Loading...
HomeMy WebLinkAbout2022-10-12 Hearing Examiner Packet w4co AGENDA HEARING EXAMINER MEETING City Hall-525 North Third Avenue Council Chambers WEDNESDAY, OCTOBER 12,2022 6:00 PM I. CALL TO ORDER II. PUBLIC HEARINGS A. Preliminary Plat/PUD Columbia Shores PUD (PP/PUD 2021-002) B. Special Permit BCC Upper-Floor Dwelling Unit(SP 2022-012) C. Special Permit MR&H Tr-Cities Church(SP 2022-014) D. Special Permit H&R Elite Trucking Academy(SP 2022-015) 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 12 October 2022 6:00 PM MASTER FILE#: PP/PUD 2021-002 APPLICANT: Paul Lavrentiev 6159 W Deschutes Ave Ste 509 Kennewick WA 99336-7741 REQUEST: Preliminary Plat— Planned Unit Development: Columbia Shores BACKGROUND 1. PROPERTY DESCRIPTION: a. LePa1: Parcel "A"(APN#118180 068): That portion of the Northwest quarter of Section 18, Township 9 North, Range 29 East and that portion of the Northeast quarter of Section 13,Township 9 North Range 28 East, described as follows: Commencing at the Northwest corner of said Section 18; thence South 00°19'39" West, 40.00 feet along the West line of said Section 18 to a 5/8" rebar stamped "Worley" on the Southerly right-of-way of Harris Road;thence North 89°38'39" East, 177.98 feet along said right-of-way to a 5/8" rebar stamped "Worley" and the true point of beginning: (said corner being the Northeast corner of Parcel 1 of Record Survey No. 978 recorded in Auditor's File No. 1686716, Records of Franklin County); thence South 89°55'20" East, 477.00 feet along said right-of-way; thence South 00°19'30" West, 1021.10 feet parallel with the West line of said Parcel; thence South 34°08'44" West, 532.53 feet to the Northerly right-of-way of Court Street; thence North 55°51'17" West, 467.81 feet along said right-of-way to a 5/8" rebar stamped "Worley" marking the most Southerly corner of said Parcel 1 aforementioned; thence North 21°47'33" East, 82.11 feet along the Easterly line of said Parcel to a 5/8" rebar on the West line of said Section 18; thence continuing along said Easterly line, North 74°31'02" East, 185.00 feet; thence North 00'19'30" East, 1074.27 feet along said East line of said Parcel to the true point of beginning. Together with that portion of said Northwest quarter of Section 18, described as follows: Commencing at the Northwest corner of said Section 18; thence South 00°19'39" West, 1162.58 feet along the West line thereof to a 5/8" rebar marking an angle point in the Easterly line the above described Parcel;thence continuing along the West line of Section 18, South 00021'56" West, 168.59 feet to the Northerly right-of-way of Court Street and 1 the true point of beginning; thence continuing South 00021'56" West, 216.68 feet to a USACE Brass cap on the McNary project boundary; thence South 55007'35" East, 154.46 feet along said boundary to the most Westerly corner of Lot 14, plat of Harris subdivision according to the plat thereof recorded in Volume C of Plats, Page 92, Records of Franklin County; thence North 35'08'12" East, 170.80 feet along the West line of said Lot 14; thence North 87°50'12" East, 19.06 feet to the Southerly right-of-way of Court Street; thence North 55°51'16" West, 293.23 feet along said right-of-way to the true point of beginning. Containing 15.93 acres, more or less. Parcel "8"(APN#118180139): That portion of the Northwest quarter of Section 18. Township 9 North, Range 29 East described as follows: commencing at the Northwest corner of said Section 18; thence South 00°19'39" West, 40.00 feet along the West line of said Section 18 to the Southerly right-of-way of Harris Road; thence North 89°38'39" East 177.98 feet along said right-of- way; South 89°55'20" East, 477.00 feet along said right-of-way to the true point of beginning: Thence continuing South 89°55'20" East. 405.75 feet to a 5/8" rebar stamped "Stratton" marking the Northwest corner of Lot 2, Short Plat No. 2010-13 according to the survey thereof, recorded in volume 1 of Short Plats, Page 834, Records of Franklin County; thence South 01020'30" West, 437.43 feet along the West line of said Lot 2 to the Southwest corner thereof;thence South 89059'51" East, 686.68 feet along the South line of said Lot to a 5/8" rebar stamped "Stratton" marking the Southeast corner of said Lot 2; thence South 03004'35" East, 216.66 feet along the Southerly prolongation of the East line of said Short Plat to a 5/8" rebar stamped "Rogers" on the Westerly right-of-way of State Route 182;thence Southwesterly along said right-of-way the following five courses: thence South 49014'59" West, 250.70 feet; thence South 53009'39" West, 150.33 feet; thence South 51038'31" West, 1000.40 feet; thence South 32059'13" West, 104.95 feet; thence South 21044'58" West, 12.90 feet to a point of non-tangent curve concave to the Southwest on the Northerly right-of-way of West Court Street; (the long chord of said curve bears North 54°59'24" West, 164.44 feet) thence Westerly, 164.45 feet along said right-of-way on the arc of said curve through a central angle of 02012'37"; thence North 55051'17"West, 129.54 feet along said right-of-way;thence North 34008'44" East,532.53 feet; thence North 00019'30" East, 1021.10 feet to the true point of beginning. Containing 22.77 acres, more or less. b. GENERAL LOCATION: Located near the southeast corner of West Court Street and Harris Road. c. PROPERTY SIZE: The site area consists of two parcels, as follows: 2 No Parcel SQ. FT. Acres 1 118180068 693,789.00 15.93 2 118180139 991,861.20 22.77 Total 1,685,342.00 38.69 2. ACCESS: The site is accessed from West Court Street and Harris Road. 3. UTILITIES: Municipal Water and Sewer services are available to the proposed annexation area via a 12" water line and an 18" sewer line in West Court Street; a 30" sewer line has recently been installed along the east property line of Parcel 118180139. 4. LAND USE AND ZONING: The site has recently been rezoned R-3 (Medium-density Residential) zoning) in anticipation of subdivision development. Surrounding properties are zoned and developed as follows: Surrounding properties are zoned and developed as follows: NORTH: RT Agriculture/vacant EAST: RS-20; C-1; Freeway; SFDU; former manufacturing; 1-182 SOUTH: RT SFDUs; Vacant Land WEST: RT Agriculture Vacant Land 5. COMPREHENSIVE PLAN: The 2018 Comprehensive Plan Future Land Use Map designates this site for Medium/High-Density Residential. The Medium/High-Density Residential designation is site-specific for the Broadmoor Area, and allows for a mix of single-family dwelling units, townhouses, condominiums and multi-family dwelling units, with a density range of between 8- 15 dwelling units per acre, per Table LU-1 (Land Use Designations and Criteria) of the Comprehensive Plan. The following 2018 Comprehensive Plan Policies are identified for this item: Land Use Policy 1-13: Enhance the physical appearance of development within the community through land use regulations, design guidelines, and performance and maintenance standards including landscaping, screening, building facades, color, signs, and parking lot design and appearance. Land Use Policy 2-A: Maintain sufficient land designated to accommodate residential, commercial, industrial, educational, public facility, and open space uses proximate to appropriate transportation and utility infrastructure. Land Use Policy 4-13: Encourage infill and higher density uses within proximity to major travel corridors and public transportation service areas. Housing Policy 1-A: Allow for a full range of housing including single family homes, townhouses, condominiums, apartments, and manufactured housing, accessory dwelling units, zero-lot-line, planned unit developments etc. Housing Policy 3-A: Encourage innovative techniques in the design of residential 3 neighborhoods and mixed- use areas to provide character and variety in the community. Housing Policy 4-C: Increase housing supply and diversity through appropriate and flexible development standards. Economic Development Policy 4-13: Collaborate with public/private partners to create a masterplan vision of the waterfront, Broadmoor area,and other neighborhoods as necessary Capital Facilities Policy 1-A: Systematically guide capital improvements consistent with the vision and plan of the community Capital Facilities Policy 3-A:Assure land development proposals provide land and/or facilities or other mitigation measures to address impacts on traffic, parks, recreational facilities, schools, and pedestrian and bicycle trails. Capital Facilities Policy 5-13: Encourage use of existing natural features, open spaces, and appropriate excess right-of-way as an integral part of the community-wide park system. Transportation Policy 1-13: Require transportation and land use planning efforts and policy that meet the needs of the community and the objectives of this plan. 6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. A Mitigated Determination of Non-Significance (MDNS) was issued on October 20, 2021. Mitigation was required as follows: a. A cultural resources survey from a qualified professional shall be prepared and submitted for approval before any site improvements may begin. b. A minimum six-foot tall solid barrier fence on the property between the proposed pathway and the interstate right-of-way boundary must be installed for the increased likelihood of safety concerns with children and pets. The WSDOT right-of-way fence typically lies one foot inside WSDOT right-of-way and must not be altered or moved without prior WSDOT approval. ANALYSIS Request Applicant, Paul Lavrentiev, on behalf of SG Land Management LLC, has submitted a Planned Unit Development (PUD) Land Subdivision Application for Columbia Shores. Lot Layout: Columbia Shores is a proposed 492-unit residential development composed primarily of townhouses and located on 38.7 acres in west Pasco. The 37.8 acres of the property north of Court St. will be developed with 2-story townhouses, ranging from 1,379 to 2,153 square feet.The lots for each unit will include enough room for a patio on the back and a driveway with landscape strip in the front and would range from 1,621.6 to 3,797 square feet. Rights-of-Way: The project proposal includes the construction of city right-of-way to connect West Court Street and Harris Road with a single public access street. A mixture of public and private streets would provide vehicular access. Sidewalks would be located on both sides of the public streets and on at least one side of all private streets. Utilities: City water and sewer will be provided to each unit with public mains in the street right-of- 4 way and private street tracts. Electricity will be provided by Franklin PUD. Communications will be provided by Charter and Lumen. Natural gas will be provided by Cascade Natural Gas for outdoor barbecues and fireplaces. Irrigation: The proposed subdivision lies within the Franklin County Irrigation District (FCID) service area; applicant has represented that irrigation water for the open areas will be provided by (FCID), and that the small amount of outside water that will be needed by the units will be City water. Street Names: One new public street and 10 private streets would be created.All street names shall be assigned prior to Final Plat Approval. 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. The development uses a mixture of four basic building types with 5 and 6 units per building for a varied and attractive aesthetic. It would provide 498 much-needed middle-income housing units to the City of Pasco. The intent is to sell each unit to an owner-occupant The three riverfront lots located south of Court St. will vary in size from 12,563 to 13,518 square feet and be used for high-income housing. Construction scheduling for the infrastructure and buildings is anticipated to be done in four phases as follows: • Phase 1: 4/2022 -4/2024, 106 townhouses + 3 single-family-detached homes • Phase 2: 1/2024 - 1/2026, 117 townhouses • Phase 3: 9/2025 - 9/2027, 125 townhouses • Phase 4: 6/2027 - 12/2029, 150 townhouses Applicant is assembling a homeowner's association (HOA)and restrictive covenants.The HOA would have ownership and maintenance responsibilities for all the private roads and the landscaped open areas. Street lighting for both the public and private streets would use the City of Pasco standard poles, mast arms, and LED luminaires at 300 ft maximum spacing. Additionally, the open areas include paved pathways throughout the site, with the objective of making it a pedestrian friendly development. Open areas are distributed throughout the development and would be landscaped with a mixture of planting beds and lawn areas intent on providing an attractive setting and recreational areas for residents. A landscape architect would design the landscaping and amenities in the open areas. Amenities such as play structures, community gardens, picnic tables, shelters, and work out stations would be considered during the design. Site The site has frontage access on both West Court Street and Harris Road; Court Street divides the property along the south side into a 37.8-acre section north of Court Street and 0.9-acres on the 5 south. Harris Road borders the site to the north and Highway 182 hems it in on the east side. The total site area is approximately 38.67 acres, is currently vacant, and consists of flat to gently sloping farmland. In general, the site is slightly higher along the northern property line and lower along the southern property line. According to the Natural Resources Conservation Service (2021), the Project Area contains two soil types: Mixed eolian sands and glacial outwash, and Alluvium mixed with loess. Both are important for agriculture and form on river terraces with a low slope. They are well drained with a low incidence of flooding. The site consists primarily of an active alfalfa field; however, there is a small area on the east side composed of compacted sand and gravel at the surface. Due to extensive use during the twentieth century, the vegetation today does not match the native vegetation described in the Environmental Setting. Archaeologists conducted a pedestrian survey over the entire Project Area and excavated 175 subsurface probes. The survey and subsurface investigations resulted in one new cultural resource identified. The study recommends monitoring of all ground-disturbing work within 500 ft of the Columbia River during the execution of this project. An Inadvertent Discovery Plan (IDP) was prepared for use during all ground-disturbing work on the project. The Comprehensive Plan Future Land Use Map designates the site as Medium/High-Density Residential (MHDR); the MHDR Land Use density is 8-15 dwelling units per acre. The PUD Land Use densities and classifications were not updated after the Comprehensive Plan was adopted in 2020 and caused some discrepancies.The Mixed Residential Land Use was also renamed to Medium Density Land Use, which has a range of 6-20 dwelling units per acre. However,the proposed densities of Columbia Shores meet the requirements of the Comprehensive Plan under the MHDR range and the Medium (previously Mixed) Residential Land Use (6-20 dwelling units per acre; see: Comprehensive Plan Land Use Densities Table at PMC 25.215.015). History The site was annexed into the City (Ordinance No 4576) and assigned R-3 (Medium Density Residential) zoning (Ordinance 4577) in February of 2022. The Comprehensive Plan indicates the proposed annexation area should have been zoned MHDR (Medium-High-Density Residential) zoning, which would allow for single-family dwelling units, townhouses, condominiums and multi- family units, and would specify a density from 8-15 dwelling units per acre. As MHDR zoning definition was not yet created and was thus not available, R-3 zoning was assigned, which would accommodate the 8-15 units/acre range specified in the Comprehensive Plan. As per PMC 25.65.050, R-3 zoning allows for one dwelling unit per 4,500 square feet of lot area for single-family dwellings and 3,000 square feet of lot area for multiple-family dwellings and dwellings part of zero-lot-line developments except as provided in PMC 25.65.030(8). The site is within the Broadmoor Planning Area, an area ranging from 1,200 — 1,600 acres situated towards the northwest City Limits and generally bound by Interstate 1-182, Broadmoor Blvd (Road 100), Burns Road, and the Columbia River. Formal planning efforts for the Broadmoor Area began 6 in 2004 and continued through 2009 with the Planning Commission adopting the Broadmoor Sub- Area Concept Plan (October 15, 2009). In 2017, the City issued a Determination of Significance and request for comments to prepare an Environmental Impact Statement (EIS) to evaluate the impacts of residential and commercial development in the Broadmoor area. That effort was paused in 2019 to allow the city to continue working on the periodic update of its Comprehensive Plan. On July 27, 2021, the City issued a revised scoping notice and Determination of Significance to study two land- use alternatives based on the 2018-2038 Comprehensive Plan. The 2018-2038 Comprehensive Plan specifies the Broadmoor Area for its development potential that will occur through specific design and development standards that will incorporate a mix of housing, retail, commercial, and open space, and incorporate walkable and transit friendly design. The recent development activity in conjunction with improvements to utility infrastructure, and this application for a Planned Unit Development are consistent with the Comprehensive Plan and established vision for the Broadmoor area. 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 12.7 units per acre, which is well within the Comprehensive Plan density threshold for the area. Parks Open Space/Schools:There are no City of Pasco parks nearby.The Pasco Comprehensive Plan adopted a neighborhood park standard ratio of 2 acres/1,000 residents. All new developments participate in establishing parks through the payment of park fees at the time of permitting. With 492 lots the subdivision would anticipate around 1,753.89 residents (492 Units X 3.753012 average multi-unit Household size X 0.93841 average multi-family Occupancy Rate = 1,753.89). While the proposal anticipates 5.95 acres of private open space, it is not arranged in a way that might accommodate a wide range of recreational activities. 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 $4,525 will be charged for each new multi-family dwelling unit at the time of building permit issuance. Based on the School Districts 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. 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 12.7 units per acre, which is well within the target density range for this area. 7 Pasco Municipal Code 21.15.010(1)specifies that street patterns shall take into consideration access needed to develop adjacent properties. There are properties to the east and west that would be connected to this proposal through private streets, which is undesirable; the proposal does not anticipate connections to these adjacent properties. Safe Travel &Walking Conditions: As designed,there is potential in this subdivision for poor access to and within the site: As per City of Pasco Design and Construction Standards, ST-9: 12 the plat must provide a 12'-wide multi-use pathway along the public road connecting Harris to West Court Street; as well, the multi- use path should be extended along the northern side of Court Street as well as the south side of Harris Road. As per PMC 25.140.080(10), "Private streets . . . may only be permitted if the applicant can demonstrate that the minimum density as identified in subsection (4) of this section cannot be achieved without a modification to the public street standards.Justification must include alternative layouts." A justification for the private streets has not yet been forthcoming. The sidewalk along'A Street' should be offset from back of curb to make this pedestrian access more ADA friendly. The consistent up and down of the sidewalks for each units driveway approach could cause pedestrian travel difficulties. The City may require the construction of a secondary fire apparatus access road connecting both Harris and West Court Street as a condition of approval. All lots would have frontage on either private streets or the single north-south street to be dedicated as part of the plat. All roads would be fully improved and completed with this subdivision. As per PMC 21.20.010 Blocks shall not exceed 1,320 feet. Adequate Provision of Municipal Services: All lots within the plat would be provided with water, sewer, and other utilities. This parcel is within the Franklin County Irrigation District service area. Provision of Housing for State Residents:The proposed plat contains 492 multi-family lots providing the opportunity for the construction of 492 new dwelling units in Pasco. Adequate Air and Light: The maximum lot coverage limitations, building height restrictions, and building setbacks would assure that adequate movement of air and light is available to each lot. Proper Access & Travel: A connection would be made to the Harris Road and West Court Street access/egress points; additional access/egress points may be required to the site.All lots would have frontage on either private roads or a street to be dedicated. Pasco Municipal Code 21.15.010(1) specifies that street patterns shall take into consideration access needed to develop adjacent properties. There are properties to the east and west; the proposal does not anticipate connections to these adjacent properties through public streets. 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 Harris Road and West Court Street as Collector Streets. Streets not intended to be Arterials should not have a single tier of lots next to them without justification. As such,justification would need to be presented for single-tier lots which do not align with the Comprehensive Plan and Pasco Municipal Code. 8 Comprehensive Plan Policies & Maps: The Comprehensive Plan designates the plat site for medium/high-density residential development. Policies of the Comprehensive Plan encourage the advancement of home ownership and the City to maintain a broad range of residential land use designations to accommodate a variety of housing opportunities. 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; and 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 492 single-family lots at a density of 12.7 dwelling units per acre; the proposed density is well within the threshold density for the Medium-Density Area. Other Findings: 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 the Tri-City Herald and distributed to property owners within 300 feet of the project site on 20 September 2022. 2. The site was annexed into the City in February of 2022 (Ordinance No 4576). 3. The site was assigned R-3 (Medium Density Residential) zoning (Ordinance 4577) in conjunction with the February 2022 annexation. 4. The Comprehensive Plan indicates the proposed annexation area should have been zoned MHDR (Medium-High-Density Residential) zoning, 5. The MHDR zoning would have allowed for single-family dwelling units, townhouses, condominiums and multi-family units. 6. The MHDR zoning would have specified a density from 8-15 dwelling units per acre. 7. MHDR zoning definition was not yet created/not available. 8. R-3 zoning accommodates the 8-15 units/acre range specified in the Comprehensive Plan. 9. Per PMC 25.65.050, R-3 zoning allows for one dwelling unit per 4,500 square feet for SFDUs. 10. Per PMC 25.65.050, R-3 zoning allows for 3,000 square feet for multiple-family and zero-lot-line developments. 11. The site is within the Broadmoor Planning Area. 12. The Broadmoor Planning Area is generally bound by Interstate 1-182, Broadmoor Blvd (Road 100), Burns Road and the Columbia River. 13. Formal planning efforts for the Broadmoor area began in 2004 and continued through 2009. 14. The Planning Commission adopting the Broadmoor Sub-Area Concept Plan October 15, 2009. 15. The City issued a Determination of Significance In 2017. 16. The City Council request for comments to prepare an Environmental Impact Statement (EIS) to evaluate the impacts of residential and commercial development in the Broadmoor area. 17. The EIS effort was paused in 2019 to allow the City to continue working on the periodic update of its Comprehensive Plan. 18. On July 27, 2021, the City issued a revised scoping notice and Determination of Significance to 9 study two land-use alternatives based on the 2018-2038 Comprehensive Plan. 19. The 2018-2038 Comprehensive Plan specifies the Broadmoor Area for its development potential that will occur through specific design and development standards that will incorporate a mix of housing, retail, commercial, open space and incorporate walkable and transit friendly design. 20. The City has planned for significant growth on and near the surrounding area of the site. This includes the Broadmoor Sub-Area Concept Plan (2009), and the ongoing Broadmoor Master Plan and Environmental Impact Statement,which the City issued a Scoping Notice and Determination of Significant in July 2021. 21. The Pasco City Council has adopted the 2018-2038 Comprehensive Plan which indicates the Broadmoor Area will accommodate upwards of 7,000 housing units 2,500 jobs. This has been supported by the 2020 Council approval of the Northwest Sewer LID and infrastructure improvements. Rezone Criteria The initial review criteria for considering a rezone application are explained in PMC 25.210.030. The criteria are listed below as follows: 1. The date the existing zone became effective: The current zoning classification was established in conjunction with the 2022 annexation (Ordinance No 4577). 2. The changed conditions, which are alleged to warrant other or additional zoning: The City of Pasco has planned for significant growth on and near the surrounding area of the site. This includes the Broadmoor Sub-Area Concept Plan(2009), and the ongoing Broadmoor Master Plan and Environmental Impact Statement. The Pasco City Council has adopted the 2018-2038 Comprehensive Plan which indicates the Broadmoor Area will accommodate upwards of 7,000 housing units and 2,500 jobs. Hundreds of development permits have been approved and/or are underway in the Broadmoor Area. In February 2022 City Council approved an annexation of the site and R-3 (Medium-Density Residential)zoning. 3. Facts to justify the change on the basis of advancing the public health, safety, and general welfare: The R-3/Planned Unit Development (PUD) application is consistent with the adopted 2018-2038 Comprehensive Plan. The R-3/PUD zoning would allow for a diverse range of housing options to be constructed while incorporating open space, natural and habitat preservation, and access for trails and recreation. 4.The effect it will have on the value and character of the adjacent property and the Comprehensive Plan: The request for a Planned Unit Development, implements the 2018-2038 Comprehensive Plan, including various goals and policies of the Land Use, Housing, Economic Development and Capital Facilities Elements. Although the properties surrounding the site are currently vacant, development and permit activity have been approved including hundreds of dwelling units in the Broadmoor Area. 10 Development on the site is consistent with the intent of the major land-use and infrastructure plans (Transportation System Master Plan, Comprehensive Sewer Plan). 5. The effect on the property owner or owners if the request is not granted: The current R-3 (Medium-Density Residential) designation is ultimately intended for suburban or urban residential use. Without the approval of the R-3/PUD zoning designation, the proposal is not possible, and the site will be underutilized, and not in conformance with community planning efforts. 6. The Comprehensive Plan land use designation for the property The 2018 Comprehensive Plan Future Land Use Map designates this site for Medium/High-Density Residential. The Medium/High-Density Residential designation is site-specific for the Broadmoor Area. The Medium/High-Density Residential designation allows for a mix of single-family dwelling units, townhouses, condominiums and multi family dwelling units, with a density range of between 8-15 dwelling units per acre, per Table LU-1 (Land Use Designations and Criteria) of the Comprehensive Plan. The proposal calls for townhouse development, and indicates a density of 12.7 units per acre, which falls neatly within the comprehensive plan density range. 7. Such other information as the Hearing Examiner requires. The application for a rezone to the R-3/PUD designation is consistent with, and meets the intent of the Comprehensive Plan, PUD regulations and aligns with the intended vision for the Broadmoor area. The opportunity for additional housing options and diversity with open space amenities both support and implement the Broadmoor planning area goals. Preliminary Plat Criteria The initial review criteria for considering a Preliminary Plat application are explained in PMC 21.25.060. Upon conclusion of the public hearing, the Hearing Examiner shall approve the preliminary plat with or without conditions or deny the preliminary plat.The Hearing Examiner shall make and enter into findings from the record and conclusions thereof 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 are secured. 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. All new developments participate in establishing parks through the payment of park fees at the time of permitting. There are no City of Pasco parks nearby, the Pasco Comprehensive Plan adopted a neighborhood park standard ratio of 2 acres/1,000 residents. With 492 lots the subdivision would anticipate around 1,753.89 residents (492 Units X 3.753012 average multi-unit Household size X 11 0.93841 average multi family Occupancy Rate=1,753.89). While the proposal anticipates 5.95 acres of private open space, it is not arranged in a way that might accommodate a wide range of recreational activities. There are no public schools nearby. 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$4,525 will be charged for each new multi family dwelling unit at the time of building permit issuance. Based on the School Districts 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. Storm water catch basins and infiltration trenches are planned for along both public and private road sections, all lots would connect to either a public or private street, both water supplies and sanitary waste utilities are shown on the plat. (2) The proposed subdivision contributes to the orderly development and land use patterns in the area; The 2018 Comprehensive Plan Future Land Use Map designates this site for Medium/High-Density Residential. The Medium/High-Density Residential designation is site-specific for the Broadmoor Area. The Medium/High-Density Residential designation allows for a mix of single-family dwelling units, townhouses, condominiums and multi family dwelling units, with a density range of between 8-15 dwelling units per acre, per Table LU-1 (Land Use Designations and Criteria) of the Comprehensive Plan. The proposal calls for townhouse development, and indicates a density of 12.7 units per acre, which falls neatly within the comprehensive plan density range. Pasco Municipal Code 21.15.010(l)specifies that street patterns shall take into consideration access needed to develop adjacent properties. There are properties to the east and west; the proposal does not anticipate connections to these adjacent properties through public streets. (3) The proposed subdivision conforms to the policies, maps and narrative text of the Comprehensive Plan; The 2018 Comprehensive Plan Future Land Use Map designates this site for Medium/High-Density Residential. The Medium/High-Density Residential designation is site-specific for the Broadmoor Area. The Medium/High-Density Residential designation allows for a mix of single-family dwelling units, townhouses, condominiums and multi family dwelling units, with a density range of between 8-15 dwelling units per acre, per Table LU-1 (Land Use Designations and Criteria) of the Comprehensive Plan. The proposal calls for townhouse development, and indicates a density of 12.7 units per acre, which falls neatly within the comprehensive plan density range. The Plan also encourages the interconnection of local streets for inter-neighborhood travel for public safety as well as providing for traffic disbursement. There are properties to the east and west, the proposal does not anticipate connections to these adjacent properties through public streets. (4) The proposed subdivision conforms to the general purposes of any applicable policies or plans which have been adopted by the City Council; 12 Development plans and policies have been adopted by the City Council in the form of the Comprehensive Plan. To the extent that the proposed subdivision conforms to the policies, maps and narrative text of the Plan as noted in number three above, it would conform to the general purposes of any applicable policies or plans which have been adopted by the City Council. (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. Pasco Municipal Code 21.15.010(1)specifies that street patterns shall take into consideration access needed to develop adjacent properties. There are properties to the east and west, the proposal does not anticipate connections to these adjacent properties. (6) The public use and interest will be served by approval of the proposed subdivision. Per PMC 25.140.040(1) and (2), "[t]he street system of a proposed planned unit development shall be designed to connect with existing, proposed, and planned streets outside of the proposed site;" and "[p]lanned streets shall connect with surrounding streets to permit the convenient movement of vehicles and to facilitate emergency access and evacuation." As designed,there is potential for poor access to and within the site: 1)As per City of Pasco Design and Construction Standards, ST-9: 12 the plat must provide a 12'-wide multi-use pathway along the public road connecting Harris to West Court Street; as well, the multi- use path should be extended along the northern side of Court Street as well as the south side of Harris Road, 2) As per PMC 25.140.080(10), "Private streets . . . may only be permitted if the applicant can demonstrate that the minimum density as identified in subsection (4) of this section cannot be achieved without a modification to the public street standards.Justification must include alternative layouts;" 3) The sidewalk along 'A Street' should be offset from back of curb in an effort to make this pedestrian access more ADA friendly. The consistent up and down of the sidewalks for each units driveway approach could cause pedestrian travel difficulties. 4) The City may require the construction of a secondary fire apparatus access road connecting both Harris and West Court Street as a condition of approval. TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Following a public hearing, the Hearing Examiner may recommend approval or denial of the application and accompanying PUD plans or may recommend imposition of such conditions of approval as are necessary to ensure conformity to all applicable regulations and the purposes of the PUD district based upon the criteria listed in PMC 25.140.090(5). A PUD may be recommended for approval only when it has been determined that: 1. The PUD district development will be compatible with nearby developments and uses. Asper PMC 25.140.040, "[t]he design and layout of a PUD shall take into account the relationship of the site to the surrounding areas." More specifically, and as per PMC 25.140.040(1) and (2), "[t]he street system of a proposed 13 planned unit development shall be designed to connect with existing, proposed, and planned streets outside of the proposed site;" and "[p]lanned streets shall connect with surrounding streets to permit the convenient movement of vehicles and to facilitate emergency access and evacuation." As designed, there is potential for poor access to and within the site: 1) As per City of Pasco Design and Construction Standards, ST-9: 12 the plat must provide a 12'- wide multi-use pathway along the public road connecting Harris to West Court Street; as well, the multi-use path should be extended along the northern side of Court Street as well as the south side of Harris Road; 2) As per PMC 25.140.080(10), "Private streets . . . may only be permitted if the applicant can demonstrate that the minimum density as identified in subsection (4) of this section cannot be achieved without a modification to the public street standards. Justification must include alternative layouts;" 3) The sidewalk along 'A Street' should be offset from back-of-curb to make this pedestrian access more ADA friendly.The consistent up and down of the sidewalks for each units driveway approach could cause pedestrian travel difficulties. 4) The City may require the construction of a secondary fire apparatus access road connecting both Harris and West Court Street as a condition of approval. Development permits has been approved and/or underway in the Broadmoor Area that several hundred dwelling units. 2. Peripheral treatment ensures proper transition between PUD uses and nearby external uses and developments. The project will result in the expansion of, and the construction of the following connecting the site with the surrounding areas: • A single north-south public road connecting Harris Road to West Court Street. • Two access/egress points to serve 492 homes: o One access/egress point along Harris Road o One access/egress point along West Court Street • Ten private roads connecting to the single public road • West Court Street frontage and road improvements • Harris Road frontage and road improvements • Street-Light Spacing o Streetlight spacing of 300-feet alternating sides of the roadway (600-feet same side) shall be maintained. o Lighting along both West Court Street, Harris Road, and all interior subdivision road shall be required per of Pasco Design and Construction Standards and Specifications. 14 • Multi-Use Pathway o A 12-foot multi-use path along West Court Street shall be asphalt (not concrete), and the walking path shall be offset from the curb pathway following a linear. Additional conditions have also been placed on the proposal from the Pasco Fire Department, below: • Per International Fire Code (D103.1): Fire Apparatus access roads shall be 26 feet width, exclusive of shoulders. • Per International Fire Code (D103.3): Turning Radius: Determined by the Fire Code Official. 28 feet minimum. The project will incorporate approximately 259,305.00 square feet of open space, in conformance with the Amenities and Open Space requirements of PMC 25.140.080(6). The project design is not in full conformance with the requirements of PMC 25.140.040 (Relationship to Adjacent Areas). 3. The development will be consistent with the Comprehensive Plan and the purposes of the PUD district. The application for a Planned Unit Development, and rezone to the R-3/PUD designation is not fully consistent with, nor fully meets the intent of the Comprehensive Plan, PUD regulations and aligns with the intended vision for the Broadmoor area. The opportunity for additional housing options and diversity with open space amenities both support and implement the Broadmoor planning area goals. The proposal and project are aligned with, and implement the following Comprehensive Plan Goals and Policies: Land Use Policy 1-13: Enhance the physical appearance of development within the community through land use regulations, design guidelines, and performance and maintenance standards including landscaping, screening, building facades, color, signs, and parking lot design and appearance. Land Use Policy 2-A: Maintain sufficient land designated to accommodate residential, commercial, industrial, educational, public facility, and open space uses proximate to appropriate transportation and utility infrastructure. Land Use Policy 4-13: Encourage infill and higher density uses within proximity to major travel corridors and public transportation service areas. Housing Policy 1-A: Allow for a full range of housing including single family homes, townhouses, condominiums, apartments, and manufactured housing, accessory dwelling units, zero lot line, planned unit developments etc. Housing Policy 3-A: Encourage innovative techniques in the design of residential neighborhoods and mixed- use areas to provide character and variety in the community. Housing Policy 4-C: Increase housing supply and diversity through appropriate and flexible development standards. 15 Economic Development Policy 4-B: Collaborate with public/private partners to create a masterplan vision of the waterfront, Broadmoor area,and other neighborhoods as necessary Capital Facilities Policy 1-A: Systematically guide capital improvements consistent with the vision and plan of the community Capital Facilities Policy 3-A:Assure land development proposals provide land and/or facilities or other mitigation measures to address impacts on traffic, parks, recreational facilities, schools, and pedestrian and bicycle trails. Capital Facilities Policy 5-B: Encourage use of existing natural features, open spaces, and appropriate excess right-of-way as an integral part of the community-wide park system. Transportation Policy 1-B: Require transportation and land use planning efforts and policy that meet the needs of the community and the objectives of this plan. 4. The public health, safety and welfare have been served. The application for a Planned Unit Development and the proposed project associated with the application are subject to the regulations and requirements of the Pasco Municipal Code and the City of Pasco Design and Construction Standards. The City, acting as the Lead Agency for the proposal, issued a Mitigated Determination of Non-Significance (MDNS) on 21 December 2021. The applicant has, or will be required to submit the following documents or analysis to supplement their proposal: a. Automatic fire sprinkler systems are required to be installed throughout each dwelling in accordance with IRC Section R313.1. b. Fire Apparatus Access Roads, where required, shall be provided and maintained in accordance with locally adopted street, road and access standards, per IFC Section 503.1 c. Multiple-family residential projects having more than 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. d. Court Street carries a roadway classification of Major Collector and Harris Road carries a classification of minor arterial. All proposed R/W improvements shall be designed to accommodate these classifications. e. Private Roads B and F place a burden on the neighboring parcel to the West to extend private drives when developing. f. All dead-end roads greater than 150' must be provided with an approved cul-de-sac turn-around. g. As per pages 14 & 15 of the Pasco Bicycle & Pedestrian Master Plan (Resolution 3347): "[A] bicycle/ pedestrian pathway [shall] be constructed from Court Street at the 1-182 river overpass bridge to Harris Road. The pathway would parallel 1-182 at the base of the elevated roadway embankment gradient, extending to Harris Road from the existing pathway which currently leads riders and walkers up to the sidewalk on the bridge. [T]he pathway should connect directly to Road 100 (See PLAN 2011- 002 Resolution Packet 3347 Bike-Ped). h. A multi-use path shall be extended along the northern side of Court Street and the south side of Harris Road. i. The sidewalk along proposed 'A Street' shall be offset from back of curb so as to 16 eliminate vertical movement of the sidewalks for each unit's driveway approach and to make this pedestrian access ADA compatible. TENTATIVE PLAT APPROVAL CONDITIONS 1) Project must participate in a proportional share of the improvements for the 1-182 Exit 7 Interchange. 2) Street patterns shall take into consideration access needed to develop adjacent properties, as per Pasco Municipal Code 21.15.010. 3) Project shall construct a minimum six-foot tall solid barrier fence on their property between the proposed pathway and the 1-182 interstate right-of-way boundary. 4) All improvements shall be in accordance with the Pasco Municipal Code.The Pasco Municipal Code adopts the most recent versions of the City of Pasco Standard Specifications, the Washington State Department of Transportation Standard Specifications for Road, Bridges, and Municipal Construction,the International Building Code,and the International Fire Code. If there are any conflicting regulations in any of these documents, the more stringent regulation shall apply; all private roads shall be replaced with dedicated public streets unless adequate justification for private roads is brought to bear. 5) Two separate and approved Apparatus access roads shall be provided where the number of dwelling units exceeds 30. 6) 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. 7) 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. 8) 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." 9) 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. 10) Only City and other utilities with franchise agreements are allowed in the public right of way. 11) Overhead utilities are required to be re-routed below ground. 17 12) 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. 13)All fee payments for bonding of ROW improvements and Water Rights must be paid at the time of Final Plat being submitted for signatures. 14) Homeowners Association (HOA) documents shall be submitted to the City of Pasco Director of Community & Economic Development for review and approval. RECOMMENDATION Staff recommends, based on the Finding of Fact and Conclusion that the hearing for a Planned Unit Development on Franklin County Assessor's Tax Parcels 118180068 and 118180139, be continued to the 9 November 2022 hearing for consideration of the recommended conditions of approval. 18 Overview Columbia i Applicant(s):Map 1 - ■ ` 2021-002y � lilfallL� � ■' faf yr. r ie.i�a 'r�o a.w■■r ■w ��fl I��� �n.ur �r wr .w r 'I•ta son r,..�`.y w wn�a n � ■:r��a ysy Nw rrrry iy wrr r �y'■Iwiw #Rll �' � - i,s,a •J.:.S�� .1'a r�rrr'+0.y 1�Tii'aff*■y�i rf + ln -.. .-unln.�l. 1n Nlalllluul+lu��."q.w..w■ ... - `y l u.uulwiU w�r;��■rra���w■ AL•L• 6.11 1 LU l.m, maimmill lirr� lillili �W .. .� f . ,•uWHlll Q1�21►a��y� +f lrr� o-:......:1:,..r.•.� arrr waraauaaa.It ryy r/tra.a y�aaa.rY r rr *Yr r �I� �� y ��Zy'- Lr•..a ,JattGt■ry ityil.ii V r' 'i [wry 1. � I�h11 ` �/e1�►�.aarrr.r ; Islrr.rr LC&44 '*• I1►1►► +�f1 rrsaawaa_ C ��.q � 11�V 1y1�. �Riif�►M1ra yr ara�1 W! 4 �44❑L71 T '7 r. �Ir �► i��v�fTr:Yr 'r 1 A r�^ .i,� �• s�.. �� �lw� e.�e '�r a yr�:„ • rl JOD404W. WE L ���� r���.. V � i� r ■ r ���Gr - 'a�* �.„ ? ..gal y■ems "Wo •� kr�rp���/r jai�w�� .� � � '^!'11 off MIN" Jff Vicinity Item: Columbia Shores Preliminary Plat/PUD N Applicants): Paul Lavrentiev Map File #: PP/PUD 2021-002 . �` 4 fir; f- ��.►� � r AN - ' P HARRIS RD �P[ER5_EaGE DR t`� SITF- T o or t �r r O a �� yrs -Q s • k 180 350 700 1,100 1,40Feet l�f Land Use Item: Columbia Shores Preliminary Plat/PUD N Applicants): Paul Lavrentiev Map File #: PP/PUD 2021-002 Undeveloped HARRIS RD viae SFDUs SFDEJs N'j SEDGE DR Resi S 1_1 T E Lumber (UJ N2 V) E NE-- U EU eveloped KGs Hca cot u�� krvlsk LnM C� U 80 .3 50 700 1,100 1,46-0- ,s (4n L S�QG a �1 Q�� f��?, S a� s sae o Feet h�a�j 5FDlJ's y lJndevelepe 4 Zoning Item: Columbia Shores Preliminary Plat/PUD N Applicant(s): Paul Lavrentiev Map File PP/PUD 2021-002 RS-A..4; (County) RM R-T (County) ®R # 180 350 700 1,100 Feet CCam Plan Item: Columbia Shores Preliminary Plat/PUD N omp Applicant(s): Paul Lavrentiev Map File #: PP/PUD 2021-002 Medium Density �- Residential Medium Density Residential � Commercial Commerciai High Density --L- HARRIS RD Residential RS EDGE DR 'y Lo D S,_ esi nti HoREL j� � F� nLO p a C�UIt'T sity R sid retial S�. .10NEST Lo e e i nti COLV�er sy o OAK�N 80 350 704 1,100 1,40 Lf r,yp1 Feet ® COLUMBIA SHORES- PLANNED UNIT DEVELOPMENT- PRELIMINARY PLAT VICINITY MAP PORTION OF THE NW 114 OF THE NW 114 OF SECTION 18,TOWNSHIP 9 NORTH,RANGE 29 EAST,W.M. PASCO,FRANKLIN COUNTY,WASHINGTON e PLAIN SCALE 'r ioeroi tA -- -- —— —— -- --�-- -- -- -- -- —— — '� — - _ _ 12 OT ses°sesa:ow.<a HARRIS ROAD - - - - _ap _ saa•ssDere�. - ne.�o -- - 171-8 _ _ _ _ - � --- — — — ` -� — z APPLICANT ��rSURVEYOR W � g — -- -- - - - - u,� saawEeRR ERM.T.R.= EEE �LJ1J ENNEw��KwAss�s"r�, aL oEoa. I' DATUM-BENCXMARK m �: Ni 'u , X0RIZ0N UM:NAUAl wsacs,SCUT1 zone INR L—UM:NASSAS , mxRARCD. exse saz'exs eiEvnoaxEaor secriorv,e,rvniLiry case.x:aaa,aes.,s. - M„ �)6 -- --- -- LEGAL DESCRIPTION DOG RUN ;I;I,aUTILEEMT �, EA,++ �, MEST QUARTER ECTIO 18.TEVINEHIP 9 NORTH �,M�ox DESCRIBED AS FOLLOWS E=aEwM.RRAxR rvCDOry r.wASRMDTDrv. 7777771-T-F-T-7_1 COMMENCING AT THE NORTHWEST CORNER OF SAID SECTISOENCT8 THENCEASOU IT SIT __ - -,-PHASE 2'u' �� I'm'mm'sa'm'ue aim'av'xm'm'� uiSAIDDOE 1 - -I_1W39'WES7,40,00 FEET ATONG THE WEST LINE OF - - - - - - - - -- - - - - - _ b Al 8 fr -m .RTNEA RNER. FREW" - C mil t� F1F� 1J_L.LI THENCE SOUTH-5610 EAST-W FEET ALONG SAID RIGHT OF WAY THENCE J max.MvArE- - - - - -- - - — ' E s' g PHASE 4-1 1 w : s a� {� ii m,� x,lx x y � k - g — _ PXA�3 mU' - - _ $ Rur \�' FENFE C.I.ll-IF EAST xrvry ory oeasr rveoFsaoPaR ll e ToTHE TRUE PorvroF I L r: E m e� .+f iONOF-11.NORTRwESTODARTEROFSECTION T., SORDEDASF Lows. ST 211 ST-iF -TcoRryoFNDsciorv,O TOTR MA I IN N SOFT WEST, THE EOF DESCRIBED FSEDOTREWEST iiR EETMow � - a z FRANITIN COUNTT THENCE NORTH I'll 11 T IL LINE 01 PAII LOT THENCE NORTH 87-Fil 12- AST.1.6 FEEL TO HE THE iFNewes acaoRiHcfoRa�°iofECrviuwcsT \ siioacToWA yW O � �NOEE Auo ri o s'FiiiNOA,BIT ll.j Ro suaver xeeoaoeo rvovEMeeaa.zo,s iozz 0 po ES'QUAREROSECSON18,OWNSHss ry Foiow ' ~6 a N a COMMENCING AT THE NOISTIANNEST;ORNER OF SAID SEC71ON 18 THENCE SOUTH Ni 00-39'WEST,40.00 FEET ALONG THE WEST LINE OF SAID SECTION 18 TO THE \\ `I «• l �\`iJ/%YZI S ERELTY�RIOGHT OFIWAY OF HARRIS ROAD;THENCE NORTH EAST R. SM 1707IUTH a FE NO SA D RIGHT r WWT6Txe rxuErowror eeairvrvwc rrvErvcE W w 610w Zj OWE; aY< WFC \ s J03 >zy s5. �P W 6a ��PNA8E1 ` U� UTHEAST Ww 8 bo ' SAIDREBARSTAMPEDN O . ,r ,z< 6.� 4' 0. RE. STAMENRO.ERE TATE F.UIE -w 3 \ n� OWo JN v\ THENCE SOUTHWESTERLY ONG MD RIGHT OF WAY THE FOLLOWING FIVE 182, C \ �.M x S M_ uu�.. RST EETTHE I'H ou�rN.CHi poris NOE AID RV`STFEET�THENCE E 111R' 063 e xO RDO TESE%TREUCI_`UE.Rur.,sa 41 FEET ALONG Sago 6 I'. AIT 53 IT Q \ PHASE1,' " MM ''� ETTOTHETRUERowroseEcirvrvirvs THENCE NORTH oa31 +ssD EAST,1021 �§ av ' u�' aur EsxT� Eaun EsxT� u OEan"U HOISECE Hoe Oeoa RECORD suRver RECORDED NOVEMBER a,2019 'o 'I i�IsawxocEssn a wTviuo s 1 fO.l 'h "M1(j�?O �x LEDC rvE si \ RARCEt ,Jr CURB lTva) ono 21 ,fezzifa9 zk i / / v \ v2 HMA CC - 4-9•wareR 'O ry DRAWING INDEX . \/\ z 2•Rc sa ze nREt arroE z^csrc CATCHazsiry 1 .na"B" I OVERA 11'LL TIES Ru e•Csec '_________ TNFarRATio 1 oRerv'PAce Run e•SEWER TRsrveH < s,ocK LeIN Run PH a PHASE'Pa NOTE: a ss carcH enEiry OB-21-2022 RTIRELENGTHAND N WITIN OCIRIVATE ROADS xiSTirvN.Q LOC TION55HOwN nREaPaROX.F_ANDxnr EEi=p.`TE CMIRACTORTO INCLUDE ExFr�ONanD swRhET�DTr�xPaxEEaxo�DRPR��aTEUT�On DDaTDR R�ORTo ENOHMD 21 D48.1 /1 PRIVATE ROAD SECTION CALL 2 BUSINESS DAYS BEFORE YOU DIG: 811 1 GG ® GG COLUMBIA SHORES - PLANNED UNIT DEVELOPMENT- OVERALL UTILITESEELNE� =LEGEND ` ��ETA aGGG ............ TELE ©© ®o g NGHTORTYLye GBIEFlBERNISER C]C] BB € £ PLAN SCALE iz a _ — _ oda ° n 1A —_ __ __ __ __ __ __ __ _.. __o FF In _ calne�eNG e N _■C7 a ___ nw ses°wse'Ee:oaa XARRIS ROADeE,pxe.Aa - - -----_- '12+07 _ _ _ _ = OP GAnONN IT 1-1 rwlM rq lw 77 1T__—_ _ �g iy Wo_ GAT VAUVE- I�aMG ATION SERVICE w w VII —= fANx s BBIBB�IBI " n FH 1n n r� BE, kk N ,xsroniml ."i xs'"F'n' ro— iit -- _---� 'la�SolA EEo _D m q.3s IN n x, urN.CiE Tr ry d�: xa tr iw ?�� vAwcEL m A note oo --STOW AN _a - - n L1"m - r- n, i ni9w; I ® see-neon $ o PARK NG LOT LIGHT WONJWx „ BBaBC.IBN F� ;w/�'",n.` y,� t •"""'��I o —► SKIN Erv.oxc e ,n DOG nux i��; I ABBREVIATIONSn �'aw 1 K. ENTERSEG, AFN IPoEOS6 y —rrr�r-�r—rm-r r-rrri—r-rrrrrr-- d AS ^L II e J "'PHASE 2 __ 1 �tlm'u ss u m'ma ms rvml IraRPGA o ounws a - - - - - - - PEA P Gwxna g '"' VALVE C f1 3 "' iiiLLL aonox.wware BFN�F+ry l.r S' FM' SIB —1 DFA �IwAF"« -_ Ia'm , nwffi�nl +m'wwsw E nNTEnGE G a AD 'iii i� Ln' —__ PHA$E3 - ER I. = na� - wr Na \ �'i o� Dv .�' voaGAx�ayE SEWERµnrvxoLESTAT N F I E,m �`�+� m�.\J4 m.� frhoc:�aGnEiA�4Eo1 BREAK TTOOP AL H.HO HORIZONTAL TBN TOM�00�CMYC8,EENCH MARK " - TA P OF z =IM 'I— MATTE 11FD IL �\ yep F ��� a WWATTEH"I PLANE coeawxA -T. w�j N'I CA Taurlc "W A O Z. f H.y • ZP� O>Y aZr JWP ; 00 ® 00 COLUMBIA SHORES— PLANNED UNIT DEVELOPMENT— OPEN SPACES CLUBHOUSE VV OPEN SPACES SUMMARY sF(IAO ) g PLAN SCALE -- —�-- PDOG RUN resEETMz .rea11P 171 a 30$F(,BF AC) --------------------- ------------ PAT WAv985 F B xY 0] x�amav HARRIS ROAD ses°ssaer,,ne.��. EPamwnraoo LF aurics w �� EA _ T P vINSPaFSF(,.7,AC) US. Ov 'III OFU a_ uA tw caxcEL Nis Tf� r _ 1� 1e IIIF � 1e%oi' m � F NISi n a_ S; Pax EL li w — — — — — —— I; F"M xF EXTENSION of DG; s\ = Ili 'lHUQUNER-TRZ E",. 71 BYOTHENG n bDOG RUNNU;L� 12MULD-USEPArnwAr X ��-rr-r�r--r-rm-r r-r-rri-r-T-rr7 �+u 5• __ � ""PH"ASE"2IN 1 I��mt�m'ui ssi ue'm'm aim'av'xsami _ a 10-11, R & w --PNASE 4_ '1 i v 'wom,a'mpmi IT' T �LL����--R IN IN IT x wZ _ �W «a �x TM Pr -�:k Ff Lu 0.1 TPATH— Oyu WOz LI PATH— u L>-61Dw ; :��y "a, � \, •�_a zQ� WWF •'7�� PNASE? "p. Z. OW PAx�EL n�° O o aN -;' o n sr x x xIt s�\\ 4 P�w 3 x o Q 6�Y PHASE 1/.B, ref mere n�eJ f PA LEGEND 06-27-2022 .� Ea�`Fr`o�no s°w�:h°.s„"""�".=I_ oa a�� x"vam ILE II�o`"°"o EN h 21-040.7 "sFACF D CALL 2"BUSINESS DAYS BEFORE YOU 010.p8 l ^W^^^ 3 ® COLUMBIA SHORES-PLANNED UNIT DEVELOPMENT- BLOCK LENGTHS g PLAN S—E to +2 07 ses ssaaE aw.<a +axe�r NARRIS ROAD sa+°sssereine.aoa W m6� i i i +85.0 LF M rzOeo GL ioLRe pgpCEt - eIF - - - - - - - - U.xo.,Cea.CU W s RIU— +a+A LF, P ��€ ._.T' \ , B! i= -iTrrT-r-rrrrr- -TTTF1 -rrrrT� -_-_- _ ---� __ ❑ -- -- E -- - L11� LL1L1LJ Ri - _LF vo LLI Z. GSGi �i Yuiw WFGi ' 6�x Z V JFK yZo WWoWcoo °' d>lg � � a� Omo �m -c IL IS 4 PARCEL 66-21-201-i A, � 21 040.7 CALL 2 BUSINESS DAYS BEFORE YOU DIG: 811 21 4 ® COLUMBIA SHORES — PLANNED UNIT DEVELOPMENT— PHASE 1 I ii aTk^ PHASE 3y:_ e Pu® n.cr —{� nl - NEIN y a /y y F� to a$ __ aS' x'- g - •�'i l� -VMI LOT, 8 -PHASE CURVE DATA DELTA cz R.-I E PHASE 4 __— ¢pa•p¢W EI I ago Poo un¢re `� _-_- R � f tip__—_ ,� n R M\ _ R/ ,�, . .:t• AM Tl I fe 1 \ n mxi,\ryWl R _ 9 'v W�R 'M¢ kES LL S NOTES 9 - yDETa MalsLURE RaI aTEaG DSTG¢E DNeTRD�TEDPEa x i •, \ _ 's/PHASE I M / -� �e/ii�I.9 ro IKEY NOTES No gF Qto'unLltt ERs ME11,. '4a i Qt0'9IDEWALKAND UTILITY EASEMENT �` o,s'sIOEWALKAND UTILITYEASEMENT g ' n ''l ? Q• TvATNway. wj ROAD SECTION PER DETAIL ON sNEET t. "W O P PRI—1 a � s m ce I" ©8DCCALLoc..ACCESS STREET av TO TOP Dacrc ov s.RHOS zW n N� =a F '� M / a `'\ i soewALrc vER CTv of.—STANDARD AALST-ClUl - a e —__ _ l re n I �' ED'WALlcc°v`Ea CITY STREET'o STANDARBACK DILIAIi sins.AND r Axa $ ----- -�---__— J AM. R m '� �B EP R'ICrvor01 ARTERIAL,63 oe°rnlL�s:zc°F cuaes.AND rsloEwurc, fly. o 4TI\_— _ ____- T¢¢cr¢ \_ /i/9' ^ ,-_\ \ /I Qtr MULn-usE ParNwaY. OJy LI�D� __ EXISTING ZL`W' O>Y Asa W z LU W F C m N¢¢eswwni,r M�asswes.zee _ _ _ WCOU - _ _ yQ� WyZjw W6F L�.Y+ d �ox i1---- „ laaM alffial � eI a e gl ¢l �; ,° „- nal a$l b�P� ;II 9 c ID Y I I N i II^M M a aI m� I Ali illl gi I I S 3 7e+ 411 xwWCOURTST -- n — s ANN 11"LL i ��•L PHASE 1 I �T 1 `� / ETACNED s N-TAM L�MEs.— 1 9 1 ___ NNH�NINMi11N Nn11xIF L0T8 SOUTH OF COURT STREET cALE.,=.o 06-21-2022 29-040.1 .ERIC"o.rQs_°m'Ius, _ES. .1 ­'iLT"DRERRORi.PERRcxT,� CALL 2 BUSINESS DAYS BEFORE YOU DIG: 811 C^e^^^ 5 QCOLUMBIA SHORES- PLANNED UNIT DEVELOPMENT- PHASE 2Lwa n � h0 _- �xxxn.wxx�- �xx�xx�xxxxx�xxx�xx.xx�xxx�x\��Wx Y\ a 6 � PHASE 3J'® �- Ixn mr a � \ Yw max zo NO mcru IN et° I IIJ m IIJ l e F n0' u , R I R I UP n s.e1u'bA% "_- -- ,`- ,11 a I I I I I I -- --_ - �I -� 09\Ina\ \' gl ��n;l .� I„ I .�I Incl I ,n j -------------- n��'nil �� � �ir ad J_�_lrJ-1_aJLf�g r /,n ,A Inw\lad\m% , -- -_ g�ln�/� m< g $ o `� '� .f—f T I m "P s)/ i \ 1 riser PRASE 2 e, /-m,• — P 111 `\u' \�� msl/ ,M, x�, J�` - E 1 vao� PHASE 'AL' I � R w, .�a�C•9e J 'n I I R /.�x� i© ”" — ==r%= �Bi�; nffi; ----- I'� - � i J0i nJ�i nJg' � r � m 3 = n/ g.$ �`/�� � ,a\'�\" NNhN''IxNx�wNNM�N• MiI1jNx� rxxxrx \ Z LLI \I PXASE�4 -'Ny �O — - OZ ="u A3 W Q- Ow O � Jam+ y� W 6 6W �Y Z ZNva W� d JOWa WFC RP Jy3 7Zy IN �W C` ul 0:J C f O o f; NOTES - 1E aorto TRACTS TO wCW OE IEIEICaAnory OE unLIiv EASEMENTS Eoa _ 6�Y CITE ANISEwEa MAINS. Iva onus To xE coNsmucrEO PEa Q _ LAONSHEETt. m �§ KEY NOTES 010•unun EASEMENTO J CDRI DATA TACUR LENSTH RADIUS CHORD CHORDSEARING DELTA TANGERT Q 15$llewauc ANI Jn EASEMErvT. b Nu°5Y'3>E 1<°a5Y Q TPATHWAY. Cs Sa5.9t3eE e O PRIVATE ROAD SECTION PER DETAIL ON SHEET,. -IS 11— r ©Slo .ANDS ��. i�� OoU­COLLECTOR STREET�TO TOP DICK 111 Dr SI ERC_ PAS T T• t O1 12' PAiHWAY.21421 1:�= ARD DETAIL ST 2C. RBS.ANDT SIDEwuK, Cte - 06-27-2022 29-040.7 AR,�; ,Iglp CALL 2 BUSINESS DAYS BEFORE YOU DIG: 811 =6 ® �aD COLUMBIA SHORES— PLANNED UNIT DEVELOPMENT— PHASE 3 wnlosCUrR%M TA oESTA CC16 291.95 0285P 293.39' xG ]0295 iA g ffi II1 1 CI s„'II nae'�I�m���,Imn ��ms��m� ° tnffi mI m 1 ' ---— 1 i m�----I— l ---1--- =_ CIS nFN1896353.>0a1' rvM3a9°°�%5�2YwE 3�t°°3�2360ro' t01..56n6 PLAN SCALE vw RPCI. H77777177 , 77 N N 77`77 � n1� m� m�np1 �I �I ID mY 1 .�j mz9E 602k1mmmim� ZW 'm€' $ g _3 . ° ds 'PHASE 2 77 IS AREA i �a mac. .ro ti< PHASES -_ s \ a � 5 „a _ I m—_—a/a D` Ra �m\m\ 84 v'.4\ `m\a\m /D4 I�� a ffia♦ \$\m\� ` \ pc�i��� � — 'a' \� f pW co co 4�`\\ /\\� I k fig, /�4 ,ya\ m\m i �a D` \m \ \„ ' ZZ F U JZ. .2Hw Z Zdw -fix J w Lu W P L; a o o 2_1 NOTES S J� ',ae a \n, ■. NATE sono TaAcis TO lrvcwoE OEAo canory or unLTV EASEUErvTs roa _ L oTP ni"nola+sHEESTEwEa uAlrvs. onus To BE corlsmucrEO PEa Q 6 unuTr EasEmErvT m sb KEYNOTES � 015• A to•sloEwAUffiArvo ui6iir EnseroErvi. S0 PHASE 1 roa S�.I�y �.ga/ �iE =� is slorwnaxArvo UTI—Ensrurrvi. PRI—E aono SECTION PER DETAIL ON SHEET 1. oso D, .�.'-.i: 1 ' I� �° 63 TO TOP B-K STANDARD DETAIL aas.AND TSIDEw�K q$- MULTIUSEPATHM oe-21-20zz OTR_' 21-040.1 CALL 2 BUSINESS DAYS BEFORE YOU DIO: 811j 7 COLUMBIA SHORES - PLANNED UNIT DEVELOPMENT- PHASE 4 t\ PHASE2 a. SM to 61 "�z z my 3 �I --- Ri ..-- -- n .eU °�— ROgO!-M/VIh— zo- / nla:im/ 3Y '� /iMttP\\ \\ / my A —AR..." $— ;�- - -- yea ° �`' �� /, �\ \ M ell SIT -.1 -.1 .31 RMCTE' C I 1_71 II R, m. .33 Ol j -�j-�j -Qj El -,;I .-J ,..l M�j -al ,.I �' �!�, \� �/' p g � Mt A .1 0Mme Ar 3 MC—EISIN, --- - \ / " ,\ y ,,7 Lu-- --- --- -- 7/ 77-7,77-7 ____T 7 7,77—77 17 1---T-11—T —I-- u \- 3\`� A i DOG R fd U,i�.. I.., I.- Ism 1.- I-.. I.- -0. co z fix 2z R DO -I- .D0 Z zv� A g Ul Lu PLAIN SCALE -12 >Z� 8C COL. L W Lo IS NOTES 11IVATE ROAD TRACTS TO 1EASEMErvTS— C—ATFIANISI 111AUIS 11—ROADSTO11COISTRUCTEDIE1 L UFTAUAO_ ■ KEY NOTES 1—THIII LARE.E.T 10'SID—UNAll ITILITY EASEMENT 010 ■ 16 SID—NAND J-EASEMENT CURVE DATA Qa 7 PXTmaAY. CUM UENSTE RADIUS CHORD CHOSSUBEAFING OEM TANGENT0 PRIVATE ROAD SECTION PER DETAIL ON SHEET I UN. _­ TICAl-UOPEAPL ACCEOFF STREETSISTOTO BAUNOICURBE, DE DEWALN CII PASCOSTANDARIDDITAILET-SA. 7 TYPIE DAN U-COLLECTOR STREET�TO TOP BACK OF CLESSE,AND 7' C7 UMSY ASW 14— SO-2—E _PER C�OF PASCOSTANDAFUDDETAILST­ lI MINOR ARTERIAL.63 TO TOP BACK OF CURBS.AND 7 SID- S, PE CRY OF RNSCO STANDARD DETAIL 12'MULTI USE PATHWAY.12S, -B 1141. I A E AU C=�ATE'l'IIE I N 66-21-20'2i R 21-040.1 DAYS BEFORE YO From Harri, Ro 4 ! =r: I, . � •r. r - / � 'r �,'7 �r}+` 7� _ J.>�Y 1,�., „! :.1�yr f,'p M1'/. �.!?l f�(J�r)r i:1jr /. 17 F,. -,f•- �• Y�'' f' -l_ 1 < lop {j�e!,J� i� :�,�,Ir �wf llZ'.rr�daS ',7r�• '}A S r ��, i 1 f •I `�i •F '/' r •l r �� -�, 1- .Y(• ••sr� I. �.k. lrlr r� 'll' � is�•;,.f.•. s,iL1 i` K -vi,� +11 `� 1 f 1'., '�i ';f7. Y',. .r. �i +/r. ��fj�'i� _ ��•�/ q�i ���J'�,(�[�y(fj�`f���� /I.,�d f. .G' •11• ; n, fj 'S 'if ` yi �;'{�.�' ,V f�'r I -s� d: /i r�•.•:`C���}�•;'f. i �� J(�. i �i�i 11.6' J�J '.'s,}!'i-��%iL7'fy,��f�S .frf� r' ��1/r 1 d! �V •� G7- i� ! �:)�I �{ - _ 1 - ,�`ti �,; �iQ''�• 1,1 �r_.f, , .1l,' Id1 � ��!•. .v. �� �j N•,!�', ',J•''i.. � �% :1� 1r97�+`. Ai !J��•'{i'I r _ �;•� . .If�[ �{, •;�. .'!.•_.f V.�"�,],(/k. 1.+ ,y "�7.. ( to ��� fry .lir„���}�.. r/ ��': t !°.� .I�'r t.• -< 1 ��'. l ��i, rf e r', !I'. .L lyr;l,i:�._1�. •'/f: '%� � v S� l.F.i,/ - � f: ��.,r. �,.T - �: !i -f ?' �� }j:a,l I f-i''..�� I r y °'� I }- 1 .S1.1Y7:'' d `f _/fi!..' ��i::> •fa,� '�- .%� fgg 1- .�l l�s; (, �r i, to 4;,h'•. :� t .[ ��f;..r�� � >� .r F''�� . F � i'/' � �f:` J�•� J•, y�': y �� ;J e .%�' f P :n,7. .,,, '� "1[":°.:a' i � �L � ;! �. y. � •V. / r 'r S- , r :�� I1 -.r: 1 �� i" - ,� �Y a o �, i•- ', :�� ,l.: . /.i. ��lf .�I}{ :�1,/ r.�•�.,� ,f.; ,f t +.,. '�! l 1 > � L�' ,!. "'�!, r` '4 � /r�.'A`.,r %`�'. � `r( x,^,.��•✓ i"' r -•'� 't, Iv'�i J �'1,r-� 1, r ��' �'7� �r, �r .l<i19� >' a.. �y; ;•T•+{f• r;�.." �r�J� '!-.M � ! j ff' y 'f %i% .r �f' 'r � ,(jam .�I✓/. f iI �('f�r 1���•i. .i r. l� , _ Till •,/i ?`1��r• 6 a ! � Y .c ../ `6 i / �� - �i� I �' � 'x z��.1�j.'_r- y �I,�_� .�>��:Y �(},�i�r�.;�'�3. 1 =:r-. :� .✓ ij` i,r..1 .r! •�° � �, �',i � '�%�� .�;i �` �:f F "�-ii. p.,, 1�.rJ. Jri .'�7 ., P•, � �, /�f:• •'1� ' I� t �>1 ”;.y. �- I r'�, �• � .f �r f '% .�f JJ � { dy �jl' 'L _ t✓ �.�. �Si, s •/- r!J,�( ' 'r .sr.f. {. �('� .l �. 'J%'�rd� 44I y� '�� 'I', 1 {� � }. `,+ �1. J •[' J..�I. •I% '1 • �/� . f '}� �� �- r`" 'r.N :if,. ��''-' C• - /, I`. •!��.�•Jo f�•,, �i.a��` 7.�.� } { .'I. r i(�f •: r _ f.: .1 a 'i� �. r d• ,7 �� ,aL .al•1 i. i p 7 .'1. / r�:a. /!1.�1' IIr •� . �l "Sl�. �i.. £:�." •i� ✓i .•t-.l: 's�� ,( t a •r'6'' �- r �G� -�A• r it ''�r•-. '[ •, ,r � ,� .e �j 1. ,� �r„ •!�:fr"). <.,r. t 't'• rr�' �- r' ��" �� �j r h. .i, v.�� I; •'� 'i''a" I r &'. I :f.. ,l.f:-a!�.� "� I ! '1,'c- r� �,�r.' ip :1�? pJ r.,,'�;'f^ ,�,{! ri�r! 'y� '�ff r, '.� •!�' > �V r 7 �l I� .,. �,. !7lyY I IC � f/y�J Y' I ��•: I• r f - � � i.� ''��r I.'�cl' �:;y'!' 1.' I ,;. E. 7 �fal(•� tl' � r_,�•�j,5j. •E�� +., � .rs'�'f�.F�.�7u,.� �'. �r AI;.' '{�� '�•'s[`:f '_ �, __ { � '7 - •�'r �. �} f� � ,/ !' � i � ,.j! I \�.7 �m� './j�1q,�}� II`(r � I��� ��• f( � •� •,���. � r. !� .,��' - - - -�- -- -- � _.� , ..i:;w 1 t- to r,.,.:'�+.;v+,•1x,.T 7576;r s^_..-.>^7 ,�5�"xY;a�+'=4<�".�cvl�7_iilF"'.�.�ra, `-�'�.�i ap y� max', !:.���'��?``' �'- - _Y` �'�'. � '9.� - - - - ,r:i ` -� � Win' '�"=F�-e`'t�'45��� �a'�i �w ,; S�"1 t'i"�'�tiw��.��, "�u�.t.�a� '�✓S�`�` `!-�'�-f'�`r. a�'":z y.•.-.�i. - r - __ v ^.`� -a,. s � r��y�,�. •. .t"�' �Mi Ei�� �� y„�,' ..t�^��'` •�-yrti r��� ._ << '{;�, .t7�,,. -t .� �-. k'a �i' :.f- ._::2 ;�Ziac r �k� '�/� i� d" .1� + '?{.�' ,•-r a -'s' --n �L' � sY"�-•:3.�� ct Lr� i. ,"�� '-`�yE..-fy 'x�,�,a��!�'s:-r^- '(v_ ...r �� r.w l:8 iii`:.- tti�:j.�`�'��_ - _ - �� s1.=.:(-�.. •.fie._ -�ti.1'saY.K. r��; ,i,;F',".t��-�,S�- � �e 4^iy%�%ter-n-v. 'S .�:�=+. w: "v- _ - � _ •. �wj �-: :�*-'., .aT y �',}�-....y' - "�. ...;�� ]:� r,S:.- "S :`a�fj,'1'.�",. ....L%>'. �`.,7`�+sr ..'�. T.F. -1?;,'.1r'- . - e-yiy:,�..c. �['•y; r �_ '� -� �,y-- �- -'' y fi .�.•:.;? _ ;"�_- t'�'S... "ri. ` "i.,z r•. - - --,i, - ,. ><i�m .2.. � f _v... MW 3 - - `•v. .rz.r` :•-.J.-�< ,{_. � >ri�7,���F. 77.'.:.�_a� �-:r�a t ..�'my`�'�:iit .�.c:�. ��-�.se �-S+r: �. ..•_ �,..I ~��^_3;,�f`..•.t_i r�:.` ^ter.-r -.-•"+C:, _ -.�� __ - _ - _ `_d F�^ '�Y dPl. -.Tat Y;?�y!'.� _ .<.. y '�'#� {�Y7» 7,ti ��r.'.. .�'li,r�+Y. � �....�.,..- �� s't-r � _ _ !••_ _ _r.'_ .- 1-, - - wr3', ..M Y�i'J "Y=�� _ ,.fir •r rS".']^� �'i -N .? y",K� .L f`� nom{ � �^C`�• A- [ ,���;�, � ,6.• -C.' _ _ _ warn I* fv XT"vef, 16 tx 4-" c!f From Harris Road Oro �1 ....... ....... From Harris Road R- va'+ YZ p .f7 _"-ter. - c._-.,r-_ �►� �y I •.41n _••y�+: -' ,_ 1N�� �{ ,4,x,•1 y Y JI '! L 'e'o i - _ a t � M � 1• � f-• ',- - A:. iS..�}�-�l _'1,• 1. s��Il From Harris Road M■�ii�.�> :� _ .z:++ ,.t. � :S.L+:t_.w...�.�� - ,-- _ -�.-,=a��v�-- -�"�..�'*it�ws.k.� - .......... 1ti. ' t -�v 1% Zq!, � CS.a i �•. -.�, , ��S� H ` I I i� !I. OM1," + K'� b � ;' K_. � �Z. •.'�. }} i- �'�� t _ ` '.a. .� tig� °r � IIS s i ��, •n A iii '° mix. 2� 'e�^4c fi�s�i�v�ykP�����rc�!+�.� - f`� � 1 :.ft � ; _. 'tr,., _-•l�. �•% _ ;;�`�`, s�S � � �. sky l��R,' � 1� t;{����\G,Z�., ,..�(�t�l d r i.� ' :�T "'� '-ti 3r ���r�,� y r,h, \�titi:� � -. f4 .,�— � '�• ' •' �Y �`i,�''�f .r ITfJ"GJ � ` A� S�aF'� �q "'Sl,.'��.��kc _ ,moi - - ' .,��r �}�� 4i\.��d �� - . `,�' � .�� S��� ti�t Ix r .,•..rte `;.,.�'` F u `;s ( -+i ,r � ti f,J�,�..�„y to'��''. �5v. - .. •�, w/ /! � 1p - _ ~u.L� ��r r ,� „„�� ti�'�`C i � ��. ..�Ch y, ri r y, � I�� 1': -� !�S•�! +•. � �. •�1��., ' 1 _ -7L mr m - M x. . From Harris Road r; xt AC �. .� _. _ `; - ..:. yo-�.. •r_ - i From Harris Road Alv . "`r _ �,�Vr [,�`� g"'. ` �S-i�rT r�� - ' `. ++ '�Lk� v i' i �lM '_��t '�' s _ r-: ;" `r� f•y1c-' _Ai- fV,kf�� - k.• is�e ��, 7�'+�" R' ,� ,:ti_ _ ��, ei C ,h ✓ N�'. •N_ �'� 7 ;�F.X� \�, "ii yF}+rr�� r'>.S '��': �" w,+a _ j[a'+"i:•y,_ � - �=- - ''4•' �^ _� �� j�,t s �-�+` �s,� -)��,`I�r�i�L- •��, Y*., 4,�4 1 -fie �+-R�- --x` - �!w - I F��i1+- __i ���.2, d�,�1� (J'1,,��'F;y�v •..� �1 �{nk4aH'. �1.4y:�Y'. f J`'!-' �"� t.i"d••��,+�... 1:* `'..4 { -,��Y�� - _ -cry ��� 1•" sh.TS.>" R, �► + `w,���vf ..,,[�K�_. '�:'�'.� -4� zr'` ��,.•w. �i�t. 1 y 'Fa`...L '�''"� �. r. a. Y; :� r ��M �,�5- r, �..\'. .tea.�'].K• r� - 4"4fo`:��w � �'FL' - `�c.a♦ _ �L.r, _ - w•b � .v�t"r-y.�.: �a�i - 7r ir3'a�'�a �Syj. � ,?,:�.- '�'�,;. %its �a � "� � Y� ��.- 'i� � .•�'§�w� ry`l .,L4i�y`t��!'rr.�°�. � � �� � °�i'�',�:'n7 i�j�L �_ h`.�w _ "'�_y,. �� � o i�$mss �� ��`J.'•" - \ - - � � 4 - �ti- M } - �► . ..v -�`' - � -_,it, ''�.,_r._ _ ..._.��I _ � .r� .`5 3 r- _ �c`' �-�s F +'t._ --.a� y`ri 1c•-,�•..✓� � �L^ — From Harris Road U + � ������r� is��t.;-i` "�sv"1r-- ���j4 ✓r 3j� J r. .l��v _-�, - e' r _� :.,. �r� yf". y �",Fi ,•r'-� 'J-3+( .� re�."�`� ' -t s :. ,,r.-�� ''+�;T:' i7 a '' 7,{r __ -'.: •'.vim Y, ,y 77,17-771, �,1 k."r From Harris Road 7"TT iT , Y 11 'j � l M1`J J� r/!7,"frT% �%f J�-ib�,� �flr� ♦ ��:� � 'a ��est,, • _ North of Harris Ro d OV �T rr - FIA` Ir �� ` • 1 I J � �� .-� _ � � .'�'.0 1 � B�•/2d_.i�'! .Y�4 /ri'r-- � � �� r '� r�, � !Y I .yrs �I s � ��'..��� t:,�.�._ 1,'�!ti_� - . .. .� T :'? ,r � tT /. ��s' t.� � � _ �- - t ;� i! 1 � .�i 'TJ/ ����• � � I - _ .I ti �� � �� � 1 -� i� ` f" ! � f ! r.f- � l Sf. � y ���� I �I�. 11 .• �1/. � �,'? i t� � ���- —1-- 1 r �/?, Community Development Department Pi�i4co P:509 154533441/F:509.545.3499wA 99301 MITIGATED DETERMINATION OF NON-SIGNIFICANCE (Optional DNS Process) Issuance Date: December 21, 2021 Project Name: Columbia Shores PUD Project Number:SEPA2021-081 Proponent: SG Land Management LLC 105609 Wiser Parkway Pasco, WA 99301 Applicant: RP Development 105609 E Wiser Parkway Pasco, WA 99301 Description of Proposal: Development proposal including the development of 38.7 undeveloped acres of land and includes 498 single-family attached residential homes, 3 single- family detached residences, a mixture of public and private roads for access, shared open space for recreation, and all necessary utilities. Location of Proposal: 11530 W Court Street (Parcels#118-180-068 &#118-180-139) in Pasco, WA. Mitigation: 1. A cultural resources survey from a qualified professional shall be prepared and submitted for approval before any site improvements may begin. 2. A minimum six-foot tall solid barrier fence on the property between the proposed pathway and the interstate right-of-way boundary must be installed for the increased likelihood of safety concerns with children and pets. The WSDOT right-of-way fence typically lies one-foot inside WSDOT right-of-way and must not be altered or moved without prior WSDOT approval. 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 MDNS is issued after using the optional Px4co Community Development Department P: 0954533441/F:5 9.545 3499WA 99301 DNS process in WAC 197-11-355. There is no further comment period on the MDNS. Appeals must be filed within 10 days of this determination. 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 December 31, 2021 (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# PP/PUD2021-002 I, Carmen Patrick, hereby confirm that notification was sent by mail September 20, 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 20th day, September of 2022. Representative's Signature CityOCommunity Development Department vs�fco PO Box 293, 525 N 3`'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 Economico de la Ciudad de Pasco a 509-545-3441. Proposal: Paul Lavrentiev, on behalf of RP Development (6195 W Deschutes, Suite 509, Kennewick, WA 99336) has submitted an application (Master File #: PP/PUD 2021-002) for a Planned Unit Development (PUD) referred to as "Columbia Shores." The development (Columbia Shores) proposes 492 lots at a density of 12.7 dwelling units per acre including 259,305 square feet of dedicated open space on a combined area of 38.69 acres. The site of the proposal is located at 11530 W Court Street on Franklin County Parcels 118180068 and 118180139 is southeast of the Harris Road and W Court Street intersection in Pasco,Washington,as follows: The project site is within the Northwest Corner of Section 18, Township 09 North, Range 29 East W.M., City of Pasco, Franklin County,Washington. The proposal is subject to regulations contained in the Pasco Municipal Code. Legislative approval of a PUD shall constitute a zone change of the subject property from the former zoning designation to a planned unit development zone. Open Record Hearing:The Hearing Examiner will conduct the open record hearing at 6:00 p.m.on 12 October2022 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. Public Comment Period: Comments must be submitted to the Community and Economic Development Department by 5:00 p.m. on 12 October 2022. Comments received by the referenced date will be submitted to the Hearing Examiner. If you have questions on the proposal, contact the Planning Division at (509) 545-3441 or via e-mail to: planning@pasco- wa.gov. Project Permits Associated with this Proposal: There are no permits currently associated with the proposal. Grading, right-of-way, and building permits will be required before any ground-disturbing activities occur; building permits will be needed for future construction. Preliminary Determination of Regulations Used for Project Mitigation: Titles 12 (Streets and Sidewalks), 16 (Buildings and Construction), 21 (Urban Area Subdivision Regulations), 25 (Zoning), 28 (Critical Areas), regulations of the Pasco Municipal Code, and the land use policies contained in the Pasco Comprehensive Plan. Prepared 19 September, 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. ® COLUMBIA SHORES-PLANNED UNIT DEVELOPMENT-PRELIMINARY PLAT VICINITY MAP PORTION OF THE NW 114 OF THE NW 114 OF SECTION 18,TOWNSHIP 9 NORTH,RANGE 29 EAST,W.M. PASCO,FRANKLIN COUNTY,WASHINGTON a R , - w.s•� Nuwnmv sraK w t lZ 8 SI APPUCANT �EURVEYOE -I-�f,1 1 - ,. I +owl DATUM-WCNCxMAEN as AS l++o-+eoeeelLEGAL DESCmarnoN TIUT Pope pxO,ENOP,H"[S,GWn ERGFsOx,emoN•• n. o­°r«aTMn nc ew "'°" n rnu i,.AAT ww­-TIG T_Wi r. k- _ Tr rrr r—r—r m r rrrn7—rrrrr�I y� G E wGAT I s' I__ ,6HASE2 I 'm'mrm'm'm'a s'rm'a' m'm'm'o'm e:r 1owmewss,urorswsscTloxle,onss- 4 I siwsrTTM ec' Ezews«+r+"im rso Er�� aw•rH.nlao moo. Tifex«90rtTmALorresv0wG� w� ii'i,c '� y F rxAEe�, E SAO &a-.SS,-,SS" .G , noma emm � «W F� r \ So E,n�cO�R1En GFsiµD��L7A�—TN E,gn,x $ s LJ_j II_I_r '81,\� oaGTxerTsrewruas Grwonw«+ro. - �. neaw onTT,d w�ssiu_1 suol!T.T,e:,r.r�«coxnr-wuancsw a oizWMET Karaswo v�ns'1�ITass .T w .TTI sITAJE�sxusr. E --�Y,yJ I raTan L_•'' -� i' �m� \D �.ar''yf ween wsr«iovs z I —AT,rExoN,HWFs,WnrE 0T-.ssCG«I,e.7MErx:ESW \ I =�-I / , m T-'_' = , .% m:\}~'`.r'�•n , � /,r cxµT.I,erss rso rnw o «aciGiroa,r n.aaTas,r,lsaw ST E`aMsCwvdT, rso mri,adluwRv`. ass G.. \{'�s:'�r� ,«�,r`°"„�„�",oR,T,�•o.,r�a,.,romeaG,�T,.wEsr s SS `' '"'��� ?' � Twn,•,ruoxosNow,r,rG•wnr,oTrE,nus���atiir"`a'' � $ G".o°e««weHpN"olToa'rsxo",amroai survE �maGeooe.esn..m,s ji$ O I Vie�'� eSe `` rr � / '/ CtA ews wars,«,rxren or s[cnorl,e TowxsHvv,lw,T, f` ` 3 \/ '" /r w wcou n.w .aGToa.Gascae a sr«vwa: i f P) Cmaec'�.av"r"is ATT. aE�, \ w �,r �.,5/%/ '�Y`'� w\n� r/, soim�sTav 'orw.r«runwsaaG.,xexce ud+meax_s ewsr. Wy^3 ` $ /,I„ ca.,.uw",ss"°ol,rinar"s ar : Tn'eraTG:°Fenarn grc�wrG"<"Ce iS TS Q .�•:.� J/\ eee;E,-r�T.e"rrEr.G.G -� �.rGr •l "PHASE .` �4 suo�o,To.se-GswGSTA9 D%TT n T"EET TTEsournwar , _ y ` ,` "� a .GFewGxreaG �o°S ro,� .�ms� uaar�a,.E r�r.a.T«w.r.—;;GaTr,ez: spa, �'g8� �' -- ES ez9•,rw"a:aw'� '� :",'.: .or;rT:T�rI o�,GT per _ Go waTG,.9G s o�--T­ —IA—T i� a -/ ' +-�„ w«a,TTNp1aw r�oMr wear mGarn,.r, rres,rs�r.SA'A1�saruo"uo swo qd <"Y exoGacz wwT"s.•s9z.wen.,e9.0 � wa��Grw.roE �•s�'caaVG,r-aGa„n � s P ASEI,'.we -`,- raE mT 'Tmi eEeKiwri•,ire`iewc[rgwoo�o•�,Gsao• wosiio a / .` azn a wns9wouam r we ' A ITr�EER tiTa°WMrGn i"e"e«,na,a«w%.i aarrraacolmsGrusfTr«ae,zn9 I,rmfil O '..\ Tss .ss 4 SR[NSISe.TISM ��/ r^.. � ,•w.Nc �� SPI''" V 9! ,! rtauaodee(n'vl I Rmanaslal Ms r rurEGxem w -• '�ria,e1 \`�A., — .- Toru mv6awlrrtuFw ,.ree¢e• Yr K �� c — y OIIAMNO IMOEI[ arw za.c '`/ / , / +,r+•n«,rraera p 9w.Tr�ura Sao 9r nn.c , `` ,� zaTc sw` 4TUwax G.fn°1m'w.uTanearG'ww°ir' m.A w sn K i teal :_ TTUTTox `m'IsoTTT�-•u,T vewo9a ew9cee /:, ___ 'mrxe+crr � wwea Trurr • exp w. wweaarw e,M4fTlralam..rnw,Tlvww.TT=-Imm ,Tamm�owEswG�°•,W"' um� 08.21-2022 rolro.loslwesvc-rroaarruTUITEv. °wi°r'+wu,aG`e°r"i,x r:`=wm°+ro'mc1pA,o,`'°e rW VATE ROAD SECTION CALL I BUSINESS DAYS BEFORE YOU DIG: 811 21-0,0,1 1 'AXPAYER NAME MAIL ADDRESS MAIL CITYST ZIP CODE G LAND MANAGEMENT LLC 105609 E WISER PKWY KENNEWICK WA 99338-187.` (AVID W HARRIS 11100 HARRIS RD PASCO WA 99301-895{ TEVEN &D'ANNA BORCHERS 11104 W HARRIS RD PASCO WA 99301-895( AMES MICHAEL HARVEY 1401 W KENNEWICK AVE KENNEWICKWA 99336-3340 .TATE OF WA DEPT OF TRANSPORTATIO!2809 RUDKIN RD UNION GAP WA 98903-164f 1NTONIA VELASQUEZ 2905 BOSCH CT PASCO WA 99301-341' IROADMOOR PROPERTIES LLC 6070 LAKE GENEVA DR RENO NV 89511-5071 iOODWIN LANDS LLC 92506 N HARRINGTON RD WEST RICHLAND WA 99353-8711 ATY OF PASCO PO BOX 293 PASCO WA 99301-029_ }ESIGNER HOMES NORTHWEST LLC PO BOX 38 RICHLAND WA 99352-003f EFF ADAMS 7903 W 20TH AVE KENNEWICK WA 9933; w4co REPORT TO HEARING EXAMINER PUBLIC HEARING City Hall—525 North Third Avenue—Council Chambers Wednesday 12 October 2022 6:00 PM MASTER FILE#: SP 2022-012 APPLICANT: Broadmoor Commercial Center LLC c/o Kees Koster PO Box 4770 Pasco, WA 99302 REQUEST: SPECIAL PERMIT: Upper-Floor Dwelling Unit in a C-1 Zoning District BACKGROUND 1. PROPERTY DESCRIPTION: Legal: Lots 4&5, Binding Site Plan 2005-08 (Franklin County Tax Parcels 115442013 & 115442014). General Location: Along Road 92 approximately 300' north of the Road 92/Sandifur Parkway intersection. Property Size: Approximately 1.15 acres (50,023.33 square feet) 2. ACCESS:The site has access along Road 92. 3. UTILITIES: Both sewer and water are available in Road 92. 4. LAND USE AND ZONING: The property is zoned C-1 (Retail Business).The site is vacant. Surrounding properties zoned as follows: North C-1 Vacant East R-4 Vacant/Under development South C-1 Vacant/Under Development West C-1 Mini-Storage 5. COMPREHENSIVE PLAN: The Comprehensive Plan indicates the site is intended for Mixed Residential/Commercial uses. Land Use Policy LU-4-C seeks to "Encourage the development of walkable communities by increasing mixed-use (commercial/residential) developments that provide households with neighborhood and commercial shopping opportunities." Land Use Policy LU-4-F similarly suggests the City "Support mixed use, smart growth, infill, and compact developments with transit and pedestrian amenities that promote a healthy 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 September 16, 2022, under WAC 197-11-158. 1 ANALYSIS Proposal Applicant has submitted a Special Permit Application to build a mixed-use suite, with an office suite on the main floor and a dwelling unit on the upper floor, on two parcels along Road 92. Site The proposed facility would be on a 1.15-acre site consisting of two parcels (to be combined into one parcel). The facility would be located along Road 92 approximately 300' north of the Sandifur Parkway intersection. History The site was annexed into the City of Pasco in 1982 and zoned C1-D (Designated Shopping Center;Ordinance 2388), as per City of Pasco 1981 Resolution 1396.The site was rezoned to C-1 in 1997 (Ordinance 3251). Two parcels to the east of Road 92 were rezoned from C-1 to R-4 (Ordinances 4544 and 4554; Master File#s Z 2021-008 &Z 2021-012, respectively) in 2021. A similar rezone for three lots on the west side of the block along Midland Lane was also approved in 2021 (Ordinance 4543; Master File # Z 2021-007). Townhouse development is being pursued for one of the lots to the northeast of the site. Discussion According to Applicant, there will be one building with 6 commercial suites on each lot, . . . this [being] the only dwelling unit [they] are planning at this stage . . .." While this unit does not qualify as a 'caretaker's residence,' it does fall under the permitted conditional use category, as the dwelling unit is not on the main floor. Applicant owns the property, and intends on managing it, using the office space and a garage at the bottom level, and an apartment on the upper floor, to act as a security feature for the business complex. As mentioned above, several commercial C-1-zoned lots on Road 92 were recently re-zoned to medium density residential use.Applicant cites the lack of available residential lots in the area as the main reason for the Special Permit application. Building plans for the suite with the dwelling unit above have been attached as part of the report. Applicant also operates Broadmoor Storage Solutions next door, and has an on-site manager's apartment there, which, is claimed to be a great security feature. Applicant received approval for a special use permit for both the storage business and the apartment (Master File # SP 05-24) in 2005, when that facility was originally planned. The proposed structure must be constructed in conformance with the 1-182 Design Standards. Requiring the development on the site to conform to the 1-182 Design Standards will ensure harmony with the intended character of the area. Two parking spaces per dwelling unit are required in residential zoning districts.The proposal shows a 2-car garage as part of the proposal. 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 26 September 2022. 2 2. Applicant wishes to build a mixed-use commercial/residential suite, with an office suite on the main floor and a manager apartment on the upper floor. 3. The proposed mixed-use commercial/residential suite would be on a 1.15-acre site. 4. The mixed-use commercial/residential suite would be located on two parcels along Road 92. 5. The two parcels would be combined into one parcel. 6. The proposed mixed-use commercial/residential suite would be located approximately 300' north of the Sandifur Parkway intersection. 7. The site was annexed into the City of Pasco in 1982. 8. The site was assigned C1-D (Designated Shopping Center; Ordinance 2388) zoning concurrently with the 1982 annexation. 9. The site was rezoned to C-1 in 1997 (Ordinance 3251). 10. Two parcels to the east of Road 92 were rezoned from C-1 to R-4 (Ordinances 4544 and 4554 respectively) in 2021. 11. Three lots on the west side of the block along Midland Lane were rezoned from C-1 to R-4 in 2021 (Ordinance 4543). 12. Townhouse development is being pursued to the northeast of the site. 13. The proposed unit falls under the permitted conditional use category, as the dwelling unit is not on the main floor. 14. Applicant owns and intends on managing the property. 15. Applicant plans on using the office space and a garage at the bottom level, and an apartment on the upper floor. 16. Applicant proposes the use as a security feature for the business complex. 17. Applicant cites the lack of available residential lots in the area as the main reason for the Special Permit application. 18. Applicant also operates Broadmoor Storage Solutions next door. 19. Broadmoor Storage Solutions has an on-site manager's apartment. 20. The Broadmoor Storage Solutions storage business and the apartment were both approved for Special Permits. 21. The proposal must be constructed in conformance with the 1-182 Design Standards. 22. Two parking spaces per dwelling unit are required in residential zoning districts. 23. The proposal shows a 2-car garage as part of the proposal. 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? 3 The Comprehensive Plan indicates the site is intended for Mixed Residential/Commercial uses. Land Use Policy LU-4-C seeks to "Encourage the development of walkable communities by increasing mixed-use (commercial/residential) developments that provide households with neighborhood and commercial shopping opportunities."Land Use Policy LU-4-Fsimilarly suggests the City"Support mixed use,smart growth, infill, and compact developments with transit and pedestrian amenities that promote a healthy community." 2. Will the proposed use adversely affect public infrastructure? The proposal will create less of an impact on utilities than more intense land uses such as restaurants orsimilar uses. 3. Will the proposed use be constructed, maintained, and operated to be in harmony with existing or intended character of the general vicinity? The proposal must be constructed in conformance with the 1-182 Design 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 proposal must be constructed in conformance with the 1-182 Design Standards. Based on the submitted plan set the proposed use would not exceed the height of permitted uses on the site. 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? Developing the site in conformance with the 1-182 Design Standards with attractive buildings, pavement, and landscaping to control dust, shielded lighting and operational restriction will address any concerns related to the operations of the proposal. Traffic is not a significant factor in the operation of an apartment in a C-1 zoning district. Two parking spaces per dwelling unit are required in residential zoning districts. The proposal shows a 2-car garage as part of the proposal. 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? A residential unit above an office as proposed can be considered a less intense commercial land use when compared to other uses permitted in the C-1 zone. The design and layout of the proposed facility will eliminate the possibility of nuisances developing from more intense uses. PROPOSED APPROVAL CONDITIONS 1) The special permit shall apply to Parcels 115442013 & 115442014, and any subsequent parcels thereof. 2) The structure shall be constructed in substantial conformance to the submitted plan set. 3) The special permit shall be null and void if the proposed improvements are not made within two years from the date of approval. RECOMMENDATION Staff recommends approval of mixed-use suite,with an office/retail suite on the main floor and dwelling unit on the upper floor, on two parcels along Road 92 to be located on Lots 4 & 5, Binding Site Plan 2005-08 (Franklin County Tax Parcels 115442013 & 115442014), with conditions as set forth herein. 4 Overview Item: Special Permit - Upper-Floor Dwelling Unit N Applicants: . Adam Hall 1 File #: SP 2022-012 r-.■ MAI RA �� ti�l11 �1�1� 1� `,. f���l�il�i�1111t111�� �E • t_' MRAW- fill, r -401 ��. ANN . y��i�ii�l��1i��10ir���i� 1 ���a•� ry.�- r t�� E___: - _ ��i�� -Mimi ANNo...... r......ar.s'w • i r • • MEr1muli roam MIF1101 � YYYYYYYYYY s ���� � • - e IIIIIIIIIIIIgYYY � � � ���� •■ ,a � �EYYYYYYYYYYYYY ��� � ` ����®E - `•• _ 1 NEWI . .r =l/N ..Huiil//// I/ _ uina/anaa/p ?r L. a�\h1•N bn' lN0.q ?' ' • - VicinityItem: Special Permit - Upper-Floor Dwelling Unit N Applicants: Commercial Center LLC c/o Adam Hall Map File #: SP 2022-012 J -7C ' Ru7n St JLL] Sp. Rae Ct ITE ��= - 1 f y � r (DO CY-1 \ ! 70 O Olt r � M i Sandefur 70 140 420 56 0 a� 0 Land Use Item: Special Permit - Upper-Floor Dwelling Unit N Applicants: Commercial Center LLC c/o Adam Hall Map File #: SP 2022-012 Multiunits SFDUs Ln Ruven St � IResid2ntial `n Commercial SFDUs SFDUs Sp. Rae Ct �a c � r=p a� Ln J ) SITE Ln CD -� Commercial M -a fa Residential 0 Residential L Q� 4-1 E E Ln Office E Services rE0 V 70 140 280 420 560 Sandifur Pkwy L 0 a� Feet Residential Residential o SFDUs ZoningItem: Special Permit - Upper-Floor Dwelling Unit N Applicants: Commercial Center LLC c/o Adam Hall Map File #: SP 2022-012 R-3 LE Ruven St i 11 [VR731 Sp. Rae Ct 1 SITE R-4 C-1fu R=4 o C) � rn fo C-1 L__j 70 140 280 420 560 Sandifur Pkwy 0 Feet C-1 o R-1 Com Plan Item: Special Permit - Upper-Floor Dwelling Unit N Comp Applicants: Commercial Center LLC c/o Adam Hall Map File #: SP 2022-012 J�j Medium Density Ruven St Residentia:1 E E l Sp. Rae Ct L__j ), SITE M C) Mixed � M Residential o Commercial D 0 70 140 280 420 560 Sandifur-Pkwy— Low Density Feet Commercial Residential 0 Lookinj �.a 13�� ]J� 111:::-t ictt-i-• � T • . . � . .� .. •_. _�'iw tiR Awltl.y. Aw Lookinj Northeast 7&Ell low rp �.���`. ,R.jl. ;��• =4�' - � _ .r.'Y^:. - '-¢�''L��`.. .yam ..� �. .+�. - •-• s. -- � -.r:J r��•"• �. ... Ate+..+ �� T'Tr r���,It� _ :r' •;�', _ - •3� ec��':,;•. .'y� _ -.� 1. ri . _ 'r _ ,(' •.X15:•;- :w}L. t3 � �' _ ..c. '�s "tee; �fi'.�' - - -r � �,�,` Er-*� •3i 1�,�K�: .." ^'F;• ..+ti .'J� �'ti�Yi r� .1-' w ter, .• "E - - Tw"K. `r^cli 1+ - ''�- vim;.. -. = � i';� ^.�� ;���...�• �''�'�•- — ,'` 'Y�..�`�'`y _t� +^ _ r - _ �' ..\} ��qq -._._ •I t 'is _. - _ '��k.3 Lookim East T Non" . r SP, . Y ^rte-.g• ;�� - ►'1� �f.y ■ A •�.'r. - ��?lL�•F:: . s: ,. '� _ �' 1, ;1� i ^h ,� �` � ''� I �;'�+�_ ., �• 1. '.•',i► t K :' its' s �. .?i.. ! - ••,fir= - '..- �{!�'` � 77- �. .41 �'�=.�F•.�� �'�� �' '"�� �� �`�.~-S.r3 _' � v�����; .lam' �1 1i't :.,•' �.*4 !- ? :•f�. - Y . �P :�` -•yr'71Ta3�c. .� ' a.: fy _ -• .LF 4-' - •}, •� �.�i.. 'iii"-i •• • r r` - •• - •�r�`.l, �};� • [� J' _ - .. , r� ' :..•rf'�� ^ .. ._ i ice. ?_�, 1�'.s .,..•���.A��.. -�' _ -tt'ie- �- -'�. r Z • +.•.r - .•-y �_,�'rry+4;-•�}n. •�• -fin ..T _ �y. .. ..aim ... Y•c.- .r•y' _7F.��..� � •C�° j�,.r���.'L�y _ �.�.s. '� 3. r .. y, Lookinq Southeast -4. IL .�".'� ��t r. r r a "5�. � , .'fir;. r � ��•-�;'� •�'!� ' - , � � r^'.� r + ��r . ... ... �• r: Lookim South • •��,'i a ''� •A', .yam,.. �'f,=,.•,;y;• �'i~ ,6t •� '+•moi ��,;[� 'Cr. •,'a�-�: �, +"- - •A:d>...:� r'-''r•r�'. ;c^. ,: :;.. ;'ti:y-f':r;{•:G. _ '• `� s F v+i - 'r=te `��.-�4:' 7.—.. '�. r .�;f•, ', '� :.r •�r`.�. s,' _ :.ia: '"F '� �. � .r��' -tr'�F'T -""�.�7!: y�� f••.,"}_r,s.tY '��'�t, ' 4 �� •h+ ynY - 1Y �•'1: - `` -�.�".•:.'.r` - - •'� .,y .7• ♦.1! :1F jG•s �:� �' � � tf� _r,s i, ,E' :1'+ +°i�z-:+y �'��'-+�.. ry• .,tii�+ r+•,�;.'� w` K,r, i,''h t� u t� �.. 't`!, ..r , "rte y �.� 1•±'., ,.�"�-�'.�-:�e.r,[ ''i.. ;'�' «,• ,ti ��'�"�► '4 L�" 3. ,. c �.�" �'�' .'f•�r '7% ^'1. :�..` '✓' ^.b' .. �h'ti.'"�} !' Y'� �}- � 4�� �� } !, :a _ '�d�.,:f�• i _ +q \ y �':l � - �:. .r_�`- . �;,-�; -c�'� :.h-• a rr�.,;�,Rd•� ..�:.c � �r� .As:� .?.ii - � •�=`r'�'� = ia.�, ''U� .s � ;>�- tr`as'• � ,#. "al: f. '✓•_a� r'.}.�R �,fir''. :? -^_�.4"-"�. AMR ,_ W n Loo n4 Southwest Ad ma& Walm"I hd s' —+,�„_�4 .�� — _- ,r 1 ,'rix. _$,. •ti• , _ •i� �� rte:. +.r��. ra."'^.:�•.. _ _ _ r.. _ _ !�%,j+� rpt^•;t Y ;�. ! P`;�i y� r� f'�. +F��r'`- - ••J[.-}£ �i .„�i��...r,w( 7.� r'x ,..1 i:f _ � '',r+ �+. .j_ t. ^�. - '..�;K': '��,�: _, .. - l'- +^J'.r.+�� ,.,p1'.,'i!i•'.:�.' �`xr �_�-.-�,.•q,�r.� �}�1. .�i, ice, -r +”`• . .�. '',1. ,r:^r' , :!• .'-ars.. =�=`}'r ~� ..x.-.�•.. �;z �-r'- -�:.�. :l - -c�' ''��r`� 'r� 's .. .. - `ice:• :.n: ::�i- r�r� - y��� s� ri i y�� u. � 'Itxr• U. •F�ylri .� - ..!,Y�� rr�•� �•��;�t .�:d.�:f,..�' ,,;: c��s.'. �.•�1�,•.-r -�d�' .y, ..j..,•�;� � .�r. • _ ��'!` .�. t.- .'Y �r 4 - f'J•�:. .•f J'•:�"w`;h'llr�.!��r`.�F ati��• �[41!i��.l .�". l_.. .. � - � - . .. ✓ !_ -. .. �_:•1.4K '.i A� / .'t I��� :��• -l..1. Q- s t� s Lookim West t. it ,,. •. - . - � " �, �. :� � � ..lei - _ '�►,I 4 .��-,. �, .�FM��'�:_;,,� �'f�,[: -aj: ^_#' }•• � i� .. :!4It`� . - �,'-i •+ �.•ti J' - 1. �.L - TF��' ;;, exp Ail - w+�ti��' ;� _ .� rte. -�:•.. - ;:, _ _ ,_-,. � i _ ::.' - .. y1'. .... ._ � ���.•.-.�".c�".�..�-.r..-` V '� l ,i.- 'f , iYyn'. • Y y.,n t �v,F � _ •}i � 'r�.l � mac: �� r �`�,,,_ ° � ~�: .6.. rw __ :.fr•1i; f �•�. n'� .•a .'!• �'�`. r �' ;� - ;ate .,_ •,:tY.!•' `' Fr.'. �a ,-? Y -� -' � r;S,,.rv''.'� `'•� dS!F r - - d;f�!';.. ��y' ylf w:��Y�p�i/'.t. ~ .;' �,� s" -. - .. '����:� , ..Y ` M� '��?. ..� ice' � • r �' ✓t. .. h i - ... :.' _ t. n I� i r gkn„. rd ,�, •�S'iM:t� .� - .�l �� _ .. sir.-ir: �'.' �`, ,�:�u� �� :k ��+' �•r - d. 1�tkX;:3!':'~:r, ,r;` ��: ,•I Rte+ .� � ,�•.�: �, - �r ;fYi: .�:.•�' �f�'q�C',• ;!���(,,, �i,E/...'. r�it�l'� t•�....= ai'ti•: .�=�•i�. f fY - _ �,1 -F` .[. +.rld iir2' fir"'.`. : :rlr' 1 ..l r. -�.• ��':. .�c .'�}a.- _ _ Lookinj Northwest 77k 4,4 air � A� ^'�•hh?r,•Iy yr.l _ •f'1 �• y�1"`1�+��lfr'. �1... �`.. - i���� y�• ����. �. 414, _ �,'Rr r �• •-�.. iL-! �'- �" i 11�P..�S. 1_r. •L ,r,. -ti.•�; .�••w' ,7 ./ .'� ';7h •.l• - �_. 7{ �. .,�' .� �. - �..<' ,.�. ;a.+� ,,p=:�y.�J�' r -w- - '•r. ;r � �, r: :ti-� ,•f'%' � � w + "•yr,�. - 'x-+ aLr.� r�� - _ �.•. -�i$.. �k ! �Y` -7>..c •�• YJ.-i �M +,3'•�'. .{:i .l. rfir �, - -i `� ,.� ' � �•ol,-�:]�, �..y'.vT,� •e.• •[''•!'-�: �-..�...: '.�:#•'_ ~-� .i�' r>�4'•'�.+t .�'.s�,5n-;F.r�Cl,,_ -�•. u.6p.. :r'-• ,R w'r '3 .•�, ..Y.�. 3r,�'r'�_ .7`�Tri t:. .-.ia, .R _ x,i�. Yk'+'•.�. '•�3, fwrfc.:f: .'r`�a .r..r _i .:aS 4e,�,+,�_.•�� _:�• .s.+�. •.�r�k.1�i' irar.•:,,nr �ti,`. _�rr ._. _trr. ti#-,.� .... n.a _ ti ���'T- -. _ �-r •-^'� -- .ir . ._� � Pd�coCityof Community&Economic Development Department Fee:$625 PO Box 293,525 N 3rd 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: Broadmoor Commercial Center LLC Address: Address: PO Box 4770 Pasco, WA 99302 Phone: Phone: 509-460-9600 Email: Email: kees@forza-realty.com Project Address: 5710 Road 92 Project Parcel Number: 115442013 Current Zoning: C-1 Source of domestic water: COP Method of sewage disposal: COP sewer Present use of the land and structure(s) if any: Vacant land - currently started construction on a shell structure. 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): We want to build a mixed-use suite, with an office suite on the main floor and a manager appartment on the upper floor - residential use in a C-1 zome requires a special use permit. We feel that a residential appartment will increase security in the business complex. 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 13 SEPA Checklist 13 Site map 13 Fee of$625 City Of Community&Economic Development Department Fee:$625 Oil I Pasco PO Box 293,525 N 31d Ave,Pasco,WA 99301 P:509.545.3441/F:509.545.3499 Signature of Applicant *Notarized Signat o Property Owner State of Washington ) ss. County of Franklin On this (�O day of LA_� before me the undersigned, a Notary Public in and for the State of Was ington, duly commissioned an sworn, personally appeared ff�eSSe.+� 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 JUi : ��1`PlN,r.u�s 44�'�� wNotarypTARY Z Public in and for the State of Washington PUBS O ry=s = Residing at L-30� P&2(%1S6n TY ���SCo,I CRs ._.f o: o My Commission expires_9121�0Oa3 OF WINS �•� Updated April 2019 BROADMOOR COMMERCIAL CENTER - TI 5720 ROAD 92 , PASCO WA REVIEW SET SYMBOLS LEGEND HATCH LEGEND PROJECT INFORMATION SHEET INDEX wOICArvc sEcrloNscnan lsan DDDR PAZ EMP �ENTw�� Eaw wwAUBR,D TILE Icu GRAVEL IEMonox. ,wo sioRYPREEnGInEETRE ENGINEERED METAL sDEOIxD�s�LLoxLn DToE L o� xEEE.°sE�� _ 'Ns �oR DRao EasxE ® GN,wTHDI� MN, Ni ® MET IE'� �"�HSHN8,H �:5 GENEPA�PECIFI ATINNS oI EGGHEETDENLIBGx O Wroa T G ° G=IxDED ONITE°T. ,�IARGHs IGT BERMkES oy MAGDNRY ABOUT owA s N,DINALDNA NGP�NG CENTER LINE ONS3 DH ° R IBIG„r G HG GwN CGNDREIE F—D G DRA ExDI�R G.z, FLOOR PLAN. SS LEV nONGAREDRAWN EINDIGATEBTRGENOR,HmTH �s �W A-21 PLANE DNB of E=`~ wALLTYPE ENDTEr MBDNRY nGUarIGN n:NNDNB DI EGGHERw LLErvGH oGRO II EAR�HwGNx n° LEUELELEVATGN o NOGMrAG DDD WINDDwSCHEDIUEG LEVEL EL AnGn INEMCATESTRANSIT.N ® FINIGHLDMBER ELGaINO g REGCHIITE D MO MET ABBREVIATIONS GENERAL NOTES PERSPECTIVE AN, nECT E EER CE HETI n T)DONOTSCALETHEDRAwINGS DRGAINGSMAYSEREDGOED.VERIFYsekE. AxARCXcxoN soLTrvcl ea;owEL TI ARV ABLIVE FRP EOPusnc nREPErmvE FEATURES xornorsOaxTHE DNAWIrvcs sxAUDEwmrlerELrPRovIDeDASIFDRAw++lx wu. AS FECT'i ROE=OFD RI C FLOOR TrRD:CE FRICERATOR s�u,WUNBS CONFORMrDTHE LATESTFn"ON 11011 OF1'E'N'_L.ccDESAN.cuIDEvxss ZONAS At aREcn=o sv covERxlNc ACExcIEs wlTxw suRlsDlcrwes� ON.SU FLING AUT ALT PURR MEEV coDE�wAcssasp 6 ARCH ARCHITLrnacwTecr M cALCODESwALCHOO SUED EU LEINEG=EE NO. M.U.GH OPENING ORM PLUMBING"BE m o0 ESTWASxirvucnon sSTATE ENSR �YlAC s,-n� q 'a� SIR NALODE�wec scal ddd)11 3'm u a CCABINET 11 EonoTM MN R EINNKTIONALELECTRIC CODE) 11_1 hL� CIA FCI III UAT�HEAFNNTRA T"'FURNISHES 'aoS,A. BloMroOBFAM GAS u1 BnSE eSCCONTRACTORISRESPOnsIBLE FORVERIFICATIOn OF SITE CONDITIONS,InSTAIAFENSTANDANDSAND !y U 63 c CONZ—IN—LED HE HoFOIOWNER NETALUEDD SOAP SER eEEcuturNonien°rrzMNI­OFT ax°oN:xeAANC1RcxiiEcrrrNClxiE°Ea:woaliTG10orviwl:xourfrOHioeslcxEasnaPa'ovula` ]OL `d N p r NOR AS BERNEIR GLARD IR HOURA` i sICONTRACTORALONESHAI6E RESPONSIBLE FOR SaRtt.coxiRACTOR SHALLPROVIOE PDEDGA1E54FEcuARD3, . GEN_LGNT POTABLE HIT WATER — "C" "A""'DENICESAND PROTECT VE EQUIPMENT AND T�MPI E R NEEDED ACTIONS NECESSARY TO PRI THE C�N. CE=INE MINTEDAMETER SO -EFY S-ING L RE H_AND SAF­OF THE PUSLCANCTORG TE I_ THE WORI CONTRACT IN CONNECTION WITH THE PERFORMAN E C CWJ WrvCFETE IMPONNY UNI Ni iN61°1ui01RON SRPEC CLST ONs DISPENSER S�MEGHANIcuwaRn�xYAcuNOPLUMSIrvGIsxAusEsroTN=Rs Co =TsoM souse METER TI ELECOiICKWOMSHALL DE By OTHERS.ELELGAUSTOE cmIwLCO+rRACTGre sxnusuBMIr ELECrrelc4L AD LEDTRCALINSTIATIONBYTHEWASHINGTONSTATEDEPARTMENTOFLABORIINDUSTRIESUNIL REG GRrE SITE MAP TRANSMISSIOFF "'B" LAW LIVATIFY SM STANDARDoNGass 8)EASTI SURR UNDING SURFACES NOT INCLUDED IN THE PROJECT SNALL BE PROCEOTED DURING THE COUREE OF DUST CUSTODIAN ME FAS CULT 11 STEEL OF OEM C"sON POTABLE LDwnTeREl uvwc STRUCi SI amsrvswrvsoN DRw ARE TAREN-FROM THE LounoNE LISTED SELIAN LESS OTHERWISE INDICATED. LEFT LUCEO DEGREE LAM NATED ENEERLNMBER wFTAG TONG Mno w GET _M, I DI xrux WINHELR FACEuHe oRRROUG�Hi�rv��xcsoF000as z ~ Burervs No Lu D DID001 M oNR RNll ouGHOPENINGG PROJECT LOCATION W DL DID L_ MISS s = DIN IN Mo° NRv OPENING T� TO GFSTEEEEiNG mervslDxs ON INTERIOR ELEVATIONS ARE TANExraFROM THE o ,WASHER MWI NACTER (E)«ExST DI °W DISPENSMTFL METAL TOW Top OF ALL ER s y 0 nxc NOT APP­ TSRA cr TUSECTEELDISPENSER CENT ER OF F—REA o y„o LJJ \ IFSEACH D io)GRID LINES INDICATE THEDERTERINE OF PRIMARY COLLMNS ONLY.SEE STRUCTURAL DETAILS FOR EXACT — / FINISH SYSTEM NTS NOT 70 BARRIER uE:111 11 NT OVER Vis s o o EITIONFILE „�MECHAtNCA_ANDELEGTRIGALINFGRMAnoNSHOWINONTHEARDHITEDTGRALDRAWINGSISPRGIDED1. o U IYANDIORLOGATOnALPURPOSEDONLY.SEEMECHANICALANDELECTRGALDRAWINGS. SANDIFUREMENG P wr NCI oo g%uuMFTEaa v- —RULE� �o B,oIDI o F ,s,)FL INGTOBEGALVANZED IFALDMNUMFXA HINGISREGGIRED,THERMN COLORISTOMATCHABLACEN COL.NUESS TED I ED CFO OWNPROJECTININUMBER _CAP E=S.11 INSTAL-EDR NSI IT' 1NNUHLUINGHEIGHTSANDELE IONSARFBASEOIP°NPRLUEDTFINIHF,D NOF ATTHEFIRST Vi. PAN FAMILY r AD FLOOR—IN OFF GO R GBINEi E°�°NEau[D FUNGE ialuLEDoORS INw—":LOCATEDTBY DIMLENSIONONPLAns RDETNLSASxALLLL BE Y FROM FACE OFADJACENT AYB�iTq.T7 PERPENDICULAR WALI-TO EDGE OF SIGN OPENING. Fl F IOR IN WATERHEATER ISSUE DATE TPLLAANNoo MH°� III MEsx is)BOOM AND DOOR NUMBERS SHowx Ox DRnwwGS ARE FOR CONSTRUCTION PURPOSES ONI UND 186 ALL IVOD IN CONTACT wTH CONCRETE.MASONRY.EARTH OR SUBIECr TO On1ER DAMP CONDITION TO BE FL FLOOR FOFIND INCH PBI'Ly PP OU GGIGEZPRE PREERMPER AREFGO PGGND,NUREER reETreEArEG G—� � A TAF'. AS ,5 �� EST M...11 PN CODE PLAN LEGEND SS T wrr.x-xxx OR:GRE.rTOT P cnnacl TH ER ERSorvDisTarvcE1 OCCURA _ PRIMARY DIRECnoN OF EGRESS TRAVEL - - - / - - - - - - - - - -�J TMw5Ri05 ave ue Epp IMEANA'IIS IF OF EG eSS WITHIN RED) wo FIT UGHT wl olaeCip uINOICATOR NGU® (SEE FLOOR III—FSHERORLOCAINETnONS) 'IIR � � 3-HR FIRE RPTEO WALL 1 A L `jVfJ C NON RATEO wui xocc CALCULATED ROOM OCCUPANCY GTE OCCUPANCY SOWN FOR EGRESSVl # F1 SEE CODE REVII-FOR TOTAL OCCUPIANCY COUNT. CODE PLAN-2ND FLOOR SCALE:7H6"=1'0" g REG .161A 4RCNIiECT I Ixshrcweawurmu I ��J 6 0 OCCUPANCY Z Jo ® ® ® ® ® BUSINESS O Nao ®GARAGE FNTUFED { F-RED RESIDENTIAL YHl STORAGE Ll U Q J 'awwr o C) K O �1 o U PROJECTNUMBER ISSUE DATE I I a N Y CODE PLAN 0 U3 . GA.2 SCALE:ili6"=1'-0" SCALE:�1"-30� 0--4 -IMee—Ifth T Q Q Q Q Q Q 4 4 4 4 4 4 = �o I I I I I I I I I I I I I -� 16 I I I I I I I I nI I I I I I I I I I I I I I FLOOR PLAN-1ST FLOOR A-7.1 SCALE:1/16'=7'-0' g REGISTERED 4RCNIME T 6 m 8 q 'a� Q 4 4 4 Q 4 Q 4 Q 4 4 Q o R-H i- - - � + - - - - W.. WI - - - - -� w J FBIz D_ I I I —4 �a o LL /IIS /IIS /IIS /IIS /IIS /IIS /I ="lo J f C, < LU O 1 FLOOR PLAN-2ND FLOOR A-7.1 SCALE:Vi8'' d ISSUE DATEN D 8Az A-1.1 SCALE:7/18"=1' e� 7 . 15 �� emmee-Ifth t 2 2. o-- - - - - - - - --0 o-- 0 FZoffla k.0.0 0 O � O ® �I EKIGm) oO n n , 2 -o. O EF DDtT p 0 O s ° sH o o o I B0 I I I I` cd I o � erase. - 0 g�2 REGI6IEAED 4RCNIiECi 7 = I O IAIII� — o 0 6 - E r sow II v: a s F3 � u = I I I o 0 I I I of OI ENLARGED PLAN-1ST FLOOR �2�ENLARGED PLAN—2ND FLOOR A1.2 SCALE SH6'=1'D' A7.2 SCALE: rc U Z ¢ J o� a 8 0 O p< LL �o PROJECTNUMBER ISSUE DATE a N G A-1.2 SCALE:1/16"=1' e� 6 . 15 �� °mmee—Ifth Q Q Q Q Q Q Q Q Q Q 4 4 4 pm Ell ..xuounau �rvmrvuo°s°u� E �xr�°ousG-E - I� � x Il II I� I� x Il II b b b b b b b b b b b b b 1 ROOF PLAN AJ.7 SCALE:7 '-0" gyq REG IS7ERED \/ 4RCNIiECi TL unuunsr �J n we T T T T bearan u nnxsLmsru siarvs aE — �iwntv" � W 3wmu� SOUTH BLDG-EAST ELEVATIONYHl A3.7 SCALE:7/76" xeru nuuPErMETAL na+ansr S. C "Enr METAL SIDINGof= wsax f"per _ lz Qz — z� s SOUTH BLDG-NORTH ELEVATION SOUTH BLDG-SOUTH ELEVATION 3 rc Q F- A31 SCALE:1/16"=1'-0" A3.7 SCALE:111.Ml. �Q W d Q m„ > LL foo OJ t z s a s e e x to n tz �^o Ow coxnxuousounsx caxnxuouscurrex corvnrvuous Darren nrvo ooxrvswur AND oowrvswur ut°oovrtunour .. _`V`mzr�-a; GO ISSUE DATE r zozsotzo rvumaEa: a SOUTH BLDG-WEST ELEVATION A-0.7 SCALE:7/76"=1'-0" wt 10 m 15 �� oermwwreat mcn Jeff Adams From: Kees Koster <kees@forza-realty.com> Sent: Thursday, August 4, 2022 4:51 PM To: Jeff Adams Subject: Re: SP 2022-012 Application BCC Upper-Floor Dwelling Attachments: 20220120-20220803-Perm itSet-Stm p.pdf [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.] Dear Jeff and Hearing Examiner: The SEPA application mentions 4 lots, but they are combined into 2 lots as we speak-we're waiting for Franklin County to complete the process; the paperwork has been submitted to them about 3 weeks ago. There will be one building with 6 commercial suites on each lot, and this is the only dwelling unit that we are planning at this stage, unless a tenant wants to subject themselves to going through this process. This application is only for one particular Tenant Improvement suite within the complex. You are correct that this does not qualify as a 'caretaker's residence.' It does however fall under the permitted conditional use category, as the dwelling unit is not on the main floor. We own the property, and will manage it ourselves. As I had mentioned to you over the phone, we will have office space and a garage at the bottom level, and an apartment on the upper floor. Our plan is for us to move in ourselves, so we can manage the property and act as a security feature for the business complex. Several commercial lots zoned C-1 on Road 92 were recently re-zoned to medium density residential use,with the lack of available residential lots the main reason for the conversion. While we're not asking for a re-zone to mixed use at this point, we are asking for an approval to put a dwelling unit for us,the managers, above our office suite. I have attached the building plans for the suite with the dwelling unit above. We also operate Broadmoor Storage Solutions next door, and we have an on-site manager's apartment there, which is a great security feature. We applied for a special use permit for both the storage business and the apartment when that facility was originally planned. This is a similar concept, and we respectfully ask to the Hearing Examiner to approve the special use permit. Best regards, Kees Koster Kees Koster Designated Broker Forza Realty PO Box 4770 Pasco,WA 99302 Mobile 509-460-9600 Kees(a)Forza-Realty.com Offices in WA and AZ 1 P6 "NEE A F 1* rr On Aug 1, 2022, at 3:42 PM,Jeff Adams<ADAMSJ@pasco-wa.gov>wrote: To whom it may concern— We have received the Special Permit application (SP 2022-012) and SEPA Checklist (SEPA 2022-081)for an Upper-Floor Dwelling on Parcel 115442013. Your SEPA mentions Parcels 115441022, 115442014, 115442013 and 115441031.Are you proposing residential units above these as well? Also, if this unit is intended solely as a caretaker residence rather than general residential use the criterial are different, as follows: As per Pasco Municipal Code (PMC) 25.165.060 Caretaker's residence. In the commercial and industrial districts, a caretaker's residence may be permitted by special permit as an accessory use, provided the following circumstances are demonstrated by the applicant: (1) The caretaker's residence is solely intended to provide security for the established principal permitted use of the property; (2) The caretaker's residence is within a commercial or industrial area with less than 40 percent of parcels within the surrounding vicinity, defined as a 300-foot radius from the site, being developed.The term "developed" shall mean a parcel containing at least one permitted structure or land use with a current City of Pasco business license; (3) The residential structure, limited to motor homes,travel trailers or truck campers,will be located on a parcel at least two times the size of the caretaker's residence; and (4) A special permit granted for a caretaker's residence may be reviewed annually upon written request of owners of property within 300 feet of such residence or upon written request of the City Building Official. (5) The special permit shall be reviewed administratively and biennially to determine if the surrounding vicinity within a 300-foot radius is at least 40 percent developed. If the area is at least 40 percent developed,the caretaker's residence shall be removed from the site within one year of the review date. It should be apparent that the proposed unit does not qualify as a caretaker residence. As such,you will want to be prepared to justify the proposed above-floor residential use to the Hearing Examiner based on some other criteria (It would be best to have this for the Hearing Examiner report well ahead of the hearing). Finally, we will need at least preliminary site plan and elevations for the proposed use. I will be placing your Special Permit application on HOLD pending receipt of additional information and the preliminary site plan and elevations. 2 Thank you for your attention. Jeffrey B. Adams Associate Planner 525 N. 31d Avenue <image001.jpg> Pasco,WA 99301 509.544.4137 adamso(d)pasco-wa.gov http://www.pasco-wa.gov/ <SP 2022-012 Application BCC Upper-Floor Dwelling.pdf><SEPA2022-081 Checklist BCC Upper-Floor Dwelling.pdf> 3 Affidavit of Mailing In regards to MF#SP2022-012 I,Carmen Patrick, hereby confirm that notification was sent by mail September 26, 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 26th day,September of 2022. �U "A�� Representative's Signature d ity'irr Community Development Department PC Box 293, 525 N 3`d Ave, Pasco, WA 99301�co 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: Kees Koster, on behalf of Broadmoor Commercial Center LLC, has submitted a Special Permit application(SP2022-009)to construct a mixed-use suite,with an office/retail suite on the main floor and a manager apartment on the upper floor,on two parcels along Road 92 on Lots 4 &5, Binding Site Plan 2005-08(Franklin County Tax Parcels 115442013& 115442014). 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 12 October 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:adamsiC@pasco-uva.gov. Open Record Hearing:The Hearing Examiner will conduct the open record hearing at 6:00 p.m.on 12 October 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/pLibIiccoinment 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 September 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 - Upper-Floor Dwelling Unit Applicants: Commercial Center LLC c/o Adam Hall Map File #: SP 2022-012 7--J Boum Sk '�O _ae Gt i SITE { ''1 n' SLC LL , � I k .. F fit 70 140 280 420 56 Sandifer Pkwy .. Feet PARCELNUMBER TAXPAYER-NAME MAIL-ADDRESS MAIL_CITYST ZIP-CODE 115441031 BROADMOOR COMMERCIAL CENTER LLC PO BOX 4770 PASCO WA 99302-4770 115392068 HAVEN CAPITAL LLC 6119 BURDEN BLVD STE C PASCO WA 99301-8502 115392077 THREE RIVERS GROUP LLC 1117 COUNTRY RIDGE DR RICHLAND WA 99352-9546 115392086 ELITE INVESTMENT GRP LLC 5804 ROAD 90 STE A PASCO WA 99301-8551 115441070 FOUR BROTHERS LLC 9221 SANDIFUR PKWY STE C PASCO WA 99301-9241 115441242 JILEK PROPERTIES LLC 4509 DESERT DR PASCO WA 99301-9413 115392107 BERTA L THOMAS 9122 RUVEN ST PASCO WA 99301-7026 115392106 JACQUELINE DENNEHY(ETAL) 26107 N 49TH LN PHOENIX AZ 85083-5406 115392105 W FAWN & ROSA M RUPP 420 N ROAD 49 PASCO WA 99301-3040 115392104 DAVID FADEFF 9110 RUVEN ST PASCO WA 99301-7026 JEFF ADAMS 7903 W 20TH AVE KENNEWICK WA 993338 i-J"irCiJ 0f Community Development Department Rdsco 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: September 16, 2022 Project Name: Broadmoor Commercial Center Upper-Floor Residential Use Project Number: SEPA 2022-081 Proponent: Broadmoor Commercial Center LLC 5115 W Brinkley Rd Suite-A Kennewick. WA 99338 Applicant: Adam Hall 5115 W Brinkley Rd Suite-A Kennewick. WA 99338 Description of Proposal: The proposal is a mixed-use suite, with an office suite on the main floor and an apartment on the upper floor, on two parcels along Road 92. Location of Proposal: Parcels 115442013 & 115442014 in Pasco, WA. Lead Agency: City of Pasco The City of Pasco, acting as lead agency for this proposal, has determined that as mitigated 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: I/ 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 of this determination. 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 12 October 2022 6:00 PM MASTER FILE#: SP 2022-014 APPLICANT: Alex Mwaluma 1168 South Keller Place Kennewick WA 99338 REQUEST: SPECIAL PERMIT: MR&H Tri-Cities Church in the C-2 (Central Business) Zoning District BACKGROUND 1. PROPERTY DESCRIPTION: Legal: Lots 26, 27 &W8.05' Lot 28, Block 12, Gerry's Addition to Pasco (Franklin County Tax Parcel # 112052430). General Location: 411 West Clark Street. Property Size: Approximately 0.19 acres (8,120 square feet) 2. ACCESS:The site has access from West Clark Street and the alley behind the building to the north. 3. UTILITIES: The site is served by both water and sewer services from the alley to the north. 4. LAND USE AND ZONING: The property is currently zoned C-2 (Central Business) and most currently housed Llamas Furniture and More. Surrounding properties are zoned C-2 (Central Business), and C-1 (Retail Business) and are developed with numerous service and retail business structures. 5. COMPREHENSIVE PLAN:The Comprehensive Plan indicates the site is intended for commercial uses. The plan does not specifically address churches, but various elements of the plan address locating businesses in appropriate locations for their anticipated uses. Land Use Policy LU-1-1) states: "Land uses should be permitted subject to adopted standards designed to mitigate land use impacts on adjacent, less intensive uses, while preserving constitutionally protected forms of expression." Land Use Policies LU-6-A and LU-6-13 direct the City to "Encourage commercial and higher-density residential uses along major corridors and leverage infrastructure availability" and "Promote efficient and functional neighborhood level and major commercial centers to meet community demand." Land Use Policy ED-3-13 suggests the City "Require businesses and buildings in and adjacent to the Central Business District to conform to established development standards." 6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. An environmental determination will be made after the public hearing for this project.A Determination of Non- Significance or Mitigated Determination of Non-Significance is likely for this application, under WAC 197-11- 158. 1 ANALYSIS Proposal Applicant Alex Mwaluma, on behalf of the MR&H Tri-Cities Church, wishes to operate a church facility to be located in an existing retail space at 411 West Clark Street. Site The site is developed with a 7,140 square-foot retail space built in 1948.The site has direct access from West Clark Street. Churches generally locate in or near residential neighborhoods. While the site in question is in a commercial area, it is close to the residential areas north and west of downtown. History The site is part of the 1907 Gerry's Addition to Pasco. The site was originally zoned C-1 in 1938 (Ordinance 435).The site was incorporated into the Central Business district and zoned C-2 over 20 years ago. The Comprehensive Plan(LU-4B)encourages the concentration of commercial activities which are functionally and economically beneficial to each other. The zoning regulations are used to implement the Comprehensive Plan. The proposed site is located in the Central Business District Zone(C-2). The purpose of the C-2 zone is to, among other things, encourage the clustering of retail businesses and retail services, which functionally interact well together and will economically fare better as a result of close proximity to one another. The Downtown Development Association's business plan/strategy encourages the location of additional retail and professional businesses within the Central Business District. The proposed use is not supported by the Comprehensive Plan and its implementation tools. 1. Will the proposed use adversely affect the public infrastructure? The proposed use is located in an area that is fully served by all City utilities. Public infrastructure was designed to serve the intensive demands of commercial activities. 2. Will the proposed use be constructed,maintained,and operated to be in harmony with the existing or intended character of the general vicinity? The proposed use will be located in an existing building. No exterior changes will take place. The general character of the surrounding area is retail business and is not characterized by churches or other community service types of land uses. The general character of the area will be altered due to the non-retail nature of the church. 3. 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 proposal involves utilizing an existing building. The location and height of the building will not change. 4. 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? Without strict oversight, the operation of a church on this property could become a nuisance to adjoining retail businesses. In the past churches located in common wall buildings have created nuisances for adjoining businesses through the creation of excessive noise. The operation of retail and office businesses does not generate objectionable noises. 2 5. 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 site lacks adequate fire system/sprinklers for large gatherings; capacity may be limited and should be part of the special permit conditions. 6. The Council may add other findings as a result of discussions during the closed record hearing. Discussion Church facilities require Special Permit review under the provisions of Pasco Municipal Code (PMC) 25.200.020(4) Unclassified uses.Church facilities qualify as Community service facilities, level one,as defined in PMC 25.15.050. The C-2 zoning district does not require provisions for off-street parking for permitted uses. This is partly because for most adjacent uses—small retail shops and restaurants—the ebb and flow of foot traffic is more gradual.Churches, by contrast,typically experience sudden influxes of patrons during meeting times, bringing to bear associated peaks in vehicular traffic. As such, it would be appropriate to require parking facilities to accommodate such traffic flows. PMC 25.185.170(2) requires one parking space for each four seats based upon maximum seating capacity or at least one space for every 10 lineal feet of bench seating for churches and similar community service uses. The C-2 zoning district allows for common wall construction.The site shares a common wall with the adjacent buildings to the east and west. Previous church locational requests in common wall buildings have been conditioned to limited noise during normal business hours. INITIAL STAFF FINDINGS OF FACT Findings of Fact must be entered from the record. The following are initial findings drawn from the background and analysis section of the staff report. The Hearing Examiner may add additional findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1. Public notice of this hearing was sent to property owners within 300 feet of the property and in the Tri-City Herald on 26 September 2022. 2. Applicant wishes to operate a church facility at 411 West Clark Street. 3. The site is developed with a 7140 square foot retail space. 4. The building was built in 1948. 5. The site has direct access from West Clark Street. 6. Churches generally locate in or near residential neighborhoods. 7. The site is in a commercial area. 8. The site is part of the 1907 Gerry's Addition to Pasco. 9. The site was originally zoned C-1 in 1938. 10. The site was incorporated into the Central Business district and zoned C-2 over 20 years ago. 11. The prohibition of Community Service facilities, level one has been removed from the C-2 zoning code. 12. Church facilities require Special Permit review under PMC 25.200.020(4). 13. Church facilities qualify as Community service facilities, level one, as defined in PMC 25.15.050. 3 14. The C-2 zoning district does not require provisions for off-street parking for permitted uses. 15. PMC 25.185.170(2) requires one parking space for each four seats based upon maximum seating capacity or at least one space for every 10 lineal feet of bench seating for churches and similar community service uses. 16. The C-2 zoning district allows for common wall construction. 17. The site shares a common wall with the adjacent buildings to the east and west. 18. The site Capacity may be limited due to lack of adequate fire system/sprinklers. 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 Commercial uses. The Plan does not specifically address church 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. Land Use Policy LU-1-D states: 'land uses should be permitted subject to adopted standards designed to mitigate land use impacts on adjacent, less intensive uses, while preserving constitutionally protected forms of expression." Land Use Policies LU-6-A and LU-6-B direct the City to "Encourage commercial and higher-density residential uses along major corridors and leverage infrastructure availability" and "Promote efficient and functional neighborhood-level and major commercial centers to meet community demand." Land Use Policy ED-3-D suggests the City "Require businesses and buildings in and adjacent to the Central Business District to conform to established development standards." 2. Will the proposed use adversely affect public infrastructure? The building is located in an area that is fully served by all City utilities. Public infrastructure was designed to serve the demands of commercial activities. The church facility use of the property might increase water usage slightly. 3. Will the proposed use be constructed, maintained, and operated to be in harmony with existing or intended character of the general vicinity? The Comprehensive Plan indicates the site is primarily intended for Commercial uses. The proposed use will be located in an existing building, originally built and operated as a theater. Any interior remodeling will be required to meet PMC building code standards. The facility would be required to operate in a professional manner compatible with surrounding retail uses. 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 proposal involves utilizing an existing building. The location and height of the building will not change. The proposed use might not contribute to the symbiosis of retail clustering in the vicinity. 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? 4 The proposed use may create influxes of traffic and noise which are atypical of permitted uses in this zoning district. The traffic ingress/egress patterns will likely differfrom surrounding retail uses. 6. Will the proposed use endangerthe public health or safety if located and developed where proposed, or in any way will become a nuisance to uses permitted in the district? Church facility uses typically do not endangered public health. The proposed use does not involve the manufacture, production or sale of any product that could endanger the public or become a nuisance. However, the site lacks adequate fire system/sprinklers for large gatherings;capacity may be limited and should be part of the special permit conditions. PROPOSED APPROVAL CONDITIONS 1) The special permit shall apply to Parcel 112042138 2) Majortraffic-generating programs,activities,and functions shall not be permitted between 8:00 am and 6:00 pm 3) Applicant shall maintain the storefront of the building in a professional manner, including signage, program advertising, and window treatments. No clutter shall be visible from the sidewalk. 4) Maximum building capacity shall be based on current International Fire Code(IFC)fire rating, as approved by the City of Pasco. Increased capacity shall require improvements meeting City- adopted IFC standards. 5) Off-street parking shall be provided per PMC 25.185.170(2), at one space for each four seats based upon maximum seating capacity or at least one space for every 10 lineal feet of bench seating. 6) The special permit shall be null and void if a City of Pasco, Occupancy Permit is not obtained within one year of Special Pe rmit approval 7) This special permit shall be administratively reviewed in two years from the date of approval for issues associated with parking,noise,and compatibility with existing retail use. RECOMMENDATION Staff recommends approval of a church facility to be located at 411 West Clark Street,(Franklin County Tax Parcel 112042138) in a C-2(Central Business)district with conditions as set forth herein. 5 � o Overview rs ■ Applicant(s): ■ r Map File SP ■ ���� �� �I �1iti. ►,.�3,a� �'�Y•Pt{jl 7``—�R/ �>�'�� ��r` s �',k� �� � Ed ic 3 2M Mg k mz AR dip if Ut a e Vicinity Item: MR&H Tri-Cities Church in a C-2 Zone N Applicants): Alex Mwaluma Map File #: SP 2022-014 � pNNE��LLE - " top SITE Ll� , dft rnW 35 70 140 Fee� c �► . Land Use Item: MR&H Tri-Cities Church in a C-2 Zone N Applicants): Alex Mwaluma Map File #: SP 2022-014 SFDUs Undeveloped SFDUs �o����L�E v�'�eye'❑� s � z. � ro SITEpaCkiC•9 ❑�. �n. -a o keti � � Mir 'Ve -o ❑1 0 8,❑ m C iG°y�Cn�'Q�t a 35 70 140 210 28 ay nye"', Feet Commercia[ G eC Item: MR&H Tri-Cities Church in a C-2 Zone N Zoning Applicant(s):s�: Alex Mwaluma � Map File #: SP 2022-014 R-3 � R-3 a W 6aNN SITE C-z C 0 35 70 140 210 28 Feet Comp Plan Item: MR&H Tri-Cities Church in a C-2 Zone N Applicant(s): Alex Mwaluma Map File #: SP 2022-014 Medium\Dens Reside tial igh Den SITE esidenti !o — CO \Iro NN. Medium Density Resid tial ------- ... ' m ercial erciaf 0 35 70 140 210 285 1 —7 Feet Looking North I LLAMAS - , „L ----- - LI.►AN! — �MIIF9`LERIA LLAMASy�„ _ f5C Ee Es cvM uss µiJ ;i8 RLCArAS� W_ mom E .. �.. I ��,,_ Toda L FU � A t ■ _ — M�UEDIEAfA H'HiYi VREl' aac;.o•sH. S Via.; �yl+-� "'�x'N/ - - - _ .- - -• T---� _ PYA +__ _ - ti - - _ `�_ - 3' -� •::� - - - - i�liilliil!lllilili1111 ,� 11�11lIUlll�ili�l111#� 1111�111l1111!!li!lllll!!1l11111111lIlll��lllll!!1! 1 Illll 11 !II 1 ! 11 11 I li � l 1 111111!111111111111111111111111111f111111111r1111rINf11N11r11i fill I IlIl111 . 1111111111I111111111111f11f 11 (111111111111 I I mm11111111 III 11 11111111111f11111111111111111rf 1111f11111111�11111r11111i1Nrrr1 f A �- � �1lil11111f11111111111111111111111lf1i1111�1111111111111111l11111111111l1111111111111(11111r111111rrr1f11111rrr111111r11111rr1111rr111rrrflrll�r rrrlrrrr, th Looking--W- 0irt om Alley L - - - - - - .J:. -- _ -�.,.ti jam,'-ti•�".�'-:-y'-f ... _ i '��.. jy_�. l•+_r r ��� - - - 111!l111�!llllllli�ll!! Infllllllptiplllllll!lINI ?� IIIIlilllliill4i11i -- _ - I OL AL I!!1!1!!!ll!!!!!!!!!lllllllll�lillllllll111111111111 ., . - - . Illlllilli111llli11111111111iilllliiilll11111111111111111111111 y; �!1!1!!!!E!!!!!!1!l�Il��t������1l�IIIlIII!93illlllllllllllllll111llliilllll11lllllllllllll1111111111�111111111iII1i1111f1111111111 `` - � _ - NIL - s -- Loo Ear rom e Ir , -0 pip ek^ _ yS�gJ,n.M r.',L'f�Rl".'}v: - _ .. �'�..• - .r}• ... � ... 7 ':/���_ t� r. 5r ��+� - FSJ-'fir - -. - _ �•]••r� - � � �i,M� - •� 1 Lo ng Southeast From F' } -- - C'f - irk' .`p-d'a.,y4 '+•v' yi r�X �7_V � �•[ .. - -. _ .. -�.r�y...: - �a ,�e.� �,wig-. -•+�- -n{�►• :�'•• �i•�,. - `� "'"�Y�_� . - � �. - ... �s.�, .: ., �'-r," ..'tr•f:, s:ti •-' •� �i9.Y .r�r;- -i _ �-�C�:-� - �._�7f4T_ - - - (.•fc i �'T ! _ ri TMJ :v - - .#'._ - ^-�i''ti,�-• �-.gyp_ '�•_.4il,.. -\ - �•:S "f uir E40. r Looking Southwest From eY 41 1 ; SU I TE-D +, a � I " est From va y 16 • �.... Yom' II S�. • .,,-.:� `.. �� IIIIIIIIII1111NI - _ _ -. IP `.••*7a' ��+. .. .'y.1ry-_:cr%•r ffir �,+i�-'�'"a_-�^. r.. i`... •Y._ �_ �: w _ �..-r. .N k• s' a7 _ 1���• ,- +x-!l Y'-C�� _ Ji .� �Y�. .�.- �:• iaP1.��- �• �1- {ms's. -7i - y\.-� ��� _ �''�' fi ;.��-ar•.�rF` '.i-.-..r ��� i '^! f�: ,{^,'_�, • -`�-�:�t yS�.7"r'{'t: ice".( � kyr..�• 3�SGi ''Y�- :i'�'F. �i:t�lr? • v.,.F -F ;. .rF':' - .IY+Pf�'a�r`MY .-�: �r i �F.•,•._ate 'L,ice'• .. - �� -_ �` i{.r�,:_�..7'�`-�- �.ry•- ._ 3.7:1.:._ '; 'S'=,:.'-_...-r.�`•`�-�n--�K •w•':�v y� t.= i'`. -_� �-'+_ti� `+_..= -.�:x �-S:' `3". n'Vii::, - 't;;"'�-���`^.��:. •;� t�f,.• ��.�. .e •� ti _ �. � '�•�..- �� •c- :. �+i �+'.� - �.rW�^� � ocq-:l+^'� �y �� ,x .�.y,rE::-.- .F f =�'�� -�i •rc.... �y^•4 Y�. .• $ - "'S:��. _ •. .-•Y'- i ��- i:°' � '�- �`r.-;"�'Y.�:u F-i��'ti*.+'-:�'j�',� .y._•k_. S• �i.'r. - �A _ �a `' _�.s ,..^r^4wr.-� ,�.c..�i1;Sl��'•.r y�y• +uta �k�f�•,���•y r: s:+�='_ ,�; - rc... _ ".��•�` �i;. rt'• ti_i-h.,; - . •+�� .:-�'��,5'= ;ate, �.}-. try s,• .�.�• "--;{�sa�;.. ,e_y v�, or9:'�:;siX� -����' �,�-#'."� s'+'_'.::T'1�' '�h•• .�•� :'i¢ ll .•e ti}�►� N �!L:is y�^'!:r--'Y - .:�Ria-'r.r„i�Z=^ rW.Y' -�:�f�? -Y:�.{{ i ,r*,�.l.�o-� f .:�.�'r�!~. ��. _ [':-.!1,' :•�,M1-.~ -�.�'i--:tom» yy`� Lti r'r�.�4 y+� Z ��r-�� L r � ;;.�=�`••S' _ ;�a �-�'�,-{��s. '''may-Y r, -c7'- .iR'r=� .�-::•t13-��'�-f.�irc�3:n_����.�t=x�+3���.J':� �".•'` ....`•Y '.`-'i''J'4`a'.�.� .,s v.S''�• �Y w}�a ��}. ' �=�� - _ - �i,���+ r� `E � lt�"�r.:. .: .i-+7� s .Ji_•.i"`- •S �'+�'�•'•�y -�J,-l_ ;�w sta9i.._ '7F •�►ivf 'Y✓: -y1:. wT4 +�� F. T.iN i A-� �. ���'�•, - �+z H J•k� J.. �y. Kr• N. �:rvf 1'�•+ rr •_ - _ :.r.;{ �`=•� ra' .. •✓w�:v3: #,r rCt .f^w t .ti1`a a ,;'r. �!�,,.,•'"=i�F•� w ,� .r.::.}:L. :. q- A-�i•f.- i Y• -.'" ? 1 x` ' sF: ^�-:'_ -�- ?;a�'x`-•- _- _ 1��" ';i.-,!�';4'-tti. 15�.. .K.S.;':'.- ..f.,.fs�' �� •` �� {.. �!�. .�•. � _ l'�:4�C^w• ;�::. _ y.-../,iYa',�:�v�Axa.•'--� ��r`: r.:t k�Y ��•p �-•__ =wr'r- ac•.. 3rro `c,r. _w�_.r- _fti.. '�'rri..L"! :71..T�.._ r+ti•Y. •� .y.�` "�.(�.�+�� F- '4�:Y." ra•:P��-�.:^3_`7. ;•�� - _ =T•�.�y 7.. ,�,yr {.r w •�/" 'T 'j2}� •���. �Y ��' J/ `- � .� i}-•`+•`- •��,... - -�-' x�¢-�:={:�...:-`..'^�zg :'''�t�3,�S.' .ater�,� }��� !k ..�-.'!--±.�a+'a_..��'.ii�:�1...- • `�i'r•.. :�r'r'1-. .a,1� ?� .S�.r�-a, •;d �'�J r _ � *�-•, y'r"°-y._ _ -:5 r �.� :��ts.*.-r r-z. '-S. - ni'•. .��...•t v;..�:.•.. r.. �..i l4 �'�'+ 'L --�}y��.r �5:� �;�- �j7r►..1..•• .-f S _ -� .�'f'•:.r Y:r• .r .r `�"��.:�'^Ji .. :� �# Y1�•{. '�.h:.','. w T Fn ��.. .T' �4. l•�: •r.T• -LIr �r9}'. .�F � -�� .l ,� _�� - t•� +-:y. �sf .,r=� -� s�� �.1--- ri�-, N•. },:. »ti�'•.- - tiv: �`z C^' �'r' � �„ a -�' a ��V�+J.'tom. �� "••tir '�. -:��"�.; •r .�,� r.y'r �v`.'-'�'"� - 'e�..:s •3 a,'.. _ hn .�'.r -r. i'.{•. r� -�. .a+� .i�Fi.Yrs -.--�-} .F �}- .+�. va�: ,'� ��,;,.� � S,�.. ':y.. �' a.:-'- ,-�.-•. -z-• -►", .yt - "4'+ -5:�•ii �,':¢ �t� s'y�C;•'���4 '� 1�'-r _ �.� rr•_ ��� - �'.?e+�'- �• ;.i:=T1kr�.. irr u, �'•.iA ,� �,r,., �"ea;W�; •'x; e 7• •��.-r r�T�' 'ti-'' �a.y• � F�"!:`?z - '� _ �y _ + :.A _ .', Key. _ .r _ s y,':- � �C_+::.�s.��`c,. ..�•-�� •q.:� ;. •:e-.�:�' ,fir� 'l�'r.,r;_"s :F.•;...ar :�': :f. -�,#'.-Y••�'`-+c-;: -.r.t-:=I•f;. t ���:: r. � :a• _ 4+ '�:'�'�'� .+�, .-�'rz. r��,��:'�`:5� `J��� _ .� _ ti� ,r. •�.• ;�n. � •�r ^ii {�,�r .ri y-•,.cam. ■ s »3 r.Y-, t--�'r- w-i-- - --rr.:d_:r .�.-�^- �- f••- ���.•- •'{=�� - •i�•��.i:. ��+,_. �fi;,y"` y' _ .:{• t. 'e.• .i.�.w+�1��y�+�`,P�'=�''A -�• •3r-r./'+. `�! ,?�. •ev y- . _.-�.. _ _.f:"Sr�= _..>>'2'•-.'1..'K-s�a_s�'.� _�..-�.��_-c�.�'�'�-,f-".��•7 .. -.___-..- ._ ,_-rr�u-i�f.L��s .'�:�_c� .. [ _ e- •iF.k-�-_ •fi-ems. -.�`!�[ - ..:L�'.�.i�$_•S, -__.3�-._ �. �_r..� _z�.+..•�' - _'�_ �� e�1^_.- �tF' .�__"� __ PascoCltyof Community&Economic Development Department Fee:$625 PO Box 293,525 N 3.d Ave, Pasco,WA 99301 P:509.545.3441/F:509.545.3499 CITY OF PASCO SPECIAL PERMIT APPLICATION Master File # Date Submitted: Applicant Info Owner Info 1 (if different than applicant) Name: Ales Name: .7E f) Address: jldg fou;r,4,z, g,5ie-ex f ,, Address: Al Phone: (360) gyq_ 3t�-92 Phone: t -��—SS-1-.3e.3.0 Email: �F►�,,,�c�,,Q,g Vv-V09k-,COM Email: 41Ex-MVJa/N �nrS C'�Sa� 7� 9 ma-r �. CD/vt �`��� Project Address: �� s-JG�Si �yAQ,� Sie.Ge7 e y.4. ; pf►-s�v , w� 9`I 3v1 Project Parcel Number: //o��`�-Z y3 0 Current Zoning: _04�� 14z� / Source of domestic water: C�-� 00j' ( Method of sewage disposal: _S Li2t-2- -�Iya-rn Present use of the land and structure(s) if any: _�12 J2110541,,4' usP Y>-V- ,-,A _/� �.X �G,-f�� m r.�.*�.�a.�Q, n I. �- m�n %S}� ,�. ►-�,�-fiv��''Gyr,[� �►r�'� Updated April 2019 Please describe any existing violations of the zoning ordinance upon the property: Give a detailed description of the proposed use that requires a special permit (attach separate sheet if more space is necessary): � A - n jIaj;h,;p &4 h i e 3 4 G►$ r 5(. 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 D SEPA Checklist 0 Site map Fee of$625 OWN" Cityof Community&Economic Development Department Fee:$625 fPasco 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 y On this _ day of� ��-f� ,o7d� , before me the undersigned, a Notary Public in and for the State of Washington, duty commissioned an sworn, personally appeared Alex kwil2ma � -A.IS 1 eetfg'-Gly 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 Irl day of _c ,1�llllill!lllf������I tit• Qv I A y ••,, 1 :G rr o 0 " NOr� 0�� Notary Public in n for the State of Washington y:m A� •�� ID. Z Residing at _ �f�'�, &19 X11 =�' m My Commission expires •�4���-vim'� • ;q sH I �����1lflllli�l�ll Updated April 2019 Affidavit of Mailing In regards to MF#SP2022-014 I, Carmen Patrick, hereby confirm that notification was sent by mail September 26, 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 26th day, September of 2022. MAO lk"f Representatives Signature City if Community Development Department vj��Co PO Box 293,525 N 3"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 Economico de la Ciudad de Pasco a 509-545-3441. Proposal:Alex Mwaluma,on behalf of Ministry of Repentance&Holiness Tri-Cities Church, has submitted a Special Permit application (SP 2022-014)to locate a church, on Lots 26, 27 &the West 8.05' of Lot 28, Block 12, Gerry's Addition to Pasco, at 411 West Clark Street (Franklin County Tax Parcel 112052430), 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 12 October 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 12 October 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 19 September 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: MR&H Tri-Cities Church in a C-2 Zone N Applicant(s): Alex Mwaluma Map File #: SP 2022-014 7�, - •A • SITE - . 5 pt ► 1 _ e 35 70 140 210 28 Feet NAME ADDRESS CITY STATE ZIP MARIA DEL ROSARIO MARTINEZ-CAN 320 W BONNEVILLE ST PASCO WA 99301 MARIE BUENO 328 W BONNEVILLE ST PASCO WA 99301 ERNESTO&JOSEFINA PULIDO 332 W BONNIVILLE ST PASCO WA 99301 ERNESTO PULIDO 332 W BONNEVILLE ST PASCO WA 99301 JORGE FRAGA 207 N 3RD AVE PASCO WA 99301 SOMPHONG SIANOUTHAI (ETAL) 201 N 3RD AVE PASCO WA 99301 JESUS VERA ACEVEDO PO BOX 2881 PASCO WA 99302 UNITED WESTERN TECHNOLOGIES CO 421 N ROOSEVELT ST KENNEWICK WA 99336 GREGORY L AULT 214605 E FINLEY RD KENNEWICK WA 99337 FRANKLIN COUNTY 1016 N 4TH AVE PASCO WA 99301 CITY OF PASCO PO BOX 293 PASCO WA 99301 ANDY&JULIETA RAMIREZ 7912 SAVARY DR PASCO WA 99301 YUSRA AZIZ A&Z INVESTMENTS& R 4601 W 12TH AVE KENNEWICK WA 99338 MARIO NAVARRETE 926 5TH ST SANGER CA 93657 DONALD E &TAMARA P COBB 2305 S 1987 PR SE KENNEWICK WA 99337 NICOLAS ZAVALA AGENCY LLC 114 N 4TH AVE STE B PASCO WA 99301 TRI-CITY UNION GOSPEL MISSION PO BOX 1443 PASCO WA 99301 MARIA OCHOA 15422 KAYLA ST SE YELM WA 98597 FRANKLIN COUNTY HISTORICAL SOC 305 N 4TH AVE PASCO WA 99301 AGUSTIN HERNANDEZ(ETUX) 411 W BONNEVILLE ST PASCO WA 99301 JESUS CORREA 424 N CEDAR AVE PASC WA 99301 GUSTAVO RAZO 401 W BONNEVILLE ST PASCO WA 99301 PASCO WASHINGTON LLC PO BOX 3165 HARRISBURG PA 17105 RUSSELL& BERTHA GLATT 7004 W COURT ST PASCO WA 99301 WASHINGTON INSURANCE AGENCY IN 203 N 4TH AVE PASCO WA 99301 G & E PASCO PROPERTY LLC 202 N 3RD AVE PASCO WA 99301 CARLOS VILLA CESAR(ETAL) 74104 N SR 225 BENTON CITY WA 99320 JEFF ADAMS 7903 W 20TH AVE KENNEWICK WA 99338 w4co REPORT TO HEARING EXAMINER PUBLIC HEARING City Hall—525 North Third Avenue—Council Chambers Wednesday 12 October 2022 6:00 PM MASTER FILE#: SP 2022-015 APPLICANT: Juan Rojas/H&R Elite Trucking Academy 153110 W Johnson Rd Prosser WA, 99350 REQUEST: SPECIAL PERMIT: Location of a Truck Driving School at 2020 Garland Street (Parcel 113510115) BACKGROUND 1. PROPERTY DESCRIPTION: Legal: Lot 13, Binding Site Plan 2011-03 (Parcel 113510115). General Location: 2020 Garland Street. Property Size: Approximately 319,287.19 square feet or 7.33 acres. 2. ACCESS:Access to the site is available from Garland Street. 3. UTILITIES: is connected to municipal utilities. 4. LAND USE AND ZONING: The site is zoned 1-1 (Light Industrial). The site is developed with two commercial structures. Surrounding properties zoned as follows: North: 1-1 Commercial Structures East: 1-1 Farming South: 1-1 Commercial Structures; Basin Disposal Inc.;vacant land West: 1-1 Commercial Structures 5. COMPREHENSIVE PLAN: The Comprehensive Plan designates this area for industrial uses. 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) is anticipated to be issued for this project by September 13, 2022, under WAC 197-11-158. ANALYSIS Proposal Juan Rojas, on behalf of H&R Elite Trucking Academy, has submitted a Special Permit application (SP 2022- 015)to locate a Trucking School,on Lot 13, Binding Site Plan 2011-03 at 2020 Garland Street(Franklin County Tax Parcel 113510115), in Pasco, WA. Site The proposed truck driving school would be located on the west portion of the 7.33-acre site along the south side of Garland Street.The site is in an industrial area with easy access to Interstate 1-182,and State highways 1 SR-395 and SR-12. History The site was annexed into the City of Pasco in 1979 (Ordinance 2016) and assigned RMH-2 (Mobile Home) zoning per Resolution 1202.The site was rezoned in 1994 (Ordinance 3058)to 1-1 (Light Industrial). The area has been gradually converted from farming into agricultural processing uses. Several trucking companies, truck stops, washing stations, and truck repair shops have located nearby to accommodate the growing agricultural processing economy in Pasco. In 2012 an 8,000-square-foot trucking company office building was developed on the east side of the proposed truck driving school site; a 5,000-square-foot diesel repair and servicing structure was attached to the east side of the building in 2017. In 2016 an 1,800-square-foot modular structure was placed on the west side of the lot in 2016.The trucking school would be utilizing this west building and the west side of the lot for student truck driver training. Discussion The City of Pasco population has grown to over 80,000, according to the most recent Office of Financial Management estimate. Population and local agricultural processing facilities growth have created a demand for truck driving school facilities. Trade schools require Special Permit review under the provisions of Pasco Municipal Code (PMC) 25.200.020(4): "Unclassified uses." Pasco Municipal Code 25.185.170(3) requires one parking space for each 300 square feet of floor area. With a 5,000 square-foot office building,the total parking requirement would be 17 spaces, rounded up(5,000/300 = 16.66). There are 11 on-site parking spaces associated with the structure on the west side of the lot. The lot contains sufficient room for more parking spaces. 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 20 September 2022. 2. Applicant wishes to locate a truck driving school at 2020 Garland Street. 3. The proposed truck driving school would be located on the west portion of the 7.33-acre site 4. The site is located along the south side of Garland Street. 5. The site is in an industrial area. 6. The site has easy access to Interstate 1-182, and State highways SR-395 and SR-12. 7. The site was annexed into the City of Pasco in 1979 (Ordinance 2016). 8. The site was assigned RMH-2 (Mobile Home) zoning with the annexation, per Resolution 1202. 9. The site was rezoned to 1-1 (Light Industrial) in 1994 (Ordinance 3058). 10. The area has been gradually developed from farming to food-processing uses. 11. Several trucking related uses are located nearby. 2 12. In 2012 an 8,000-square-foot trucking company office was developed on the east side of the lot. 13. A 5,000-square-foot diesel truck servicing structure was added to the west in 2017. 14. The trucking school would be utilizing the west building and west lot for student truck driver training. 15. Per PMC 25.200.020(4) Unclassified uses, including trade schools, require Special Permit review. 16. Per OFM estimates, Pasco's population has grown to over 80,000. 17. Population and agricultural processing growth have created a demand for truck driving schools. 18. PMC 25.185.170(3) requires one parking space for each 300 square feet of floor area for technical school facilities. 19. The total parking requirement would be 17 spaces, rounded up, for a 5,000 square-foot technical school facility. 20. There are 11 on-site parking spaces associated with the structure on the west side of the lot. 21. The lot contains sufficient room for more parking spaces. 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 Industrial uses. Capital Facilities Goal CF-6 encourages the City to foster adequate provision for educational facilities throughout the UGA. 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 designed and constructed to accommodate industrial uses. 3. Will the proposed use be constructed, maintained, and operated to be in harmony with existing or intended character of the general vicinity? The existing/intended character of the general vicinity is Industrial. Applicant is proposing to use an existing structure for the trucking school. Special Permit conditions may include a requirement to maintain the facility and grounds in a professional manner. 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 Applicant is proposing to use an existing structure for the trucking school. The existing/intended character of the general vicinity is Industrial. Location of a trucking school at the site will not discourage the further development of permitted industrial uses on property in the general vicinity or impair the value thereof. 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? Truck driving instruction will create similar levels of noise,fumes, vibrations, dust, traffic, or flashing lights as the operation of any other permitted uses within the district. 6. Will the proposed use endanger the public health or safety if located and developed where proposed, 3 or in any way will become a nuisance to uses permitted in the district? Truck driving instruction will create similar levels of public health and/or safety risk and/or nuisance conditions as the operation of any other permitted uses within the district. PROPOSED APPROVAL CONDITIONS 1) The special permit shall apply to Parcel 113510115. 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 truck driving school shall be maintained in a professional manner. 5) The applicant or assigns 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 Special Permit for the location of a Truck Driving School at 2020 Garland Street (Parcel 113510115)with conditions as herein proposed. 4 Overview Item: H&R Elite Trucking Academy in an I-1 Zone N Applicant(s): Juan Rojas Map File #: SP 2022-015 ul r - t SITE - - W , Ln ILI 360 710 1,400 2,100 2,800- ' Feet Vicinity Item: H&R Elite Trucking Academy in an 1-1 Zone N Applicant(s): / * • Map File SP 2022-015 , I r� a - 1 I • Land Use Item: H&R Elite Trucking Academy in an I-1 Zone N Applicant(s): Juan Rojas Map File #: SP 2022-015 a 0 a a' Commercial C GARLAND ST - SITE OL D ndustrial I a� Services TO 140 280 420 56 Feet ; Zoning Item: H&R Elite Trucking Academy in an I-1 Zone N Applicant(s): Juan Rojas Map File #: SP 2022-015 GARLAND ST ' SITE 0 70 140 280 420 560 Feet Comp Plan Item: H&R Elite Trucking Academy in an I-1 Zone N Applicant(s): Juan Rojas Map File #: SP 2022-015 In strial GARLAN❑ 5T al SITE \ Indus al Industrial 70 140 280 420 5R Feet '. '' d1bTippett Company of Washington LLC ®Commercial Brokers �1 AssociationCF3A TIPPETT 2815 Saint Andrews Lp ALL RIGHTS RESERVED V oM • , Pasco, WA 99302 Phone: 509-545-3355 Form; ST NNN NNN Uease Fax: 509-545-1689 Single TenantRev.9/2020 Page 19 of 23 LEASE AGREEMENT Single Tenant for Entire Parcel - NNN (Continued) EXHIBIT A [Legal Description of the Property] I • I- r Lease Premises is a portion of the following legal description as depicted herein. BINDING SITE PLAN 2011-03 LOT 13 DAF. THAT PORTION OF THE NORTHWEST QUARTER OF SECTION 21.TOWNSHIP 9 NORTH RANGE 30 EAST,W.M. FRANKLIN COUNTY, WASHINGTON,DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID SECTION 21 THENCE SOUTH 89. DoCuSign Envelope ID:09DF6A1F-EFOD-4213-8605-43F7A94FF96A aw P.O.Box 3027 Pasco,WA 99302 T I P P E tel 509.545.3355 www.tippettcompany.com Real E'state Services Site Plan — Lease Premises 1� ! i •� 1' r 4P • A •T. 4 Looking North w MEN NINO WO r��ii''• w-. •'-• - .tOp `$+i•=�-t ,c•[^.'.�r:'� - • `--'� 711 - - _.sem'`- s a H' - =vx.ic'.4 _ _ .�_- ?'_.r.•,- _ _ - ;:v,`� tirra-�1.�:' `„-.;:-r .. . _ _ _ "f�'.�L .�.ay! �y.-�ften .-s.'::�. :.T!�-•^.+.}. 'M.��.c��M1�.• Ji y.�� rya�.I..y-+--v^.I�:' , .Sy _ Y e=5:: �=-rc-_.•'-:-'c'_i'].9• ' +���„a i�_ Jr.1�.R�cr' - F1. �51•!-� �- !. N'•frr. Lo--u - r. - i = _ _ _ _� -_ i--^�`�'r-•�`4,._-':��”_ `:z-*ViC._i.sz:...'•.-�_.`r�''F�i'�:;::w+.:r.Y"-_.y�rt_-_��- ;�^r_�w."k_--_-+3--ic!+._.�...�-f'y:..x1yy Y2Y_S�:-re-�_+,'''�.=s:{emx..F':�.`:?-=r,,-;•sem_.__.�,_;iy..r:dram-._•� -',..�f��.�:+�.��.%...1"•:r�'i,=�-e1-:'tte'-7::&.-�t�.-�'=y^..s.r�,s;�•�_:'��..='?'=.�+:.,r:3 -'som-.�'�:�-': e..�,Fst,_:-.-�,~'.-}.te,in'_'-j`.-r:�mo�.i.•-�4-�' �.'�.�i 1._.�pSS'�'�f`•.+_9•_rn�v-r v..tr fKP'�� -L��',=•`•t,'�,�i��•_<�.-".ci`.�a� r' - - 't. _ '.\ -1d'i.. .+�.�F..• .81. •rv� � _ _ - - _ _ _ fit"... x.��a. •4'._ _ _ �,] _. .. _... - . _ _ .. _._ _ .. .. _ .y?•.•:::=..3,•=' - _ ._... _._ �,_._ - .._ '-r-..-..=:�.y._ r'?lA l5%'r�.r+ - .ti.�..•E�-.:lee .,-.r•'�-1�-r�.':�?s.::.e-.�-r�:-.��r - _ .s.._. _ r:�i.•....r moi~.: _ i - —- - Looking East low. AI n Looking South ��Y,11 b I J* 1 5. 60WNP&.iw I V as 0 k IP LookingWest 2 - - Site -------...... l� e'—�•� ,;�� - .��' ;rte � � _ - \ �\ ti� •� � -.� �.1,. - .f •+�.'st•A'IfStJA�Ar�P+s'P'.�ilkS3.Y - �\ r '•' ,� �4f - ��.. .. - � ,•.t=.'` �.rs.: Fes. r.Q,�..� �1r'i. �'3' .., _���.." s= .x''- -. 3.�� •14,.t; '. aL ��M.ti :fix.•:.•..�..-.-,fi".;• .�.q. �' h Future is inyour handsTheElj T cking Acad my H&R - ite ru EI Futuro esta err tus manor j < < Alp■ •�: _ JY a e Truckin Acari .,.� 9 Academy _yY /! a:!` -�`� L_C'K--- / •♦ ads"�'..�.` � s 1-' -ya �R y.� l2�'.' Affidavit of Mailing In regards to MF#SP2022-015 I, Carmen Patrick, hereby confirm that notification was sent by mail September 20, 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 20th day, September of 2022. AkAlmu '46D Representative's Signature vs�coCityCommunity 525Development Department PO Box 293,525 1V 3rd Ave,Pasco,WA 99301 P: 509.545.3441/F:509.545.3499 PUBLIC NOTICE Si necesita ayuda para entender este aviso o necesita mis information, por favor [lame al Departamento de Desarrollo Comunitario y Economico de la Ciudad de Pasco a 509-545-3441. Proposal:Juan Rojas,on behalf of H&R Elite Trucking Academy, has submitted a Special Permit application (SP 2022-015) to locate a Trucking School, on Lot 13, Binding Site Plan 2011-03 at 2020 Garland Street (Franklin County Tax Parcel 113510115),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 12 October 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:adamsl@Masco-wa.gov. Open Record Hearing:The Hearing Examiner will conduct the open record hearing at 6:00 p.m.on 12 October 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 19 September 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: H&R Elite Trucking Academy in an I-I Zone N Applicant(s): Rojas Map File #: SP 2022-015t n ST SITE 0 70 c T , f 1 280 420 560 , NAME ADDRESS CITY STATE ZIP CARMELO & ELENA DELEON 1017 N ROAD 64 PASCO WA 99301 SETZER PROPERTIES UPW LLC 354 WALLER AVE STE 200 LEXINGTON KY 40504 EXTREME DIESEL LLC 2202 GARLAND ST PASCO WA 99301 FRANK TIEGS LLC 4200 RIVERHAVEN ST PASCO WA 99301 PROPERTY 2021 LLC PO BOX 3850 PASCO WA 99302 PARR LUMBER COMPANY 5630 NW CENTURY BLVD HILLSBORO OR 97124 JEFF ADAMS 7903 W 20TH AVE KENNEWICK WA 99338