(210) CIicR for DATA SOURCE: D-sv0L3iian arc oats Flail Trip Generation Manual, 11th Ed +' x xx Independent Variable'. Dwelling units SEARCH BY LAND USE CODE: x f f Time Period: 210J a "} x Weekday 150 x Peak Hoar of Adjacent Street Traffic LAND USE CROUP. _ xx 0 n Hour BebAeen 7 and 9 a.m. (200-299) Residential x ?C x Setting rLocation: General UrbaiilSuburban LANG USE, V3 x xx Trip Type: 210-Single-Family Detached Housing I U 1 'x ve"Ide XX x xf C x x Number of Studies. LAND USE SUBCATEGORY- x 192 All Sikes xf x )�K Avg.Num,of Dwelling Units 226 SETTINGiLOCATIO r'{ v0 Average Rate: General UrbanlSUburban I x f 70 >§< x x x Range of Rates INDEPENDENT VARIABLE[1w}: 0.27-2-.27 Dwelling UniV, x Standard Deviation- x -- - --- - - - - - - - - - - - -- - - -- -- -- - - - - - - - - 0.24 TIME PERIOD: 0 5U - - - 100 - 150 200 250 Weekday, Peak Hour of Adjacent street Traffic +I FMed Curve Equation: }C = Number of Dwelling Units Ln(T)=0-91 (_n(X)-0.12 TRIP TYPE: R2: Re-set doom Restore Vehicle •r I J I J 0.90 Dire-ctional Distribution: ENTER IV VALUE TO CALCULATE TRIPS; X Study Site Fitted CuRle - - - Average Rate 26% ectering, 74% exiting 90 Cakculate Calculated Trip Ends: Average Rate: 63 Notal). 16 (Entry), 47 iExit) Use the mouse wheel to Zoo in Out or Zoorn In. Hover the mouse pointer on data 1)oints to view X and T values, 1 i 1 • � i • - i � i ITETrip en Web-based App OHelp 013avidHoll Sign out 1 Graph Look Up ■ Data Plot and Equation DATA STATISTICS Land Use, Single-Family Detached Housing(210) Clack fog DATA SOURCE: D=scrii)wn and Data Plain }C Trip Generation (Manual, 11th Ed x >0< Independent Venable: 250, Dwelling Units SEARCH BY LAND USE CODE, x W xTime Period: 214J x x Weekday Peak Hour of Adjacent Street Traffic LANA USE GRGl1P; 200 f x One+lour Between 4 and G p.m (200-299) Residential I ,- Setting(Location: - General UlFbanfSuburban LAND USE: 150 f TRp Type: 210 -Single-Family Detached Housing I L'LI X X x x Vehicle it x XX X N umber of Stu dies: LAND USE SUBCATEGORY- ~ X 208 H All Sikes 100f f X Avg.Plum.of Dwelling Units: { 248 r siNGiLOCATiON: - -�- f X 7 Average Rate: General Urbanl uburban x 094 50 x X X INDEPENDENTVARIABLE(TV): } Range of Rates: Dweflincg Units , Standard Deviation: T�h1EPERrDD; 0 - - - - - - - - - - - - - 031 0 50 100 15D 200 250 Weekday, Peak Hour of Adjacent Street Traffic I Fitted Curve Equstien; X = Number of Dsyelling Units Ln(T)= 0.94 Ln(X)+0.27 TR3P TYPE: R': Reset Hoorn Restorei I : I 092 Directional Distribution; ENTER IV VALUE TO CALCULATE TRIPS; X StL;dv Sate Fitted Curve - - - Average Rate 63%entering, 3T% exiting 90 Calculate CiIlst,edTrip Ends: Average Efate: 85 (Total) 53{Entry}, 32 (Exit) Use the mouse wheel to Zoo In Out or Zoom In. Hover the mouse pointer on data points to view aInd T values. ITETrip en Web-based App 0 Heap David Hct Sign aut w1 C" Data Plot and Equation DATA STATISTICS Land Use: Single-Family,Attach ed Housing (215) Clit* For DATA SOURCE: VOW Descrir-bon and Data Plate Trip Generation Manual. 11th Ed Independent Variable: Dwelling Uni's SEARCH BY LAND USE CODE; Time Period: 215 4,000 Weekday Setting iLocation: LAND USE GROUP. Cetreral Urban}Suburban (200-299) Residential +I Trip Type: 3,000 verride LAND USE: Number of Studies: 215 -Single-Family Attached Housing I W 22 L x x ................................................................... Avg. Num. of Dwel9ing Units: LANDUSESUBCATiEGORY: � 2+000 - - - x 920 All Sites " G i Average Riate: 720 SET-1-INWLOCATION: r Range of Ra6es; General Urban Suburban * 1,000 >�K ' 4-70-10.97 . i IN DEPENDENT VARIABLE II1J): � i Standard Deviation: Dwelling L}nits I 1.61 i Fitted Curve Equation: TIME PERIOD: 0' - - - - - - - - - - ------- --- --------- 1- -- ------ - - -------- - - - - -------- - T=7.62{X}-50.4$ 0 100 200 300 400 500 600 Weekday = Number oi: Dwelling Units RI: 0.94 TRIP TYPE: Reset foam Restore Directional Distribution: - Vehicle *� 50%entering- 50% exiting }C Study Site Fitted Curare - - - Calculated Trip Ends;Average Rate ENTER Iv VALUE TO CALCULATE TRIPS: Average Date: 2146(Total), 1073(Entry). 1073 298 Cakculate (Exit) Use the mouse wheel to Zoo in Gut or Zoom Illi. Haver the mouse pointer on data points to view X and T values, Ini 1011 • 1 t • i • ITETrip en Web-based App 0 Help David Ha Sign aut -000-'�m Graph Look Up FIN will Data Plot and Equation DATA STATISTICS Land Use: Single-Family Attached dousing (215) QJJf : For DATA SOURCE: Des cripben and Data Plot Trip Generation Manual, 11th Ed Independent Variable: 504 Dwelling Uni?s SEARCH BY LAND USE CODE: Time Period: 215 X Weekday Peak flour of Adjacent Street TFarnc LAND USE GROUP. 400 One+lout Between 7 and 9 a m (200-299) Residential +I Setting iLocation: Genera,UrbanrS-ubuTban LAND USE: 300; Trip Type: 215 -Single-Family Attached Housing I LU Vehicle a Number of Studies. LAND USE SUBCATEGORY: U - 46 All Sites * I ~ 20GI Avg, Num. of Dwelling Units 135 SEfTINGlLOCATION: ------------------------------------------------------------------ x General UrbarklSuburban Average Fate: 1r}3 � ~�~ ~Xi 048 X Range of bates: INDEPENDENT VARIABLE(IV): i 0-12-074 Dwelling Units I X X Standard Deaiatton' TME PERIOD. 4 --- - -----------------L------------ ------- --- 014 I} 240 440 640 Weekday.- Peak Hour of Adjacent Street Traffic I F= tied Curve Equation; ?C = Number of Dwelling Units T - 0.52(X" -5.70 TRIPTYPE: R2: Reset Zoom Restore Vehicle 092 Directional Distribution; ENTER IV VALUE TO CALCULATE TRIPS; C Study Site Fitted Curve - - - Average Rate 31%entering- 69% exiting 298 Cakculate Calculated Trip Ends; ,average Date: 143 (Total). 44(Entry),99 (Exit) Use the mouse wheeI to Zoorn Gut or Zoom In. Haver the mouse pointer on data points to view X and T values, EQ-13 • • F • 1 • ITETrip en Web-based App Help David Holt .sign out .1� Graph Look Up Data Plot and Equation DATA STATISTICS Land Use: Single-Family Attached Housing (215) Clicti for DATA SOURCE: De~crli)ten and 1)ata Plots Trip Generafian Manual. 11th Ed Independent Variable; Dwelling Units SEARCH BY LAND USE CODE: Time Period: 21J 0 x 5 Weekday Peak Hour of Adjacent Street Traffic LAN3 USE GROUP: 440- 0 n Hou-r Between 4 and G p.rn ' (200-299) Residential I Setting;Location: Cenerai UrDan,r uburban LAND USE. U] 300 Tr[p Type: 215 - Ingle-Family Attached Housing •.•I u, Vel�Ecle Humber of Studies: LAND USE SUBCATEGORY- All Sikes * I ~ 200 Avg. Hum. r}f Dwelling Units: --------- - - - - - - - - - - - - - - - - - -._._.... . ` 138 SETTIN GiLOCATiOM: x Xx ; XX x� �{a Average Rate, General Urhanl uburban 10.3 x x IHDEP EHDENT VARIABLE 111J): 7G Range of Rates: p 0.17- 1.25 Dweirng Units -w i Standard Deviation: - -i - - - - - - . . . . . 018 TME PERiOil 0 - - - - -0 200 40D 600 Weekday, Peak Hour of Adjacent street TrafficI Fitted Curve Equation. X = Number of Dyvelling Units T- 0.60(X)-3.93 TRIP TYPE: R2: reset doom restore Vehicle r I D91 Directional Distribution, ENTER IV VALUE TO CALCULATE TRIPS; C Study Site Fitted Curve - - - Average Rate 57%enterft. 43% exiting 29$ Calculate Calculated Trip Ends: Average Bate: 170 (Total). 97 (Entry),73 (Exit} Use the mouse wheel to Zoom Out or Zoom In. Hover the mouse pointer on data points to viewX and T values. 1-0 Preliminary Trip Distribution Pattern 01 Franklin County Base Map Application Roads,parce cLn cries Magnolia Heights Development 4311 CRESCENT RD X Q z r z a cc Show search results for 4311 C... r w Q O C r ' a z G +^ O a ul 1 SLANT rF FOW Study Intersections HARRIS ARD r� �� HlLLTBLVD MUSTANG ORCHAPEL•H 0' ERDR PERCHERON G _ A SITE SHERAND DR DR �.a �'� �$N Tq z . cOCp� g �SOG,�� GOR -rCs i.W �� �lry �DNlNE � 2 z BALFC 4 Q CO zR-DR 4 OR ❑ 4d� INSET TRf '�R Z � fnland� GF14rr� Ce U f C) mI[f113f1 Paseo e - Kennewick- 0 I.... ,, BENTON-FRANKLIN COUNCIL OF GOVERNMENTS 1522 Terminal Dr. • Richland, WA 99354 Ph: (509)943-91$5 http://bfco9.us Fax: (509)443-6755 Travel Demand Model Authorization Agreement Date: 0 / LL_1/EE1_ Entity Requesting Use of Travel Demand Model (Recipient): FFBS Engineering and Environmental Inc. Name/Title of Contact Person: David Holt, PE, Project Engineer This agreement is between the Recipient and Benton-Franklin Council of Governments (BFCG) use of the BFCG Model. BFCG agrees to provide a copy of the 2015-2040 BFCG Travel Demand Model to the recipient according to the terms and conditions within this agreement. The recipient agrees that permission shall commence as of the date hereof and continue until the project is complete or until permission is terminated by BFCG. BFCG reserves the right to terminate this agreement at any time. The recipient must also agree to the following; 1. Provide a scope of work that includes project information and modeling intentions; 2. The Model will be used at the request of a BFCG member jurisdiction; 3. The modeling files are not to be passed on to other agencies/consultants without the written approval of BFCG; 4. If the recipient makes any alteration, deletion or addition of information contained on the named and dated files specified in this agreement, the recipient will disclose in detail specific modifications made to the file(s). Additionally, if any such alterations are made, any subsequent analysis (i.e. — report, study, etc.) should clearly and explicitly state that said analysis was based on a modified version of BFCG's Model and specify all modifications made. Updated:March 2019 BFCG hereby gives public notice that it is the agency policy to assure full compliance with Title VI of the 1964 Civil Rights Act,the Civil Rights Restoration Act of 1987,Executive Order 12898 on Environmental Justice,and related statutes and regulations in all programs and activities. 5. BFCG, does not warrant, guarantee or accept any liability for the accuracy, precision, or completeness of any information made from the use of the Model. 6. BFCG retains ownership of the Model. 7. Results of the model will be shared with BFCG staff. The recipient acknowledges that they have read this agreement and will abide by the terms and conditions based upon the above terms. The recipient will the sign Travel Demand Model Authorization Agreement Model use form, request a letter of support from a member agency, and provide a scope of project to BFCG offices for approval. Upon receipt of these items, BFCG will forward the model documentation and electronic files. Recipient: David Holt 08 05 2022 Name (Printed): Date: � Name (Signature). Approved By BFCG: Name (Printed): Date:�� Name (Signature): Updated:March 2019 BFCG hereby gives public notice that it is the agency policy to assure full compliance with Title VI of the 1964 Civil Rights Act,the Civil Rights Restoration Act of 1987,Executive Order 12898 on Environmental Justice,and related statutes and regulations in all programs and activities. . . , Affidavit of Mailing In regards to MF#Z2022-011&012 I, Carmen Patrick, hereby confirm that notification was sent by mail August 22, 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 22nd day, August of 2022. Representative's Signature .A- t L cltyoJ coCommunity Development Department PO box 293,525 N 3r6 Ave,Pasco,WA 99301 P:509.545.3441/F:509.545.3499 PUBLIC NOTICE 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: Paul Lavrentiev, on behalf of P&R Construction LLC, has submitted two rezone applications (Z 2022-011 &Z 2022-012) from "O" (Office) and C-1 (Retail Business) to R-3 (Medium-Density Residential), for portions of land in Section 18,Township 9 North, Range 29 East, Pasco, Franklin County, WA(Parcels 118170104, 118170168, 118211033, 118211042, 118211051, 118211060, 118211079, 118211088, 118211097, and 118211024) located south of Chapel Hill Boulevard and west of Road 100/Broadmoor Boulevard..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 14 September 2022 to 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: - ^:. i:: . . Open Record Hearing: The Hearing Examiner will conduct the open record hearing at 6:00 p.m. on 14 September 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.pasco-wa.gov/publiccomment 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 16 August 2022 by:Jeffrey B.Adams,Associate Planner, 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. PAULL MAGNOLIA DRAWN BY: DATE -/ WW2022 r - HEIGHTS / / f SCALE: NTS A" LS t ME :f v W C) O � f IQTAL ACR AGE: 64.62 ACRES TOTAL LOT COUNT: 389 LOTS (A) .4-.5 ACRE LOTS: 23 LOTS �I (B) 10.000+ SF LOTS: 25 LOTS (C) 7200 SF: 42 LOTS (D) 2 STORY TOWNHOMES: 213 LOTS (E) RAMBLER TOWNHOMES: 85 LOTS ' PARCELNUMBER TAXPAYER-NAME MAIL-ADDRESS MAII_CITYST ZIP CODE 118211033 RUTH S(CO-TRUSTEES)WILSON 10723 W COURT Sr PASCO WA 99301-6512 118211319 NORTHWEST BAPTIST FOUNDATION 3200 NE 109TH AVE VANCOUVER WA 98682.7749 118170159 BISHOP OF LDS 50 E NORTH TEMPLE FL 22 SALT LAKE CITY UT 84150-0022 118170239 GORDON&GWEN KEYES 3917 S AUBURN ST KENNEWICK WA 99337.8219 113170457 LORETTA T JOHNSON(ETAL) 10804 W COURT ST PASCO WA 99301-6513 118060170 HAJDI&ALDIJANA GOGIC(ETAL) 4416 APPALOOSA LN PASCO WA 99301-8017 IIWW171 JASON G TOYODA(ETAL) 4412 APPALOOSA CT PASCO WA 99301-8017 118060172 SARA A MORALES 1319 RATHWOOD AVE RICHLAND WA 99352.8454 118060173 PETER I&CHANEL R HARPSTER 4404 APPALOOSA CT PASCO WA 993014017 118060187 CITY OF PASCO PO BOK 293 PASCO WA 99301-0293 118070055 ANDRIY&OLENA SOLOVEY 3812 HAYDEN LN PASCO WA 99301.9082 118070041 MARK&SILVIA CUELLAR 9916 CHELAN CT PASCO WA 99301.9081 118070042 CYNTHIA&PAUL UNDERWOOD 9912 CHELAN CT PASCO WA 99301.9081 118070054 CIMONE L WRIGHT-HAMOR(ETVIR) 9907 CHELAN CT PASCO WA 99301-9081 118070060 HO LAM(ETUX) 3904 HAYDEN LN PASCO WA 99301.9085 118070061 FRANK 1 JR&THERESA M HAIDER(TRUSTEES) 15525 W LAS VERDES WAY SURPRISE AZ 85374-5476 118070062 ROBERT B&KATHLEEN A GILLIS(TR) 21480 NE RED HILLS LN DUNDEE OR 97115.9181 118070063 ELVA VILLARREAL 3916 HAYDEN LN PASCO WA 99301-9085 118070064 NICHOLAS&SAMANTHA ELI20ND0 4004 HAYDEN LN PASCO WA 99301.9086 118070065 DEREK 1&MALIA J FORZA 4008 HAYDEN LN PASCO WA 99301-9086 118070066 MARK A&SUNSHINE C THOMPSON 4012 HAYDEN LN PASCO WA 99301.9086 118070067 MICHAEL C&KELSEY L WALKER 4016 HAYDEN LN PASCO WA 99301-9086 118070068 FERNANDO MALDONADO 927W BROWN ST PASCO WA 993014115 118070069 JASON&TAMARA PEARSON 4108 HAYDEN LN PASCO WA 99301-9087 118070073 CYNTHIA M&HERBERT BARSOSA 4212 HAYDEN LN PASCO WA 99301-9088 118070074 JERROD B MACPHERSON 4304 HAYDEN LN PASCO WA 99301-9089 119070075 STEPHEN PHILLIP JONES(ETAL) 4308 HAYDEN LN PASCO WA 99301-9089 118070076 KYLE J MANGERSON 4312 HAYDEN LN PASCO WA 99301-9089 118070077 CHRISTOPHER L CLINE 9907 CORONADO DR PASCO WA 99301-8002 118070094 JASON R&R OSALBA SABALSA LU N DBE R G 5115 BILBAO DR PASCO WA 99301-8365 118070095 SHAFER MURRAY 4103 HAYDEN LN PASCO WA 99301-9087 1180700% 105E(ETAL)LEPE 4015 HAYDEN LN PASCO WA 99301.9086 118070097 JESSICA 5 UU 3939 SW BOND AVE PORTLAND OR 972393706 118070098 JARED RYAN BETKER 4007 HAYDEN LN PASCO WA 99301.9086 118070099 PAUL 5 LEPPER 4003 HAYDEN LN PASCO WA 99301-9086 118070100 JORGE ALBERTO MURILLO(5R) 3915 HAYDEN LN PASCO WA 99301-9085 118070101 GERALD P MORAN 9908 WINTHROP DR PASCO WA 99301-6131 118170334 JOSEPH&KATRINA DITURI 4207 ROAD 108 PASCO WA 99301-6520 118170336 ROBERTO C&ELVA B MENDEZ 10715 OAK LN PASCO WA 99301-6744 118170337 NATHAN Z&JESSICA A GLESSNER 9005 FRANKLIN RD PASCO WA 99301-1638 118170338 NADEEN I IRVINE 10707 OAK LN PASCO WA 99301-6744 118170339 JERRY L&KAREN J ALLEN 10703 OAK LN PASCO WA 99301-6744 118170340 BRIAN J&HEATHER BOCZKIEWICZ 10611 OAK LN PASCO WA 99301.6745 118170341 THOMAS I&KATHERINE L SICHLER 10607 OAK LANE PASCO WA 99301-000 118170342 SHARON M RHODES 10603 OAK LN PASCO WA 99301-6745 118170343 PAUL F&CARMA 1 BARTSCHI 10511 OAK LN PASCO WA 99301-6753 118170345 SCOTT E KASKO 10716 OAK LN PASCO WA 99301.6744 118170346 JORY L&NICOLE L IVERSON 10708 OAK LN PASCO WA 99301-6744 118170347 TERRY&LUCY HOFFMAN 4016 ROAD 107 PASCO WA 99301-6747 118170348 MACARIO&LISA HERNANDEZ 4008 ROAD 107 PASCO WA 99301-6747 118170353 KEVIN E&CASSANDRA LEHMAN 4015 ROAD 107 PASCO WA 99301-6747 118170354 RAN COUP&BEATRICE C WHITING 4016 ROAD 106 PASCO WA 99301-6741 118170355 DARLA RHODES 4012 RD 106 PASCO WA 99301-6741 118170366 MICHAEL C&LAUREL PETTEY 4011 ROAD 107 PASCO WA 99301-6747 118170367 DEANNA COREY ARANDA 4015 ROAD 106 PASCO WA 99301-6741 118170368 JOHN&KRISTI GRIGG 4011 ROAD 106 PASCO WA 99301-6741 118170410 MICHAEL P&JENNI W FOXE 10419 OAK CT PASCO WA 99301.6809 118170411 STEVE I&JENNIFER A ERLENBUSH 10S07 OAK LN PASCO WA 99301-6753 118170412 MICAH&ERIKA CRUISER 4016 ROAD 105 PASCO WA 99301-6810 118170413 JAMIE ALLEN&NOLLIE MARIE HARRIS 4012 ROAD 105 PASCO WA 99301-6810 118170429 JESSE&IRMA TREVINO 10416W MAPLE OR PASCO WA 99301-6868 118170430 MICHAEL R B GERRI A GOOD 4103 ROAD 105 PASCO WA 99301-6852 118170431 SHERRY(ET VIR)SIMPSON PAYNE 4015 ROAD 105 PASCO WA 99301-6810 118170432 JEFFREY T&KIMBERLY D MYERS 4108 ROAD 105 PASCO WA 99301.6852 118170433 TODD&JENNIFER R KNITTEL 4112 ROAD 105 PASCO WA 99301-6852 118170434 TIMOTHY W&ROSA L ARMSTRONG 4116 ROAD 305 PASCO WA 99301-6852 118170435 BRYCE R&KIMBERLY R GEIGER 4120 ROAD 105 PASCO WA 99301-6852 118170436 BRIAN L&ERICA M TUNGESVIK 4202 ROAD 105 PASCO WA 99301-6863 118170437 TRINIDAD PEREZ 4206 ROAD 105 PASCO WA 99301-6863 118170438 GARY L LEHRMAN 27255 PECKHAM RD WILDER ID 83676-SI15 118170439 JEFFERY L&JOYCE BERNARD 4214 ROAD 105 PASCO WA 99301-6863 118170440 JEFFREY 0 GRIMES(ETAL) 10415 PINE CT PASCO WA 99301-6864 118170441 TIMOTHY&ARIEL BABCOCK 10411 PINE CT PASCO WA 99301-6864 118170442 CHESTER O&CAROLYN B TERREL 620 TERRY ST SUNNYSIDE WA 98944-1943 118170443 KYLE&JULIE SCHMIDT 10404 PINE COURT PASCO WA 99301-6864 11817DW MARCO A(ETUX)DE OCH OA 10408 PINE CT PASCO WA 99301-6864 118170445 MARILOU P SHEA 10412 PINE CT PASCO WA 99301-6864 118170446 NATHAN J&PEARL M REYES)SR) 10409 MAPLE OR PASCO WA 99301-6868 118170447 RESLEY D&GLENDA F GLENN 10405 W MAPLE DR PASCO WA 99301-6868 11B170448 DARYL A BRUCE)ETAL) 10401 W MAPLE DR PASCO WA 99301-6868 118170449 DEREK H&MICHELLE L MAUGHAN 4302 ROAD 104 PASCO WA 99301-6867 118170450 BRADLEY J&TANYA 1 LOGSTON 4106 ROAD 104 PASCO WA 99301-6867 118170451 JOHN R&LILYANN GWILLIAM 4110 ROAD 104 PASCO WA 99301-6867 118211202 WENDY S THOMPSON 10305 W MAPLE DR PASCO WA 99301-6530 128211195 JUSTIN NOEL STONE 10217 W MAPLE DR PASCO WA 99301-6529 118211186 GREGORY&JEANETTE RUPPERT 10215 W MAPLE DR PASCO WA 99301-6529 118211177 D E&CAROL R SANDBERG 10209 W MAPLE DR PASCO WA 99301-6529 IIB212168 JUSTIN T&CAROL B GRIFFETH 10205 W MAPLE OR PASCO WA 99301-6529 118211159 LYNN&JOLENE LUNDRIGAN 10121 W MAPLE DR PASCO WA 99301-6528 118211140 STACIE M&DAVID CJR ANDERSON 10117 W MAPLE DR PASCO WA 99301-6528 118211131 DOUGLAS E BATEY 10115 W MAPLE DR PASCO WA 99301.6528 118211122 JEFFREY&SHEILA SCHROEDER FAMILY LLC 10109 MAPLE DR PASCO WA 99301-6528 118211113 JUSTIND&JAM I E L CAM PEEL L 10011 MAPLE DR PASCO WA 99301-6527 118211104 RONALD E&SANDRA WILSON(1R) 10005 W MAPLE OR PASCO WA 99301-6527 118170309 SERGEY&LILLY SAVCHUK 4508 CRESCENT RD PASCO WA 99301-6522 118170060 KENT&SHARON TOYODA 4420 CRESCENT RD PASCO WA 99301-6640 118170088 THOMAS ALBERT&NICOLE DAWN SMITH 4320 CRESCENT RD PASCO WA 99301-6521 118170097 TRINITY LUTHERAN CHURCH OF PASCO PO BOX 2960 PASCO WA 99302-2960 118170257 KELLY&JENNIFER SMITH 4430 CRESCENT RD PASCO WA 99301-6640 118170186 NOES&NORMA ANDREA MUNOZ 4200 ROAD 100 PASCO WA 99301-6537 118170177 IILDARDO&FABIOLA RAMIREZ 4116 ROAD 100 PASCO WA 99301-6536 118170316 BRUCE A&SHAWN L DEFFERDING 4500 CR E SCE NT RD PASCO WA 99301.6522 118170310 VIKTOR&ZOYA SAVCHUK 4512 CRESECENT RD PASCO WA 99301-6522 118170308 NIKKI LYN&RYAN NICOLAS MORGAN 4516 CRESCENT RD PASCO WA 99302.6522 115350011 BROADMOOR LLC 1807 KELLER PARKWAY STE 100 KELLER TX 76248.3881 115350010 GAGE PROPERTIES LLC RS PRESIDIO TER SAN FRANCISCOCA 94118-1410 118170276 ROGER&KAY WALKER 6018 MAIESTIA LN PASCO WA 99301-5185 118010025 FARM 1986,INC 2922 N ROAD 64 PASCO WA 99301-1963 Jeff Adams From: Deana Chiodo <deanac@bfhd.wa.gov> Sent: Wednesday, August 24, 2022 11:43 AM To: Jeff Adams Subject: Z2022-011 & 12 [NOTICE: This message originated outside of City of Pasco-- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Good afternoon, Comments from BFHD:This proposal looks as though it would be pretty high in density of housing. We would want to see the proposal for parks and sidewalks for safety concerns. Bus stops etc.Just things we like to bring to attention. Please let me know if you have any questions or concerns,thank you. Deana Chiodo Environmental Health Specialist II Benton-Franklin Health District 7102 W. Okanogan Place, Kennewick,WA 99336 p: 509.460.4316 c: 509.537.5731 www.bfhd.wa.gov Deanac@bfhd.wa.gov 'PUMUT # . ���.!I�■�pe a Fid ,�� Follow us on IMPORTANT: Email coming&going from our agency is not protected,thus client information can not be shared in this format. Please use voicemail or fax for client communication.The contents of this email and any attachments are confidential.They are intended for the named recipient(s) only. If you have received this email in error, please notify the system manager or the sender immediately and do not disclose the contents to anyone or make copies thereof. I Jeff Adams From: tim97206@juno.com Sent: Sunday, August 28, 2022 3:15 PM To: Jeff Adams Subject: Magnolia heights IYou don't often get email from tim97206@juno.com.Learn why this is important [NOTICE: This message originated outside of City of Pasco-- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Are there any green space, Parks planned for this development?There are 388 residences proposed to be built. I see no parks proposed at all. Where do I send written comments to the community development department? I noticed that email address was not not included in the notice. i Jeff Adams From: Kent Toyoda <kgt1 @charter.net> Sent: Monday, August 29, 2022 12:46 PM To: Jacob Gonzalez Cc: Jeff Adams Subject: RE: MF: Z2022-011 &012 You don't often get email from kgt1 @charter.net. Learn why this is important [NOTICE: This message originated outside of City of Pasco-- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Thank you very much for your reply Mr. Gonzalez. I appreciate it. This helps clarify things. Kent From:Jacob Gonzalez<gonzalezjb@pasco-wa.gov> Sent: Monday, August 29, 2022 12:31 PM To: Kent Toyoda <kgtl@charter.net> Cc:Jeff Adams<ADAMSJ@pasco-wa.gov> Subject: RE: MF: Z2022-011 & 012 Kent: 1. 1 didn't realize, but can a non-owner request a zoning change? According to Franklin County, Rocky Hills Management LP owns the property but P&R Construction LLC has submitted the 2 rezone applications. I suppose a developer may request for an owner with written agreement/authorization, but I am not clear on this. P&R Construction has submitted two rezone applications on behalf of the owners, which are appropriately listed in the applications submitted to the city.This is typical, as property owners frequently work with a developer or separate entity to rezone their property. 2. If you can tell me, Is this property in process of being sold or already been sold but just hasn't been updated in the data base? Per the Franklin County Assessor website,the site is currently owed by Rocky Hills Management LP. We do not have any information that indicates otherwise as of today. 3. Is there an email to send written comments regarding the public notice to be included in the Hearing Examiner Packet. The notice does not include one. Yes,you can send emails to: planning@pasco-wa.gov Thank you, and please let us know if you have any questions. 1 Jacob B.Gonzalez I Planning Manager Community& Economic Development 525 N.3rd Avenue I Pasco,WA 99301 (509)544-41361gonzalezib@pasco-wa.gov This email and your response are considered a public record and will be subject to disclosure under Washington's Public Records Act. From: Kent Toyoda <kgtl@charter.net> Sent: Wednesday, August 24, 2022 5:24 PM To:Jacob Gonzalez<gonzalezlb@pasco-wa.gov> Cc: 'Kent Toyoda' <kgtl@charter.net>;Jeff Adams<ADAM SJ @ pasco-wa.gov> Subject: MF: Z2022-011 &012 Some people who received this message don't often get email from kotl @charter.net. Learn why this is important [NOTICE: This message originated outside of City of Pasco-- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Hello Mr. Gonzalez, I sent the email below to Mr. Adams (he was the contact person listed on the publice notice), but got an out of office reply which indicated that I should contact the Planning Department Staff. You seemed the logical choice since you are the planning manager. Can you help me or direct me to the email of someone that could? I would appreciate it. I received a public notice regarding the above referenced proposed rezoning and had a couple of initial questions. 1. 1 didn't realize, but can a non-owner request a zoning change? According to Franklin County, Rocky Hills Management LP owns the property but P&R Construction LLC has submitted the 2 rezone applications. I suppose a developer may request for an owner with written agreement/authorization, but I am not clear on this. 2. If you can tell me, Is this property in process of being sold or already been sold but just hasn't been updated in the data base? 3. Is there an email to send written comments regarding the public notice to be included in the Hearing Examiner Packet. The notice does not include one. Thank you, Kent 2 September 1, 2022 Community Development Department—City of Pasco RE: Rezone applications Magnolia Heights Z 2022-011 &Z 2022-012 WE STRONGLY OPPOSE THE REZONE APPLICATIONS REFERENCED ABOVE! There is no significant benefit to the surrounding property owners due to this development and it will negatively impact our quality of life.As to this, we offer the following in opposition: Why is there a current need for more Medium Density Residential Zoning in West Pasco?There is already a huge development going in on the old Harris property and one North of 1-182 off Broadmoor/Road 100 as well as the Medium Density housing that was just developed east of Road 68 and off 1-182.We know that you want Pasco to be the biggest and best of the Tri-Cities and surrounding areas, but sometimes you need to first take a step back and envision what is best for those currently living here to accomplish this and it does not seem to be additional housing in West Pasco. As all residents know,there was little foresight that went into the development of the Road 68 area, commercial and residential, to alleviate all the future traffic that would inevitably come with it.There have been multiple corrections to Burden Blvd and Road 68 that caused higher traffic incidences due to lack of planning and there are still major problems with the traffic flow in the Road 68 area. We are also seeing a lack of foresight around Road 100 and an understanding of the effect on both the long-term residents of the area and the lack of road improvements as it relates to traffic alleviation. Only recently have there been meaningful and serious steps to try and fix the traffic issues on the entrance and exit ramps off 1-182 to Road 100/Broadmoor Blvd. Until those fixes are made and there is enough data collected on how these improvements lessen the burden or improve the flow of traffic for all the residential areas, including all areas surrounding Road 100/13roadmoor there is no reason to approve this proposal to make this a residential area. If developed, a better option is to retain the Office and Retail Business zoning designation to be able to provide local, Pasco-based services to the individuals that already live here rather than add more Residential Housing. This would preferably be more prime Professional office space to blend in with what is already in the Road 100 area South of 1-182. We continue to lag Richland and Kennewick in both Office space and Retail business. With access improvements on Road 100,this is the perfect opportunity for both Office and Retail business. We know you do the best that you can and there are limitations, but for some reason,the City of Pasco appears to be short sighted in its planning and is always playing catch up. Perfect examples are the Road 100 interchange and Road 100 itself as stated previously. Who designed this, and why are there merge/acceleration lanes on Road 100 when there should have been turn lanes installed instead? In addition,the schools are bursting at their seams and overcrowded. How do you expect to manage this situation, especially in these times of teacher shortages? Chiawana High School and McLoughlin Middle School continue to retain their place as the largest high school and middle school in the entire state of Washington based on student population alone. Portables have been added to nearly every school building in a feeble attempt to solve this issue, while class sizes remain too high for students to receive any semblance of one-on-one education. Students continue to slip through the cracks, being passed from grade to grade, regardless of their scores and abilities. Adding more homes, which would equate to more families, would be both irresponsible and cause for concern. If anything, this land would better serve the school district than residential if it does not remain Office and Retail Business. We anticipate the north access of Crescent Road to be opened with this development.This will cause an extreme increase in traffic through our quiet neighborhood, especially on Sundays and Wednesdays which are the heavy days for the Church located at the intersection of Road 108 and Crescent Road. Prior to this access point to Crescent Road being closed a few years back, the traffic was unnecessarily heavy on it and drivers drove irresponsibly and dangerously just to get to and from Church and commuting through the adjacent neighborhood, even though it was and still is a dirt road and not a recognized thoroughfare.The only reason to use Crescent Road should have been for FCID access and residents on the North end to access their homes. We can imagine how bad the traffic will be if this road is open to residential traffic and paved. Speaking of Crescent Road opening to the North, we would also anticipate the Mixed-Residential development of parcel #118170276 (4600 block of Crescent Road)to start up again since the main reason the project was originally paused was because these owners would have had to pay for the street improvements on Crescent Road. If this current rezoning proposal and project is accepted and allowed to move forward then this substantially lowers their overall cost as someone else will presumably be paying for a good share, if not all the improvements, and they will likely be able to proceed with their project due to the significant cost savings. Opening Crescent Road would greatly benefit the owners and residents of this new development on parcel #118170276, but only provide minimal benefit to the older and more established residents of the area as these additional housing units would add significantly to the traffic and related congestion problems in our neighborhood. Making things exponentially worse. Furthermore, should these owners be rewarded for being unable to fully pay for the street improvements and now due to the cost savings be able to develop the above parcel of land that they acquired clearly with the intention of developing and profiting from? If a new residential area is put in, there will also be significantly more light pollution coming from this area where back 5-10 years ago there was little to no light pollution, and we were able to enjoy full night skies on a clear night. Currently we can still partially enjoy these star-filled nights but if this area is developed for residential then there will be countless streetlights that will create more light pollution that will take away this natural beauty and disrupt the life of the fauna that resides in this area as well. Once again, we are OPPOSED to these proposed zoning changes to Magnolia Heights. Should you have any questions or comments, please feel free to contact Kent Toyoda at 509-948-0469 or kgt1@charter.net Kent Toyoda, et al 4420 Crescent Road Pasco, WA 99301 From: Brian Tunaesvik To: Jeff Adams Subject: Objection to proposed land rezoning Date: Tuesday,September 6,2022 8:40:56 AM Attachments: City of Pasco Rezonina Objection Letter.docx You don't often get email from btungesvik@yahoo.com. Learn why this is important [NOTICE: This message originated outside of City of Pasco -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Good morning Mr. Adams, Please see my attached letter. Thank you. Brian Tungesvik 4202 Road 105 509-492-1838 9/4/2022 To: City of Pasco Community Development Department PO Box 293 525 N 3rd Ave Pasco, WA 99301 Hello, My name is Brian Tungesvik. My family and I live at 4202 Road 105. 1 am writing you today to voice my objection to the current proposal to rezone the land in section 19,township 9 north, range 29 east in the area west of Broadmoor Blvd and south of Chapel Hill Blvd. It is currently zoned as C-1 Retail Business and "O"for office but proposed to rezone as R-3 medium density residential. Currently our property, neighborhood and surrounding neighborhoods are zoned as RS-12. We enjoy the benefits of larger sized lots and spaced-out homes. These lot sizes afford homeowners to take advantage of off street parking which in turn allows for less vehicles lining the street. Less on street parking allows for better sight alignment.This makes it easier for vehicles to see other vehicles and pedestrians to better see vehicles when crossing the street. The current proposal titled Magnolia Heights, submitted by Paul Lavrentiev on behalf of P & R Construction seeks to add 389 lots over 64 acres of land. Only 48 out of the proposed 389 lots are over 10,000 square feet. The majority of these lots are proposed as either rambler or 2 story townhomes. There is no proposed off street parking for any of these townhomes according to the map. As a result, the vehicles belonging to the property occupants will be lining the streets in this new neighborhood and potentially spilling into our existing neighborhood. This will make it more difficult for pedestrians to see vehicles,vehicles to see pedestrians and for kids walking to and from the school bus. Additionally, many neighborhoods in the City of Pasco have community parks or green spaces built within them. I do not see that currently included with this development proposal. Another concern I would like to express is vehicles entering and exiting onto Road 100. The proposed two new intersections are staggered off existing streets.There are no additional traffic control devices planned for Road 100, only stop signs for the side streets. The traffic on Road 100 has steadily increased over the past 15 years my family has lived here. It is becoming increasingly harder to turn left onto Road 100 with the increased traffic volume from the residential growth in the area. With the pending addition of Costco and all of the business that comes with a Costco,the traffic volume and congestion will be increased exponentially. Road 100 south of Chapel Hill Blvd has little room for expansion and has no room for expansion south of Maple Drive. Adding an additional 1,000 plus vehicles from this proposed new neighborhood to the equation will not help the growing traffic problem. As traffic volume increases so will driver frustrations and lack of patience. This will lead to an increase in aggressive driving, road rage and collisions. Furthermore, many of my neighbors along with myself are concerned with the potential decrease in property value our neighborhood will face from this proposed new development. These new lots are not similar in size and the homes will not be similar in style or quality. Lesser expensive homes on smaller lots are prime to become rental properties. Renters are not property owners and tend to care less for the property. Properties that are not maintained or kept up will lower the overall neighborhood property value. Lesser maintained properties also tend to attract more crime. As a former law enforcement officer for almost 15 years, I have seen crime rise in neighborhoods that become run down. Neighborhoods where lots are small and streets are lined with parked vehicles attract more vehicle prowling as well as residential burglaries. As law enforcement nationwide struggles to maintain their staffing levels, a ratio of less police to more citizens is not good. I am not opposed to growth and believe that growth is good for the City of Pasco. However, I want to see the city grow the right way. Several months ago, the common theme expressed by the residents who attended the planning meeting regarding the expansion of Road 100 is that we do not want another Road 68. Rezoning this land medium density residential and developing the land as proposed will do just that. In closing, I want to reiterate my objections and safety concerns to rezoning this land to R-3 medium density residential. I would rather see it rezoned as low density R-12 residential like the surrounding neighborhoods are currently zoned so that it does not create a negative impact as described above. If this land cannot be rezoned as RS-12, then I would like to see it remain as it is currently zoned. I also plan on attending the public hearing to voice my concerns. Thank you for your time and the opportunity to express my family's concerns. Respectfully submitted by the Tungesvik Family 4202 Road 105 Pasco, WA 99301 509-492-1838 btungesvik@yahoo.com August 31, 2022 Community Development Department City of Pasco RE: Rezone applications Z 2022-011 &Z 2022-012 WE STRONGLY OPPOSE THE REZONE APPLICATIONS REFERENCED ABOVE! There is no significant benefit to the surrounding property owners due to this development and will negatively impact our quality of life.As to this, we offer the following rebuttal to this proposed re- zoning: Why is there a current need for more Medium Density Residential Zoning?There is already a huge development going in on the old Harris property and North of 1-182 off Broadmoor/Road 100 in West Pasco as well as the Medium Density housing that was just developed east of Road 68 and off 1-182. We know that you want Pasco to be the biggest and best of the Tri-Cities, but sometimes you need to take a step back and envision what is best for those currently living here and it doesn't seem to be additional housing. As all residents know,there was very little foresight that went into the development of the Road 68 area, commercial and residential,to alleviate all the future traffic that would inevitably come with it. There have been multiple corrections to Burden Road and Road 68 that caused higher traffic incidences due to lack of planning and there are still major problems with the traffic flow in the Road 68 area. We are also seeing a lack of foresight around Road 100 and a lack of understanding of both the long-term residents of the area and the lack of room for road improvement regarding traffic alleviation.To our knowledge,there have only recently been meaningful meetings on how to fix the traffic issues on the entrance and exit ramps off 1-182 to Road 100/Broadmoor Blvd. Until those fixes are made and there is enough data collected on how these improvements lessen the burden or improve the flow of traffic for all the residential areas most recently built north of Road 100 there is no reason to approve this proposal to make this a residential area. A better option is to retain the Office and Retail Business zoning designation to be able to provide local, Pasco-based services to the individuals that already live here rather than add more Residential Housing. This would preferably be more prime Professional office space to blend in with what is already in the Road 100 area South of 1-182. We continue to lag Richland and Kennewick in both Office space and Retail business. With access improvements on Road 100,this is the perfect opportunity for both Office and Retail business. For some reason,the City of Pasco appears to be somewhat short sighted in its planning and is always playing catch up. Perfect example is the Road 100 interchange and Road 100 itself as stated previously. Who designed this and why are there merge/acceleration lanes on Road 100 when there should have been turn lanes installed instead? In addition,the schools are bursting at their seams and overcrowded. How do you expect to handle this situation, especially in these times of teacher shortages? Chiawana High School and McLoughlin Middle School continue to retain their place as the largest high school and middle school in the entire state of Washington based on student population alone. Portables have been added to nearly every school building in a feeble attempt to solve this issue, while class sizes remain too high for students to receive any semblance of one-on-one education. Students continue to slip through the cracks, being passed from grade to grade, regardless of their scores and abilities. Adding more homes, which would equate to more families, would be both irresponsible and foolish. If anything,this land would better serve the school district than residential if it does not remain commercial. We anticipate the north access of Crescent Road aka Crescent Drive to be opened with this development.This will cause an extreme increase in traffic through our quiet neighborhood, especially on Sundays and Wednesdays which are the heavy days for the Church located at the intersection of Road 108 and Crescent Road. Prior to this access point to Crescent Road being closed a few years back, the traffic was heavy on it and drivers drove irresponsibly and dangerously just to get to and from Church and through the adjacent neighborhood, even though it was and still is a dirt road and not a recognized thoroughfare. The only reason to use Crescent Road should have been for FCID access and residents on the North end. We can imagine how bad the traffic will be if this road is open to residential traffic and paved. Speaking of Crescent Road opening up to the North,we would also anticipate the Mixed-Residential development of parcel #118170276 (4600 block of Crescent Road) by the Walkers to start up again since the main reason they paused their project originally was because they would have had to pay for the street improvements on Crescent Road. If this proposal and project is accepted and moved forward then this will lower the burden of cost as someone else (most likely the new developer)to pay for the improvements, and they will likely be able to proceed with their project due to the significant savings. This would only benefit these newer residents and not provide any significant benefit to the older and more established residents of the area. Furthermore, should these people be rewarded for being unable to fully pay for and develop the above parcel of land that they acquired?These additional housing units would add significantly to the traffic and related congestion problems in our neighborhood. Making things exponentially worse. If a new residential area is put in, there will also be significantly more light pollution coming from this area where back 5-10 years ago the was little to no light pollution and we were able to enjoy full night skies on a clear night. Currently we can still partially enjoy these star-filled nights but if this area is developed for residential then there will be countless streetlights that will create more light pollution that will take away this natural beauty and disrupt the life of the fauna that resides in this area as well. Currently as a homeowner who's backyard and fence line are on Road 100, 1 enjoy breathtaking views and sunsets during all times of the year with Badger Mountain and all other hills in the background. With the installation of a residential area, I fear that this will take away the views that I currently enjoy. OVERDEVELOPMENT IS NOT A SOLUTION TO ANY OF PASCO'S CURRENT ISSUES. Once again, we are OPPOSED to this proposed zoning change. Should you have any questions or comments, please feel free to contact Jason Toyoda at 509-948-9971 or jasontoyoda@gmail.com