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HomeMy WebLinkAbout2022-12-14 Hearing Examiner Packet w4co AGENDA HEARING EXAMINER MEETING City Hall-525 North Third Avenue Council Chambers WEDNESDAY,DECEMBER 14,2022 6:00 PM I. CALL TO ORDER II. PUBLIC HEARINGS A. Special Permit Vasquez Event Center(SP 2022-016) B. Special Permit MWM Auto Body Shop (SP 2022-018) C. Special Permit Vargas Dance Hall (SP 2022-019) D. Special Permit ProLand Wireless Cell Co-locate (SP 2022-020) E. Variance Alderbrook Lot Coverage (HE 2022-004) F. Rezone Montez R-2 to R-4 (Z 2022-017) G. Rezone ICCU RT to C-1 (Z 2022-018) H. Zoning Determination Alford/Cole Annexation Area (ZD 2022-003) (To be continued) 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. AGENDA REPORT FOR: City Council December 2, 2022 TO: Rick White Hearing Examiner: Director; C&ED 12/14/22 FROM: Kelsey Bean, Planner I Community & Economic Development SUBJECT: Vasquez Event Center Special Permit (SP 2022-016) I. REFERENCE(S): Hearing Examiner Report Site Maps Site Photos Affidavit of Publication Determination of Non-significance II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS: Staff recommends approval of a Special Permit for the location of an event center at 2302 E Lewis St (Parcel 113900048), Pasco WA with conditions as herein proposed. III. FISCAL IMPACT: None. IV. HISTORY AND FACTS BRIEF: Location of the proposal generally: A parcel located at 2302 E Lewis Street, WA 99301 Zoning designation: The site is zoned C-1 (Retail Business). The site is developed with one 2,520- square-foot commercial structure. The site was annexed into the City of Pasco in 1979 (Ordinance 2042); and assigned 1-1 (Industrial) zoning per Resolution 1209. The site was rezoned in 1994 (Ordinance 3033) to R-2 (Medium Density Residential) and again in 2013 (Ordinance 4114) to C-1 (Retail Business) Size of Site: The site contains approximately 1 .14- acres (49,857 square feet) Particulars of the requested amendment/proposal: Margarito M Vasquez Torres, wishes to operate an Event Center in a C-1 (Retail Business) Zoning District. V. DISCUSSION: Additional highlights: • Public notice of this hearing was sent to property owners within 300 feet of the property and the Tri-City Herald on 19 October 2022 • According to PMC 25.85.040(6) dance halls require a special permit in a C-1 zone. • "Dance hall" means an enclosed space where public dances are held and where alcohol and/or food may be sold" per PMC 25.15.060 D definitions. • "Event Centers" can be classified with "dance halls and night clubs," • PMC 25.185.170(1) requires one parking space for every 100 square feet of floor area • The total parking requirement would be 26 spaces, rounded up, for a 2,520 square-foot event center. • There are currently 13 parking stalls. • The lot contains sufficient room for more parking spaces. • The maximum permissible noise level must not exceed the EDNA outlined in PMC 9.130.040 w4co REPORT TO HEARING EXAMINER PUBLIC HEARING City Hall—525 North Third Avenue—Council Chambers Wednesday 9 November 2022 6:00 PM MASTER FILE#: SP 2022-016 APPLICANT: Margarito M.Vasquez Torres 324 N Owen Ave Pasco, WA 99301 REQUEST: SPECIAL PERMIT: Event center at 2302 East Lewis Street (Parcel 113900048) BACKGROUND 1. PROPERTY DESCRIPTION: Legal: PTN 28-9-30 DAF; N 248.71' OF W 228.71 OF NW4NW4SE4(Parcel 113900048). General Location: 2302 East Lewis Street. Property Size: Approximately 49,857 square feet or 1.14 acres. 2. ACCESS:Access to the site is available from East Lewis Street. 3. UTILITIES: The site is connected to municipal water and sewer. 4. LAND USE AND ZONING: The site is zoned C-1 (Retail Business). The site is developed with one commercial structure. Surrounding properties are zoned as follows: North: C-3 Autobody shop East: R-3 SFDU's South: R-2 Vacant land and SFDU's West: C-1 vacant commercial land 5. COMPREHENSIVE PLAN: The Comprehensive Plan designates this area for Commercial uses. 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-B calls for the City to"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 LU-6-C similarly directs the City to ensure "attractive hubs for activity by maintaining and applying design standards and guidelines that will enhance the built environment of each community." Economic Development Policy ED-2-B counsels the city to "encourage development of a wide range of commercial and industrial uses strategically located near major transportation corridors or facilities and in close proximity to existing or proposed utility infrastructure while supporting local and regional needs." 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 November 15th, 2022 under WAC 197-11-158. 1 ANALYSIS Proposal Margarito M. Vasquez Torres, has submitted a special permit application (SP 2022-016)for an event center, for 2302 East Lewis Street, PTN 28-9-30 DAF; N 248.71' OF W 228.71 OF NW4NW4SE4 (Franklin County Tax Parcel 113900048), in Pasco WA. Site The proposed event center would be located on the south portion of the 1.14-acre site on the southeast corner of East Lewis Street and South Cedar Street History The site was annexed into the City of Pasco in 1901 (Ordinance 2042) and assigned 1-1 (Industrial) zoning per Resolution 1209. The site was rezoned in 1994 (Ordinance 3033) to R-2 (Medium Density Residential) and again in 2013 (Ordinance 4114)to C-1 (Retail Business) The area has been gradually converted from farming and vacant land into residential housing. The area is mixed between commercial uses such as the autobody shop to the north, and residential to the east and south. The property has an existing 2520 square foot building that was built in 1970 Discussion According to PMC 25.15.060 D definitions, "Dance hall" means an enclosed space where public dances are held and where alcohol and/or food may be sold. Using this definition"Event Centers"can be classified under the rubric of"dance halls and night clubs,"which according to PMC 25.85.040(6) require review via the Special Permit process in the C-1 Zoning District. Pasco Municipal Code 25.185.170(1) requires one parking space for every 100 square feet of floor area.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 19 October 2022. 2. Applicant wishes to locate an event center at 2302 E Lewis St. 3. The proposed event center would be located on the south portion of the 1.14-acre site 4. The site is located along the corner of E Lewis St and S Cedar St. 5. The site is in a commercial area. 6. The site was annexed into the City of Pasco in 1979 (Ordinance 2042). 7. The area has been gradually developed from farming and vacant land to residential and commercial. 2 8. Several commercial uses are located nearby. 9. In 1970 a 2,520-square-foot building was developed on the south side of the lot. 10. The event center would be utilizing the building on the southern portion of the lot. 11. According to PMC 25.85.040(6) dance halls require a special permit in a C-1 zone. 12. "Dance hall" means an enclosed space where public dances are held and where alcohol and/or food may be sold" per PMC 25.15.060 D definitions. 13. "Event Centers" can be classified with "dance halls and night clubs," 14. PMC 25.185.170(1) requires one parking space for every 100 square feet of floor area 15. The total parking requirement would be 26 spaces, rounded up,for a 2,520 square-foot event center. 16. There are currently 13 parking stalls. 17. The lot contains sufficient room for more parking spaces. 18. The maximum permissible noise level must not exceed the EDNA outlined in PMC 9.130.040 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 Commercial uses. 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-B calls for the City to "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 LU-6-C similarly directs the City to ensure "attractive hubs for activity by maintaining and applying design standards and guidelines that will enhance the built environment of each community." Economic Development Policy ED-2-B counsels the city to "encourage development of a wide range of commercial and industrial uses strategically located near major transportation corridors or facilities and in close proximity to existing or proposed utility infrastructure while supporting local and regional needs." 2. Will the proposed use adversely affect public infrastructure? Public streets and utilities are in place to serve the property. Utilities surrounding the site have been designed and constructed to accommodate commercial uses. The proposed facility is located near two major arterial streets that are capable of handling significant traffic. 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 commercial, vacant land and residential to the southwest. Applicant is proposing to use an existing structure for the event center. Special Permit conditions may include a requirement to develop and 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? 3 The Applicant is proposing to use an existing structure for an event center. The existing/intended character of the general vicinity is commercial and residential mixed. Location of an event center may discourage the further development of permitted residential uses 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? Operation of the event center will create a greater degree noise, vibrations, traffic, and flashing lights than the operation existing commercial uses within the district. 6. Will the proposed use endanger the public health or safety if located and developed where proposed, or in any way will become a nuisance to uses permitted in the district? Event center operation may create similar or greater 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 113900048. 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(1). 4) The grounds of the proposed Event Center shall be screened as per PMC 25.180.040, and subsequently maintained in a professional manner at all times. 5) Code compliant accessibility and egress shall be developed and maintained at all times. 6) Code compliant fire sprinkler and fire alarm systems shall be provided and maintained in accordance with NFPA 25 requirements. 7) An engineering report on noise mitigation/conditions must be developed and approved by the city. 8) The building and grounds of the event center shall be developed to city standards and maintained in a professional manner. 9) The applicant or assigns shall maintain all necessary Washington State and City of Pasco licenses. 10) The Event Center shall be administratively reviewed annually for noise, nuisance, and safety concerns. 11) 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 an event center at 2302 E Lewis St (Parcel 113900048), Pasco WA with conditions as herein proposed. 4 Overview Zoning ■ TorresMap File #: SP 2022-016 1 �r '� �rw �i iL�i'i'i�iii ""R� �� f+e+ifr fiw'1 -' a��� `• r.�%d z. .iefllRa ■.r .f feta. w� wfa �. ir,�nefrf rr.r��efA �' M nN we" Rafe" Sam W" A. ieniRo aw � w s.s r.�w nrrai +safe+ eft m W aifr n Www i+r mz =11W .10 zw MOW truce WR ff IN w � rr W �Nwm wits. 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Vasquez Torres Map File #: SP 2022-016 SFDN Mu ti SFDUs -Faro CL o Undeveloped w LU Undeveloped Io— v w U z El SITE - E LEWIS ST 7❑ = C n Somme tial CApartments Lli a� �[ a �— o Q w °' LA LU a r U- C) o Multi w -F�m Ln V � �ndeWaloPed Qj Ll ° F N ❑ e1 SFDUs "' rD 70 140 284 424 55 Feet L- Multi� I-I I I Multi SFDLIs -Fam -Fam l� �, - Zoning Item: Event Center in a C-1 Zoning District N Applicants): Margarito A Vasquez Torres Map File #: SP 2022-016 LU d C-1 ¢ C-1 0 LU z SITE. E LEWIS 5T -- C-1 I LU w R-2 Q o o LU = U U7 V7 R-2 pC� R-1 ro 70 140 280 420 55 Feet I I I R 3 I I I I -1- Comp Plan Item: Event Center in a C-1 Zoning District N Applicants): Margarita M. Vasquez Torres Map File #: SP 2022-016 LOWDensity Residential LU Commercial LL— — rmmercial � SITE E LEWIS-ST- Commercial EWIS-STCommercial Ui LU Q o LD 1�1 �7 o Residential N � Lj -V) L,--i Low D nsic v� ResideHfial I I ~� 4 70 140 284 420 56 Mi tial Feet /-O-M� mer ial LEWIS STREET SITE PLAN KEY NOTES VICINITY MAP PORTION F NW � F THE E � FSECTION 2 � O SAW CUT CLEAN EDGE AS NEEDED. v O /4 O S /4 O 8, TOWNSHIP 9 NORTH RANGE 30 EAST W.M. O O 4" WIDE WHITE PAINTED LINE FOR PARKING STALL. p C,s - �S PASCO, FRANKLIN COUNTY, WASHINGTON 20 10 0 20 O 4" WIDI E HI E PAINT ED LINES,ADA ROUTE ANGLE, 24" OC, WITH 4"WIDE WHITE NTS w P��O��S�� LU En CONSTRUCT SIDEWALK RAMP (TYPE A) PER COP STD PLAN SCALE ® DWG 3-6B. pSSO� Ca o INSTALL DETECTABLE WARNING SURFACE PER WSDOT PLAN F-45.10-02. 0 o Q = Z N i VT _ ROWS OF TRUNCATED DOMES SHALL BE ALIGNED TO BE PERPENDICULAR1, 12 z - - � � � CP TO THE GRADE BREAK AT BACK OF CURB. rn M o N CO Z N y �, O5 PLACE CONCRETE BUMPER T BACK FROM END OF PARKING STALL AND ELEWISST C� `" �^ I �^ - ANCHOR WITH REBAR STAKES. r__ -- - -{ -w---t- - -w� -- - -w- - w--- - -w- -- - -w- -- - -w- -- - -w- -- - -w- -- - -w-16" DI - -w- -- - -w- -- - -w--- - -w- -- - -w- - Z Lq m .. INFILTRATION TRENCH 1 O CONSTRUCT NEW 30'WIDE DRIVEWAY PER COP STD DWG 3-5B. 3 o I CEDARAVE:3+00.00 0 0 5'W x 5'D x 35'L o PROJECT o a a o LEWIS ST 11+00.00 ° N WITH 8"0 PERF PIPE O CONSTRUCT NEW 6.5'WIDE SIDEWALK PER COP STD DWG 3-5C. MATCH TO LOCATION (9 PT 101 - - - - N89 4705"E - - - - - - - - + - - - - - - - - + EDGE OF EXISTING CURB AND GUTTER. W o a � - � - I � - �-3+00 - - W i CB1 24T 0 8 CONSTRUCT HMA RAMP TO EXISTING GRADE, MAX 12:1 SLOPE E LEWIS ST 6 RIM:421.77 8"PVC 35.0'S=0.00% z Q �soJ I s - -- -s - -8" PVC -S - - --s - - - s - -- -s 2' O COORDINATE WITH COP CREWS TO RELOCATE EXISTING WATER METER AND Ur o -S - -- --S --- - -S - -- - -S RPBA OUT OF ROADWAY WIDENING. RECONNECT TO EXISTING SERVICES TO VICINITY MAP IMAGE OBTAINED FROM:GOOGLEEARTH,SEPT2019 C - -s - -- -�5 - --s - -- - -s - -- - -s --- - 6 30' 6 74.8' 6 4 so 1 CURB/GUTTER 11+32,(251'R) BEGIN CURB/GUTTER 12+60,(25.7'R) 1 LOT. Z G ��\G - :END - -G - -- - -G - -- - -G - -2" STL -G - -- - -G - -- - -G - - -G - - - -G - - - -G -- - _ -_ - -G - _ _ _G - 1 - 1O RELOCATE EXISTING STOP SIGN OUT OF ROADWAY WIDENING. SURVEYOR DATUM - BENCHMARK W �_ Q, (E) CURB AND GUTTER ----- - END CURB/GUTTER 13+77,(26.OF) 19 -------------- ----------- -- PT 108 PERMIT SURVEYING INC HORIZONTAL DATUM: NAD83 WSPCS, ifn +i _ _ PT 116 --- --- 1,2 ---- �� 11 3:1 ROAD TAPER CHRISTOPHER AMMANN SOUTH ZONE a`, PT.106 16 8"PVC 10.0'S=1.00% cn PT.'107 (509) 375-4123 VERTICAL DATUM: NAVD88 (CONVERTED � a PT.110 4 o N89°4705"E256.13' _ _ _ _ _ _ 12 EXISTING ONSITE SEWER SERVICE NOT LOCATED. LOCATE AND VERIFY 2245 ROBERSTON DR FROM NGVD29 CITY OF PASCO DATUM : 09 s� s� - - - _ _ -T- - -i - _ - - -T _ _ _ _ _ _ _ _ _ _ s _ -- ` -T - - _ _ _ _ _ _ _ _ _ _SL:13+30,(33.6R). -� _ _ INVERT WITH ENGINEER OF RECORD. EXTEND NEW LINE 115± FT TO RICHLAND, WA 99354 FROM SURVEYOR, +3.356 cn a � o - -- - - -- - -- - -T - -- - - - I 10 - - - - - - -�- -� _ _ _� _ - _ -� - _ ] 1 1 [�=s_ _ _-s_ - a=_ _ _ = NORTHWEST CORNER OF LOT, OUTSIDE OF THE EXTENTS OF PROPOSED ENCHMARK: BC IN CASE, SI LEWIS ST a PT.105 - - - - 7 - - - - - - - - - - - - - - - o - 7 PAVING. D CEDAR AVE, ELEV: 421.43 cv - - - - v _ .� .�- - - -�- - k- - -- - - _ - - - _ _�` __�__ _ _ - - - - - -r=---------------------------- - ------------ ------ -- - --- -� AN � a � _ _x - - - -x -- - -x -- - - - -- - -x - - -x - -- - -x - - � D o 20 13 EXTEND EXISTING WATER AND POWER SERVICES STUBS 30± FT TO NORTH, _ m 18 I L 1.1 1� W o n o � OUTSIDE OF THE EXTENTS OF PROPOSED PAVING. REFERENCE MATERIALS SIGN:2+53,(19.I'R) o. (E) CONC. 15 (E) CONC. 1 m ( 0 � o II PAD PAD 30' o � > o O 1. TOPOGRAPHICAL SURVEY BY PERMIT SURVEYING INC, PROJECT NO. 19110, 1 1i n i== o W i 14 ADJUST MANHOLE RIM ELEVATION PER COP STD DWG 1-4. DATED 08-24-2019. 20'R/W TO BE I 7 SWALE � i-_ 15 REMOVE EXISTING FENCE, APPROX 150 LF. 2. 2010 SEWER EXTENSION ASBUILTS - CEDAR AVE, CITY OF PASCO, DATED o DEDICATED 1 II �, BASE 3'W x 180'L x 1.0' DEEP o 10-04-2010, PASCO REF (48) 10-01-01. AFN: I M SL:2+26,(19.3R) 3:1 SIDE SLOPES II 1 16 EXISTING TELECOM LINE NOT LOCATED. PROTECT EXISTING LINE DURING 3. LANDSCAPING PLAN BY ELIZABETH DUARTE, DATED 07-17-2018. > I _ 1.1 II (E) CONCRETE SWALE CONSTRUCTION OF DRIVEWAY AND DRAINAGE SWALES. m 40'RIW II 10'UTIL ESMT PAD BASE 3'W x 70'L x 1.0' DEEP I 17 REMOVE EXISTING CONCRETE STEPS AND CONSTRUCT NEW 5 FT WIDE AND 4. UTILITY MAPS FROM FRANCHISE UTILITIES. I I I I TO BE DEDICATED 3:1 SIDE SLOPES 30 FT LONG CONCRETE ADA RAMP, MAX 12:1 SLOPE. INSTALL HANDRAILS ON 112,2'± II 85.3' BOTH SIDES OF RAMP. RAMP AND HANDRAIL TO MEET IBC REQUIREMENTS. 5. CITY OF PASCO LID 149, KURTZMAN PARK, MEIER ARCHITECTURE CB2 24"0 1 1 I 11'MIN PLACE 5' LONG CONCRETE LANDING AT BOTTOM OF RAMP. ENGINEERING, DATED 05-09-2013. cn I RIM:420.22 1 8 1 11 I- -I (E) CONCRETE N o I y 1� 1I11p nn PAD I 18 18' LONG x 18"WIDE STOP BAR, THERMOPLASTIC. I i 1 R3, 1 19 EXTEND 340± FT 1%" CONDUIT FROM EXISTING LIGHT POLE TO PROPOSED 5.1 °' 2+00 - C4 (E) GRAVEL YARD LIGHT POLES ON SITE. BORE UNDER OR SAWCUT, REMOVE, AND REPLACE PT-115 1 EXISTING PAVEMENT AND/OR SIDEWALK AS NECESSARY. 8"PVC 10.0'S=10.00% I I i I j 13 I 20 EXTEND 470± LF 4" PVC CONDUIT FOR FUTURE UNDERGROUND POWER I I I 1 1 M ACROSS FRONTAGES FOR BOTH LEWIS ST AND CEDAR AVE. INFILTRATION TRENCH 2 0 5'Wx5'Dx60'L i' ; i 3 0 WITH 8"G PERF PIPE I I i I i I C4 25' 6 @ 9'=54' (E) PAVEMENT SITE INFORMATION .Q SIGN SCHEDULE (E) PERVIOUS AREA: 44,080 SF Cn 6 I I 1 9.5 `alb I (E) IMPERVIOUS AREA: 19,050 SF o ID NUMBER SIGN TEXT SIZE LOCATION REFERENCE , 2 I DEDICATED AREA: 5,790 SF T 15.3'± C4 \ M 1.1 R1-1 STOP 30"x30" PER PLAN COP STD DWG 3-12 (N) PERVIOUS AREA: 23,340 SF o N (N) IMPERVIOUS AREA: 34,000 SF 1 I i o i Wl I� II �, �\ 2 I ❑p 1 STREET LIGHTS TOTAL SITE AREA: 57,340 SF SWALE I I 1 i o Cz 1 1 II 6 C4 \\\\ ❑M ID TYPE POLE HEIGHT LUMINAIRE LOCATION REFERENCE IDENTIFIERS BASE 3'W X 45'L X 1.0' DEEP I I `" a I I C4 DETAILS AND SECTIONS 3:1 SIDE SLOPES 1 I 1 it 1`0 \ \\ PARCEL: 113900048 I 1.1 2 35' LED 53W PER PLAN FPUD STD DWG L-2 BASE ELEV 417.75 I �( 1 3 1 \ \ N I A A A= DETAIL NUMBER TRENCH 3'W x 20'L x 2.0' DEEP I 1 -1 It \ 4 e g B = SHEET REFERENCE 1 1 C4 \ I 1, 1 35' LED 101W PER PLAN FPUD STD DWG L-2 > 1I 6@9=54' \ 5' 13.7' C4Of W I I o1µw I I A I I WATER AND IRRIGATION FITTINGS NVA Q RPBA:���5,(27.9'R)a I j 1 Y N 3 2 (E) GRAVEL YARD I 1 A.B A.B A= SHEET REFERENCE 4 O 0 B = FITTING NUMBER Q WK 1+15,(19,5R) - I I .v 0 5 o I I W I -M RPBA 1 w -w -w 17 N i I C1 SITE AND UTILITY LAYOUTDRAWING INDEX V I 12 = 1 - �- - I C2 CEDAR AVE AND LEWIS ST PROFILES dD/ -1�s 3 -s - s - -- --s - 30,- o xC3 SITE i �, 11 C4 a' I C4 NOTES GRADING AND DETAILS EROSION CONTROL PLAN 19 21 " I 1+00 - I Q C2 I I ? L - - - - - - - - - - - - SWALE 23.7'±_ _ 5' _ _ - - - - - - - - BASE 25'W x 55'L x 1.0' DEEP Z 3:1 SIDE SLOPES I UTILITY CONTACT INFORMATION V r I I 7 I I 1 1 BASE ELEV 420.00' I Q x 1 POWER: FRANKLIN PUD, AARON GONZALEZ 509-546-5953 Z J CD CB3 24"0 _y 6 EXISTING BUILDING I 1 1 1 I 1411 W CLARK ST, PASCO, WA 99301 a RIM:417.68 6'5 C4 I I FF: 424.0 1 1 1 1 FIBER OPTIC: FRANKLIN PUD BROADBAND, BRENT WEATHERMAN 509-542-5905 J Z To' ' I I 1411 W CLARK ST, PASCO, WA 99301 a ' O c� BEGIN CURB/GUITER0+63,(I1.3R) / I �' � SWALE \ 1 1 C:) 6 BASE 3'W x 40'L x 1.0' DEEP 1 L _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ J 1 I CABLE: SPECTRUM COMMUNICATIONS, ANTONIO CAMPOS 509-572-0537Cn UJ OM U S 48"0 8 3:1 SIDE SLOPES �o L _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ J x 639 N KELLOGG ST, KENNEWICK, WA 99336 RIMA18.02 �- TRENCH 3'W x 20'L x 2.0' DEEP 194.7' ~ Q J Ln T \ 13.7'I � Q � � Y GAS: CASCADE NATURAL GAS, SARA PINEDA 509-405-6377 14 I - - I 200 N UNION ST, KENNEWICK, WA 99336 J O C4 U I 1 \ �, PT.109 U N PT•111 PT•114 � � N89°4105"E288.69' - - -X -_� - _ - - - - � N w = s - - - - - - - - IRRIGATION: FRANKLIN COUNTY IRRIGATION DISTRICT, JOHN BURNS 509-547-3831 > a W z o I BP 0+51130 7 6.5' 20 /�( I PO BOX 3907, 4320 ROAD 111, PASCO, WA 99301 Z � Z �w I x PT•104 � I PT / SITE AND UTILITY LAYOUT PLAN LEGEND ABBREVIATIONS TELEPHONE: CENTURYLINK, TOBIAS MEARS 509-305-7503 W J c_n LV Q Ili �, _ � 0 / 102 E ALDER ST, WALLA WALLA, WA 99362 Q N I I I 11 / SCALE: 1"=20' DESCRIPTION EXISTING PROPOSED DESCRIPTION EXISTING PROPOSED AP ANGLE POINT N NORTH, NEW W J o BM BENCHMARK OC ON CENTER SEWER /WATER: CITY OF PASCO PUBLIC WORKS DEPARTMENT 509-545-3444 � '111 O M - - COMMUNICATIONS CL CENTERLINE P, PWR POWER 525 N 3RD AVE, PASCO, WA 99301 o W w EASEMENT _------_ TELEPHONE RISER ❑T C CURVE PC POINT OF CURVATURE INTERSECT W PHASE LINE TELEPHONE VAULT ED(D MG CB CATCH BASIN PE POLYETHYLENE 0 N Z O CD LU C-4 ,-- CO LU z CABLE/FIBER RISER © ❑F M 0 CF CUBIC FEET PL PROPERTY LINE Z W o, PROJECT POINTS PROJECT POINTS PROPERTY LINE - - - - a CO CLEANOUT PT POINT NUMBER, POINT OF TANGENCY RIGHT OF WAY Q Idyl ag SECTION LINE GAS CONN CONNECTION R RADIUS, RIGHT J PT# DESCRIPTION NORTHING EASTING PT# DESCRIPTION NORTHING EASTING GAS METER ❑o p CONT CONTINUOUS RFCA RESTRAINED FLANGED COUPLING ~ W Q Q CONTOUR MAJOR 400 -400- VALVE-GAS 17� ql CSBC CRUSHED SURFACE BASE COURSE ADAPTER z PT.•102 BC IN CASE,SI E PROP CONTOUR MINOR 399 399 CSTC CRUSHED SURFACE TOP COURSE RP RADIUS POINT Ioloo ( ) WATER / IRRIGATION SEEN ? 109 331,393.82 2,003,687.34 PAVEMENT CY CUBIC YARD RPBA REDUCED PRESSURE BACKFLOW � LEWIS STAND CORNER BENDS 1-Irl�lrl Ht-Ile-4.0 W CONCRETE DCVA DOUBLE CHECK VALVE ASSEMBLY ASSEMBLY CEDAR AVE, BLOW-OFF 101 331,641.42 2,003,396.10 GRAVEL EDGE - - - -- - - - - - - - - DI DUCTILE IRON RIW RIGHT OF WAY PROJECT VAC PROP 110 331,611.42 2,003,396.41 RIDGE(GRADE BREAK)- -- - CAP < < DTL DETAIL S SOUTH, SEWER, SLOPE CIO BENCHMARK, CORNER SWALE - - - - - - -- - - - - - - COUPLER El H DWG DRAWING SD STORM DRAIN � ELEV:421.43 CABLE - - -cT---�cT� CROSS E, EXST EAST, EXISTING SDMH STORM DRAIN MANHOLE 111 BLDG CORNER 331,398.04 2,003,432.28 GAS - - -G - --�G� REDUCER a EG EXISTING GRADE SF SQUARE FEET N BC IN CASE,SI IRRIGATION - --IR---��R� TEE �I EL ELEVATION SI STREET OR STATION INTERSECTION CEDAR AVE AND 112 BLDG CORNER 331,440.46 2,003,432.22 JOINT TRENCH - - -1T- --��T� THRUST BLOCK a - ESMT EASEMENT SL STREET LIGHT _ 102 330,349.41 2,003,389.25 POWER OVERHEAD - - -ori---�oH� VALVE-BUTTERFLY del ►L FF FINISHED FLOOR SPEC SPECIFICATION C" ALTON ST, ELEV: VALVE-CHECK N N FG FINISHED GRADE SS SANITARY SEWER a 407.50 113 BLDG CORNER 331,440.68 2,003,492.49 POWER BURIED - - -P --- P� VALVE-GATE D4 ►� FH FIRE HYDRANT SSMH SANITARY SEWER MANHOLE o v o ROOF DRAIN R� �Rp� FIP FEMALE IRON PIPE STA STATION (E)PROP 114 BLDG CORNER 331,398.26 2,003,492.55 SEWER - - -s ---�s� POST INDICATOR Bil lal IRRIGATION SERVICE iR m FL FLOW LINE/FLANGE(D) STD STANDARD 103 331,392.74 2,003,398.65 STORM - - -s�---�s�� FND FOUND(SURVEY RELATED) S I W SIDEWALK CORNER 115 30'DRIVEWAY CL 331,528.95 2,003,409.05 STORM INFILTRATION�__--- __________ WATER METER ® 0 �, ENG FT FEET TA TOP OF ASPHALT ZS oe d FIRE HYDRANT 05 GB GRADE BREAK TBC TOP BACK OF CURB e~ TELEPHONE - - -T - --�T� C PROP FIRE DEPT CONN '�` H, HORZ HORIZONTAL TBM TEMPORARY BENCHMARK 104 331,392.81 2,003,418.65 WATER - - -w---�w� �.� CORNER 116 30 DRIVEWAY CL 331,615.73 2,003,577.31 FENCE - - -x - -- xx DCVA HMA HOT MIXED ASPHALT TC TOP OF CONCRETE - r' RPBA RPBa a SILT FENCE �[]� HP HIGH POINT TG TOP OF GRAVEL (P)PROP SEWER/ STORM IE, INV INVERT ELEVATION TEL TELEPHONE 4252sjq>! , 105 331,594.49 2,003,416.58 CORNER POWER / LIGHTING CLEANOUT o o IF IRRIGATION FITTING TYP TYPICAL °•� '��rs-i��° � DISCONNECT 0 M CATCH BASIN ®® 130 IR IRRIGATION TV TELEVISION/CABLE �ssIONAL �ti 106 (P)PROP 331,606.54 2,003,428.38 JUNCTION BOX ❑p n MANHOLE-SEWER OO Q L LEFT/LENGTH UTIL UTILITY CORNER PULL BOX I HAND HOLE PB ❑H m© MANHOLE-STORM ®.� ®„ LF LINEAL FEET V, VERT VERTICAL METER ❑D © DRYWELL-STORM t.S®i t�i MAX MAXIMUM W, WTR WEST, WATER �O-21 -20191 (P)PROP TRANSFORMER Q QMH MANHOLE WF WATER FITTINGNOTE:ALL UTILITY LOCATIONS ARE APPROXIMATE. CONTRACTOR SHALL VERIFY EXACT 107 331,607.50 2,003,685.11 MISCELLANEOUS MIN MINIMUM WM WATER METER CORNER VAULT Pv m LOCATIONS WITH UTILITY COMPANIES PRIOR TO TRENCHING. � ♦ BENCH MARK MIP MALE IRON PIPE WSPCS WASHINGTON STATE PLANE Project Number UTILITY POLE (E)PROP PARKING LOT LIGHT a�a as � H MAIL BOX MB MJ MECHANICAL JOINT COORDINATE SYSTEM 19-120.1 108 331,612.50 2,003,685.09 MONUMENT(IN CASE) ® Q5 MUTCD MANUAL ON UNIFORM TRAFFIC CORNER STREET LIGHT 0_ SIGN CONTROL DEVICES CALL 2 BUSINESS DAYS BEFORE YOU DIG: 811 Sheet Number C1 E 0 U 435 435 a� C 00 ch E a O 00 0� Lq C6 h O 0� CON = a 430 0 - 00 N 430 b — 0 3 M + 60'ROW 10'ESMT z '.'f a N kn .. 0 N � EXISTING GRADE CL ? 30'± 30'± I (D ti GRADE, CURB U FINISHED GRADE, CURB o 2.T+ I Z Na- EXISTING m' a 425 AND GUTTER FL, 26'R w AND GUTTER FL, 26'R w LID 425 19'±(18'HMA) 19'(18'HMA) 6.5'SM 1' i o o a o U 0.5' I LU o ° 1.46/o _ EXISTING PAVEMENT Q STREET LIGHT w rn _ _ _ — — - - - - - -0.87/0- - - - - - - - CURB, GUTTER, AND � I O I Z Q U - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - SIDEWALK 2.0±% I 2.0% 1.5% I _ ----------------- 5 420 SD 8"PVC 35.0'S=0.00% 420 - — —y —3. - 31 En 0 U _i l 1.T± Z ------ ----- - - - -- - -- - -- - --- - --- -- - TIRRIM: EPVC10.0'S=1.00% E 2" STLGAS�� 4± UJ (E) 16 DI WATER _ __ __ _ _ _ i ————— —— — — ( ) 2/2 HMA, CLASS A PG 64-28 0 — ————— —— CEDAR T (E) 16"WATER MAIN 2" CRUSHED SURFACE TOP COURSE (CSTC) in - -- - - AVE)) 69,200.9'R J 6" OF CRUSHED SURFACE BAS COURSE (CSBC) („ J a N 415 7(SUMP:2.0') 415 (D COMPACT TOP 12" OF SUBBASE �, Q, 01 :419.60[8"] TO 95% OF MAXIMUM DRY DENSITY co ^ N PER MODIFIED PROCTOR D1557 U a * SEE PLANS FOR UTILITY LOCATIONS M CO 5,2 a 410 410 o N N � M �, o N 21 CEDAR AVE WIDENING SECTION cv cv cv cv cv cv N cv N cV M cV MC 1 SCALE: NONE 7 o N N N N N N N N N N N N N N N N N N N N N N <t tf <r er <r er <r er moi- er t er moi- er r t} moi- er moi- er moi- er C7 J C7 J C7 J C7 J C7 J C7 J C7 J C7 J C7 J C7 J C7 J 11+00 11+50 12+00 12+50 13+00 13+50 14+00 14+25 1 1 m LEWIS ST PROFILE SCALE: 1"=20'H, 1"=5'V 435 435 0 .Q U N 0 430 Cn 0 430 CO + It 0� O N m � co aD � + CO U 425 + 425 CIO 0� EXISTING GRADE CL D 0, U O FINISHED GRADE, CURB — — — — — — — — — — — — w AND GUTTER FL, 19'R - - -1.98% — — — 420 — -1.98% — — 420 - - - - - - .1.55%- - - - - — — 1.98%- - - - SD8"PVC10.0'S=10.01% -- - - -- - - -- - - - - - - ----- -------._— ---= - - ---- ---(- 1 —I WATER _---- 415 _ — TRIM: SD 8"PUC 71.1'S=1.01%' — —— — — -tr — SD 8"PVC 60.0'S=0.00%—— CB2[24"](CEDAR AVE) 415 _ — I 3[24"](CEDAR AVE) i i STA:2+07.40,10.3 R LLI A:0+64.30,10.3'R i i RIM:420.22,DEPTH:6.3' Q 417.68,DEPTH:4.2' �- IE OUT(S):415.89[8"] OUT(N):415.51 [8"] ----- ------------- ---------- 410 I I 410 Z � � tfl PVCfipeJ I SS1 [48"](CEDAR AVE) [— — —L J STA:0+66.79,4.71E RIM:418.02,DEPTH:10.0' a CL r' M IE OUT(S):407.99[8"] W 2MM 405 405 Q ONO to o � o °'v � "'v �� � �U ,6 ^ CO � Ci � � o � � � _ o 9C4_ N N N N N N N N N � Q W qez � �t er �t er �t er �t er ItLU C7 J C7 J C7 J C7 J 0 J QD J QD J 0 J 0 J 0 W W d �z W �L W �L W �L W �L W �L W �L W �L W �L W �L W Z Y 0+50 1+00 1+50 2+00 2+50 3+00 3+25 W Q W _ w WZw Oho CEDAR AVE PROFILE a o W Uw Q LLI W SCALE: 1"=20'H, 1"=5'V > N Z O 0 o I, a a W - " _ � oc roc a Q z o z � W W z VLU Or � N � N � z Q = N 0_ Cr Q U ENG O r a 425291gl 4 A�o� ISTFSZ� �`ssIONAL G1 �Q d at Date NOTE:ALL UTILITY LOCATIONS ARE APPROXIMATE. CONTRACTOR SHALL VERIFY EXACT 10-21-20191 LOCATIONS WITH UTILITY COMPANIES PRIOR TO TRENCHING. Project Number 19-120.1 CALL 2 BUSINESS DAYS BEFORE YOU DIG: 811 Sheet Number C2 KEY NOTES VT E O1 INSTALL SILT FENCE PER DETAIL 31, SHEET C3. SEE PLAN FOR LENGTH. 0 Q O PROVIDE INLET PROTECTION TO ALL NEW AND EXISTING STRUCTURES AS m NEEDED PER COP STD DWG 4-8. 20 �I 10 0 20 INFILTRATION TRENCH 1 w g 5'Wx5'Dx351 o E a PLAN SCALE o N WITH 8"0 PERF PIPE E Ca - - - 3+00 - - - - - - - - �- - - - - - - - - - - - - - - - - z o N 3 CBI ' I'l- ® 4p E LEWIS ST RIM:42170tA z 7 6' o rYo � I� �\ 1 CV Q - <.J r..-: m O R Os TA:421.49+ 2 z � m TA:421.46+ I MATCH E a FL:421.98 - 0 3 (� FL:421.83 TA:422.52 LOm o 0 MATCH(E) FL:421.47 2 =D 422421,47 422 FL:421.80 FL:422.45 _ o a FL:421.33 ------------------------------ LL] o FL:421.27 ti TC.•422.07 - - - - - - - - - LUIV IV IV IV w rn FL421.22 _ _ _ 422__ _ _ _ _ _ _ _ _ _ _ --T - - - - - TA:422.60 z Q � - 4 - 421. _ - - - -� - � - - -� -TC:422.52 TA:421.94 v v v v '422 - - - - - - - �ti - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - TA:423.05 0 0 FL:421.16 ' I - IV � v .� .� .� _v_ v v v v v v TA:422.09 [�_ -_s-_�-_-s_-�,-_ -_s-__10_-s-- - _ _ _ 1 v Cvn m - - - - - -�- = W _ W - -421_w _ w - 'v , - - - - - - -_-_-__=4`-='k= _=�-�-� z ti TC:421.66 -- - - - - - - - ----- 422, ---------- ---------- - � TA:422.33 \ i i FL.422.23 W a \ FL:421.06 t FL:422.15rD Cn m TA422.03 TA:422.23 FL:421.94CID SWALE �, Q BASE 3'W x 180'L x 1.0' DEEP Cn m ^ N IT Nv 3:1 SIDE SLOPES co a I I � SWALE i GRADING NOTES FL:420.20 g?� I TA:422.07+ BASE 3'W x 70'L x 1.0' DEEP m �z a TA:422.58+ 1. THIS PROJECT MAY REQUIRE COVERAGE UNDER THE WASHINGTON STATE I I MATCH(EJ TA:422.20+ 3:1 SIDE SLOPES �, o 2 I y TA.422.51+ MATCH(E) TA.•422.47 � GENERAL NPDES PHASE II PERMIT FOR CONSTRUCTION PROJECTS. THE El CB2 24"0 I TA:421.88+ MATCH(E) MATCH(E) DEVELOPER SHALL BE RESPONSIBLE FOR COMPLIANCE WITH THE PERMIT RIM:42022 MATCH(E) I CONDITIONS. THE CITY HAS ADOPTED REVISED STANDARDS AFFECTING THE �, TA:420.49+ I CONSTRUCTION OF NEW STORMWATER FACILITIES IN ORDER TO COMPLY WITH MATCH(E) FL:420.05 I CONDITIONS OF ITS NPDES GENERAL MUNICIPAL STORMWATER PERMIT "'.420,72 PROGRAM. THIS PROJECT, AND EACH PHASE THEREOF, SHALL ALSO COMPLY 2+001- I a WITH THE REQUIREMENTS OF THE CITY'S STORMWATER PROGRAM IN PLACE AT II g?o FL:421.07 I THE TIME EACH PHASE IS ENGINEERED. m TA:420.16 424 I 2. ALL CONSTRUCTION PROJECTS THAT DON'T MEET THE EXEMPTION I 425 REQUIREMENTS OUTLINED IN SECTION 2.2 OF THE STORM WATER INFILTRATION TRENCH 2 I 186) 12311 /� 426 MANAGEMENT MANUALSWMM SHALL COMPLY WITH THE NPDES PERMIT. ALL 5'W x 5'D x 601 (' `� 421 CONSTRUCTION ACTIVITIES SUBJECT TO THIS TITLE SHALL COMPLY WITH THE WITH 8"0 PERF PIPE I STORMWATER MANAGEMENT MANUAL AND PREPARE A STORMWATER SITE 428 FL:419.45 I TA-419.56 FL:420.92 TA:422.19 TA.-422.47ati° i PLAN. A STORMWATER POLLUTION PREVENTION PLAN (SWPPP) OR SUBMISSION OF A COMPLETED EROSIVITY WAIVER CERTIFICATION IS REQUIRED AT THE TIME (TA:419.85+ FL;421.21 OF PLAN SUBMITTAL. MATCH(E) _ I 3. ALL BEST MANAGEMENT PRACTICES USED FOR STORMWATER TREATMENT OF 11� �o X I FLOW CONTROL SHALL MEET THE REQUIREMENTS OF THE LATEST EDITION OF FL:421.15LP 422 I THE STORMWATER MANAGEMENT MANUAL FOR EASTERN WASHINGTON I I I I 42? I ❑T I EXCEPT FOR WHERE CRITERIA ARE AMENDED BY THESE GUIDELINES. o I I I II i I II /2 i EROSION CONTROL: SWALECn I I I M 1. CONTRACTOR TO INSTALL ALL BEST MANAGEMENT PRACTICES (BMP'S) PRIOR BASE TW x 451 x 1.0 DEEP I II FL42121 TA:421.83 TA:422.10 TA421.89 X TO BEGINNING SITE CONSTRUCTION. 3:1 SIDE SLOPES PARCEL: 113900048 BASE ELEV 417.75' 0 2. ALL BMP'S ARE TO BE INSPECTED AND MAINTAINED DAILY DURING TRENCH 3'W x 20'L x 2.0' DEEP : a 1 CONSTRUCTION. / 1 N FL. �_ u , -4 N TA:421.65 I a° 3. SEDIMENT FENCE: REMOVE TRAPPED SEDIMENT BEFORE IT REACHES ONE v TA:421.30 TA:421.57 I 430 I THIRD OF THE ABOVE GROUND FENCE HEIGHT AND BEFORE FENCE REMOVAL. v r II """ 4__7X' 09 X 4. ALL VEHICLES LEAVING SITE ARE TO USE CONSTRUCTION ENTRANCES TO WASH 11 TA:421.61 TA:421.15 I WHEELS FOR MUD AND DUST CONTROL FROM LEAVING SITE. 0 �9 _ J I FL:421.21 TA:421.77 TA:421.89 5. EXISTING CATCH BASINS WITH POTENTIAL OF RECEIVING RUN-OFF FROM SITE V ^W TA:421.40 TA-421.87 © TA.-421.68i CONSTRUCTION ARE TO BE PROTECTED WITH AN APPROVED BMP, LOCATIONS - TC.'421.12 I SHOWN ON PLAN. > FL:421,15LP TA:421.36 _ X74%)- N X 6. ALL STORM DRAIN INLETS MADE OPERABLE DURING CONSTRUCTION SHALL BE co rJF /F I COVERED WITH FILTER FABRIC TO PREVENT SEDIMENT ENTERING THE SYSTEM. 1+00 - y I I v I I THE FILTER FABRIC SHALL BE INSPECTED REGULARLY AND CLEANED WHEN TA.422.10 TC:423.94 0 TC:421.75 TA:421.67 SWALE I I NEEDED. r BASE 25'W x 551 x 1.0' DEEP If I TC;424.00 3:1 SIDE SLOPES 7. CONTRACTOR TO MINIMIZE DISTURBANCE FROM THEIR NATURAL STATE OF TA:420.00420.00' I AREAS OUTSIDE STREETS, UTILITIES AND CONSTRUCTION STAGING AREAS. 417 I 421.80 BASE ELEV CB3 24`0 EXISTING BUILDING ® N I I 8. CONSTRUCTION BYPRODUCTS (OILS, SOLVENTS, GLUES, ETC.)AND EXCESS Z 1 N N I I MATERIALS (CONCRETE, ASPHALT, PAINT, ETC.)TO BE REMOVED FROM SITE RIM:417.H a a FF: 424.0 I AND DISPOSED OF PROPERLY. J r SWALE TA:420.00 0 0 N � N I 9. CONTRACTOR TO INSTALL AND IMPLEMENT ADDITIONAL BMP'S AS SITE O a BASE 3'W x 40'L x 1.0' DEEP t I I CONDITIONS OR FIELD CHANGES NECESSITATE. ALL CHANGES OR ADDITIONS v 3:1 SIDE SLOPES X TO THE EROSION CONTROL OR BMP'S ARE TO BE RELAYED AND COORDINATED N TRENCH 3'W x 20'L x 2.0' DEEP I 42e I THROUGH THE CERTIFIED EROSION AND SEDIMENT CONTROL LEAD (CESCL). O _ _ 2 � 422.20 � 411 423 424 425 � TAI-417.94± I 1 10. PROPERTIES ADJACENT TO THE PROJECT SITE THAT ARE SUBJECT TO 19 MATCH E 11 426 _ _ _ _ _ _ () 41s _ _ _ _ _ _ _ _ _ - -„ __ - -X-.---- -_4.�___Y - __ -,� -__ � _ _ _ _ _ _ _ _ POTENTIAL EROSION CAUSED BY CONSTRUCTION ACTIVITIES SHALL BE I.. � BP 0+51.30 �L I] I] ] PROTECTED FROM SEDIMENT DEPOSITION THROUGH THE USE OF SILT FENCE, 4 Z Z TA:41772 TA:418.64 420.30 I OR OTHER BMP SELECTED BY THE CONTRACTOR. J M 1 I 11. THE CONTRACTOR AND/OR OWNER SHALL BE RESPONSIBLE AT ALL TIMES FOR a V o O rn TA:41744+ SILT FENCE 220 LF I PREVENTING SILT-LADEN RUNOFF FROM DISCHARGING FROM THE PROJECT W Cn 0Q MATCH(EJ I SITE, FAILURE TO DO SO CAN RESULT IN A FINE. Z M J Ln Y I 12. ALL DISTURBED SOILS, INCLUDING STOCKPILES, EXPOSED AND/OR UNWORKED O U FOR MORE THAN THE TIME PERIODS DESCRIBED BELOW: 30 DAYS (JULY 1 THRU SITE GRADING AND EROSION CONTROL PLAN SEPT 30) 15 DAYS (OCTOBER 1 THRU JUNE 30) SHALL BE PROTECTED FROM Q N w SCALE: 1"=20' EROSION. W O a W ce Z W 13. SILT FENCE TO BE LAYFIELD WBSF-124 WIREBACKED CONTINUOUS ROLL OR Z � Y ENGINEER APPROVED EQUAL. W W cn W Q Ld 14. WATER OR USE A SOIL-BINDING AGENT OR OTHER DUST CONTROL TECHNIQUE W Q w O o AS NEEDED TO AVOID WIND-BLOWN SOIL. Z 111 ce O o 15. ALL DISTURBED AREAS SHALL BE STABILIZED WITH A MINIMUM OF 4" OF 1Y4" O Q oM W W MINUS CRUSHED ROCK(CSBC) OR BE HYDROSEEDED. HYDROSEED SHALL BE N Z O o o� LU APPLIED AT 60 LBS/ACRE WITH THE FOLLOWING SEEDING MIX: 40%ANNUAL W N RYEGRASS, 20% BLUE BUNCH WHEAT GRASS, 20% THICKSPIKE WHEAT GRASS, Q Z W 12 AND 20% SANDBERGS GRASS. ADDITIONALLY THE HYDROSEEDING SHALL INCLUDE 2,000 LBS/ACRE OF WOOD FIBER MULCH AND 50 LBS/ACRE OF GUAR Q Q BASED TACKIFIER. O z 2"x2"WOOD POSTS, STEEL FENCE POSTS OR EQUAL z W LU LU z FILTER FABRIC � Wcl N BACKFILL TRENCH WITH NATIVE ILI SOIL OR Y4"-1Y2"WASHED GRAVEL o Z o = 4"x4" TRENCH (MIN) a� Q U O ENG �� pF A 2"x2" BY 14 GA WIRE OR EQUAL, IF STANDARD STRENGTH FABRIC -GRADING LEGEND IS USED 42529�Q� Q DESCRIPTION EXISTING PROPOSED 0� JOINTS IN FILTER FABRIC SHALL BE SPLICED AT POSTS. CONTOUR MAJOR 400 400 aNAL �` t USE STAPLES, WIRE RINGS OR CONTOUR MINOR 399 399 dal 1� EQUAL TO ATTACH FABRIC TO POSTS SILT FENCE [] SWALE - - - - - - - - - - Date D 10-21-2019 NOTE:ALL UTILITY LOCATIONS ARE APPROXIMATE. CONTRACTOR SHALL VERIFY EXACT POST SPACING MAY BE INCREASED LOCATIONS WITH UTILITY COMPANIES PRIOR TO TRENCHING. Project Number TO 8' IF WIRE BACKING IS USED 19-120.131 SILT FENCE CALL 2 BUSINESS DAYS BEFORE YOU DIG: 811 Sheet Number C3 SCALE: NONE NOTES GENERAL: o 1. ALL CONSTRUCTION WORK AND MATERIALS ARE TO BE IN CONFORMANCE 9. CONSTRUCT TYPE PERPENDICULAR A CURB RAMP PER COP STD DWG 3-6B.WITa, ANDHCURRENT T DITY OF PASCO T ON OF W DOT STANDARD SPECIFICATIONS STANDARDSPECIFICATIONS SPIDFOR 6)/2ROAD, 10. INSTALL DETECTABLE WARNING SURFACE AT THE BOTTOM OF ALL CURB 1' 1' 1' a) BRIDGE, AND MUNICIPAL CONSTRUCTION. RAMPS PER COP STD DWG 3-6E. 5Y2" LANDSCAPING Cr) t__' 2. CONTRACTOR SHALL SCHEDULE A PRECONSTRUCTION MEETING WITH THE 11. CONSTRUCT TYPE "A" /TYPE "D" CURB AND GUTTER, CURB AND GUTTER AT (BY OTHERS) Ly � L g CITY ENGINEER (509) 545-3444 TWO WEEKS PRIOR TO START OF ANY DRIVEWAY DROP AND ADA RAMPS PER COP STD DWG 3-7C. R1" Q o E a CONSTRUCTION ACTIVITY. 10 12. CONSTRUCT CEMENT PEDESTRIAN CURB, DEPRESSED CURB, DUAL-FACED2" HMA, CLASS 'A', PG 64-28 �„ PAVING PER PLAN �j = o N 3 0 ffi 3. ALL CONCRETE WORK WITHIN THE RIGHT OF WAY REQUIRES 48 HOUR CEMENT CONCRETE TRAFFIC CURB PER COP STD DWG 3-7D. 77 o NOTICE TO THE CITY OF PASCO ENGINEERING DEPARTMENT PRIOR TO 4" CSBC =1 ° Z N POURING. ALL CURB, GUTTER, AND SIDEWALKS TO HAVE A PRE-APPROVED 13. CONSTRUCT CATCH BASIN GUTTER WIDENING PER COP STD DWG 3-7E _ COMPACT TO 95% OF MAXIMUM _ ° (D `V 100 FOOT RUN. APPROVAL OF A PRIOR RUN DOES NOT CONSTITUTE FUTURE - o - - DRY DENSITY PER MODIFIED III III=III=III a a ti m o Q APPROVAL FOR POURING OF CONCRETE. 14. INSTALL SIGN POST PER COP STD DWG 3-12. III= = = - = = I =- PROCTOR D1557 -III _ _ ° Z � m .. 111111111111111111111111111111111111111111111�� , ° _ III-III=III=111 11=III=III III=1 Q ° q o �_ o a 4. ALL WORK IN THE RIGHT OF WAY MUST BE INSPECTED BY THE CITY OF 15. INSTALL CROSSWALK STRIPING PER COP STD DWG 3-15. COMPACT TOP 12" OF SUBBASE -III PASCO ENGINEERING DEPARTMENT AND SCHEDULED MINIMUM TWO TO 95% OF MAXIMUM DRY DENSITY - -III III _ COMPACT TO 95% OF MAXIMUM W Q WORKING DAYS PRIOR NOTICE. 16. ACCESSIBLE PARKING SPACES TO HAVE A MAXIMUM SLOPE OF 1:48 IN ALL PER MODIFIED PROCTOR D1557 -lih= DRY DENSITY PER MODIFIED DIRECTIONS. PROVIDE PAVEMENT MARKING AND SIGNAGE FOR STANDARD -I - PROCTOR D1557 LLJ 5. CONTRACTOR SHALL PROVIDE TRAFFIC CONTROL PLAN(S) IN ACCORDANCE AND VAN ACCESSIBLE ADA STALLS AS SHOWN ON PLANS. _i - Z WITH THE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (MUTCD)AS 2" OF %" MINUS CRUSHED ROCK BCD_ REQUIRED PRIOR TO DISRUPTION OF ANY TRAFFIC TO THE CITY ENGINEER 17. INSTALL ANCHORED CONCRETE BUMPERS T FROM THE END OF THE 8%" TOP COURSE PLAN o FOR REVIEW AND APPROVAL. NO WORK SHALL BEGIN UNTIL THE TRAFFIC PARKING STALL AT LOCATIONS SHOWN ON PLANS. CONTROL PLAN(S) IS APPROVED AND THE TRAFFIC CONTROL IS IN PLACE. ZCo TRAFFIC CONTROL PLAN(S) SHALL BE SUBMITTED THREE (3) WORKING DAYS 4" CONIC W/ ' LL] - PRIOR TO SET-UP. STORM DRAIN: 2" CSTC a' 22 1. STORM DRAINAGE CALCULATIONS ARE BASED ON THE STORM WATER ' 6. AT THE END OF EACH DAY, CONTRACTOR SHALL BE RESPONSIBLE FOR MANAGEMENT MANUAL FOR EASTERN WASHINGTON. SURFACE N RETURNING THE ENTIRE WIDTH OF TRAVELED ROADWAY AND BICYCLE PATH INFILTRATION STRUCTURES (SWALES AND PONDS)ARE DESIGNED USING 1 PAVING SECTION 2 TRAFFIC CURB - LANDSCAPE 0.2' 1'OPENING 0.5' 1' a) M BACK TO COMPLETE VEHICULAR AND BICYCLE TRAVEL. THIS SHALL INCLUDE, 25-YEAR, 3-HOUR AND 24-HOUR DESIGN STORMS. SUBSURFACE TOP OF CURB a J C1 SCALE: NONE C1 SCALE: NONE o BUT NOT LIMITED TO, ALL TRENCHES BACKFILLED OR COVERED WITH INFILTRATION STRUCTURES (DRYWELLS AND INFILTRATION TRENCHES WITH ->', Q c DEVICES APPROVED BY THE CITY ENGINEER, ALL EQUIPMENT, SUPPLIES, PERFORATED PIPE)ARE DESIGNED USING 100-YEAR, 3-HOUR AND 24-HOUR Q AND MISCELLANEOUS ITEMS REMOVED FROM THE RIGHT-OF-WAY. DESIGN STORMS. WALL-MOUNTED "RESERVED PARKING"SIGN (R7-8) o TOP OF PAVING � � a 7. THE CONTRACTOR SHALL BE RESPONSIBLE FOR DEVELOPING AND 2. SOLID STORM PIPE: 4"-15" PVC D3034-SDR35 AND 18"-27" PVC F679. VAN ACCESSIBLE"SIGN (R7-8P) b __ �__ QZ2 MAINTAINING A DUST CONTROL PLAN. DUST CONTROL SHALL BE IN SEE DETAIL 5/C4 Cl? ° z a ACCORDANCE WITH ALL LOCAL ORDINANCES. DUST CONTROL MAY BE IN 3. PERFORATED STORM PIPE 3"-10" HDPE AASHTO M252 AND 12"-60" HDPE d a ° ° ° ° TOP OF CONC - a o 2 ACCORDANCE WITH SECTION 2-07 OF THE STANDARD SPECIFICATIONS. ALL AASHTO M294, TYPE "S", CLASS 2 PERFORATIONS. 1, a ° °° a ° OPENING IS DUST CONTROL WATER MUST BE OBTAINED FROM AN IRRIGATION METER OR ° a a ° a EQUAL TO TOP DOMESTIC WATER METER. FIRE HYDRANT METERS CAN BE USED FOR 4. INSTALL 24" TYPE 1 CATCH BASIN PER COP STD DWG 4-1. g a °° OF PARKING FILLING WATER TRUCKS AND WATER TOWERS USED FOR DUST CONTROL. LOT PAVING p - PROPER AIR GAPS OR BACKFLOW PREVENTION IS REQUIRED. REFER TO 5. INSTALL 24" SINGLE OUTLET CATCH BASIN WITH INFILTRATION TRENCH PER M 7 7- CITY OF PASCO FIRE HYDRANT METER APPLICATION FOR APPROVED USES. COP STD DWG 4-4 AND AS MODIFIED BY THESE PLANS. VAN ALL USE OF CITY OF PASCO DOMESTIC WATER MUST BE METERED. ACCESSIBLE o R7-81P -III-III-III =III=III=III- 6. INSTALL STORM DRAIN INLET PROTECTION PER COP STD (VAN LOCATION ONLY) COMPACT TO m DWG 4-8 ON ALL 8. THE CONTRACTOR SHALL BE RESPONSIBLE FOR CLEANING DIRT, MUD & NEW CATCH BASINS INSTALLED IN THIS PROJECT AND ON EXISTING CATCH 95% OF MAX OTHER CONSTRUCTION DEBRIS, WHICH MAY ACCUMULATE ON PAVED BASINS AS NOTED ON THE PLANS. PARKING BUMPER DRY DENSITY STREETS ADJACENT TO THE SITE AS A RESULT OF THE CONSTRUCTION o 6' LONG RESERVED PER MODIFIED ACTIVITY. CLEANING SHALL BE ON A DAILY BASIS. NO MATERIAL SHALL BE 7. ALL CATCH BASINS CONNECTED TO INFILTRATION TRENCH OR DRY WELL TO NVACCESS AISLE WITH 4" WIDE WHITE PARKING SECTION A PROCTOR D1557 SECTION B 7 ALLOWED TO SET DRY OR BE WASHED INTO THE COP STORM DRAINAGE HAVE A REMOVABLE 90 DEGREE DOWNTURNED ELBOW OR LOW/PROFILE STRIPING @ 45°, 24" OC SYSTEM. OIL/WATER SEPARATOR PER COP MATERIALS LIST ON OUTFLOW PIPE. `�? R7-8 9. STORM INLET PROTECTION PER COP STD DWG 4-8 SHALL BE INSTALLED IN POWER: INTERNATIONAL SYMBOL OF 3 TRAFFIC CURB OPENING ALL CATCH BASINS WITHIN THE RIGHT OF WAY. INLET PROTECTION SHALL 1. ALL UTILITY WORK TO BE DONE IN ACCORDANCE WITH CURRENT FRANKLIN VAN ACCESSIBILITY (CENTERED) C1 SCALE: NONE NOT BE REMOVED UNTIL INSTRUCTED BY CITY OF PASCO TO DO SO. INSERT PUBLIC UTILITIES DISTRICT (FPUD) STANDARDS AND SPECIFICATIONS AND SHALL BE KEPT IN GOOD WORKING ORDER WITH NO RIPS, TEARS OR FPUD DESIGN FOR SHORT PLAT. COORDINATE WITH FRANKLIN PUD ACCUMULATION OF SEDIMENT ON TOP OF FABRIC. ENGINEERING: (509) 547-0556. NOTE: 10. ANY SIDEWALKS, CURB/GUTTER DAMAGED DURING GRADING/CONSTRUCTION 2. THE CONTRACTOR SHALL PROVIDE ALL TRENCHING, CONDUIT, BEDDING, 11' 5' MIN MAX SLOPE 1:48 ALL DIRECTIONS 0 0 ACTIVITIES SHALL BE REPLACED BY CONTRACTOR TO CURRENT CITY OF AND BACKFILL, AND PROVIDE AND INSTALL PRIMARY JUNCTION VAULTS WITH 16'MIN Q PASCO STANDARDS. COVERS AND TRANSFORMER VAULTS AND COVERS. Cn 11. LANDSCAPING AREAS MUST BE PROTECTED FROM PARKING AREAS BY 3. ALL UNDERGROUND CONDUIT SHALL BE GRAY PVC, SCH 40, NEMA TC2. CURBING PER PMC 25.75.070(4). 4 ADA PARKING STALL 5 ADA PARKING SIGN 4. THE MINIMUM DEPTH FROM FINISHED GRADE TO BOTTOM OF TRENCH FOR C1 SCALE: NONE C4 SCALE: NONE 12. ALL OUTDOOR STORAGE AND TRASH COLLECTION AREAS MUST BE PRIMARY CONDUIT IS 48"AND 36" FOR SECONDARY SERVICES. SCREENED TO OBSCURE VISION PER PMC 25.75.040. 13. ALL EXTERIOR LIGHTING INCLUDING PARKING LOT LIGHTING MUST BE STREET LIGHTING: SHIELDED AT OR BELOW THE CENTER OF THE LIGHT SOURCE TO RESTRICT 1. INSTALL STREET LIGHTS, VS-1 J-BOXES, AND DISCONNECTS PER COP/FPUD SPILL LIGHT FROM ADJACENT PROPERTIES AND STREET RIGHT OF WAY. STANDARD SPECIFICATIONS FOR STREET LIGHT CONSTRUCTION AND FPUD DWGS L-5 TO L-7 (SPECIFICATIONS AVAILABLE AT FPUD)AT LOCATIONS 14. ELEVATION GRADES ARE SET USING THE BEST ENGINEERING JUDGEMENT SHOWN ON PLANS. 0.5' 9'SWALE 0.5 AND INFORMATION GIVEN. IF DISCREPANCIES, OMISSIONS, OR ERRORS ARE ENCOUNTERED DURING CONSTRUCTION STAKING, CONTACT HARMS 2. POLES, LUMINAIRES, AND SPACING TO BE BASED ON STREET 2 3' 3' 3' ENGINEERING IMMEDIATELY BEFORE PROCEEDING WITH CONSTRUCTION. CLASSIFICATION PER FPUD DWGS L-2 TO L-4 AS FOLLOWS: 21 a 15. ALL UTILITY LOCATIONS ARE APPROXIMATE. CONTRACTOR SHALL VERIFY 2.1. 44 FT WIDTH 4-LANE MINOR ARTERIAL: TYPE 1 35 FT POLE, 101W LED 2. EXACT LOCATIONS WITH UTILITY COMPANIES PRIOR TO TRENCHING. LUMINAIRE, 150 FT MAX SPACING. `Z1 2.2. 38 FT WIDTH RESIDENTIAL: TYPE 2 30.5 FT POLE, 53W LED LUMINAIRE, SEWER: 300 FT MAX SPACING. o O O C �--DO NOT 1. SEWER PIPE (LESS THAN 12' DEEP)TO BE 4" PVC D3034-SDR35. DEEP SEWER o COMPACT (OVER 12') PIPE TO BE PVC C900, CL150, DR18. 3. STREET LIGHT CONDUIT SHALL BE 1 1/4", SCH 40 PVC, GRAY, NEMA TC2. 1y" WASHED DRAIN ROCK, BASE TRENCHING TO BE 24" MINIMUM DEPTH. NO FINES OVER TRENCH oDo�oDo w 2. MAINTAIN MINIMUM 10' HORIZONTAL SEPARATION AND 18" VERTICAL = z CLEARANCE BETWEEN SEWER AND WATER LINES. MIRAFI 140N GEOTEXTILE �OoOo� Q CABLE, FIBER OPTIC, GAS, AND PHONE: FABRIC OVERLAP 12" ����� o 3. ADJUST MANHOLE FRAME AND COVER PER COP STD DWG 1-4. 1. CONTACT FRANCHISE UTILITIES (SPECTRUM COMMUNICATIONS, CASCADE MINIMUM NATURAL GAS, AND CENTURYLINK) TO COORDINATE INSTALLATION IN JOINT 0 4. INSTALL SEWER LATERAL PER COP STD DWG 1-6, 2% MINIMUM SLOPE. TRENCH WITH POWER. WIDTH PER PLANS BACKFILL 2. CONTRACTOR TO PROVIDE AND INSTALL 2" PVC CONDUITS FOR ALL PHONE WATER: CROSSINGS (MAIN LINE AND SERVICES). 1y" WASHED DRAIN ROCK Z 1. WATER LINES SHALL HAVE A MINIMUM COVER OF 42". LANDSCAPING: 2. WHERE WATER LINES CROSS SEWER LINES, MAINTAIN MINIMUM 18" 1. LANDSCAPING AND IRRIGATION SPRINKLER DESIGN BY OTHERS. VERTICAL SEPARATION BETWEEN LINES WITH WATER GOING OVER THE J V) Z r ti SEWER LINE. IF REQUIRED SEPARATION BETWEEN POTABLE WATER AND SWALE SECTION WITH ROCK-FILLED TRENCH a 'J 0 M ANY OTHER WET NON-POTABLE UTILITY CANNOT BE MAINTAINED THE 6 � o a� DOMESTIC WATER WILL BE PROTECTED AS RECOMMENDED BY THE C1 SCALE: NONE W Q so, Q WASHINGTON STATE DEPARTMENT OF HEALTH / DEPARTMENT OF ECOLOGY PIPELINE SEPARATION DESIGN AND INSTALLATION REFERENCE GUIDE. W 3: Q U 3. WATER SERVICE LINE PIPE TO BE 1" TYPE "K" COPPER PIPE. 0 oUN w W4ANY EXISTING AND PROPOSED WATER CONNECTIONS MUST HAVE THE . W 4z REQUIRED BACKFLOW PREVENTION DEVICES AND SHALL BE INSTALLED TOZ � Z w CURRENT CITY OF PASCO CONSTRUCTION STANDARDS AND UNIFORM Z co Y PLUMBING CODE WHERE APPLICABLE, FULLY TESTED BY AN APPROVED W Q co ALU Q j TESTER AND CERTIFIED AS OPERABLE AT THE TIME OF INSTALLATION. ALL W � 0 LU Q TEST RESULTS SHALL BE PROVIDED, WITHIN 24 HOURS OF TESTING, TO THE o CITY OF PASCO CROSS CONNECTION SPECIALIST. CONTACT CROSS WwW 0 CONNECTION SPECIALIST FOR BACKFLOW REQUIREMENTS PRIOR TO 0 o LL] W CONSTRUCTION. O N Z o w 5. INSTALL 1" COMMERCIAL WATER SERVICE TO BUILDING PER COP STD DWG '� W O 0 2-3. METER TO BE INSTALLED BY COP CREWS. Q W 6. IMMEDIATELY AFTER WATER SERVICE INSTALL A 1" REDUCED PRESSURE U Q Q BACKFLOW ASSEMBLY (RPBA) IN HOT-BOX WITH FREEZE PROTECTION 0 z (PROVIDE POWER AS REQUIRED) PER COP STD DWG 2-24. BEFORE z INSTALLATION, CONTRACTOR SHALL PROVIDE MATERIAL SUBMITTAL TO THE W CONSTRUCTION INSPECTOR. CONTRACTOR SHALL VERIFY VAULT 49 CLEARANCES AND PIPING CONFIGURATION. MUST BE LEAD FREE. o w 7. INSTALL CAST IRON VALVE BOXES AND BLUE 12GA INSULATED COPPER o Q TRACER WIRES, EXTENDED INTO VALVE BOXES, PER COP STD 2-4. 21 Q) = o � � o STREET, SIDEWALK, CURB/GUTTER, AND PARKING LOT: a 1. HMA SHALL BE CLASS PG 64-28, TOP COURSE SHALL BE %8" MINUS CRUSHED c ROCK, AND BASE COURSE SHALL BE 1%4" MINUS CRUSHED ROCK. o v o 2. STREET STRUCTURAL FILL: COMPACT FILL MATERIAL TO 95% MAXIMUM DENSITY, BASED ON A STANDARD PROCTOR, ASTM D698, IN LIFTS NOT TO EXCEED 6". 3. APPLY SOIL RESIDUAL HERBICIDE WITHIN 24-HOURS PRIOR TO INSTALLING PAVING AND SIDEWALK MATERIAL PER WSDOT 5-04.3(5)D. o a 4. FOR ALL PAVEMENT CUTS, PAINT AND SEAL ALL JOINTS WITH ASPHALT A 425291gl 4 EMULSION. 0-11 5. CONSTRUCT LOCAL ACCESS STREET SECTION PER COP STD DWG 3-2A. ONAL d a� 6. RESTORE HMA PER COP STD 3-3. Date D 7. CONSTRUCT CEMENT CONCRETE DRIVEWAY ENTRANCE PER COP STD DWG NOTE:ALL UTILITY LOCATIONS ARE APPROXIMATE. CONTRACTOR SHALL VERIFY EXACT 1 0-21 -2019 3-5B. LOCATIONS WITH UTILITY COMPANIES PRIOR TO TRENCHING. Project Number 8. CONSTRUCT 6.5' COMMERCIAL CEMENT CONCRETE SIDEWALK PER COP STD 19-120.1 DWG 3-5C. CALL 2 BUSINESS DAYS BEFORE YOU DIG: 811 Sheet Number C4 Looking Horth 4. �f s �4—fel.�YIMi. .�,,' ISI�•��1� �, - __Oj - Looking , SPEED LIMIT - - -� N 0 PAVING - "� 77 "*,-. .�j. ,L .����.` r.•�„� � -"moi.'-.:_- _ �'. r,=- ::i:`. ''i'•� - - "fit'. .,r._ �" .��rl1r-- - til, "_ i ..lh:'�+�w�.�.. i. _..'F:'�4i.-...- �.�. "_.-... - ". ti... "....� ..".♦ ... �:f'' •��.i_•K,1'. Looking East i 14�IL All ��� � •� .s, _�a Wil,:'• ���. ' _. '...��.. �""_".- � r - - ',�. _ ._'.. __ _ � F _err•;`.;�. Looking Southeast -am �._~•�' `,�• �` 1�'�'`��� .Y ICY ���'e�=-' .3��. •i..S n � ��' _-er - ON ID Mffii ._Y - - o �fY•' - fir` - `r�"¢ _ :�-" - � °:J�F`�ra� Ys•�-.:�•.�: ���'�� '�"7 `'m Looking South -.00king southwest SCeda AYP F _ ■r �- - 1� 'Jif. ._ - '_ -_ - �'eriNp�11 '��3��;- '�r�,yY '.�p�`��:��TE i ' 1 •rl r� •l' '�. _ i - ���"+war _ -w���s��;=a � •yr S„ ���� - ..f w..•-_, ifPAl Mnw...rr.... ...�.-_.-�-.-•-as�wi e�wwis - __�ywnaan igi�w�iii:i — -i---: �+�¢r� � `•` � HR3•','i�lplZ >1q wiS�f^,�� _�inuwes�ill�■ �"� _ .f €�'�` _apt.; - s. • - .�.-.. _ , '_- '_ _' '-_- - .,. . - __- .�1 P5f?"�S• s1._.�3�� .- LookingWest SCedar;Q eseee� �:e�.ri■••xr::;ti::��*„rwri�:a,ft«x,e�unc�xtn!:��:�: _ _ --- __ Looking Northwest 74 s - - - _. Affidavit of Mailing In regards to MF#SP2022-016 I, Carmen Patrick, hereby confirm that notification was sent by mail November 18, 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 181h day, November of 2022. Re senta five's Signature ult i Community Development Department CoPO Box 293,S25 N 3`d Ave, Pasco,WA 99301 P:509.545.3441/F: 509.545.3499 PUBLIC NOTICE Si necesita ayuda para entender este aviso o necesita mas informacidn, por favor Ilame al Departamento de Desarrollo Comunitario y Econdmico de la Ciudad de Pasco a 509-545-3441. Proposal:Margarito M.Vasquez Torres has submitted a Special Permit application(SP2022-016)to locate an event center, at 2302 E. Lewis Street (Franklin County Tax Parcel 113900048), in Pasco, WA. The proposal is subject to regulations contained in the Pasco Municipal Code. Public Comment Period: Written comments must be submitted to the Community Development Department by 5:00 p.m. on 14 December 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:beank(@E)asco-wa.gov. Open Record Hearing: The Hearing Examiner will conduct the open record hearing at 6:00 p.m. on 14 December 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.govjpubliccomment 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 18 November 2022 by: Kelsey Bean,Planner 2,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. Vicinih, Item: Event Center in a C-I Zoning District N • pplicant(s): Margarito A VasquezTorres2022-016 rte . - - -• ji: ; *_* I � .- , . . # ; _ , ~ i 1 liT L•,�,11 i� ,� 7Xt NAME ADDRESS CITY STATE ZIP MI TIERRA REAL ESTATE INVESTME PO BOX 1327 PASCO WA 99301 DIRECT STAFFING LLC PO BOX 1327 PASCO WA 99301 CLARENCE BOTTS 7019 MELODY LN PASCO WA 99301 JKJ GROUP LLC 409 S FRONT ST YAKIMA WA 98901 132 S CEDAR AVENUE LLC 440 MERRY LN BURBANK WA 99323 128 S CEDAR AVENUE LLC 440 MERRY LN BURBANK WA 99323 124 S CEDAR AVENUE LLC 440 MERRY LN BURBANK WA 99323 PASCO LOT 4 LLC 440 MERRY LN BURBANK WA 99323 JORGE CURIEL(ETAL) 11907 BLACKFOOT DR PASCO WA 99301 JAVIER SERRATOS 131 S HUGO AVE PASCO WA 99301 LUCIA GRACIANO 127 S HUGO AVE PASCO WA 99301 BRUCE H ROBERTSON 123 S HUGO AVE PASCO WA 99301 MAURO T RAMIREZ 523 W LEWIS ST PASCO WA 99301 HAY BLUT MOO (ETUX) 210 S CEDAR AVE PASCO WA 99301 GAY HTOO (ETUX) 208 S CEDAR AVE PASCO WA 99301 BAW I HMUN LIAN (ETUX) 206 S CEDAR AVE PASCO WA 99301 ROSA M RAM IREZ ZAVALA 204 S CEDAR AVE PASCO WA 99301 HEIDI MOCTEZUMA 615 S WALDEMAR AVE PASCO WA 99301 VASQUEZ TORRES MARGARITO (ETUX 324 N OWEN AVE PASCO WA 99301 TRI-CITIES QUALITY HOMES INC 615 S WALDEMAR AVE PASCO WA 99301 EDWARD & ELIZABETH MONTEZ 4320 W AGATE ST PASCO WA 99301 Pl�i4co Community Development Department PO Box 293,525 N 3`d Ave, Pasco,WA 99303. Iq P: 509.545.3441/F:509545.3499 DETERMINATION OF NON-SIGNIFICANCE (Optional DNS Process) Issuance Date: November 15th, 2022 Project Name: Vasquez Event Center Special Permit Project Number: SEPA 2022-090/SP 2022-016 Proponent: Margarito M. Vasquez Torres 324 N Owen Ave Pasco, WA 99301 Applicant: Margarito M. Vasquez Torres 324 N Owen Ave Pasco, WA 99301 Description of Proposal:Special Permit(SP 2022-016)to locate an event center,at 2302 E. Lewis Street, Pasco,WA. Location of Proposal: General Location: Said property is located on the southeast corner of S. Cedar Avenue and E. Lewis Street of Pasco, Franklin County, WA. Legal: PTN 28-9-30 DAF; N 248.71' OF W 228.71 OF NW4NW4SE4. Records of Franklin County, Washington (Parcel 113900048). Lead Agency: City of Pasco The City of Pasco, acting as lead agency for this proposal, has determined that it does not have a probable significant adverse impact on the environment.An environmental impact statement (EIS) is not required under RCW 43.21C.030(2)(c).This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. This DNS is issued after using the optional DNS process in WAC 197-11-355. There is no further comment period on the DNS. Appeals m st-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 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. AGENDA REPORT FOR: Hearing Examiner December 1, 2022 TO: Rick White Hearing Examiner: Director, C&ED 12/14/22 FROM: Jeff Adams, Associate Planner Community & Economic Development SUBJECT: Auto Body Paint and Repair Shop facility in a C-3 (General Commercial) Zoning District - MWM Custom Automotive (SP 2022-018) I. REFERENCE(S): Hearing Examiner Report Site Maps Site Photos Affidavit of Publication SEPA Determination of Non-Significance II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS: Staff recommends approval of an Auto body paint and repair facility to be located at 1320 West A Street, (Franklin County Tax Parcel 112292074) in a C-3 (General Commercial) zoning district with conditions as set forth herein. III. FISCAL IMPACT: None. IV. HISTORY AND FACTS BRIEF: 1. Location of the proposal generally: 1320 West A Street; Parcel 112292074. 2. Zoning designation: C-3 (General Commercial). 3. Size of the site: The site contains .44 acres (19,319.43 square feet). 4. Particulars of the requested amendment/proposal: Applicant wishes to utilize an existing 9,810 square-foot building for an Auto body paint and repair facility. V. DISCUSSION: Additional highlights: • Public notice of this hearing was sent to property owners within 300 feet of the property and posted in the Tri-City Herald on 28 November 2022. • The site contains a single 9,810-square-foot structure. • As per PMC 25.100.040(2) Auto Body shops require Special Permit review in the C-3 district. • Auto Body uses are regulated by PMC 25.165.200(1). • As per PMC 25.165.200(1)Auto Body uses require an IFC/IBC-approved spray paint room/booth. w4co REPORT TO HEARING EXAMINER PUBLIC HEARING City Hall—525 North Third Avenue—Council Chambers Wednesday 14 December 2022 6:00 PM MASTER FILE#: SP 2022-018 APPLICANT: Matthew W. Martin on behalf of MWM Custom Automotive 1320 West A Street Pasco WA 99301 REQUEST: SPECIAL PERMIT: Locate an Auto Body Paint and Repair Shop facility in a C-3 (General Commercial)Zoning District BACKGROUND 1. PROPERTY DESCRIPTION: Legal: Lots 17 to 20, Block 7 Riverside Addition, Pasco, Washington (Parcel 112292074). General Location: 1320 West A Street. Property Size: .44 acres (19,319.43 square feet) 2. ACCESS:The site has access from East A Street and South 13th Lane. 3. UTILITIES:The site is served by sewer and water service located in South 13th Lane. 4. LAND USE AND ZONING:The property is currently zoned C-3 (General Commercial) and is developed with a commercial structure. Surrounding properties zoned and developed as follows: North C-3 Vacant (BNSF Railroad Property) East R-2 SFDUs South C-3 Commercial (Auto Repair) West 1-1 Commercial (Contractor) 5. COMPREHENSIVE PLAN: The Comprehensive Plan indicates the site is primarily intended for Medium-Density Residential uses. 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-B calls for the City to "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." 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 10 November 2022, under WAC 197-11-158. ANALYSIS Proposal Applicant wishes to utilize an existing 9,810 square-foot building located on 0.44 acres for an Auto body paint and repair facility at 1320 West A Street(Parcel 112292074) in Pasco, WA. 1 Property Description The proposed Auto body paint and repair use would be located at 1320 West A Street, in a general commercial area.The site contains a single 9,810-square-foot structure built in 1978. History The site was added to the City of Pasco in 1889 as part of the Riverside Addition to Pasco. The site was assigned R-2 zoning in 1938 as part of the City's original Zoning ordinance(Ordinance 435),and subsequently rezoned from R-2 to M-1 (Manufacturing) in 1963 (Ordinance 1122); the M-1 (Manufacturing) zone was reclassified to 1-1 in 1965 (Ordinance 1203; the site was rezoned from 1-1 to C-3 in 1984 (Ordinance 2526), and has remained C-3 since. Analysis As per PMC 25.100.040(2) Auto body shops may be permitted in the C-3 district upon approval of a special permit as provided for in Chapter 25.200 PMC. Auto Body uses are regulated by PMC 25.165.200(1) as follows: "Any building to be used as an auto body shop, as defined in PMC 25.15.030, shall have a spray paint room or spray paint booth which complies with the requirements of the International Fire Code and/or International Building Code." 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 28 Nov 2022. 2. Applicant wishes to locate an auto body paint and repair use in a C-3 zoning district. 3. The site is located at 1320 West A Street 4. The site comprises .44 acres (19,319.43 square-feet) 5. The site is zoned C-3 (General Commercial). 6. The site contains a single 9,810-square-foot structure. 7. The structure was built in 1978. 8. The site was added to the City of Pasco in 1889 as part of the Riverside Addition to Pasco. 9. The site was assigned R-2 zoning in 1938 as part of the City's original Zoning ordinance (Ordinance 435). 10. The site was subsequently rezoned from R-2 to M-1 (Manufacturing) in 1963 (Ordinance 1122) 11. The M-1 (Manufacturing) zone was reclassified to 1-1 in 1965 (Ordinance 1203). 12. The site was rezoned from 1-1 to C-3 in 1984 (Ordinance 2526). 13. As per PMC 25.100.040(2) Auto body shops may be permitted in the C-3 district upon approval of a special permit as provided for in Chapter 25.200 PMC. 14. As per PMC 25.165.200(1)Auto Body uses require an IFC/IBC-approved spray paint room/booth. TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of the proposed plat the Hearing Examiner must develop findings 2 of fact from which to draw its conclusion (PMC 25.200.080 and 25.200.100)therefrom as follows: 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 Medium-Density Residential uses. Elements of the Plan encourage the promotion of orderly development. 2. Will the proposed use adversely affect public infrastructure? The building is served by both City water and sewer services. 3. Will the proposed use be constructed, maintained, and operated to be in harmony with existing or intended character of the general vicinity? The use would occur in an existing structure,a paint booth would be added. The paint booth would be required to comply with IFC/IBC regulations, as per PMC 25.165.200(1).Any construction activities would be subject to City of Pasco Building regulations. The Comprehensive Plan indicates the site is primarily intended for Medium-Density Residential 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 use would occur in an existing structure;a paint booth would be added.Any construction activities would be subject to City of Pasco Building regulations. The Comprehensive Plan indicates the site is primarily intended for Medium-Density Residential uses. Surrounding sites are already developed. 5. Will the operations in connection with the proposal be more objectionable to nearby properties by reason of noise, fumes, vibrations, dust, traffic, or flashing lights than would be the operation of any permitted uses within the district? The proposed Auto body paint and repair may create more noise, fumes, vibrations, dust, traffic, and/or flashing lights as permitted uses within the district. The Special Permit review process and Pasco Municipal Code (PMC)25.165.200 allow the city to impose mitigating conditions on the proposed use. 6. Will the proposed use endanger the public health or safety if located and developed where proposed, or in any way will become a nuisance to uses permitted in the district? The proposed Auto body paint and repair use has the potential to endanger the public health or safety somewhat more than permitted uses within the district if conducted contrary to applicable regulations. The Special Permit review process allows the city to impose mitigating conditions on the proposed use. PROPOSED APPROVAL CONDITIONS 1. The special permit shall apply to Parcel 112292074. 2. The applicant shall obtain approval from the applicable City development review process for any structural alterations or site improvement activities. 3. Applicant shall install and maintain an IFC/IBC-approved spray paint room or spray paint booth and related equipment, as required by federal, state, and local regulating agencies. 4. All open paint and chemical containers, products, byproducts, and fumes, shall be fully contained in the approved paint booth at all times. 5. The facility shall comply with all applicable federal, state, and local regulations. 6. Applicant shall obtain/maintain all necessary federal, state, and local licenses. 7. Landscaping shall be installed as per PMC 25.180 and maintained in a professional manner at all times. 3 8. Code compliant accessibility and egress shall be maintained at all times. 9. The special permit shall be null and void if the above conditions are not met. RECOMMENDATION Staff recommends approval of an Auto body paint and repair facility to be located at 1320 West A Street, (Franklin County Tax Parcel 112292074) in a C-3 (General Commercial) zoning district with conditions as set forth herein. 4 Overview Item: MWM Custom Automotive In C-3 Zone N Applicants): Matthew W. Martin Map File #: SP 2022-18 107. 7.777 ' 7 � � ��,. f, w - - 1fU B.ONNEVILLE;ST < '� . ¢ ti. Cts -5- LARK. tT s 1� ti z - 11U�CLARK.ST • ! 1 y IT ell W LEWIS r j - w —_ — _ 1ltil—COLUF'ZPS 1 + n L~y r �C' r'► . - U) va (f) W A ST — `� —. 07 Z= L4L r74 Ui 441 K 180 350 700 1,140 1,40 Feet ° �' Vicinity Item: MWM Custom Automotive In C-3 Zone N Applicants): Matthew W. Martin Map File #: SP 2022-18 LU W LEWIS 5T Ln G F "^ r� T � r ITE W A ST F =-_- r • I 4 - 7 Q - N . tIl W B 55T Z � � 70 140 280 420 5G a , �.. Feet �i Land Use Item: MWM Custom Automotive In C-3 Zone N Applicants): Matthew W. Martin Map File #: SP 2022-18 _ 1 Government Uridevefaped ¢ ti4❑ S Parking ~ W LEWIS ST LO - z ED Z �G [n sFau i, /,00- C� U.�UndevelopeJ SITE L � WAST N G rr,n a E ❑ wMufti -Fam U-1 w E kUndeveloped U ndevel_aped _ � ry Residential ❑ N Multi J I"II/VS SFgU� —Faml Ly OR q VE ❑ � W S ST Undeveloped 5Fp 7 w 70 140 280 420 55 � ��� � — � � N❑ l Feet ' C_ I`va� FpUS -F�, � SFDUs Undeveloped Zoning Item: MWM Custom Automotive In C-3 Zone N Applicants): Matthew W. Martin Map File #: SP 2022-18 u, C-1 Q W LEWIS ST �- z J SITE WAST Q L� !-1 - ❑ w [ ❑ R`2 l� 2 ❑ N N Y w,II/,5wORTy,4 W B ST tiz � LU C Q 70 140 280 420 55 �_J 1 FR Feet ` ° �] - c Comp Plan Item: MWM Custom Automotive In C-3 Zone N Applicants): Matthew W. Martin Map File #: SP 2022-18 w W LEWIS ST � S m Commercial Commercial El P� SITE W-A-ST-- Q E:� El I ❑ w L �❑ Open SpaceMc ilium De sity r = Parks Iden ial N ❑ _� n NSw�RTyAVF� ❑ r W Q ST Ui 70 140 280 426 56 ❑ M Feet Item: MWM Custom Automotive In C-3 Zone N "Exhibit B" Applicants): Matthew W. Martin File #: SP 2022-18 LU 1 - - W LEWIS ST �- UO z _� s n �ti WDA STS C-3 1,71 ❑ w ❑ FLq N ❑ ❑ Lq W2564 V NSW, VF - W B-ST Rr ,ter Lij �70 140 280 420 z I ❑ Feet ° `� •_ lo: , I-Fd II I �y � � - ■ 4- 1 TJ` ■ _ R1 1 R r �1 4 � r r .� Ile ` Be RIVERS AD DI is ,00 Aorth • kL - NAIL. Pbtf'ER TOD � REPAIR - -- - - "'-'�` _ .a-.��_� - ---'- • .- ». -_ .." 1. - -r— •'�r. r�-;..k. ^'-a. r- ¢- '�F; Ya.- � - _ _ Looking Northeast hN - IFi - Looking East - ---------- Id j. . � e Southeast Looking I - 1 r _ - fit`�' � ,00ng South 1320 For Lease 541.379.1338 •, unul�r -t�� _ Y19[Il�ri Y� Looking Southwest 1320 1 I - ForLease X s 541.3791338 _ ■ _ � a i - F o r l� PARKIN& � — CONTAC -ASHLE - - -- - - 541.14 Lo olein West g S1�THl Fnr ease - '..' CONTACT ALA _ ASHLEY MO - .379.1331; � - Lookin Northwest g I I Affidavit of Mailing In regards to MF#SP2022-018 I,Carmen Patrick, hereby confirm that notification was sent by mail November 28, 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 28th day, November of 2022. / n l� Representative's Signature CICyU� Community Development Department coPO Box 293,525 N 3`1 Ave,Pasco,WA 99301 P: 509.545.3441/F: 509.545.3499 PUBLIC NOTICE Si necesita ayuda para entender este aviso o necesita m6s informacion, por favor Ilame al Departamento de Desarrollo Comunitario y Econdmico de la Ciudad de Pasco a 509-545-3441. Proposal: Mathew W. Martin has submitted a Special Permit application (SP 2022-018) to locate an autobody shop at 1320 West A Street(Franklin County Tax Parcel 112292074),in Pasco,WA.The proposal is subject to regulations contained in the Pasco Municipal Code. Public Comment Period: Written comments must be submitted to the Community Development Department by 5:00 p.m. on 14 December 2022 to be included in the Hearing Examiner packet. If you have questions on the proposal,contact the Planning Division at(509)905-2604 or via e-mail to: beank@pasco-wa.gov. Open Record Hearing: The Hearing Examiner will conduct the open record hearing at 6:00 p.m. on 14 December 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/publiccorrinient After registering, you will receive a confirmation email containing information about joining the webinar. Estimated Date of the Decision: It is estimated that the Hearing Examiner will make a decision on the Special Permit within ten (10)business days of the public hearing. Prepared 23 November 2022 by:Kelsey Bean,Planner 2,PO Box 293 Pasco,WA 99301(509)905-2604 The City of Pasco welcomes full participation in public meetings by all citizens. No qualified individual with a disability shall be excluded or denied the benefit of participating in such meetings.If you wish to use auxiliary aids or require assistance to comment at this public meeting,please contact the Community Development Department at(509)545-3441 or TDD(509)585-4425 at least ten days prior to the date of the meeting to make arrangements for special needs. Item: MWM Custom Automotive Overview ' Applicant(s): Matthew W. Martin • 2022-18• • W t. . dr • r-. jib • . • * y ■ r ,... sea I Ike■ NIEPS., , 1 • ,r - 0 4P 5% lip fie lip . Safi I Fig M� r rte J Z • ` 14 { ~ 1 180 350 700 1100 1.401 - . ': #- {who.dam - .t NAME ADDRESS CITY STATE ZIP MELANIE TERASITA CANTU 802 S 13TH AVE PASCO WA 99301 AGUSTIN GARCIA PEREZ(ETUX) 808 S 13TH AVE PASCO WA 99301 DAVID O ENRIQUEZ 814 S 13TH AVE PASCO WA 99301 GONZALO & LETICIA NUNEZ 2805 N ROAD 76 PASCO WA 99301 CARLOS (ETAL) PRADO 832 S 13TH AVE PASCO WA 99301 1320 W A ST PASCO LLC 1831 SAGEWOOD LOOP RICHLAND WA 99352 JAMES & NORA LAKE 3013 N ROAD 48 PASCO WA 99301 AINSWORTH HOLDINGS LLC 1319 W AINSWORTH ST PASCO WA 99301 EMPIRE RUBBER&SUPPLY CO PO BOX 14950 PORTLAND OR 97293 JAMES D MULLINS 1416 W AINSWORTH AVE PASCO WA 99301 GUILLERMINA MONTEJANO 836 S 13TH AVE PASCO WA 99301 AIDE GONSALEZ(ETVIR) 840 S 13TH AVE PASCO WA 99301 01 P4�i4co Community Development Department 90 Box 293,525 N 3`d Ave, Pasco, WA 99301 P: 509.545.3441/F:509.545.3499 DETERMINATION OF NON-SIGNIFICANCE (Optional DNS Process) Issuance Date: 10 November 2022 Project Name: MWM Autobody Shop Project Number: SEPA 2022-93/SP 2022-018 Proponent: MWM Autobody Shop c/o Mathew W. Martin 1320 West A Street Pasco, WA 99301 Applicant: MWM Autobody Shop c/o Mathew W. Martin 1320 West A Street Pasco, WA 99301 Description of Proposal: Locate an auto body shop in a C-3 Zoning District. Location of Proposal: 1320 West A Street (Parcel 112292074) in Pasco, WA. Lead Agency: City of Pasco The City of Pasco, acting as lead agency for this proposal, has determined that it does not have a probable significant adverse impact on the environment.An environmental impact statement (EIS) is not required under RCW 43.21C.030(2)(c).This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. This DNS is issued after using the optional DNS process in WAC 197-11-355. There is no further comment period on the DNS. Appeals Mus a iled it in 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 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. AGENDA REPORT FOR: City Council December 6, 2022 TO: Rick White Hearing Examiner: Director; C&ED 12/14/22 FROM: Kelsey Bean, Planner II Community & Economic Development SUBJECT: Vargas Dance Hall Special Permit (SP 2022-019) I. REFERENCE(S): Hearing Examiner Report Site Maps Site Photos Affidavit of Publication Determination of Non-significance Neighborhood Petition Against 11. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS: Staff does not recommend approval of a Special Permit for the location of a dance hall at 801 South 4th Avenue (Parcel 112370168), Pasco WA. III. FISCAL IMPACT: None. IV. HISTORY AND FACTS BRIEF: Location of the proposal generally: A parcel located at 801 South 4th Avenue, WA 99301 Zoning designation: The site was added to the City of Pasco in 1888 as part of the Gray's Amended Addition to Pasco. The site was assigned R-2 zoning in 1938 as part of the City's original Zoning ordinance (Ordinance 435), and subsequently rezoned from R-2 to M-1 (Manufacturing) in 1956 (Ordinance 896); the M-1 (Manufacturing) zone was reclassified to 1-1 in 1965 (Ordinance 1203); the site has remained 1-1 since. Size of Site: The site contains approximately .22- acres (9,583 square feet) Particulars of the requested amendment/proposal: Jaime Vargas, wishes to operate a Dance Hall in an 1-1 (Light Industrial) Zoning District. V. DISCUSSION: Additional highlights: • Public notice of this hearing was sent to property owners within 300 feet of the property and the Tri-City Herald on 16 November 2022 • According to PMC 25.85.040(6) dance halls require a special permit in a 1-1 zone. • "Dance hall" means an enclosed space where public dances are held and where alcohol and/or food may be sold" per PMC 25.15.060 D definitions. • PMC 25.185.170(1) requires one parking space for every 100 square feet of floor area • The total parking requirement would be 32 spaces, for a 3,200 square-foot event center. • There are currently no parking stalls. • The lot is surrounded mostly by residential housing. • The maximum permissible noise level must not exceed the EDNA outlined in PMC 9.130.040 w4co REPORT TO HEARING EXAMINER PUBLIC HEARING City Hall—525 North Third Avenue—Council Chambers Wednesday 14 December 2022 6:00 PM MASTER FILE#: SP 2022-019 APPLICANT: Jaime Vargas P.O. Box 3684 Pasco, WA 99301 REQUEST: SPECIAL PERMIT: Dance Hall at 801 South 4th Avenue (Parcel 112370168) BACKGROUND 1. PROPERTY DESCRIPTION: Legal: GRAYS AMENDED LOTS 30 TO 32, BLK 3 (Parcel 112370168). General Location: 801 South 4th Avenue Property Size:Approximately 9,583 square feet or 0.22 acres. 2. ACCESS:Access to the site is available from South 4th Avenue and West A Street 3. UTILITIES: The site is connected to municipal water and sewer off West A Street. 4. LAND USE AND ZONING: The site is zoned 1-1 (Light Industrial). The site is developed with one commercial structure. Surrounding properties zoned as follows: North: R-2 SFDU's East: 1-1 SFDU's and vacant land South: 1-1 Industrial West: C-1 SFDU's 5. COMPREHENSIVE PLAN: The Comprehensive Plan designates this area for industrial uses. 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-1-13 calls for the City to "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 LU-6-C similarly directs the City to ensure"attractive hubs for activity by maintaining and applying design standards and guidelines that will enhance the built environment of each community." Economic Development Policy ED-2-13 counsels the city to "encourage development of a wide range of commercial and industrial uses strategically located near major transportation corridors or facilities and in close proximity to existing or proposed utility infrastructure while supporting local and regional needs." 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 November 16th, 2022, under WAC 197-11-158. 1 ANALYSIS Proposal Jaime Vargas has submitted a special permit application (SP 2022-019)for a dance hall, for 801 S 4th Ave., GRAYS AMENDED LOTS 30 TO 32, BLK 3 (Franklin County Tax Parcel 112370168), in Pasco WA. Site The proposed event center would be located in the middle of the .22-acre site on the southeast corner of South 4th Avenue and West A Street. History The site was added to the City of Pasco in 1888 as part of the Gray's Amended Addition to Pasco. The site was assigned R-2 zoning in 1938 as part of the City's original Zoning ordinance (Ordinance 435), and subsequently rezoned from R-2 to M-1 (Manufacturing) in 1956 (Ordinance 896); the M-1 (Manufacturing) zone was reclassified to 1-1 in 1965 (Ordinance 1203);the site has remained 1-1 since. The majority of the surrounding area is residential with one industrial property to the south The property has an existing 3,200-square-foot building that was built in 2022. Discussion According to PMC 25.15.060 D definitions, "Dance Hall" means an enclosed space where public dances are held and where alcohol and/or food may be sold. The location of a dance hall in a mostly residential area would disrupt the atmosphere of the neighborhood. Pasco Municipal Code 25.185.170(1) requires one parking space for four fixed seats based upon maximum seating capacity or at least one space for every 10 lineal feet of bench seating,or places with no fixed seating, one space for every 100 square feet of floor area.The lot does not contain sufficient room for more parking spaces. A neighborhood petition has been received and attached to this report. 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 November 14, 2022. 2. Applicant wishes to locate an event center at 801 South 4th Avenue 3. The proposed event center would be located in the center of.22-acre site 4. The site is located along the southeast corner of South 4th Avenue and West A Street 5. The site is in an industrial area. 6. The site was annexed into the City of Pasco in 1888 2 7. One industrial use is located nearby. 8. In 2022 a 3,200-square-foot building was developed in the center of the lot. 9. The dance hall would be utilizing the building in the center of the lot. 10. According to PMC 25.85.040(6) dance halls require a special permit in a 1-1 zone. 11. "Dance hall' means an enclosed space where public dances are held and where alcohol and/or food may be sold" per PMC 25.15.060 D definitions. 12. The site is located in a mostly residential neighborhood and would disturb current atmosphere 13. PMC 25.185.170(1) requires one parking space for every 100 square feet of floor area 14. The total parking requirement would be 32 spaces, for a 3200 square-foot event center. 15. There are currently no parking stalls. 16. The lot does not contain sufficient room for enough parking spaces. 17. The maximum permissible noise level must not exceed the EDNA outlined in PMC 9.130.040 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. 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-B calls for the City to "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 LU-6-C similarly directs the City to ensure "attractive hubs for activity by maintaining and applying design standards and guidelines that will enhance the built environment of each community." Economic Development Policy ED-2-B counsels the city to "encourage development of a wide range of commercial and industrial uses strategically located near major transportation corridors or facilities and in close proximity to existing or proposed utility infrastructure while supporting local and regional needs." 2. Will the proposed use adversely affect public infrastructure? Public streets and utilities are in place to serve the property. Utilities surrounding the site have been designed and constructed to accommodate residential uses. The proposed facility is in a primarily residential area with narrow streets and minimal parking. 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 residential and industrial to the south. Applicant is proposing to use an existing structure for the dance hall.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? 3 The Applicant is proposing to use an existing structure for a dance hall. The existing/intended character of the general vicinity is residential and industrial mixed. Location of a dance hall may discourage the further development of permitted residential uses 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? Operation of the dance hall will create a greater degree noise, vibrations, traffic, and flashing lights than the operation of existing residential and commercial uses within the district. 6. Will the proposed use endanger the public health or safety if located and developed where proposed, or in any way will become a nuisance to uses permitted in the district? Dance hall operation will create higher levels of public health and/or safety risk and/or nuisance conditions, given the location and immediate surroundings. PROPOSED APPROVAL CONDITIONS 1) The special permit shall apply to Parcel 112370168. 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(1). 4) The grounds of the proposed Event Center shall be screened as per PMC 25.180.040, and subsequently maintained in a professional manner at all times. 5) Code compliant accessibility and egress shall be maintained at all times. 6) Code compliant fire sprinkler and fire alarm systems shall be provided and maintained in accordance with NFPA 25 requirements. 7) An engineering report on noise mitigation/conditions must be developed and approved by the city. 8) The building and grounds of the dance hall shall be developed to city standards and maintained in a professional manner. 9) The applicant or assigns shall maintain all necessary Washington State and City of Pasco licenses. 10) The Event Center shall be administratively reviewed annually for noise, nuisance, and safety concerns. 11) The special permit shall be null and void if the above conditions are not met. RECOMMENDATION It is the opinion of staff that the findings of fact and conclusions therein do not support approval of the application for a dance hall at 801 S.4th Ave (Parcel 112370168), Pasco WA; should the examiner determine findings for approval,the conditions above should be installed. 4 Vicinity Item: Vargas Dance Hall in a I-1 Zone N Applicants): Jaime A Vargas Map File #: SP 2022-019 TM • Al - � T • �w SITE �. ON rn or WAST EAST •^ fir^_ Q f Ln J f + C , l7 B _e LU ST _ > 00 .� n= P WCST y - CST . Ad LU 180 350 700 1,100 1'4n r to 'iOW Feet Vicinity Item: Vargas Dance Hall in a I-1 Zane N Applicants): Jaime A Vargas Map File #: SP 2022-019 . . . . Aft i. SITE 'C-- a WAST AL . X r ` i r O�ft A � 4t ❑ S ■ rr] Ow 35 70 140 210 28 Feet Land Use Item: Vargas Dance Hall in a I-1 Zone N Applicants): Jaime A Vargas Map File #: SP 2022-419 Lumber I` I v �x 0 SFDUs U', SFE Us El Ll L m S ITE - - WAST - SFUUs SFaUs v Un eve ,ped -� 0 Undeveloped N Undeveloped SFUUs�� � � � a SFDrUs-� i'M' L z EL u� 0 J 0.r = M � Multl � U) U) -Fam- Undeveloped cn v a a� v a 35 70 140 210 28 ° Feet Zoning Item: Vargas Dance Hall in a I-1 Zane N Applicants): Jaime A Vargas Map File #: SP 2022-019 R- R-2 { ❑ ❑ 1LF m ' SIT E WAST ILI 17 �O R i 35 70 140 210 28 Feet Comp Plan Item: Vargas Dance Hall in a I-1 Zone N Applicants): Jaime A Vargas Map File #: SP 2022-019 I Cnr�m rcial U' — -- � _ m7 I - 1 LF SITE WAST ED Ll w E ij z ❑ J �r = Il7 E L-Medium Den Ity rr7 � Residential CI} N L_ J Industrial 35 70 140 210 28 Feet WEST A STREET iY'GE �..� ��+��.r�.-'�� r-�-.6�� - �w �_� ��}'�7�w:'•�%.'r r.....� ., ._...��..���,r r....rte.ar�.-.a-�V �.-•r.�..�.�..{. xY' J.Ai1P�FD AREA. ry rn u.L'i a 2 44 j Y . 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Y-S` �+ � �r/f/y �.. 7 �' ���3.�' '.4104 � s; .4 �s.a.Yi�." •_ .-.00kin Soutn V;'AAWV,� -te _ y=am? _ - •i',� - •�• rd _ r� 6 � y1j�� `�Re,�i►sWu_ j•,�1 �,!..• .ice ��� _ � i AMsE1 a v AT A ,'9r i ' > � �,WQ a',��+iii >S;,�a�,� ,'i �.::f•;;;.`>v~� - �ookingouthwest _ r 7 _ _.' .ra rte._. t- - =f. '•;tea��� Loo ng Nest kill _ - .. •- d - r� - __ __ -. �� - r ... �4,.tix1 �. .. f. - - - .. _ .. _....SII ��. Looking Northwest ad 77 Ir ............ low 4 „Nk .- . Affidavit of Mailing In regards to MF# SP2022-019 I, Carmen Patrick, hereby confirm that notification was sent by mail November 14, 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 14" day, November of 2022. Representative's Signature 01 it Community Development Department coPO 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. Notice for this hearing was incorrectly sent stating the hearing would be for 9 November 2022. The correct hearina date is 14 December 2022. Proposal:Jaime Vargas, has submitted a Special Permit application (SP 2022-019)to locate a dance hall, on Lots 30 to 32, BLK 3 Gerry's Amended to Pasco,801 S.41h Ave(Franklin County Tax Parcel 112370168), in Pasco,WA.The proposal is subject to regulations contained in the Pasco Municipal Code. Public Comment Period: Written comments must be submitted to the Community Development Department by 5:00 p.m. on 14 December 2022 to be included in the Hearing Examiner packet. If you have questions on the proposal, contact the Planning Division at(509)905-2604 or via e-mail to:beank@pasco-wa.gov. Open Record Hearing: The Hearing Examiner will conduct the open record hearing at 6:00 p.m. on 14 December 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 14 November 2022 by: Kelsey Bean, Planner 2, PO Box 293 Pasco,WA 99301 (509)905-2604 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: Vargas Dance Hall in a I-1 Zone N Applicant(s): Jaime A Vargas Map File #: SP 2022-019 Ak �• l Tn � � r { - SITE WASTra " - LU OPL 35 70 140 210 28 _ • ., Feet i NAME ADDRESS CITY STATE ZIP JOHN K COX 15 W A ST PASCO WA 99301 RIGOBERTO OROZCO 14 W A ST PASCO WA 99301 ZENAIDA MENA ALBARRAN 13 W A ST PASCO WA 99301 MARIA TRINIDAD CUEVAS (ET VIR) 1916 W AGATE ST PASCO WA 99301 SYLVIA MENDOZA 11 W AST PASCO WA 99301 SALVADOR&MARIA DE JESUS MART 10 W A ST PASCO WA 99301 RAFAEL RAMIREZ PALOMARES 9 W A ST PASCO WA 99301 MANUEL J &LEOVIGILDA GARCIA V 8 W A ST PASCO WA 99301 JOSE C VENEGAS 7 W A ST PASCO WA 99301 ELMER&CRISELDA AMAYA 1615 W OCTAVE ST PASCO WA 99301 CHARLES LARRY DEIBERT PO BOX 97 CORBETT OR 97019 MARDONIO PACHECO& MA GUADALUP 4 A ST PASCO WA 99301 DIEGO ARMANDO MARTINEZ LUIS(E 3 W A ST PASCO WA 99301 RUMALDO CARDENAZ ARCEO 2 W A ST PASCO WA 99301 WESTERN MATERIALS INC PO BOX 452 PASCO WA 99301 WESTERN HOLDINGS LLC PO BOX 430 YAKIMA WA 98907 R ALBERTO SERRANO 1615 W YAKIMA ST PASCO WA 99301 BNSF RAILWAY COMPANY PO BOX 961089 FORT WORTH TX 76161 TORRES CONTRERAS PROPERTIES LL PO BOX 583 PASCO WA 99301 JAIME CONTRERAS 918 E EASTLAKE DR KENNEWICK WA 99337 JAIME A VARGAS PO BOX 3684 PASCO WA 99302 MARIA T VALDEZ 1720 W CLARK ST PASCO WA 99301 JOSE A &VICTORIA RODRIGUEZ 802 S 4TH AVE PASCO WA 99301 JOAQUIN SILVA FLORES 812 S 4TH AVE PASCO WA 99301 JOSE ANTONIO PEREZ 814 S 4TH AVE PASCO WA 99301 DAVID T PHILLIPS 4203 W KENNEWICK AVE APT 53 KENNEWICK WA 99336 PEDRO & MARIA ARCEO 807 S 4TH LN PASCO WA 99301 BLAS M OLIVERA 809 S 4TH LN PASCO WA 99301 BERNARDO &ERIKA F MENDOZA DE 1124 W MARGARET ST PASCO WA 99301 ALFONSO &MARIA LANDIN 7807 SKAGIT DR PASCO WA 99301 ALFONSO&MARGARITA ESCAMILLA 5805 W SYLVESTER ST PASCO WA 99301 BRENDA LIGAS 6405 CHAPEL HILL BLVD APT A102 PASCO WA 99301 ARCELIA &ARTURO CRESPO 816 S 4TH AVE PASCO WA 99301 DONALD K IRELAND (ETAL) 1651 PAPAGO DR LAKE HAVASU CITY AZ 86403 DAVID SANDOVAL 820 S 4TH AVE PASCO WA 99301 FRANCISCO & MARGARITA LUA PO BOX 143 LA PUENTE CA 91747 city°f vs�co Community Development Department f PO Box 293,525 N 3`d Ave; Pasco,WA 99301 P:509.545.3441/F:509.545.3499 DETERMINATION OF NON-SIGNIFICANCE (Optional DNS Process) Issuance Date: November 15th, 2022 Project Name: Vargas Dance Hall Special Permit Project Number: SEPA 2022-094/SP 2022-019 Proponent: Jaime Vargas P.O. Box 3684 Pasco, WA 99302 Applicant: Jaime Vargas P.O. Box 3684 Pasco, WA 99302 Description of Proposal:Special permit application (SP 2022-019) for a dance hall for 801 South 4th Street, Pasco,WA. Location of Proposal: General Location: Said property is located on the southeast corner of South 4th Street and West A St of Pasco, Franklin County, WA. Legal: GRAYS AMENDED LOTS 30 TO 32, BLK 3. Records of Franklin County,Washington (Parcel 112370168). Lead Agency: City of Pasco The City of Pasco, acting as lead agency for this proposal, has determined that it does not have a probable significant adverse impact on the environment.An environmental impact statement (EIS) is not required under RCW 43.21C.030(2)(c).This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. This DNS is issued after using the optional DNS process in WAC 197-11-355. There is no further comment period on the DNS. Appeals must be filed within 10 days of this determination. Responsible Official: _ Rick White, Community & Economic Development Director Address: PO Box 293, Pasco, WA 99301-0293 Phone: (509) 545-3441 Appeals: You may appeal this determination of non-significance by submitting an appeal to the address below no later than 10 days from issuance. The appeal must be in written form, contain a concise statement of the matter being appealed and the basic rationale for the appeal. A fee is required per the City's Fee Resolution. Please note that failure to file a timely and complete appeal shall constitute a waiver of all rights to an administrative appeal under City code. All comments or appeals are to be directed to the City of Pasco Planning Department, PO Box 293, Pasco, WA, 99301, Attn: Rick White. October 21 , 2022 City of Pasco Community Development Department P. O . Box 293 Pasco , WA 99301 To Whom It May Concern : Thistitipeon is in regards to the Special Permit Application (SP 2022 -owO19) . The following signatures are in opposition of a Dance Hall . The proposed I ocation of the Dance Hall is the Corner of A Street and 4th Avenue in Pasco , WA . We oppose to this Dance Hall because this location is a Residentitoal Area with Families . We would like keep our Neighborhood safe and quiet . Estapeticionespar irenconI API tr icacion de Perm 1so (SP 2022 - 01 9) . Lassiguientes fairmas est a* n en contra del Salon de Baile . L ubic cion propuest es en I esquin de la Calle A y la Avenida Cuatro en Pasco , WA . Nos oponemos a este Salon de B ile porque vivimos en un lugar Residenci I con Famili s . Nuestro deseo es que este vecind rio sigdoa siendo un vecind rio seguro y sin rui 0 . Sincerely, Jose Antonio Perez 814 South 4th Avenue Pasco , WA 99301 Signatures Enclosed Following Pages jp1pk - ab ; } 4 P-r A d ye, i jmm,wq IMP + - ■ • .. -.4p * ' low �Y # F � AK dr y �- .410 �rffio. i+ 1r i � -: �- Jam . r ■ • a - db pr do Emil imp t rr& IF s 4 40 d 36rt AF dw py� f -d dft 4a r• MEL db r I L ' r� 4 , AAdffL dib dab Or dr 30 r M � I d;up JAW 4m -41, LIP lop i dif AL age 2 of 6 Ne 'i' ghborhood Son gatures : 0 � � Ie C� EPM Date Printed Name Signature E - Mail pe � y3o � Date Printed Name S6nature E dpdF F1 APPMEI ")OL MEW Date Printed Name Signature E - Mail vp 01 (10000F, D te Printed Name Signature E - Mail / �q-�,� � �� <S Z ?z //4�07 17 Date Pri d Name Signature E - Mail VV D to P in e ame Signature E - Maipt l dCAOW do Date ri ted Name nature ` E - Mail Date Printed Name Signa re E - ail �,� c�clr�s� Date Printed Name igna ure - a i ���j ��/r�y� Date Printed Name Signature SNIP 40!^ �/ - Date Printed Name Signature E - Mal 701 � �f 41t C Ar ateiPrnted Name Signature E - Mail � Date Printed Name Signature E - Mail / � C.�L fAo Date Prin e a e ure' � Si - E - Mail C-) , AGENDA REPORT FOR: Hearing Examiner December 1, 2022 TO: Rick White Hearing Examiner: Director; C&ED 12/14/22 FROM: Jeff Adams, Associate Planner Community & Economic Development SUBJECT: Special Permit - ProLand LLC Cell Tower Extension & Collocate (SP 2022-020) I. REFERENCE(S): Hearing Examiner Report Site Maps Site Photos Affidavit of Publication Determination of Non-significance - Adoption of Existing Document II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS: Staff recommends approval of a Special Permit for ProLand, LLC on behalf of Verizon Cellular to collocate cellular communications equipment on an existing wireless support structure along with a 20' tower extension at Columbia Basin College in an R-1 Zone, with conditions as set forth herein. III. FISCAL IMPACT: None. IV. HISTORY AND FACTS BRIEF: Location of the proposal generally: 1) SW Corner of Columbia Basin College campus; 2) 2600 North 20th Avenue. Zoning designation: R-1 (Low-Density Residential) Size of Lot: a) The parcel is approximately 133.8 acres; b) The lease area is approximately 2,106 square feet. Particulars of the requested amendment/proposal: Applicant wishes to do the following a. collocate cellular communications equipment on an existing wireless support structure b. Add a 20' tower extension c. locate associated ground equipment in an existing storage yard V. DISCUSSION: Additional highlights: • Public notice of this hearing was sent to property owners within 300 feet of the property and in the Tri-City Herald on 28 Nov 2022. • The Comprehensive Plan identifies the site for Public/Quasi-Public uses. • The existing tower is located adjacent the 1-182 interchange, and 300 feet south of another existing tower. • The height of the elevated freeway interchange helps reduce the overall visual height of the tower. • Cellular facilities may be permitted in the R-1 zone by special permit provided the tower is either: o Attached to or located on an existing or proposed building or structure that is higher than thirty-five (35) feet; or o Located on or with a publicly owned facility such as a water reservoir, fire station, police station, school, county, or port facility. • The equipment cabinets are located within a fenced area surrounding the base of a pole. • Federal regulations bar the City from considering electromagnetic radio waves in the permitting process for cell towers or denying permits based upon concerns over electromagnetic radio waves. • Cellular equipment creates minimal demands on City infrastructure. w4co REPORT TO HEARING EXAMINER PUBLIC HEARING City Hall—525 North Third Avenue—Council Chambers Wednesday 14 December 2022 6:00 PM MASTER FILE#: SP 2022-020 APPLICANT: Prol-and, LLC on behalf of Verizon 7322 North Walnut Court Spokane,WA 99208 REQUEST: SPECIAL PERMIT: Collocate Cellular Communications Equipment on an existing wireless support structure along with a 20' tower extension at Columbia Basin College (R-1 Zone) BACKGROUND 1. PROPERTY DESCRIPTION: Legal: A portion of the northeast quarter of Section 24, Township 9 North, Range 29, East, WM. containing approximately 2,106 square feet all within Parcel 119170013. General Location: Columbia Basin College at the southwest corner of the campus—2600 North 20th Avenue. Property Size: The parcel is approximately 133.8 acres; the lease area contains approximately 2,106 square feet. 2. ACCESS:The site is accessed from West Argent Road and North 20th Ave. 3. UTILITIES: Electricity, water, and telephone are currently available to the site. 4. LAND USE AND ZONING: The parcel is currently zoned R-1 (Low-Density Residential) and contains Columbia Basin College as a result of a previous special permit. There is an existing cell tower structure and auxiliary equipment on the site. Surrounding properties are zoned and developed as follows: North 1-1 Vacant;Tri-Cities Airport East C-1 Hotels; Offices;Vacant South R-2/11-4 1-182 Freeway; Multi-Family West RS-1/1-1 Vacant 5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site for Public/Quasi-Public uses. Policies UT-2-A and B require the City to "coordinate private utility providers' plans for energy and communication utilities with city land use plans and development permit applications" and "locate and design utility substations consistent with adopted codes and standards to be compatible with the aesthetic standards of affected neighborhoods." 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 Adoption of Existing Document (DNS-AED)was issued on 9 December 2022 (SEPA 2022-114) based on a DNS issued on 26 August 2017 (SEPA 2017-034), under WAC 197-11-158. 1 ANALYSIS Proposal Applicant Prol-and, LLC on behalf of Verizon Cellular,wishes to collocate cellular communications equipment on an existing wireless support structure along with a 20' tower extension, and locate associated ground equipment in a storage yard. Property Description The site is located at the southwest corner of the Columbia Basin College campus,addressed 2600 North 20th Avenue.The existing cell tower is located adjacent the 1-182 Freeway and 300 feet south of another existing tower.The campus is approximately 133.8 acres;the lease area contains approximately 2,106 square feet. Analysis The PMC special permit review criteria for wireless facilities are written as follows: 25.165.080 Wireless communication facilities. Wireless communication facilities are permitted under the following conditions: (1) Such structures shall be permitted in all industrial or C-3 zoning districts, provided the location is 500 feet or more from a residential district. Any location closer than 500 feet requires special permit approval. (2) Such structures may be permitted by special permit in all other zoning districts, provided said structures are: (a) Attached to or located on an existing or proposed building or structure that is higher than 35 feet; or (b) Located on or with a publicly owned facility such as a water reservoir, fire station, police station, school, county or port facility. (3) All wireless communication facilities shall comply with the following standards: (a) Wireless facilities shall be screened or camouflaged by employing the best available technology.This may be accomplished by use of compatible materials, strategic location, color, stealth technologies, and/or other measures to achieve minimum visibility of the facility when viewed from public rights-of-way and adjoining properties, such that a casual observer cannot identify the wireless communication facility. (b) Wireless facilities shall be located in the City in the following order of preference: (i) Attached to or located on buildings or structures higher than 35 feet; (ii) Located on or with a publicly owned facility; (iii) Located on a site other than those listed in subsections (3)(a) or(3)(b) of this section. (c) If an applicant chooses to construct a new freestanding wireless communication facility, the burden of proof shall be on the applicant to show that a wireless communication facility located on a higher order of preference site cannot reasonably be accommodated. The City reserves the right to retain a qualified consultant, at the applicant's expense,to review the supporting documentation for accuracy. (4) All applications for building permits must be accompanied by verification of approval by the Federal Communications Commission (FCC),the Federal Aviation Administration (FAA)and any other state or federal requirements for tower design and location.Additionally, all tower construction plans must be designed and stamped by a licensed professional engineer. 2 (5) All wireless communication facilities shall be removed by the facility owner within six months of the date the facility ceases to be operational or if the facility falls into disrepair. [Ord. 3734 § 2, 2005; Code 1970 § 25.70.075.]). The equipment cabinets are located within a fenced area surrounding the base of the pole. There are no buildings located in the vicinity that are of appropriate height. Also, Columbia Basin College has indicated that it will no longer accept the leasing of space to wireless carriers on campus buildings due to the potential for roof damage.The monopole is currently 80 feet tall and strong enough to support other wireless carriers. A 20-foot extension is proposed as par to the application. As per Applicant, "[t]here are two main drivers that prompt the need for a new cell site. One is coverage and the other is capacity. "Coverage is the need to expand wireless service into an area that either has no service or bad service. The request for service often comes from customers or emergency personnel. Expansion of service could mean improving the signal levels in a large apartment complex or new residential community. It could also mean providing new service along a newly built highway." "Capacity is the need for more wireless resources. Cell sites have a limited amount of resources to handle voice calls, data connections, and data volume. When these limits are reached, user experience quickly degrades. This could mean customers may no longer be able to make/receive calls nor be able to browse the internet. It could also mean that webpages will be very slow to download." "Capacity is the amount of resources a cell site has to handle customer demand. We utilize sophisticated programs that use current usage trends to forecast future capacity needs. Since it takes an average of (1-3) years to complete a cell site project, we have to start the acquisition process several years in advance to ensure the new cell site is in place before the existing cell site hits capacity limits." "A good capacity cell site needs to be in the center of the user population which ensures even traffic distribution around the cell. A typical cell site is configured in a pie shape, with each slice(aka.sector) holding 33%of the resources. Optimal performance is achieved when traffic is evenly distributed across the 3 sectors." "The existing sites Trac, Pasco,and Bulldog cannot carry the data traffic that exists in the area it serves. Exact data about sites is proprietary and cannot be disclosed due to competitive reasons.The new cell site Sahara will provide additional resources to existing sites. This site once build will offload some users of existing sites, hence alleviate the capacity constraint. This site will improve customer experience(faster webpage downloads and fewer drop calls). Without the new site Sahara, existing sites in area will reach capacity which will negatively impact customer's ability to make/receive calls and browse the internet." Typical neighborhood concerns expressed over proposed cell towers in the past have included fear of electromagnetic radio waves and the unsightliness of tall towers within the neighborhood. Because the tower will be located within public property the provisions for tower height do not apply to this application. Furthermore, under Federal regulations cities are barred from considering electromagnetic radio waves for equipment meeting FCC specifications in the permitting process for cell towers. An application for a cell tower cannot be denied based on concern over electromagnetic waves. 3 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 28 Nov 2022. 2. Applicant wishes to collocate cellular communications equipment on an existing wireless support structure along with a 20' tower extension, and to locate associated ground equipment in a storage yard. 3. The site is zoned R-1 (Low-Density Residential) 4. The site contains the Columbia Basin College campus. 5. The Comprehensive Plan identifies the site for Public/Quasi-Public uses. 6. The site is approximately 133.8 acres;the lease area contains approximately 2,106 square feet. 7. The existing tower is located adjacent the 1-182 interchange, and 300 feet south of another existing tower. 8. The height of the elevated freeway interchange helps reduce the overall visual height of the tower. 9. The tower location and height has been reviewed by the FAA and determined to not create obstructions for airport operations. 10. A copy of the tower site plan and tower was provided to the Airport Manager. 11. Electricity,water, and telephone are currently available to the site. 12. Cellular facilities may be permitted in the R-1 zone by special permit provided the tower is either: a. Attached to or located on an existing or proposed building or structure that is higher than thirty-five (35)feet; or b. Located on or with a publicly owned facility such as a water reservoir, fire station, police station, school, county, or port facility. 13. The equipment cabinets are located within a fenced area surrounding the base of a pole. 14. The monopole is tall and strong enough to support multiple wireless carriers. 15. Federal regulations bar the City from considering electromagnetic radio waves in the permitting process for cell towers or denying permits based upon concerns over electromagnetic radio waves. 16. Cellular equipment creates minimal demands on City infrastructure. 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 follows: 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 Public/Quasi-Public uses. Elements of the Plan encourage the promotion of orderly development. Policies UT-2-A and 8 require the City to "coordinate private utility providers' plans for energy and communication utilities with city land use plans and development permit applications"and "locate and design utility substations consistent with adopted codes and standards to be compatible with the aesthetic standards of affected neighborhoods." 2. Will the proposed use adversely affect public infrastructure? The proposed use is a part of the communication network utilized by the general public. The proposed equipment will be located in such a manner so as not to impact other public utilities or services. The proposed use does not require water and sewer. Only one service trip is expected to be generated each month. 4 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 tower will be 20 feet taller, and located in a storage yard on the Columbia Basin campus,far from the residential uses across 1-182 to the south.As the storage yard is fairly isolated from areas where students and visitors will gather, the tower neither interrupt students'daily activities nor obstruct any views. 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 area is almost fully developed with permitted uses. The tower is located in a storage yard on campus property nearby another tower. A chain link fence surrounds both the tower and the accompanying equipment. The tower and equipment will likely not be noticeable from any surrounding properties. Additionally, the tower location and height has been reviewed by the FAA and determined to not create obstructions for airport operations. 5. Will the operations in connection with the proposal be more objectionable to nearby properties by reason of noise, fumes, vibrations, dust, traffic, or flashing lights than would be the operation of any permitted uses within the district? The proposed cellular equipment will create no fumes, dust, or noise during normal operations. Cellular facilities have been located throughout the community in residential, commercial and industrial zones without generating any complaints received by the City. 6. Will the proposed use endanger the public health or safety if located and developed where proposed, or in any way will become a nuisance to uses permitted in the district? The proposal is required to be designed by a professional engineer to withstand the forces of nature. The applicant is also required by law to coordinate with the FAA and FCC prior to obtaining a building permit. It is assumed that radio waves at frequencies utilized by local cellular networks have not been proven to be harmful to human health. Regardless, Federal law prohibits the City from considering the impacts of radio wave frequencies when reviewing permits for cellular equipment meeting FCC standards. PROPOSED APPROVAL CONDITIONS 1. The special permit shall apply to Parcel 119170013. 2. The property shall be developed in substantial conformity with the elevations and site plan submitted with the application except as conditioned herein. 3. The proposed cellular facility must comply with all FCC and FAA regulations. 4. The tower shall be painted a neutral color to blend in with the horizon. 5. The special permit shall be null and void if a City of Pasco building permit is not obtained by December 30, 2024 6. The wireless tower and all accessories must be removed within 90 days of discontinuation. RECOMMENDATION Staff recommends approval of a Special Permit for Prol-and, LLC on behalf of Verizon Cellular to collocate cellular communications equipment on an existing wireless support structure along with a 20' tower extension at Columbia Basin College in an R-1 Zone,with conditions as set forth herein. 5 w Item: r Facility / Zone a ■ Applicant(s): ProLand + #: • 2022-020 ENT �� � ® r r � �♦ice L . ■ ` �4 � , ��'• '71■ Jo- J +1 - MR riw � .. ® ',' i Y[- -- -w I ��f r '.i T1r rte.'. +. •-I SL��_.,rr p IF 1 •{ Y� e � ■ c. •� - r- —L +0 r��� r� —"z" #•-_, . .,;��. .; .■a�� ��ra<r.l. 1 —. �; ; db p r � IF F-1+. 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SUN WILLOWS BLVD Tj .�9 SITE � } �p C3 ? y. -`q ti s3 1 R W a is 2 180 350 700 1.104 1,40 TO 20T - I-18 CIII H TQ aI 182 _ _ -��► H RAMP Feet I-182 E TH RAMP N US 395:TO-I -18-2'RAMP E _.,OTM TDI 182_RAMP E t, II s Q li V MAIL N ILI Lot INS- illll',�,Fl ilill MEW,�W The proposed Saharasite is a coverage/ Coverage Area of Existing Site capacity site.This site wil I off load the existing sites Trac,Pasco,and Bulldog. ",3"' _ e - � z ig4 L� I O;P-STERurr,MwERS;STAaC 31F. _ - Wan,usi 4 P (STA COM x r wa �� T f y J• - - W iy h'rir, � , - � 1 4- .. LTE:RSRP-Coverage(0) RSRP Level(DL)(d 6m)�=-75 Great Indoor Coverage RSRP Level(DL)(d 6m)>=-85 Good Indoor,Great Outdoor Coverage RSRP Level(DL)(d 6m)>=-95 Poor Indoor,Good Outdoor Coverage RSRP Level(DL)(d5m)>=-105 Poor to no Indoor,Poor Outdoor Coverage Confidential and proprietary materials for authorized Verizon personnel and outside agencies only.Use,disclosure or dis trib ution of this materials not permitted to any unauthorized persons or third parties except with written agreement. verizon-v/ Coverage Area Offloaded by New Site The proposed Sahara site is a coverage/ SAHARA-Antenna(s)Centerline(C/L): capacity/site.This site will off load theexisting sites Trac,Pasco,and Bulldog 4. �' w nlru ry A-0Jtil • '• 21 A a 1 t . r 3 s�u{aarL+sTa{w+r•� � I ti ` NG TOWERS(STL� - 4 ry r� - z � ir AibOq" s lerar - �• k000�i�� lr LOLLIMG8 7$fAMW 16 � ti W1{opM.n;Sr AMM 47— LTE;RSRP-Coverage(0] RSRP Level(DL)(dBm) >=-75 Great Indoor Coverage r~b RSRP Level(DL)(dBm) >=-85 Good Indoor,Great Outdoor Coverage RSRP Level(DL)(dBm) >=-95 Poor Indoor,Goad Outdoor Coverage RSRP Level(DL)(dBm) >=-105 Poorto no Indoor,Poor Outdoor Coverage Confidential and proprietary materials forauthorized Verizon personnel and outside agencies only.Use,disclosure or distrib ution of this materials not permitted to any unauthorized persons orthird parties exceptwith written agreement. verizon-V Looking North rte. - .- -�.��'�- _:;fix•"=:�;�``.,i� - _ . _ r .: - .. ,_ ,.__ '� _ - - _'`'- - - ;�r_ .. _ � - - ._ _. � - �• _ _ M1:r'' _ i - _ 5�'}fig _ _ -. •r T ..�: .. _ � - -- ..7�• - - .. � t•. 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T � �Z ii. � - _ s'1"v'c..'}.^• _ '. � •�Y +� i �'G-� .��� til'�1•�-^- � - - _ .` y -..A;r- — - ..�Mr .�+:�i' .r "F 1 . -�+•�, + e 'i of �• �- "`�` y •� �g�% B: / ` ,., r+• ..,y ., .. :rl��:r• •1 .al_'�� - .'� - :�':^' ,�r.:'"1. e•fk �` •'+4s' 1�3irr� 06�i++"' �.t�.�l. �. i C1tyf - NOTICE vli�Co GUIDELINES FOR WORKING IN RADIOFREQUENCY ENVIRONMENTS ® All personnel should have electromagnetic energy (EME) awareness training. ® All personnel entering this site must be authorized. Obey all posted signs. 8 Assume all antennas are active. ® Before working on antennas, notify owners and disable appropriate transmitters. ® Maintain minimum 3 feet clearance from all antennas. I� ® Do not stop in front of antennas. ® Use personal RF monitors while working near antennas. ® Never operate transmitters without shields during normal operation. ® Do not operate base station antennas in equipment room. Affidavit of Mailing In regards to MF#SP2022-020 I, Carmen Patrick, hereby confirm that notification was sent by mail November 28, 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 28th day, November of 2022. 1 ` Rep sentative's Signature c'ry 0f 060" co Community Development Department P PO Box 293, 525 N 3rd Ave,Pasco,WA 99301 P: 509.545.3441/F:509.545.3499 PUBLIC NOTICE Si necesita ayuda para entender este aviso o necesita mos informaci6n, por favor Ilame al Departamento de Desarrollo Comunitario y Econ6mico de la Ciudad de Pasco a 509-545-3441. Proposal: Pro Land LLC, on behalf of Verizon, has submitted a Special Permit application(SP 2022-020)to extend an existing cell tower structure on the southeast corner of 2600 North 20th Street on CBC Campus (Franklin County Tax Parcel 119170013), in Pasco,WA.The proposal is subject to regulations contained in the Pasco Municipal Code. Public Comment Period: Written comments must be submitted to the Community Development Department by 5:00 p.m. on 14 December 2022 to be included in the Hearing Examiner packet. If you have questions on the proposal,contact the Planning Division at(509)905-2604 or via e-mail to:beank@a pascc-wa.gov, Open Record Hearing: The Hearing Examiner will conduct the open record hearing at 6:00 p.m. on 14 December 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/publiccomme nt After registering, you will receive a confirmation email containing information about joining the webinar. Estimated Date of the Decision: It is estimated that the Hearing Examiner will make a decision on the Special Permit within ten (10) business days of the public hearing. Prepared 23 November 2022 by: Kelsey Bean, Planner 2,PO Box 293 Pasco,WA 99301(509)905-2604 The City of Pasco welcomes full participation in public meetings by all citizens. No qualified individual with a disability shall be excluded or denied the benefit of participating in such meetings.If you wish to use auxiliary aids or require assistance to comment at this public meeting,please contact the Community Development Department at(509)545-3441 or TDD(509)585-4425 at least ten days prior to the date of the meeting to make arrangements for special needs. Item: • Zone N Overview ' ProLand LLC • File � k ' � I 1 + K * f t rC' , 4 * * w• r � fail.I'; 8 JE A RW Mr Jr ME me - ,S 1 ` �� 4 i �1 r ■ �1 ar r �#--.._RI�bL'1� t � � F � �� �}3~ ■■ #1 ■ F *� � ` 4! r ri � �■ lE�� ■ r R1w*�1• 1i Y_- � #! . �� .r�1 lr .S-. ��a Vi. : * L 40 w - Ir I. x .l +tib '� 4' 1 r'•r a• J 1 � y J 4; -J r.. ■ ■ ■ !..7 ■r!-.v ■ 1 L' } Y r _ y ■� �_ 1 r * J• ♦ 1 r 4y1#'M#r! �� '5. r# - Ilti r� y61 II i 1- 1 t_ a ■'• ■ 7 I - i Yr •■ - _ i�lJ _ a ' r ■ ■ J � a r i a ■ �' 1 ,'! 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I ■ : w . dk-; 4 '# NAME ADDRESS CITY STATE ZIP MELANIE TERASITA CANTU 802 S 13TH AVE PASCO WA 99301 AGUSTIN GARCIA PEREZ(ETUX) 808 S 13TH AVE PASCO WA 99301 DAVID O ENRIQUEZ 814 S 13TH AVE PASCO WA 99301 GONZALO& LETICIA NUNEZ 2805 N ROAD 76 PASCO WA 99301 CARLOS (ETAL)PRADO 832 S 13TH AVE PASCO WA 99301 1320 W A ST PASCO LLC 1831 SAGEWOOD LOOP RICHLAND WA 99352 JAMES & NORA LAKE 3013 N ROAD 48 PASCO WA 99301 AINSWORTH HOLDINGS LLC 1319 W AINSWORTH ST PASCO WA 99301 EMPIRE RUBBER&SUPPLY CO PO BOX 14950 PORTLAND OR 97293 JAMES D MULLINS 1416 W AINSWORTH AVE PASCO WA 99301 GUILLERMINA MONTEJANO 836 S 13TH AVE PASCO WA 99301 AIDE GONSALEZ(ETVIR) 840 S 13TH AVE PASCO WA 99301 v4i4co Community Development Department PO Box 293, 525 N 3rd Ave, Pasco,WA 99301 99111 P:509.545.3441/F:509.545.3499 DETERMINATION OF NON-SIGNIFICANCE ADOPTION OF EXISTING DOCUMENT Description of Proposal:Pro Land LLC, on behalf of Verizon, has submitted a Special Permit application (SP 2022-020) to extend an existing cell tower structure on the southeast corner of 2600 North 20th Street on CBC Campus (Franklin County Tax Parcel 119170013), in Pasco, WA. Proponent: PI Tower Development LLC PO Box 8436 Spokane, WA 99203 Location of Proposal: On the southeast corner of 2600 North 20th Street on CBC Campus (Franklin County Tax Parcel 119170013), in Pasco, WA. Title of document being adopted: Determination of Non-Significance Date adopted document was prepared: 26 July 2017 Description of document being adopted: Determination of Non-Significance; PI Tower Development LLC applied for a Special Permit (MF# SP 2017-011) to construct a Wireless Communications Facility (80' tall monopole) at the southwest corner of Columbia Basin College campus at 2600 N 20th Avenue. Copies of the document are available at the Pasco Planning Department upon request. We have identified and adopted this document as being appropriate for this proposal after independent review. The document meets our environmental review needs for the current proposal and will accompany the proposal to the decision makers. Lead Agency: City of Pasco The 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. O There is no comment period for this DNS. Comment period ended 17 August 2017. Responsible Official: Rick White Position/Title: Community & Economic Development Director Address: PO Box 293, Pasco, WA 99301-0293 Phone: (509) 545-3441 Date: 9 December 2022 L,_, Signature: ED Number: SEPA 2022-114 . COMMUNITY DEVELOPMENT DEPARTMENT (509)545-3441 I Fax(509)545-3499 P.O.Box 293,525 North Third Avenue,Pasco,Washington 99301 Mq1qEW11' 9L DETERMINATION OF NON-SIGNIFICANCE Description of Proposal: Wireless Facility: Location of a wireless communications facility including an 80' monopole Proponent: PI Tower Development LLC PO Box 8436 Spokane, WA 99203 Location of Proposal: Columbia Basin College - 2600 N 20th Ave Lead Agency: City of Pasco The 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. 13 There is no comment period for this DNS. Comment period ended on August 17, 2017. Responsible Official: David I. McDonald Position/Title: City Planner Address: P. O. Box 293, Pasco, WA 99301-0293 Phone: (509) 545-3441 Date: 7/26/2017 Signature: ED Number: SEPA2017-034 Master File Number: SP 2017-011 AGENDA REPORT FOR: City Council December 6, 2022 TO: Rick White Hearing Examiner: Director; C&ED 12/14/22 FROM: Kelsey Bean, Planner II Community & Economic Development SUBJECT: Alderbrook Investments Variance (HE 2022-004) I. REFERENCE(S): Hearing Examiner Report Site Maps Site Photos Affidavit of Publication II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS: Staff does not recommend approval of a variance for 46% lot coverage in a R-1 zoning district for 8601 Dusty Maiden Dr. (Parcel 115171079), Pasco WA III. FISCAL IMPACT: None. IV. HISTORY AND FACTS BRIEF: Location of the proposal generally: A parcel located at 8601 Dusty Maiden Dr., WA 99301 Zoning designation: The site is zoned R-1 (Low Density Residential). The site is undeveloped and prepared for the development of one single family dwelling. The site is a part of Seven Sisters Development. Size of Site: The site contains approximately .17 acres (7,373 square feet) Particulars of the requested amendmenUproposal: Alderbrook Investments, wishes to have a variance to build a single family dwelling at 46% lot coverage in an R-1 (Low Density Residential). V. DISCUSSION: Additional highlights: • Public notice of this hearing was sent to property owners within 300 feet of the property and the Tri-City Herald on 18 November 2022 • Applicant is requesting a variance from the development standards within the R-1 zoning district. • Applicant is requesting to allow development of a single-family home at 46% lot coverage • There are other houses within the vicinity that also go above the allowed 40% lot coverage • As per PMC 25.45.050(3), maximum lot coverage is 40% in the R-1 zoning district: • Variances are to be evaluated per the requirements of PMC 25.195.020(1) Cit Of REPORT TO THE HEARING EXAMINER 04"_ vs�ro City Hall—525 North Third Avenue—Council Chambers q lip WEDNESDAY, 14 December 2022 6:00 PM MASTER FILE#: HE 2022-004 APPLICANT: Alderbrook Investments 1360 N Louisiana St#A 742 Pasco WA 99301 REQUEST: VARIANCE: Allow 46% lot coverage of a single-family dwelling in R-1 (Low Density Residential) zoning. BACKGROUND 1. PROPERTY DESCRIPTION: Legal: SEVEN SISTERS PHASE 1, Lot 69 General Location: 9601 Dusty-Maiden Dr(Parcel #115171079) Property Size: Approximately 0.17 Acres (7373 Square Feet) 2. ACCESS: The property has access from north Dusty-Maiden Dr 3. UTILITIES: Municipal water and sewer service are available from the Dusty-Maiden Dr 4. LAND USE AND ZONING: The site is zoned R-1 (Low Density Residential) and is prepared for development of one single family dwelling. Surrounding properties are also zoned R-1 (Low Density Residential) and are planned to be developed with single family dwelling units. ANALYSIS Request Applicant Alderbrook Investments is requesting a variance from the development standards within the R-1 zoning district. Applicant is requesting to allow the development of a house at 46% lot coverage. As per PMC 25.45.050(3), maximum lot coverage is 40% in the R-1 zoning district: 25.45.050 Development Standards. (3) Maximum lot coverage: 40 percent PMC Code Requirements As per Pasco Municipal Code (PMC) 25.195.020 Land Use Decision Authority, (1) Variances. Applications for variances from the terms of this title; provided, that any variance granted shall be subject to such conditions as will assure that the adjustment thereby authorized shall not constitute a grant of special privilege inconsistent with the limitations upon other properties in the vicinity and zoning in which the subject property is situated, and that the following circumstances are found to apply: 1 (a) Because of special circumstances applicable to the subject property, including size, shape, topography, location of surroundings, the strict application of the zoning ordinance is found to deprive subject property of rights and privileges enjoyed by other properties in the vicinity and under identical zone classification. (b) The granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the subject property is situated. (c) The special circumstances applicable to the subject property were not created through the action(s) of the applicant or any predecessor in interest. According to PMC 25.195.020,all three of the above criteria need to be met In order for the Hearing Examiner to grant a variance. History On 12 September 2022 Jason West applied for a building permit to build a single-family dwelling at 8601 Dusty-Maiden Dr. The city placed the permit on hold because the lot coverage for the house was over the allowed 40% in an R-1 zone. VARIANCE REQUEST VARIANCE REQUEST: Allow 46% lot coverage of a single-family dwelling in R-1 (Low Density Residential) zoning. Applicant has put forth the following arguments relative to the variance: "The following addresses are for homes over maximum coverage of R-1 zoning code in the relative vacinity: Seven Sisters 8609 Silver Mound Drive 8605 Ashen Drive Desert Sage 8117 Silver Mound Drive 8121 Silver Mound Drive 8313 Silver Mound Drive also has a permitted shed 8112 Ashen Drive Majestic Place 6002 Cotswold Lane" STAFF FINDINGS OF FACT 1. Notice of the public hearing was sent to property owners within 300 feet of the subject property and the newspaper on 18 November, 2022. 2. Applicant is requesting a variance from the development standards within the R-1 zoning district. 3. Applicant is requesting to allow development of a single-family home at 46% lot coverage 4. There are other houses within the vicinity that also go above the allowed 40% lot coverage 5. As per PMC 25.45.050(3), maximum lot coverage is 40% in the R-1 zoning district: 2 6. Variances are to be evaluated per the requirements of PMC 25.195.020(1) 7. The city received a building permit application from applicant for a single-family dwelling, 8. The building permit application was placed "On Hold". CONCLUSIONS 1. Because of special circumstances applicable to the subject property, including size, shape, topography, location of surroundings, the strict application of the zoning ordinance is found to deprive subject property of rights and privileges enjoyed by other properties in the vicinity and under identical zone classification. Applicant has testified that "since there are quite a few homes nearby that are over the 40% lot coverage- this can be ok for our buyer and her future lot as well. Our buyer would really like to enjoy similar features in her home as the others that have the some classification as this property and yet are over the 40%lot coverage. In this tough economic environment holding a sale together can be a major blessing for a lot of families doing the contract work as well." Staff concedes that 4 of the posed lots with coverage over 40% are in fact over the allowed lot coverage, however, based on the PMC requirements for the R-1 zoning district, the permits were issued in error. As such, exceeding lot coverage cannot be considered a "right . . . enjoyed by other properties," as rights are based on law. 2. The granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the subject property is situated. As per Applicant, "there are plenty of homes nearby that are over the 40%lot coverage, so we feel it will certainly not be detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the subject property is situated, in fact we feel it would add value to the neighborhood as the this and the rest of the neighborhood is completed. We feel we have a buyer who will keep her house and yard looking better than her neighbors." Staff Response: City code is designed to protect the public welfare, by following city code. 3. The special circumstances applicable to the subject property were not created through the action(s) of the applicant or any predecessor in interest. These circumstances were not created by the applicant or any predecessor in interest. Also, per Applicant, "since there are several homes nearby that are over the 40%lot coverage, and it only recently has be being closely looked at and enforced, we feel it would be somewhat unfair to limit our homebuyer in this case. It also sounds like the 40%lot coverage is being looked for expansion up to 45% which compares to a neighboring jurisdiction who apparently feels it is an acceptable percentage as well. Our hope is that it would get to 45%eventually, but for now we would ask that you grant us this variance in order for our buyer to get into her dream home. Staff Response: The developer has created the circumstances for which a variance would be needed, the project has several homes designs that would fit onto the lot in question without needing a variance. RECOMMENDATION Staff does not recommend approval of a variance for 46% lot coverage in a R-1 zoning district for 8601 Dusty Maiden Dr. (Parcel 115171079), Pasco WA. Additionally, a significant code revision has been 3 recommended by the planning commission and is currently being reviewed that would address the lot coverage requirement in several residential zoning districts. 4 North Looking '� _ �. .,'- .l y �'_ s!. �s� —''`..,,,,�,.�.r�,r. ,t1Yt _ -a - �--�r...,,�a � - �" ,..s.. .Wh.�; _ ,•�- � ,. ' � , � �,� iofi .,fir _ L 4 Looking Northeast a�gNotLaw 509420 4990 aimeBocel; � � ,. SM.M418 -r •rs,.ras � � � 'p y 4q � 'iS4` '�ldr'►� �1"�r tUr Looking East j '�•'� v+ _ -_. .� `+,- �}q� y _ �- _ � �'ter- - � G � 1 _ _- � '�-D:n--�17 `- �4� _. -�3 �--moi-. _ , -a►`i - Southeast Looking 1 u 777 �;.RlkT Al `� ti�"� ---i_,�� '"'� ., - �_: i�•- 2 it .. .. 'S. _ �y —was. • Y"� -'r -_- - R..._ _ _- 1p,r�� �. ,¢Y r�Q t`_' -�. - - ` Looking n i AW i jrr Ot ik 1 iti b i Looking Southwest . o low oil 1 , i wig LookingWest 97 We i 20 1 • 1 - • ti S .T r , Variancew Item: Ald / -Variance a • Applicants: Map File HE 2022-004 S ■ �■■■■■■■■■ �1��111111111 �, 111111 ■ ■■■■■■■■ ■ 11111 ■ 111111111111 ■ ��■■��■■■ ■ X111111111111 pi ■■ ■■■■s■ 1111111111111 _ � yam' � ' + • _ ..eir + �° AW3i Vicinity Item: Variance - Alderbrook Investments-Variance N Applicants: Alderbrook Investments E Map File #: HE 2022-004 s P- L ' SITE -------------- 0 70 140 280 420 56 Feet Land Use Item: Variance - Alderbrook Inve stments Nariance N Applicants: Alderbrook Investments w E Map File #: HE 2022-004 S Farming Undeveloped , SITE _j Ll SFDUs Undeveloped o, CL w � N ull 70 140 280 420 55 Undeveloped Feet Zoning Item: Variance - Alderbrook Investments-Variance N Applicants: Alderbrook Investments w E Map File #: HE 2022-004 S Not Yet Zoned SITE R 1, Lo -De —j LLT Res-denti I R-1, Low-Densitj Resid nti I Dil stri 70 140 280 420 55 Feet i Com Plan Item: Variance - Alderbrook Investments-Variance N Comp Applicants: Alderbrook Investments w E Map File #: HE 2022-004 S Low Density Residential Low Density SITE Residential Low Densi ` LT Re identi 70 140 280 420 56 Feet Item: Variance - Alderbrook Investments-Variance N "Exhibit B" Applicants: Alderbrook Investments W E File #: HE 2022-004 S 111SITE 0 70 140 280 420 55 Feet Affidavit of Mailing In regards to MF# HE2022-004 I, Carmen Patrick, hereby confirm that notification was sent by mail November 18, 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 181h day, November of 2022. � 1. t a6& Rresentative's Signature l` II Community Development Department i CO P;509.5 533441/F:509.545-3499WA 99341 WBox NOTICE OF APPLICATION-VARIANCE 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: Alderbrook Investments Inc. has submitted a Hearing Examiner application for a variance(HE 2022-004)to allow 46% lot coverage for a residential lot at 8601 Dusty Maiden Drive (Parcel #115-171-079) in Pasco, Washington. The proposal is subject to regulations contained in the Pasco Municipal Code. Public Comment Period: Written comments submitted to the Community Development Department by 4:00 p.m.on 14 December 2022 will be included in the Hearing Examiner's meeting packet. You may also submit comments at the Hearing Examiner meeting advertised below. If you have questions on the proposal, contact the Planning Division at (509) 545-3441 or via e-mail to: bean kodd)pasco-wa.gov Open Record Hearing: The Hearing Examiner will conduct an open record hearing at 6:00 p.m. on 14 December2022 in the Council Chambers in Pasco City Hall at 525 N 3'd Avenue in Pasco,Washington.The Hearing Examiner will consider public testimony concerning the above application at this meeting. Determination of Completeness: The application has been declared complete for the purpose of processing. Project Permits Associated with this Proposal: A building permit is associated with this proposal.The building permit will be issued if variance approval is granted. Estimated Date of the Decision:The Hearing Examiner will make a decision within ten (10)days of the hearing. Prepared 4 November 2022 by: Kelsey Bean, Planner 2, 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)5854425 at least ten days prior to the date of the meeting to make arrangements for special needs. To best comply with Governor's Inslee's Emergency Proclamation and Extension regarding Open Public Meetings Act, the City asks all members of the public that would like to comment regarding items on the agenda to fill out a form via the City's website (www.pasco-wa.govlpubliccommer:i) to obtain access information to comment. Requests to comment at the 08 May 2022 Hearing Examiner Meeting, must be received by 4:00 p.m, on the day of the meeting. For further questions, please contact us at the following, Community& Economic Development Department at 509-545- 3441,or go to the City of Pasco website @ www.Pasco-WA.gov and click on "Public Notices". Alderbrook Overview Item: Variance - Applicants: Alderbrook Investments W+E Map File #: HE 2022-004 S IF' 37 ,'iAM 1111111 � r� r� Af ANN Ar Le o 180 350 700 1100 1.400 F ` ft , lip, \ _ -# NAME ADDRESS CITY STATE ZIP 7HA PASCO L.L.C. 2090 KINGSTON RD RICHLAND WA 99354 TITAN HOMES LLC 6001 W DESCHUTES AVE STI KENNEWICK WA 99336 AGENDA REPORT FOR: Hearing Examiner December 5, 2022 TO: Rick White Hearing Examiner: Director; C&ED 12/14/22 FROM: Jeff Adams, Associate Planner Community & Economic Development SUBJECT: Montez Rezone from R-2 (Medium-Density Residential) to R-4 (High- Density Residential) (Z 2022-017) I. REFERENCE(S): Hearing Examiner Report Site Maps Site Photos Affidavit of Publication II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS: Staff recommends based on the Findings of Fact and Conclusions herein, that portions of land in Section 25, Township 9, Range 29, Pasco, Franklin County, WA (Parcel 113900066) located at 131 South Cedar Avenue) be rezoned from R-2 (Medium Density Residential) to R-4 (High Density Residential). III. FISCAL IMPACT: None. IV. HISTORY AND FACTS BRIEF: Location of the proposal: 131 South Cedar Avenue (Parcel 113900066). General Location: along South Cedar Avenue about a block south of East Lewis Street. Current Zoning designation: The site is zoned R-2 (Medium Density Residential). Size of the lot: The site contains approximately 4.86 acres (211,510.79 square feet) Particulars of the requested amendment/proposal: Applicant has applied to change the zoning of 131 South Cedar Avenue from R-2 (Medium Density Residential) to R-4 (High Density Residential). V. DISCUSSION: Additional highlights as necessary: • Public notice of this hearing was sent to property owners within 300 feet of the property and posted in the Tri-City Herald on 30 November, 2022. • The site was annexed into the City in 1994 (Ordinance 3033). • The site has been vacant since it was annexed in 1994 • The Land Use Element of the Comprehensive Plan designates the lot "Medium-Density Residential." • The "Medium-Density Residential" designation allows for R-4 zoning • The "Medium-Density Residential" designation may be developed with single- family dwellings, patio homes, townhouses, apartments, and/or condominiums. 0iiiiftCity of REPORT TO HEARING EXAMINER f �co PUBLIC HEARING VS City Hall—525 North Third Avenue— Remote WEDNESDAY, 14 December 2022 6:00 PM MASTER FILE#: Z 2022-017 APPLICANT: 427 S Cedar LLC c/o Edward & Elizabeth Montez 1917 Howell Avenue Richland WA 99354 REQUEST: REZONE: Montez Rezone from R-2 (Medium-Density Residential)to R-4(High-Density Residential) BACKGROUND 1. PROPERTY DESCRIPTION: Le�a1: The Northwest% of the Northwest% of the Southeast % of Section 28, Township 9 North Range 30 East WM., Except the North 338.71 feet (131 South Cedar Avenue; Parcel 113900066). General Location: Said property is located along South Cedar Avenue about a block south of East Lewis Street, Pasco, Franklin County, WA. Property Size: Approximately 4.86 acres (211,510.79 square feet) 2. ACCESS: The parcel has access from South Cedar Avenue. 3. UTILITIES: Municipal water and sewer are available on South Cedar Avenue. 4. LAND USE AND ZONING: The site is zoned R-2 (Medium-Density Residential)and has a residential dwelling on it. Surrounding properties are zoned and developed as follows: NORTH: R-3 Vacant;Apartments EAST: R-2 Vacant SOUTH: R-3 Lot-Line Duplexes; apartments WEST: R-1; C-1 SFDU's;Vacant 5. Comprehensive Plan: The Comprehensive Plan designates this site as "Medium-Density Residential"; the "Medium-Density Residential" designation allows for R-2 through R-4 and RP zoning, and single-family dwellings, patio homes, townhouses, apartments, and condominiums are all appropriate for this area. Residential density may range from 6 to 20 dwelling units per acre. 6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. Based on the State Environmental Policy Act ("SEPA") checklist, Comprehensive Plan, applicable regulations, and other information, a threshold determination resulting in a Determination of 1 Non-Significance (DNS) or Mitigate Determination of Non-Significance (MDNS) is anticipated for this project under WAC 197-11-158. ANALYSIS Request Edward & Elizabeth Montez have submitted a rezone application (Z 2022-017)from R-2 (Medium Density Residential)to R-4(High Density Residential),for land in Section 25,Township 9, Range 29, Pasco, Franklin County, WA(Parcel 113900066) located at 131 South Cedar Avenue, Pasco WA. Site The site comprises approximately 4.86 acres (5,1178 square feet) and is vacant. History The site was annexed into the City in 1994 (Ordinance 3033) and assigned R-2 (Medium Density Residential) zoning in conjunction with the annexation. Rezone Criteria The initial review criteria for considering a rezone application are explained in PMC.25.88.030.The criteria are listed below as follows: 1. The date the existing zone became effective: The site was assigned R-2 (Medium Density Residential) zoning in conjunction with the 1994 annexation (Ordinance 3033). 2. The changed conditions, which are alleged to warrant other or additional zoning: The site is considered"infill'property as development has occurred around it. The "Medium-Density Residential' designation allows for R-2 through R-4 and RP zoning and may be developed with single-family dwellings, patio homes, townhouses, apartments, and condominiums. Residential density may range from 6 to 20 dwelling units per acre in the "Medium-Density Residential' designated area. 3. Facts to justify the change on the basis of advancing the public health,safety and general welfare: The rezone application is consistent with the Pasco Comprehensive Plan, which has been determined to be in the best interest of advancing public health, safety, and general welfare of the community. The rezone would allow for residential density between 6 to 20 dwelling units per acre. 4. The effect it will have on the value and character of the adjacent property and the Comprehensive Plan: A change in zoning classification may ultimately result in the development of single-family dwellings,patio homes, townhouses, apartments, and/or condominiums, all of which are appropriate for this land use designation, in alignment with the Land Use Element of the Comprehensive Plan. The rezone application is consistent with and meets the intent of the goals and policies of the Comprehensive Plan. 5. The effect on the property owner or owners if the request is not granted: 2 If the site remains with the current zoning designations the site would likely continue to remain undeveloped or be developed at much lower density. 6. The Comprehensive Plan land use designation for the property The Land Use Element of the Comprehensive Plan designates the lot "Medium-Density Residential." The "Medium-Density Residential"designation allows for R-4 zoning and may be developed with single- family dwellings, patio homes, townhouses, apartments, and/or condominiums, all of which would be appropriate for this area. 7. Such other information as the Hearing Examiner requires The rezone application is consistent with and meets the intent of the Comprehensive Plan, and City Council Goals on housing. The opportunity for additional higher-density residential uses in this area supports the Land Use Element of the Comprehensive Plan. STAFF FINDINGS OF FACT Findings of fact must be entered from the record. The following are initial findings drawn from the background and analysis section of the staff report.The Hearing Examiner may add additional findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1. Public notice of this hearing was sent to property owners within 300 feet of the property and posted in the Tri-City Herald on 30 November 2022 and re-sent on 6 December 2022. 2. Applicant wishes to rezone 131 South Cedar Avenue from R-2 (Medium Density Residential)to R- 4 (High Density Residential). 3. The property is located in Section 25, Township 9, Range 29, Pasco, Franklin County, WA (Parcel 113900066). 4. The site comprises approximately 4.86 acres (5,1178 square feet). 5. The site is vacant. 6. The site was annexed into the City in 1994 (Ordinance 3033). 7. The site was assigned R-2 (Medium Density Residential) zoning in conjunction with the annexation. 8. The Land Use Element of the Comprehensive Plan designates the lot "Medium-Density Residential." 9. The "Medium-Density Residential" designation allows for R-4 zoning 10. The "Medium-Density Residential" designation may be developed with single-family dwellings, patio homes,townhouses, apartments, and/or condominiums. TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of a rezone,the Hearing Examiner must develop findings of fact from which to draw its conclusions based upon the criteria listed in PMC 25.210.060. The criteria are as follows: 1. The proposal is in accordance with the goals and policies of the Comprehensive Plan. The Land Use Element of the Comprehensive Plan designates the lot "Medium-Density Residential." The "Medium-Density Residential"designation allows for R-4 zoning and may be developed with townhouses and apartments. 3 Residential density may range from 6 to 20 dwelling units per acre in the "Medium-Density Residential" designated area. The proposal also aligns with the following Comprehensive Plan Goals and Policies: Land Use Policy LU-4-A:Encourage infill and higher density uses within proximity to major travel corridors and public transportation service areas. The site is near East Lewis Street, an arterial street. Housing Goal H-1: Encourage housing for all economic segments of the city's population consistent with the local and regional market. Housing Policy H-1-A: Allow for a full range of housing including single family homes, townhouses, condominiums, apartments, manufactured housing, accessory dwelling units, zero-lot-line, planned unit developments, etc. 2. The effect of the proposal on the immediate vicinity will not be materially detrimental. The "Medium-Density Residential"designation allows for R-4 zoning and may be developed with single- family dwellings, patio homes, townhouses, apartments, and/or condominiums. The application for rezone is consistent with the Comprehensive Plan Land Use Element and meets the intent of the Goals and Policies for the property. The proposal will not be materially detrimental to the immediate vicinity. The development would be cohesive with the multi-units developed to the south of the property. 3. There is merit and value in the proposal for the community as a whole. The proposed zoning designation is consistent with the Comprehensive Plan Land Use Map and the Goals and Policies as adopted by the Pasco City Council. Based on past experience with rezoning underutilized land adjacent to existing subdivisions, the proposed rezone will not negatively impact adjoining properties. Rezoning the property will assist with the implementation of the Comprehensive Plan. 4. Conditions should be imposed in order to mitigate any significant adverse impacts from the proposal. The rezone application and anticipated project are subject to the regulations and requirements of the Pasco Municipal Code and the City of Pasco Design and Construction Standards. The Design and Construction Standards require a Traffic Study for proposals that generate 25 or more peak hour trips. 5. A Concomitant Agreement should be entered into between the City and the petitioner, and if so, the terms and conditions of such an agreement. If or when applicants pursue the development of this property, they will be required to conform to subdivision and design standards established by the PMC. No Concomitant Agreement is considered necessary for this application. RECOMMENDATION Staff recommends based on the Findings of Fact and Conclusions herein, that portions of land in Section 25, Township 9, Range 29, Pasco, Franklin County, WA (Parcel 113900066) located at 131 South Cedar Avenue) be rezoned from R-2 (Medium Density Residential)to R-4 (High Density Residential). 4 Overview • • ! Edward and Elizabeth Montez1 Map File #: Z 2022-017 as , .���.r •asao wawa +Errs ■sem M _ .w , w� - �•. =m rr€ sn gra nww '� rs �srw # ,,o s�rti rwv� ew,.ra �e� �rrm �.� "x• � ■a rw� r.�:.ti :�rtir ;wet a.ee �,� nrero wry ,y,.-Krv1� Vim lw� mea. 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Cedar LLC c/o Edward and Elizabeth Montez Map File #: Z 202.2-017 Commercial ❑ Undeveloped Services E LEWIS ST E LEWIS PL er CL Commercial i Apartments ❑ a SITE N 2E a 3 ❑❑ � � 5, wLu Q O '9 = u Ln L J ❑ V Q Multi � tn -Fam Elo w Lu U, n ¢¢ SFDUs ❑ N - o ❑ �!� G Q -2 70 140 280 420 56 D Multi Feet -Fam !r; Comp Plan Item: Montez Rezone R-2 to R-4 N Applicants): 427 S. Cedar LLC c/o Edward and Elizabeth Montez Map File #: Z 2422-417 E M'S'S-T- - E LEWIS RL t� _ Commer of M=i� ensity Res4tiential Comm rcial � au ILI SITE , w w 0 o v '.'� � _J ❑ ria owensi 0 Residential Mixed a RMediu Density E? � Re idential esid ¢ Cam erciaf o 70 140 7280 420 56 ¢ Feet Item: Montez Rezone R-2 to R-4 N "Exhibit B"� Applicants): 427 S. 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Affidavit of Mailing In regards to MF#Z2022-017 I, Carmen Patrick, hereby confirm that notification was sent by mail November 30, 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 30" day, November of 2022. r Re resentative's Signature Cityof Community Development Department coPO Box 293,525 N 3rtl 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 Econ6mico de la Ciudad de Pasco a 509-545-3441. Proposal:427 S.Cedar LLC,c/o Edward and Elizabeth Montez,has submitted a rezone application(Z 2022- 017) from R-2 (Medium Density Residential) to R-4 (High Density Residential), for land in Section 28, Township 9, Range 30, Pasco, Franklin County, WA (Parcel 113900066) located at 131 S Cedar Avenue. The proposal is subject to regulations contained in the Pasco Municipal Code. Public Comment Period: Written comments must be submitted to the Community Development Department by 5:00 p.m. on 14 December 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: beank(+1 asco-wa.gov, Open Record Hearing: The Hearing Examiner will conduct the open record hearing at 6:00 p.m. on 14 December 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/publiccom ment After registering,you will receive a confirmation email containing information about joining the webinar. Estimated Date of the Decision: It is estimated that the Hearing Examiner will make a decision on the Special Permit within ten(10) business days of the public hearing. Prepared 29 November 2022 by: Kelsey Bean, Planner 2, 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. Overview Item: Montez Rezone R-2 to R-4 Applicant(s): 427 S. Cedar LLC c/o Edward and Elizabeth Montez Map - M SP 2022-017 LI Fop , r i �= Alp MUM t*- kumm Nib- IL 4k pt Jug s Pi i + � f iiw I • r ;yam.}� �; • ' ' +' :L. 011 or GNP 1 180 350 700 1,100 1,40.1-10 ti L, 1»Ir� r ..�. ��1��..CAM X11 ,Y'! AM-&-.0 NAME ADDRESS CITY STATE ZIP 132 S CEDAR AVENUE LLC 440 MERRY LN BURBANK WA 99323 128 S CEDAR AVENUE LLC 440 MERRY LN BURBANK WA 99323 124 S CEDAR AVENUE LLC 440 MERRY LN BURBANK WA 99323 PASCO LOT 4 LLC 440 MERRY LN BURBANK WA 99323 MOE MOE(ETUX) 313 WELLSIAN WAY RICHLAND WA 99352 MANUEL C MEJIA 5555 E STEARNS ST STE 107#34 LONG BEACH CA 90815 MARIELA LEON HERNANDEZ 211 S HUGO AVE PASCO WA 99301 JORGE CURIEL(ETAL) 11907 BLACKFOOT DR PASCO WA 99301 JAVIER SERRATOS 131 S HUGO AVE PASCO WA 99301 LUCIA GRACIANO 127 S HUGO AVE PASCO WA 99301 BRUCE H ROBERTSON 123 S HUGO AVE PASCO WA 99301 MAURO T RAMIREZ 523 W LEWIS ST PASCO WA 99301 CINDY CRUZ(ETAL) 227 S HUGO AVE PASCO WA 99301 JOSE G BARAJAS 303 S HUGO AVE PASCO WA 99301 JESUS OCAMPO 309 S HUGO AVE PASCO WA 99301 MARIA(ETAL)MENDEZ 315 S HUGO AVE PASCO WA 99301 KYAW THEIN(ETUX) 312 S CEDAR AVE PASCO WA 99301 KYAW KU HTOO(ETUX) 310 S CEDAR AVE PASCO WA 99301 MARIA LOS ANGELOS CHAVEZ 308 S CEDAR AVE PASCO WA 99301 FAHMY HADDY SAEED(ETUX) 306 S CEDAR AVE PASCO WA 99301 ABDULLA M&KHOZIMA A ALMOHAME 304 S CEDAR AVE PASCO WA 99301 DECEMBER HTOO(ETUX) 302 S CEDAR AVE PASCO WA 99301 ALYSSA BETH VAN SLYCKE 212 S CEDAR AVE PASCO WA 99301 HAY BLUT MOO(ETUX) 210 S CEDAR AVE PASCO WA 99301 GAY HTOO(ETUX) 208 S CEDAR AVE PASCO WA 99301 BAWI HMUN LIAN(ETUX) 206 S CEDAR AVE PASCO WA 99301 ROSA M RAMIREZ ZAVALA 204 S CEDAR AVE PASCO WA 99301 HEIDI MOCTEZUMA 615 S WALDEMAR AVE PASCO WA 99301 VASQUEZ TORRES MARGARITO(ETUX 324 N OWEN AVE PASCO WA 99301 TRI-CITIES QUALITY HOMES INC 615 S WALDEMAR AVE PASCO WA 99301 EDWARD&ELIZABETH MONTEZ 4320 W AGATE ST PASCO WA 99301 JOSE MORALES(ETAL) 2009 N ROAD 34 PASCO WA 99301 ABEL&ALICIA VERA DE SALAZAR 13069 FALLINGOAK DR RANCHO CUCAMONGA CA 91739 JOSE A VELASCO VILLA 313 ANACONDA AVE PASCO WA 99301 MANUEL MONTES PEREZ 309 ANACONDA AVE PASCO WA 99301 MANUEL R GALVEZ VELASCO(ETUX) 305 ANACONDA AVE PASCO WA 99301 AMARA M PIMENTEL 301 ANACONDA AVE PASCO WA 99301 FIDEL HIPOLITO GARCIA(ETUX) 306 ANACONDA AVE PASCO WA 99301 JESUS M&IVONNE J VALENCIA 310 ANACONDA AVE PASCO WA 99301 ARACELI HERNANDEZ GONZALEZ 314 ANACONDA AVE PASCO WA 99301 WILLIAMS P HERNANDEZ 318 ANACONDA AVE PASCO WA 99301 MARIA BARAJAS 405 S CEDAR AVE PASCO WA 99301 401 S CEDAR LLC 2004 S OLYMPIA ST KENNEWICK WA 99337 MOD HOUSING LLC 7511 W ARROWHEAD AVE STE B KENNEWICK WA 99336 ANGEL ORTIZ(JR) 312 WHITE FISH LN PASCO WA 99301 ETHAN KIMBALL NICKERSON 310 WHITEFISH LN PASCO WA 99301 CRISTIAN M LORENZO MARTINEZ 2407 RONAN ST PASCO WA 99301 NATHAN J PATE(ETAL) 2409 RONAN ST PASCO WA 99301 ROMAN SCOTT MADRID(ETAL) 2411 RONAN ST PASCO WA 99301 JOSE PARRA VIRGEN 2501 RONAN ST PASCO WA 99301 B1 APPLE LLC 8524 W GAGE BLVD #A136 KENNEWICK WA 99336 ARIANA&FEDERICO CASTELLANOS 2507 RONAN ST PASCO WA 99301 ELIZABETH GARCIA 2509 RONAN ST PASCO WA 99301 LESLIE GUZMAN 307 S CEDAR AVE PASCO WA 99301 ANGIE VILLA DE LEON(ETAL) 305 S CEDAR AVE PASCO WA 99301 MARK MCKNIGHT 303 S CEDAR AVE PASCO WA 99301 MIGUEL ANGEL GAMINO SOLIS(ETU 301 S CEDAR AVE PASCO WA 99301 AGENDA REPORT FOR: City Council December 6, 2022 TO: Rick White Hearing Examiner: Director; C&ED 12/14/22 FROM: Kelsey Bean, Planner II Community & Economic Development SUBJECT: ICCU Rezone (Z 2022-018) I. REFERENCE(S): Hearing Examiner Report Site Maps Site Photos Affidavit of Publication Determination of Non-significance II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS: Staff recommends approval of a rezone of a section of the north half of section 9, township 9, range 29 east W.M, (Parcel #116030027) for R-T (Residential Transition) to C-1 (Retail Business) III. FISCAL IMPACT: None. IV. HISTORY AND FACTS BRIEF: Location of the proposal generally: the north half of section 9, township 9, range 29 east W.M, (Parcel #116030027), located on the southeast corner of Road 68 and Three Rivers Drive, Pasco, Franklin County, WA, 99301 Zoning designation: The site is zoned R-T (Residential Transition). The site was annexed into the City of Pasco in 1982 (Ordinance 2388) as part of the Northwest Annexation Area and assigned R-T zoning per Resolution 1396. Size of Site: The site contains approximately 2 acres (87,120 square feet) Particulars of the requested amendment/proposal: Nicole Stickney of AHBL, wishes to Rezone A portion of a parcel from R-T (Residential Transition) to C-1 (Retail Business District). V. DISCUSSION: Additional highlights: • Public notice of this hearing was sent to property owners within 300 feet of the property and the Tri-City Herald on 18 November 2022 • The rezone is intended to facilitate the development of a financial institution. • The site is located on the western portion of parcel 116030027. • The site is in a primarily residential neighborhood, but surrounded by undeveloped land. • The proposed zoning request is consistent with the Comprehensive Plan which has been determined to be in the best interest of advancing public health, safety, and general welfare of the community. WCO REPORT TO HEARING EXAMINER PUBLIC HEARING . City Hall —525 North Third Avenue— Remote WEDNESDAY, 14 December 2022 6:00 PM MASTER FILE#: Z 2022-018 APPLICANT: Nicole Stickney, AHBL 5804 Rd 90 Suite H Pasco, WA 99301 REQUEST: REZONE: Rezone portion of Parcel 116030027 from R-T (Residential Transition)to C-1 (Retail Business District) BACKGROUND 1. PROPERTY DESCRIPTION: L 1& THAT PORTION Of THE NORTHEAST QUARTER Of SECTION 9,TOWNSHIP 9 NORTH, RANGE 29 EAST, WILLAMETTE MERIDIAN, FRANKLIN COUNTY, WASHINGTON DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID NORTHEAST QUARTER; THENCE SOUTH 89"40'37" WEST ALONG THE NORTH LINE THEREOF A DISTANCE Of 2506.28 FEET TO THE EASTERLY MARGIN OF ROAD 68;THENCE SOUTH 15"01'31" EAST ALONG SAID EASTERLY MARGIN A DISTANCE Of 1534.42 FEET TO THE SOUTHWEST CORNER OF THAT CERTAIN PARCEL OF LAND DESCRIBED AS SEGREGATION AREA 3 IN QUIT CLAIM DEED RECORDED UNDER AUDITOR'S FILE NUMBER 1930596, RECORDS Of FRANKLIN COUNTY WASHINGTON,ALSO BEING THE TRUE POINT Of BEGINNING; THENCE LEAVING SAID EASTERLY MARGIN, NORTH 88"55'26" EAST ALONG THE SOUTH LINE OF SAID PARCEL, A DISTANCE OF 317.67 FEET TO THE BEGINNING OF A CURVE CONCAVE TO THE NORTH HAVING A RADIUS OF 500.00 FEET; THENCE EASTERLY ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 08"08'17" A DISTANCE OF 71.02 FEET; THENCE LEAVING SAID SOUTH LINE,SOUTH 11.39'QO" EAST A DISTANCE OF 104.34 FEETTO THE BEGINNING Of A CURVE CONCAVE TO THE WEST HAVING A RADIUS Of 578.75 FEET;THENCE SOUTHERLY ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 08"45'35" A DISTANCE Of 88.48 FEET; THENCE SOUTH 74'58'29"WEST DISTANCE Of 360.14 FEETTO THE SAID EASTERLY MARGIN OF ROAD 68; THENCE NORTH 15'01'31" WEST ALONG SAID EASTERLY MARGIN A DISTANCE OF 280.51 FEET TO THE POINT OF BEGINNING AND THE END OF THIS DESCRIPTION. General Location: Said property is situated on the southeast corner of Road 68 and Three Rivers Drive, Pasco, Franklin County, WA. Property Size: Approximately 2 acres (87,120 square feet) 2. ACCESS: The site has access from Road 68 and future Three Rivers Road. 3. UTILITIES: Municipal water is available from Road 68; there is no sewer service available to the site; the closest sewer service is approximately 96 feet to the west at the corner of Three Rivers Drive and Road 68. 4. LAND USE AND ZONING: The property is currently zoned R-T(Residential Transition) and is used for farming/undeveloped. Surrounding properties are zoned and developed as follows: 1 NORTH C-1 FARMING AND UNDEVELOPED EAST R-T FARMING SOUTH R-T FARMING; COMMERCIAL WEST C-1 UNDEVELOPED; COMMERCIAL 1. Comprehensive Plan: The Comprehensive Plan indicates the site is intended for Mixed Residential/Commercial uses. The Mixed Residential/Commercial designation allows for a combination of mixed-use residential and commercial in the same development, including single- family dwellings, patio homes, townhouses, apartments, and condominiums at a density of 5 to 29 dwelling units per acre. Neighborhood shopping and specialty centers, business parks, service and office uses are also encouraged in this Land Use designation. Allowable zoning for Mixed Residential/Commercial includes R-1 through R-4, C-1, O, and Waterfront. 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." 2. 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 5 December 2022, under WAC 197-11-158. ANALYSIS Request Applicant has submitted an application to rezone a section of the north half of section 9,township 9,range 29 east W.M, Records of Franklin County, (Parcel 116030027) as depicted in Exhibit "B", from R-T (Residential Transition) to C-1 (Retail Business District). The rezone is intended to facilitate the development of a financial institution. Site The site is located at on Parcel 116030027, in a primarily undeveloped area on the southeast corner of Road 68 and Three Rivers Drive. Road 68 is an arterial street.There are plans to develop a hospital on the property to the north. History The site was annexed into the City of Pasco in 1982(Ordinance 2388)as part of the Northwest Annexation Area and assigned R-T zoning per Resolution 1396. The site is partially undeveloped and partially used for farming. Rezone Criteria The initial review criteria for considering a rezone application are explained in PMC.25.88.030.The criteria are listed below as follows: 1. The date the existing zone became effective: The site was annexed to the City of Pasco in 1982 (Ordinance 2388) and assigned R-T zoning (Ordinance 2388)in conjunction with the annexation. The zoning has not changed since the annexation. 2. The changed conditions, which are alleged to warrant other or additional zoning: 2 The property is considered"infill"property as development has occurred around it. Water service has been developed in Road 68;no sewer service is available to the site; the closest sewer service is approximately 96 feet to the west at the corner of Three Rivers Drive and Road 68. The Comprehensive Plan designates this area as mixed residential/commercial which allows a combination of mixed-use residential and commercial in the same development. This designation encourages neighborhood shopping and specialty centers, business parks, service and office uses. The location of a financial institution would increase walkability of services to nearby residential. Properties to the north, northeast, and south have recently been rezoned as follows: 1. Eickmeyer Mullen RT-R-4 Rezone(Z2022-007)approved 09/19/2022. 2. CBHA Rezone RT to C-1 Rezone (Z2021-018)approved 03/08/2022. 3. Eickmeyer RT to C-1 (Z2019-002) to the south, approved 05/06/2019. 3. Facts to justify the change on the basis of advancing the public health,safety and general welfare: The proposed zoning request is consistent with the Comprehensive Plan which has been determined to be in the best interest of advancing public health, safety, and general welfare of the community. The Comprehensive Plan indicates the site is intended for Mixed Residential/Commercial uses. The Mixed Residential/Commercial designation allows for a combination of mixed-use residential and commercial in the same development, including single-family dwellings, patio homes, townhouses, apartments and condominiums at a density of 5 to 29 dwelling units per acre. Neighborhood shopping and specialty centers, business parks,service and office uses are also encouraged in this Land Use designation.Allowable zoning for Mixed Residential/Commercial includes R-1 through R-4, C-1, O, and Waterfront. Water service has been developed in Road 68. However, no sewer service is available to the site;the closest sewer service is approximately 96 feet to the west on the corner of Three Rivers Drive and Road 68. The criteria for allocation under the future land use section of Volume II of the Comprehensive Plan (Vol. 11, page 14) states that land use policies must be coordinated with transportation investments and programs. The balance of these two elements must be strategic to ensure that future residents and businesses benefit from well-connected neighborhoods that allow residents to travel via various modes - walking, bicycling, or public transit, rather than solely relying on private automobiles. The addition of a financial institution in the vicinity of housing developments would increase walkability of services. 4. The effect it will have on the value and character of the adjacent property and the Comprehensive Plan: Rezoning from R-T to C-1 would allow for the development of a financial institution. Per PMC 16.15.010, City water and/or sewer service connection to the lot(s),parcel(s)or tract(s)of land sought to be developed shall be a prerequisite to the issuance of a development permit. No development permit shall be issued without compliance with this section except as stated in this chapter. 5. The effect on the property owner or owners if the request is not granted: With the current R-T zoning the property owner could not build a financial institution or any other commercial property development. 6. The Comprehensive Plan land use designation for the property: The Comprehensive Plan indicates the site is intended for Mixed Residential/Commercial uses. The Mixed Residential/Commercial designation allows for a combination of mixed-use residential and commercial in the same development, including Single-family dwellings, patio homes, townhouses, apartments and condominiums at a density of 5 to 29 dwelling units per acre. Neighborhood shopping and specialty 3 centers,business parks,service and office uses are also encouraged in this Land Use designation.Allowable zoning for Mixed Residential/Commercial includes R-1 through R-4, C-1, 0, and Waterfront. 7. Such other information as the Hearing Examiner requires: Frontage improvements would be required per PMC 21.15.30 STAFF FINDINGS OF FACT Findings of fact must be entered from the record. The following are initial findings drawn from the background and analysis section of the staff report.The Hearing Examiner may add additional findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1. Public notice of this hearing was sent to property owners within 300 feet of the property and posted in the Tri-City Herald on November 18, 2022. 2. Applicant wishes to rezone a portion of Parcel 116030027 from R-T(Residential Transition) to C- 1 (Retail Business District). 3. The rezone is intended to facilitate the development of a financial institution. 4. The site is located on the western portion of parcel 116030027. 5. The site is surrounded by undeveloped land. 6. The site is located on the southeast corner of Road 68 and Three Rivers Drive. 7. Road 68 is an arterial street. 8. The site was annexed to the City of Pasco in 1982 (Ordinance 2388) as part of the Northwest Annexation Area 9. The site was assigned R-T zoning in conjunction with the annexation (Ordinance 2388). 10. Water service has been developed in in Road 68. 11. No sewer service is available to the site. 12. The closest sewer service is approximately 96 feet to the west at the corner of Road 68 and Three Rivers Drive. 13. The proposed zoning request is consistent with the Comprehensive Plan which has been determined to be in the best interest of advancing public health, safety, and general welfare of the community. 14. The Comprehensive Plan designates the property "Mixed residential/commercial." 15. Mixed residential/commercial may be zoned R-1 through R-4, C-1, O, and Waterfront. 16. Mixed residential/commercial designation includes "Neighborhood shopping and specialty centers, business parks, service and office uses." 17. With the current R-T zoning, the property owner could not build and develop a financial institution. 18. Eickmeyer Mullen RT- R-4 Rezone (Z 2022-007) approved 09/19/2022. 19. CBHA Rezone RT to C-1 Rezone (Z 2021-018) approved 03/08/2022. 20. Eickmeyer RT to C-1 (Z 2019-002)to the south, approved 05/06/2019. TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of a rezone,the Hearing Examiner must develop findings of fact from which to draw its conclusions based upon the criteria listed in PMC 25.210.060. The criteria are as follows: 1. The proposal is in accordance with the goals and policies of the Comprehensive Plan. The Comprehensive Plan indicates the site is intended for Mixed Residential/Commercial uses. The Mixed Residential/Commercial designation allows for a combination of mixed-use residential and commercial in 4 the same development, including Single-family dwellings, patio homes, townhouses, apartments and condominiums at a density of 5 to 29 dwelling units per acre. Neighborhood shopping and specialty centers, business parks,service and office uses are also encouraged in this Land Use designation.Allowable zoning for Mixed Residential/Commercial includes R-1 through R-4, C-1, O, and Waterfront. The proposal is consistent with the Comprehensive Plan Land Use Map and Comprehensive Plan Policy Land Use Goals;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.". 2. The effect of the proposal on the immediate vicinity will not be materially detrimental. The Comprehensive Plan indicates the site is intended for Mixed Residential/Commercial uses. The Mixed Residential/Commercial designation allows for a combination of mixed-use residential and commercial in the some development, including Single-family dwellings, patio homes, townhouses, apartments and condominiums at a density of 5 to 29 dwelling units per acre. Neighborhood shopping and specialty centers, business parks,service and office uses are also encouraged in this Land Use designation.Allowable zoning for Mixed Residential/Commercial includes R-1 through R-4, C-1, O, and Waterfront;As such, this proposal will not be materially detrimental to any future nearby developments. 3. There is merit and value in the proposal for the community as a whole. The proposed zoning designation is consistent with the Comprehensive Plan Land Use Map and the Goals and Policies as adopted by the Pasco City Council. Based on past experience with rezoning underutilized land adjacent to undeveloped land in the vicinity of residential, the proposed rezone will not negatively impact adjoining properties. Rezoning the property will assist with the implementation of the Comprehensive Plan. 4. Conditions should be imposed in order to mitigate any significant adverse impacts from the proposal. The Pasco Municipal Code includes design standards for commercial development. If or when applicants pursue the development of this property, they will be required to conform to design standards established by the PMC. No special conditions are proposed. A development permit will not be issued for this project as currently proposed. 5. A Concomitant Agreement should be entered into between the City and the petitioner, and if so, the terms and conditions of such an agreement. If or when applicants pursue the development of this property, they will be required to conform to design standards established by the PMC. No Concomitant Agreement is considered necessary for this application. RECOMMENDATION Staff recommends based on the Findings of Fact and Conclusions herein that a section of the north half of section 9,township 9, range 29 east W.M, (Parcel #116030027), located on the southeast corner of Road 68 and Three Rivers Drive, Pasco, Franklin County, WA, be rezoned from R-T(Residential Transition)to C- 1 (Retail Business District). 5 Overview Item: ICCU Rezone - RT to C-I N Applicant(s): Nicoler Map File #: Z 2022-018 ��■■■■��� � 1��1 11111 � 1!i!!!1lilillli^ '1!l11111111 � """"` KRONElasso@ ■W■ 11 I11N I!!!i!liil!!!!!!l11111i11!!l111! �1 mill ■■■■■�■■�■� illllllllllll w � �� __ _ }� 3 rri� � m.r.�yn:� d+'r s'r e i.•x w r}�-.L/1� ��� �� � �� r MI miss MFW mum, T_ Y�� w ; : �� . ��' �- �■ I�*Alarp►� G#� � . �� I ewe r �■ r i,r .,� N � � OW s. .. l<< ► 00 e Ilip a LinWill MI ME Com' 'ii 9a� � 9�:� s� ♦^ 6.4 Men in If � d� �1�1PA �� � s a fraS _.F_ =� A M� 7■� LM�11 ���;n' ��� ..pr,. �Ai�rt�■his#41■iA �� . o �'..' ����il�� � � �,-�9�i;,�.� �.,,. �� ./ _ �� ■ ■ R �► Sri llil:�l w I,sM ": ww `' a-� r+mow � wwr „ ww ■��x �+ � � ,.�� ��C���. � '� ww rs9Ji w� ������ �al� �" i r► ;� -; �'n W lore! �:.. � �w ! ii� �� Dome am am ■ #� ■■4!i � .�i� iAlA41i �� lei f - We sls� A�r��s. ,,�e� wi■1 ' �411We W L!1 �� - rl�: �. up sws� ��■ rwe� ■f�I��i��1i�i�l � � 4R�1Air��lAliAf�f� 'gill � ���i�i�� �■• .ra.iiiiiA �= �l�if C9 Y,, � .:: -_�`' ■:,� '� r '■ ti � lid" 1I all � Ar�i��sA �� a � • y .� addw�i�Al��l���_�I+Alr��l�+�� YI■■K� iifii� ill� ;� �A�AiAfi�lill + rr 21209*1 a ■w� wig itd�9 R � AN 'j .I MIA l Xr� vf���� ■�"�■�� ##ill 9924000l4il�w . r: Ire: Ad C Ill � : SAM*�� WP ;rr���u���l� 9>t'M r 04�-s191r MIA ����9�IM+ � i4■■��# w y,, li#1r�li4ls�ii�fli�r4��#i4�'M!■4r -: _ rear �dX111 S r■ aMl■fA■�l�i w fax iomsw wy.� Gti6 Gl�lsa ����■� ilrlq didgm 4R�' I � $ ' Gii i� i� ��Y1�Y�4 �w �I �a���IR Cliff 06010 1►AG ��1� ����� al_ '_�� wIVA �r � w u■ w tea■ r�.� �� R � i���#■ • �riliie]i� # i#ate■ii#■� �las�ir� 11449 ;>G��7+±� ri���ii �� - i��lili � � ����■ ��� "� +z`��'�i �i#� ` ��E�rtll 1 •1 1 1 1 11 :1 1ar;��i �R.�. iI:## liri#■�4 ■ � - -.�--1.-�Zt= ��•����i u '"'e!� - iii �� �i 4111 ■ �i■it14lr4li +ilii M����� � R. �- �' w�wr.� ���R#iii�i �!'" s1+e M#I�I�iI�■■�E�■1��9ai Vicinity Item: ICCU Rezone - RT to C-I N Applicant(s):■■ r • ■ �`rslt� ■ ■ nowIF -jr "Ail R - ONSir o K ■ ■ ■ v ■ $ ■ •: HIC. Jip r �n! ■ Land ■ Nicole AMap File #: Z 2022-018 HBLart � -0 Qq �© ISITE NO undeveloped. J ygot CO mercial I ■�� R L7�r1 � `1 �� ' � WON 7 7 �% ■ ■ . - rking 1 1 280 560 840 1,1011 ^ 111'r'��]!■ Feet A o- oo-e ■All' •11r1- Item: ICCU Rezone ■ Zoning Applicant(s):■ Nicoler 1 ■ ! • ins .. _ _ .. _ _ 0MrM ■ �p lae �r r , 0OA sP Comp Plan Item: 1CCU Rezone - RT to C-I Applicant(s):■ NicolerMap 1 - ! IS1� 0 ., ♦r �1 i' 3 won r o � Im OEM 11Hi low irVJ� U9ANN 1.77x1 1 1 73 :1 560 :41 1,101 �® -- .- Item: ICCU Rezone - RT to C-1 N "Exhibit B" Applicants): Nicole Stickney, AHBL File #: Z 2022-018 SKAGIT DR in M Q � Aa I d � SF�� , �tVAY DRLj r -7 13 u L= COD ¢ � 0 4 �I L� g] u = YE�toW SNE Dom. Q ,D Y 0 a SgLMON DR r� z THREE pq Ll ❑ d -' TEKOA DR R5 DR Q o _ THREE RIVERS DR L2LZ C3 DLu [� 0 �" ❑-1 Z POWDER DR 1 UTLE CT 9 Q d � a� QLiQ RUSH CREEK DR KETTLE CT Q Lu Lu Z Q w ¢ PALO SE DR o g � � 0 DESCHUTES' LATAH CT - J 140 280 560 840 1,10 m �] Feet SANDIFUR PKWY Exhibit showing area proposed to be rezoned(draft, preliminary): (:A:LOLA RU FOUND BRASS 0!<K POS 710M 20'.8 2671.00' SW 40'37 W r 1 3 4 x 208.28' SSY 40'37 W 844.22' ttl THREE RiAvER5 1 ;;EST PI-, SE 4 ' AREA 1 y I 1 133C'kE 1, \ N 1, I V Si J SEC APr1 i 3 11 OPD 1#16557 LINE TABLE , N [LINE* LENGTH DIRECTION \N 0 103.89 1417'39.00"W w II L2 136,25 46.30.15`E L3 258.12 S89'59'MIW ,F"AREA.'. 'n;p 1930S9d Itt L4 238.71 NO'DO'S1`W cl LS 411.28 S89'Sb' TPCD A 09'W S I L7 84).52 'N15'01'3I-W TP` PARCEL A 3 IN 2.00 ACRES PARCEL 1' L8 360.28 574'42.15-W9 CRA HZ SCN.F. 50.15 L9 x80.51 515'JI'3!"E L11 ACRES C 153 3W BOO FELT L!0 360.51 515'01'31"E <rL LII 150.14 57d'S8'79"W L L12 104.31 ,411'3D'00"W q 41' ' v CURVE TABLE �1� V'P LEGEND FCURVE LENGTH RADIUS DELTA CHORD DIRECTION CHORD LENGTHd3��x,.p, i9x.28 100.00 10'34'26" N8Y 38'13"E 92.10 y.�-111` + ` SECTION CORNE0. 100.38 500.'00 11.30'!1' 472.35''35`E 100.21CORNER 126U7 ECO 00 1205'48' NS'36"O6'W 176.44 .; li.t 4x5x.28 600.00 24'00'20' S1+'35'32"E z5o.a^ Ts�REE RivERS I;f g:Ll: ' C G CENTER SECTION U�b1 H SE i70.16 112.50 1251'47" N1T'12'39"W 70.01 9 B Fq:NO MONUMENT AS94.27 312.5D 1777'00" NY C8'15`W _3391 N69'39'08"E 289�W39'W _T� 10 P CALCULATED POSITION C7 282.16 167.50 98'31'06` S41'45'18-E 1249.96 SANDIFUR PARKWAY FOUND l &LASS DISK C9 88.48 578.73 9'4!135' N7•!S'72'W 88.45 LFOOND BRASS OISK FCUND BRA'S:,I:K 2018 ----I.--.1"p 2018 2L18 CIO-. µ•71.tlY� StlD.CO 8'08'1I. N84':1' .'4 70.96 CII 121.64 SOO.CO 135620" N73.48.WE 121.34 Page 2 PRELIMINARY LEGAL DESCRIPTION AND MAP PASCO ROAD 68 ICCU REZONE 11/8/2022 Legal Description of area proposed to be rezoned(draft, preliminary): THAT PORTION OF THE NORTHEAST QUARTER OF SECTION 9, TOWNSHIP 9 NORTH, RANGE 29 EAST, WILLAMETTE MERIDIAN, FRANKLIN COUNTY, WASHINGTON DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID NORTHEAST QUARTER; THENCE SOUTH 89'40'37" WEST ALONG THE NORTH UNE THEREOF A DISTANCE OF 2506.28 FEET TO THE EASTERLY MARGIN OF ROAD 68; THENCE SOUTH 15-01-31" EAST ALONG SAID EASTERLY MARGIN A DISTANCE OF 1534.42 FEET TO THE SOUTHWEST CORNER OF THAT CERTAIN PARCEL OF LAND DESCRIBED AS SEGREGATION AREA 3 IN QUIT CLAIM DEED RECORDED UNDER AUDITOR'S FILE NUMBER 1930596, RECORDS OF FRANKLIN COUNTY WASHINGTON, ALSO BEING THE TRUE POINT OF BEGINNING; THENCE LEAVING SAID EASTERLY MARGIN, NORTH 88'55'26" EAST ALONG THE SOUTH UNE OF SAID PARCEL, A DISTANCE OF 317.67 FEET TO THE BEGINNING OF A CURVE CONCAVE TO THE NORTH HAVING A RADIUS OF 500.00 FEET; THENCE EASTERLY ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 08'08'17" A DISTANCE OF 71.02 FEET; THENCE LEAVING SAID SOUTH UNE, SOUTH 11'39'00" EAST A DISTANCE OF 104.34 FEET TO THE BEGINNING OF A CURVE CONCAVE TO THE WEST HAVING A RADIUS OF 578.75 FEET; THENCE SOUTHERLY ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 08'45'35" A DISTANCE OF 88.48 FEET; THENCE SOUTH 74'58'29" WEST A DISTANCE OF 360.14 FEET TO THE SAID EASTERLY MARGIN OF ROAD 68; THENCE NORTH 1501'31" WEST ALONG SAID EASTERLY MARGIN A DISTANCE OF 280.51 FEET TO THE POINT OF BEGINNING AND THE END OF THIS DESCRIPTION. Page 1 North Looking s u _ 'ate _-=r r.� - __ •,� _ 3. 1 4 r' � fir• •7 .�� Looking Northeast "0 1 ai , MI - •',r'•. �r�� ;'ti tin- - �[ �• - p Looking East .r r NL � - 40 V . Looking Southeast r..� �'.-.ice'} •�L Ti' l` `• I' ,pf' OWE ' .'fi;„1414 Y�hi''t f.�� •r I.r IL _ �•Jj i} -•�1 -'ter • `- �. yr y T a• ti , Looking South ;4_ 1... 5 _ k�1 Y�, - ��_ �{-' 'tri.' M1 ,�--' .; •: '•- � _ ,. 444 - �` �� � • -.�"'� �•������ �•;,��..x r R � .51.W -• 1 I; - dam•+ •: � - �. .'ham'►`�*t %�' � .a _ ' .,1frc' = ;� ' y � -`yq a r � ri rill "r+�, Ap • - ._� �:' Tl ' y'7f- .''L' s _ - x;45;!' -. Looking Southwest "A- } L� a - � f: Y _ * ^ -� ,� Fir• ,. LookingWest a'�. -.is - - - -.:aK�� ..-•_ - 018 -- --. _ - - ����L; �„ ��.n+,.�wk �-. ;4i' -',�'.Zm�`-4.��`�r�-�}-•-i'�' � .'�-`s .� ��..�` y _ {-� _ '.�� ter_--� :*'�'._i.s i�A'- .'fes � � '��a, �• `a ,?, - - - _ _ _ - ._ _ -_ - . i Looking Northwest 3' � =Yr'y�L- • Affidavit of Mailing In regards to MF#Z2022-018 I, Carmen Patrick, hereby confirm that notification was sent by mail November 18, 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 18th day, November of 2022. r— OL) Representative's Signa ure ( I( ' A�coCommunity Development Department PC Box 293,525 N 3r1 Ave, Pasco,WA 99301 F: 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 Economico de la Ciudad de Pasco a 509-545-3441. Proposal: Nicole Stickney of AHBL has submitted a Rezone application(22022-018)for a portion of parcel 116030027, in Pasco,WA.The proposal is subject to regulations contained in the Pasco Municipal Code. Public Comment Period: Written comments must be submitted to the Community Development Department by 5:00 p.m. on 14 December 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: beank asco-wa. ov. Open Record Hearing: The Hearing Examiner will conduct the open record hearing at 6:00 p.m. on 14 December 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/pu bl iccom men t 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 18 November 2022 by: Kelsey Bean,Planner 2,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. Overview • to Nicolet Map File #: Z 2022-018 jk jr 4 Ir iL r - I I III • - ` _ it�f Ilk-_b.,LJ ► ti w i ii� z '161- � w _ amt e�� .� _#' - Y i ', � I '-JM ■� i ,# F �, i 17 _FV ■ *fi \ T r4� ,4 F 4x' i y th1 _SL P J,j x fW .1 18 Mill W WWP F 4 14 d ' a3 ■ t 4 II F PT * "Wive ' �_ T it .#MI IL 00 dt . . - `, f�_ �� ., ■ IN '�I NAME ADDRESS CITY STATE ZIP CHRISTOPHER R&ROBERTA L MCCL 7212 KAU TRL PASCO WA 99301 RONALD&CATHY RIDDLE 6927 BURNS RD PASCO WA 99301 GAYLE L POTTS 256 MATA RD KENNEWICK WA 99338 SKYLER B HAMM 7109 BURNS RD PASCO WA 99301 PATRICIA GREEN 4005 W RUBY ST PASCO WA 99301 LEE A EICKMEYER(ETAL) 510 EASY ST PASCO WA 99301 SPOKANE TEACHERS CREDIT UNION 1620 N SIGNAL DR LIBERTY LAKE WA 99019 KAITLYN&JOEL KRAJCIK 5602 RIO GRANDE LN PASCO WA 99301 ROHIT KUMAR 5606 RIO GRANDE LN PASCO WA 99301 JOSE A&MARTHA M PEREZ 5610 RIO GRANDE LN PASCO WA 99301 YESENIA ADI CHAVEZ 5614 RIO GRANDE LN PASCO WA 99301 IRENE DIAZ 6915 BOULDER DR PASCO WA 99301 PENG WU(ETUX) 6911 BOULDER DR PASCO WA 99301 TERRY L EDENBO 6907 BOULDER DR PASCO WA 99301 NATALIE A&ALFREDO ARELLANO 6912 BOULDER DR PASCO WA 99301 SHIV SHAKTI DEVELOPMENT LLC 8012 SNOQUALMIE DR PASCO WA 99301 CITY OF PASCO PO BOX 293 PASCO WA 99301 LESLIE E&BRIAN TEACHOUT 7005 YELLOWSTONE DR PASCO WA 99301 TAIN C&KARALEE D BALLANTYNE 7001 YELLOWSTONE DR PASCO WA 99301 JODI&DONALD CLAYTON 6915 YELLOWSTONE DR PASCO WA 99301 ALAN&DIANN FIRENZI(JTWROS) 25407 S SUNSET MEADOW LOOP KENNEWICK WA 99338 OLIVER GEORGE&GLORIA BREWER 6914 YELLOWSTONE DR PASCO WA 99301 KEVIN A&JULIE A WAGNER 6018 RIO GRANDE LN PASCO WA 99301 DAVID F&AUDREY A BURNEY 6014 RIO GRANDE LN PASCO WA 99301 LINDA K DEBEVEC 6010 RIO GRANDE LN PASCO WA 99301 RYAN J MOORE(ETUX) 6917 THREE RIVERS DR PASCO WA 99301 DYLAN&KRISTA PATTERSON 6910 THREE RIVERS DR PASCO WA 99301 HILDA D PAZ(ETVIR) 6002 RIO GRANDE LN PASCO WA 99301 KELSEY K&JUAN CARLOS SOLANO 5922 RIO GRANDE LN PASCO WA 99301 BRANDIS WOOD 5918 RIO GRANDE LN PASCO WA 99301 AMARDEEP K TAWANA 5914 RIO GRANDE LN PASCO WA 99301 ARTURO A GARCIA 5910 RIO GRANDE LN PASCO WA 99301 NATALIE D SOLANO(ETVIR) 5919 RIO GRANDE LN PASCO WA 99301 BRECK T&LILLAVIE C LEONARD 5915 RIO GRANDE LN PASCO WA 99301 JOSE E&PATRICIA FLORES 6909 POWDER DR PASCO WA 99301 VANESSA LEON 5702 RIO GRANDE LN PASCO WA 99301 KALOBE R CRIPE 5706 RIO GRANDE LN PASCO WA 99301 GILMAR&ERIN SILVA 5710 RIO GRANDE LN PASCO WA 99301 JESUS MANUEL VARGAS(ETUX) 5718 RIO GRANDE LN PASCO WA 99301 BRIAN PEREZ(ETUX) 5722 RIO GRANDE LN PASCO WA 99301 IGNACIO TREVINO(III) 5802 RIO GRANDE LN PASCO WA 99301 SUNTHARAMPILLAI&ROHINI THEVU 5806 RIO GRANDE LN PASCO WA 99301 PEDRO J MURILLO 5810 RIO GRANDE LN PASCO WA 99301 IGOR&TATYANA GRINCHUK 5814 RIO GRANDE LN PASCO WA 99301 OSCAR RAUL MENDOZA(ETUX) 5818 RIO GRANDE LN PASCO WA 99301 ROBERTO MENDOZA GARCIA 5906 RIO GRANDE LN PASCO WA 99301 CARLOS CRUZ-ROJAS(ETUX) 5905 RIO GRANDE LN PASCO WA 99301 TAFE&TERISA ALO 5819 RIO GRANDE LN PASCO WA 99301 MARIA E GAMBOA 5815 RIO GRANDE LN PASCO WA 99301 JUAN M PUEBLA(ETAL) 1702 W 10TH AVE KENNEWICK WA 99336 SANDRA PARSONS 5807 RIO GRANDE LN PASCO WA 99301 WILLIAM EUGENE&JOSEPHINE DVO 5803 RIO GRANDE LN PASCO WA 99301 DANNY FABIAN VIDALEZ(ETAL) 5721 RIO GRANDE LN PASCO WA 99301 KORY LEE SMITH 5717 RIO GRANDE LN PASCO WA 99301 CHAREISE IGNJATIC 5718 WALLOWA LN PASCO WA 99301 KELSIE WILLIAMS(ETAL) 5722 WALLOWA LN PASCO WA 99301 KAREN L BENNETT 5802 WALLOWA LN PASCO WA 99301 WILLIE C SMITH 5806 WALLOWA LN PASCO WA 99301 CHERIE L STUBBS(ETAL) 5810 WALLOWA LN PASCO WA 99301 CRISTINA R MONTES 5814 WALLOWA LN PASCO WA 99301 ROSELYN MCCANN 5902 WALLOWA LN PASCO WA 99301 MICHELLE SPRAY 5705 WALLOWA LN PASCO WA 99301 BENJIE WINTER 5701 WALLOWA LN PASCO WA 99301 MARCO A&BRENDA GONZALEZ 6917 CROOKED RIVER CT PASCO WA 99301 BRYAN L&ANN L HULL 6913 CROOKED RIVER CT PASCO WA 99301 EARL B&THERESA A MCAFFEE(TR 231 N 100 W RUPERT ID 83350 JONATHAN&DACIA M SALMON 6918 CROOKED RIVER CT PASCO WA 99301 VIVIANA N&JUAN M QUEZADA 6917 ROGUE DR PASCO WA 99301 RIGOBERTO SOLORIO(ETUX) 6913 ROGUE DR PASCO WA 99301 PAUL P&VIRGINIA ULI 6912 ROGUE DR PASCO WA 99301 ANDREW C DICKINSON 6916 ROGUE DR PASCO WA 99301 RYAN MONROE AKERS 6917 SELWAY DR PASCO WA 99301 NYDIA DEANN TARESH(ETAL) 6913 SELWAY DR PASCO WA 99301 DORANN A HURLEY(ETAL) 111 SW 4TH ST CORVALLIS OR 97333 GEOFFREY C&CARRIE A TURNER 6110 WALLOWA LN PASCO WA 99301 BRITTANY L&JASON P BRADER 6114 WALLOWA LN PASCO WA 99301 CHELSEA L&HELIE MARTINEZ-BUS 6914 SELWAY DR PASCO WA 99301 CRYSTAL L&MIGUEL CONTRERAS 6918 SELWAY DR PASCO WA 99301 MICHAEL&ALYSSA HOOD 6202 RIO GRANDE LN PASCO WA 99301 ADRIANA ROBLEDO 6206 RIO GRANDE LN PASCO WA 99301 ELIZABETH LARIOS 6210 RIO GRANDE LN PASCO WA 99301 EFREN RAMOS 6214 RIO GRANDE LN PASCO WA 99301 EARL B AND THERESA A MCAFFEE 2 231 N 100 W RUPERT ID 83350 NATALIE A GREWAL 6222 RIO GRANDE LN PASCO WA 99301 DONNA N HAYDON 6302 RIO GRANDE LN PASCO WA 99301 TITO P RODRIGUEZ III(ETAL) 6306 RIO GRANDE LN PASCO WA 99301 JOHNICA ALANIZ 6310 RIO GRANDE LN PASCO WA 99301 PETER D&LYNDA S GOETZ 6314 RIO GRANDE LN PASCO WA 99301 REAL PROPERTY ACQUISITIONS LLC 51 GAGE BLVD RICHLAND WA 99352 HENRY&SANDRA FRIEDMAN 8803 SE 78TH ST MERCER ISLAND WA 98040 FLOCCHINI ASSOCIATES,LLC PO BOX 1630 ARVADA CO 80001 PK VILLARD LLC 9503 E MONTGOMERY AVE SPOKANE VALLEY WA 99206 HOGBACK THREE RIVERS LLC 2612 WEST NOB HILL BLVD SUITE YAKIMA WA 98902 NORTHWEST QSR RE OWNER II LLC 400 E MILL PLAIN BLVD STE 401 VANCOUVER WA 98660 COLUMBIA BASIN HEALTH ASSOCIAT 1515 E COLUMBIA ST OTHELLO WA 99344 BETTY MARIE LAND LLC 7224 SANDY RIDGE RD PASCO WA 99301 MAVERIK INC 185 S STATE ST STE 800 SALT LAKE CITY UT 84111 Community Development Department w4co 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: December 5, 2022 Project Name: ICCU RT to C-1 Project Number:SEPA 2022-104 Proponent: Nicole Stickney, AHBL 5804 Rd 90 Suite H Pasco, WA 99301 Applicant: Nicole Stickney, AHBL 5804 Rd 90 Suite H Pasco, WA 99301 Description of Proposal:The proposal is for a rezone from R-T (Residential Transition)to C-1 (Retail Business district) Location of Proposal: Parcel 116030027 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 usingthe 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: 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. AGENDA REPORT FOR: Hearing Examiner December 8, 2022 TO: Rick White Hearing Examiner: Director, C&ED 12/14/22 FROM: Jeff Adams, Associate Planner Community & Economic Development SUBJECT: Zoning Determination - Alford/Cole Annexation (ZD 2022-003) I. REFERENCE(S): Hearing Examiner Staff Report Site Maps Site Photos Notice Affidavit of Mailing II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS: Staff recommends the Alford/Cole Annexation area be zoned R-1, as depicted on the proposed zoning map ("Exhibit A") attached to the December 14, 2022 Hearing Examiner report. III. FISCAL IMPACT: None IV. HISTORY AND FACTS BRIEF: Applicants: Madden D. & Beverly M. Alford AB Living Trust c/o Gary D. Alford 14593 Oak St. Saratoga CA 95070 Sharon K. Cole 6805 Kau Trail Rd. Pasco WA 99301 Location of the proposal generally: Located east of Road 68 between Deseret Drive and Kau Trail Road. Current Zoning designation: RS-20 (Suburban—County); contains two single- family residential units. Size: Approximately 20.77 Acres. V. DISCUSSION: Particulars of the requested amendment/proposal: Staff has recommended R-1 (Low-Density Residential) Additional highlights as necessary: • Public notice of this hearing was posted in the Tri-City Herald and sent to property owners within 300 feet of the property on November 30, 2022. • The Comprehensive Plan Land Use Designations for the property is Low Density Residential. • Contiguous properties to the east and north were annexed in 2022 (Ordinance 4574 and 4591, respectively). • The Low Density Residential designation may be developed with Single family residential development at a density of 2 to 5 dwelling units per acre. • The Low-Density Residential designation may be zoned R-S-20, R-S-12, R-S-1, R-1, R-1-A, or R-1-A2. • The site is part of the East UGA Expansion Sewer Local Improvement district (LID). • The purpose of the annexation is to expand residential opportunities within the City of Pasco's Urban Growth Area (UGA). • To maintain consistency with current zoning, land uses, utility planning and the Comprehensive Plan, appropriate zoning should be applied to the proposed annexation area. • No public comments concerning the Zoning Determination have been received to date. Cfty0f REPORT TO HEARING EXAMINER s�coCity Hall-525 North Third Avenue-Council Chambers WEDNESDAY 14 December 2022 6:00 PM MASTER FILE#: ZD 2022-003 APPLICANTS: Madden D. & Beverly M. Alford AB Living Trust c/o Gary D. Alford 14593 Oak Street Saratoga CA 95070 Sharon K. Cole 6805 Kau Trail Road Pasco WA 99301 REQUEST: Zoning Determination: Development of a zoning recommendation for the Alford/Cole Annexation of approximately 20.77 acres located east of Road 68 between Deseret Drive and Kau Trail Road. BACKGROUND 1. PROPERTY DESCRIPTION: That Franklin County Assessor's Tax Parcels Nos. 115130055 and 115130046, as described below: That portion of Sections 4 of Township 9 North Range 29 East,W. M.,described as follows: Beginning at the east Quarter Corner of Section 4,Township 9 North Range 29 East,W.M.; thence south along the East line of said Section 4 to the intersection with the North Right- of-Way line of Kau Trail Road; thence west along the North right of way line of Kau Trail Road to the intersection with the East Right-of-Way line of Road 70: thence north along said Right-of-Way line to the intersection with the North line of the Northeast Quarter of the Southeast Quarter of said Section 4; thence east to the Point of Beginning. Comprising 20.77 acres, more or less. General Location: Located east of Road 68 between Deseret Drive and Kau Trail Road. Property Size: Approximately 20.77 acres of land 2. ACCESS: The site is accessed from Road 68 via Deseret Drive and Kau Trail Road. 3. UTILITIES: The site is served with on-site wells and septic systems; the site is part of the East UGA Expansion Sewer Local Improvement district (LID). 4. LAND USE AND ZONING: The site is zoned RS-20 (Suburban—County) and contains two single-family residential units. Surrounding properties are zoned and developed as follows 1 NORTH: Not Zoned SFDU/Vacant EAST: R-1 Agriculture; Vacant SOUTH: RS-40 (County) SFDUs; Vacant WEST: RR-1 (County) SFDUs; Agriculture 5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site for Low Density Residential uses (See Comprehensive Plan Map). ANALYSIS On September 6, 2022,the City Council approved Resolution 4242 accepting a notice of intent to annex approximately 20.77 acres generally located east of Road 68 between Deseret Drive and Kau Trail Road. Following acceptance of the Notice of intent and prior to Council action on an annexation petition, the Hearing Examiner is to hold a zoning determination hearing. The purpose of said hearing is for the Hearing Examiner to recommend appropriate zoning districts for the proposed annexation area in the event it may become part of the City. In determining the most appropriate zoning forthe annexation area,the Hearing Examiner needs to consider the existing land uses, nearby development, zoning, policies of the Comprehensive Plan and the Land Use Designations of the Land Use Map.The Hearing Examiner also needs to be guided by the criteria in PMC 25.210.060 (as discussed below) in developing a zoning recommendation. The purpose of the annexation is to expand residential opportunities within the City of Pasco's Urban Growth Area (UGA). To maintain consistency with current zoning, land uses, utility planning and the Comprehensive Plan, appropriate zoning should be applied to the proposed annexation area. 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 was initiated by the County(No known date). 2. The changed conditions which are alleged to warrant other or additional zoning; a. The property is located within the Pasco Urban Growth Boundary. b. The property in question is being annexed to the City of Pasco. c. Upon annexation the property will need to be zoned. 3. Facts to justify the change on the basis of advancing the public health, safety and general welfare; 2 The property is being annexed to the City and will need to be zoned. The justification for the rezone is the fact that if a zoning designation is not determined the property could become annexed without zoning. For the advancement of the general welfare of the community the property needs to be zoned. 4. The effect it will have on the value and character of the adjacent property and the Comprehensive Plan; Staff has recommended R-1 (Low-Density Residential) zoning for the annexation area, rezoning the property to R-1 will align closely with the Comprehensive Plan Land Use designations for the area. 5. The effect on the property owner or owners if the request is not granted; Without the annexation area being assigned a specific zoning district, the area will essentially be un-zoned upon annexation. The area needs to be zoned to provide certainty and benefit to the property owners, developers, and adjoining property owners. 6. The Comprehensive Plan land use designation for the property; The Comprehensive Plan Land Use Designations for the property is Low Density Residential (See Comprehensive Plan Map). 7. Such other information as the Hearing Examiner requires. a. The site contains approximately 20.77 acres and is located east of Road 68 between Deseret Drive and Kau Trail Road. b. Contiguous properties to the east and north were annexed in 2022 (Ordinance 4574 and 4591, respectively). c. The parcels are all located within the Urban Growth Area (UGA); parcels in the proposed annexation area are designated by the Comprehensive Plan map for Low Density Residential uses (See Comprehensive Plan Map). d. The Description and Allocation Table of the Comprehensive Plan specifies that the Low Density Residential designation may be developed with Single family residential development at a density of 2 to 5 dwelling units per acre, and may be zoned R-S-20, R-S-12, R-S-1, R-1, R-1-A, or R-1-A2. e. The proposed annexation area is within the City's service area as identified in the Comprehensive Water and Sewer Plans. f. The site is part of the East UGA Expansion Sewer Local Improvement district(LID). 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. 3 1. Public notice of this hearing was posted in the Tri-City Herald and sent to property owners within 300 feet of the property on November 29, 2022. 2. City Council approved Resolution 4242 On September 6, 2022, accepting a notice of intent to annex. 3. The site consists of approximately 20.77 acres. 4. The site is located east of Road 68 between Deseret Drive and Kau Trail Road. 5. The current zoning was initiated by the County (No known date). 6. The property is located within the Pasco Urban Growth Boundary. 7. Staff has recommended R-1 (Low-Density Residential) for the site. 8. Rezoning the property to R-1 will align closely with the Comprehensive Plan Land Use designations for the area. 9. The Comprehensive Plan Land Use Designations for the property is Low Density Residential. 10. Contiguous properties to the east and north were annexed in 2022 (Ordinance 4574 and 4591, respectively). 11. The parcels are all located within the Urban Growth Area (UGA); 12. The Low-Density Residential designation may be developed with Single family residential development at a density of 2 to 5 dwelling units per acre. 13. The Low-Density Residential designation may be zoned R-S-20, R-S-12, R-S-1, R-1, R-1-A, or R- 1-A2. 14. The proposed annexation area is within the City's service area as identified in the Comprehensive Water and Sewer Plans. 15. The site is part of the East UGA Expansion Sewer Local Improvement district (LID). TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of a rezone the Hearing Examiner must develop its conclusions from the findings of fact based upon the criteria listed in PMC 25.210.060 and determine whether or not: 1. The proposal is in accord with the goals and policies of the Comprehensive Plan. Rezoning the property to R-1 will align closely with the Comprehensive Plan Land Use designations for the area. 2. The effect of the proposal on the immediate vicinity will not be materially detrimental. Zoning the proposed annexation area R-1 (Low-Density Residential) will cause the site to be consistent with the Comprehensive Plan which was approved by City Council. 3. There is merit and value in the proposal for the community as a whole. There is merit and value in following the guidance of the Comprehensive Plan when assigning zoning to properties within the community. The Plan has indicated this property should be zoned Low Density Residential. Assigning R-1 zoning will lead to additional housing opportunities for Pasco residents. 4. Conditions should be imposed in order to mitigate any significant adverse impacts from the proposal. 4 The proposal is consistent with the Comprehensive Plan and no mitigation measures are needed. Applicant shall be required to install improvements and infrastructure per City of Pasco requirements. 5. A concomitant agreement should be entered into between the City and the petitioner, and if so, the terms and conditions of such an agreement. A concomitant agreement is not needed. RECOMMENDATION Staff recommends the Alford/Cole Annexation area be rezoned R-1 (Low-Density Residential), as depicted on the Proposed Zoning map attached to the December 14, 2022 Hearing Examiner report. 5 Overview Item: Alford-Cole Annexation Applicant: Gary D. Alford/Alford Trust Map File #: ANX 2022-003 / ZD 2022-003 NORTH City Limits r, �� Legend ��G �s Project_Name 3�r cot Alford-Cole 9�G �Q ® Annexation �� - City_Limits 2022 DENT RD �� CLARK RD z City_Limits 2022 � City Limits o _ -- _ ._JANET RD o . z °C SITE � IVY RD o z . 0 o o Q 4 D�ESERET DSR City Limits 2 z o � = i n � O KAU TRAIL RD ■ .uuuu■. -.0 - 1 =' V BURNS RD BURNS RD OpgRD DR DURHAM CT Lamm* SN030 MAZE DR p WELLINGTON DR ZEPHER CT � z d � J • ► Limits sAN� R� KENTp� z o HUps,c'SFyMON DR z Clty .p C JESTIA LN oo-, o�i���js0 J Q z THREE RIVERS Do MAO Q z NASH DR R Q gyp. Q OVERTON RD p �1` PARLEYS) Q DESOTO DR CgNYON DR F= n �1P�-v w ENZIAN FALLS 0� �n �V00 RTHWEST COO MM�� p c~n, CORD DR J g a � o 5001 000 2 00 00 SANDIFUR PKWY zp. ORdOLEp, . JEFFERSON DR SEVILLE DR MAYNE DR v @099WEE R JOHNSON O,Q CATALONIA p►R GEHRIGDR OWN, RUTH DR FOLK CT PAMPLONA DR MONTEREY DR Vicinit Item: Alford-Cole Annexation y Applicant: Gary D. Alford/Alford Trust Map File #: ANX 2022-003 / ZD 2022-003 NORTH Legend Project—Name ® Alford-Cole Annexation City_Limits 2022 City_Limits 2022 � J DESERET DR City Limits SITE O y4- z z " O KAU TRAIL RD F.� _ - 290 570 1,100 1,700 2,30 U o BURNS RD „BURNS RD Feet �~�'� �� MISSION RIDGE DR ggS�gLT FAL Land Use Item: Alford-Cole Annexation Applicant: Gary D. Alford/Alford Trust Map File #: ANX 2022-003 / ZD 2022-003 Legend Project-Name Alford-Cole Annexation Farming City_Limits 2022 City_Limits 2022 Farming +_� J DESERET_DR— City Limits SITEU Re id nti 1 0 U_ L Ot er Residential U' _ E y - Other ) o r a�LML S D Vacant � �"I 4.J Z -- z� — ac nt _ o o 4 Q' o 0 0 0 Imo— KAIJ=TRAIL=RD _ �I (1, � Residential �' Farming - Other % SFDU 76 u1 � --------�--_ I D a--1 L •L Nursery o J Ln L; Pi-qirlontiAl - ntht-.r L 1 U 290 570 1,100 1,700 2,30 � U _ orBIJRNS=RD _RD _ ------ _F U_ - FDU i ---- r)B_URNS � ;- MISSION=RIDGE=DR -=Feet , BAS- FALLS=D--- ' I FD FD FD SF "SFDU SFDU I I of I FD Zoning Item: Alford-Cole Annexation Applicant: Gary D. Alford/Alford Trust Map File #: ANX 2022-003 ZD 2022-003 W R S 290 570 1,100 1,700 2,3 Feet wr Com Plan Item: Alford-Cole Annexation Comp Applicant: Gary D. Alford/Alford Trust Map File #: ANX 2022-003 / ZD 2022-003 Commercial Medium Density Commercial Residential Legend \ Project—Name \ ® Alford-Cole Medium Density Annexation \\ Residential City_Limits 2022 City_Limits 2022 rn Medium E Density J Residential Low Density �— —DESERET DR City Limits Residential SITE —--- U High Density Commercial pp. Residential y4- Z z z 1O Low Density Commercial o ommercial 0 o Residential Medium Density49Public —KAU=TRAIL—_RD Quasi-Public Medium Density Low Density Residential Residential Medium Density Residential '��� Medium fixed J Density Residential Medium Commercial Residential Commercial Density 290 570 1,100 1,700 2,30 BURNS�RD .0 CD BURNS RD w I. I I I I.L I i I Feet E FFFFT71� i MISSION_RIDGE_DR BASALT FALLS_DR o Proposed Item: Alford-Cole Annexation N Applicant: Gary D. Alford/Alford Trust wE Zorilrig File #: ANX 2022-0031 ZD 2022-003 s ElJ DESERET,DR.. City Limits 171 �i. 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Affidavit of Mailing In regards to MF#ZD2022-003 I, Carmen Patrick, hereby confirm that notification was sent by mail November 30, 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 30th day, November of 2022. Representative's Signature c,nr{t, WIN" asco Community Development Department ' PO Box 293,525 N 3'"Ave, Pasco,WA 99301 P:509.545.3441/F:509.54S.3499 NOTICE OF PUBLIC HEARING Si necesita ayuda para entender este aviso o necesita mos informacion, por favor Ilame al Departamento de Desarrollo Comunitario y Economico de la Ciudad de Pasco a 509-545-3441. PLEASE TAKE NOTICE that the Pasco Hearing Examiner will hold a public hearing at 6:00 p.m., Wednesday, 14 December 2022 to consider the establishment of zoning(Master File#ZD 2022-003)for the unincorporated property identified below in the event such property is annexed to the City of Pasco.RS-20(Low-Density Residential)is being considered. General Location:The site is generally located east of Road 68 between Deseret Drive and Kau Trail Road. PARCEL 115 130 046:The West%of the East%:of the Northeast'/.of the Southeast''/<of Sections 4 of Township 9 North Range 29 East,W.M. PARCEL 115 130 055:The East%:of the East% of the Northeast'/.of the Southeast''/.of Sections 4 of Township 9 North Range 29 East,W.M. THEREFORE, LET ALL CONCERNED TAKE NOTICE that a Public Hearing will be held by the Hearing Examiner of the City of Pasco, Washington, in the City Council Chambers, Pasco City Hall, 525 N 3rd Ave at the hour of 6:00 p.m., Wednesday,12,so that all concerned may appear and present any objections or support for the establishment of zoning classifications for the proposed annexation area.If you have questions on the proposal,contact the Planning Division at(509)545-3441 or via e-mail to:adamsi@pasco_wa.gov. If you wish to participate virtually in the hearing,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. Public Comment Period: Written comments submitted to the Community Development Department by 5:00 p.m. on Wednesday,14 December2022 will be included in the Hearing Examiner's meeting packet.You may also submit comments at the Hearing Examiner meeting advertised above. 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. Exhibit Item: Alford-Cole Annexation N "B" Applicant: Gary D. Alford/Alford Trust w E File #: ANX 2022-003 / ZD 2022-003 S Legend .per o� City Limits Project-Name Alford-Cole - -- CLARK RD= Annexation--® DENT RD - — - ¢O N S , .� - a {�,z ITE �- ��_�-IVY RD-=, =o_: �!z o,� ^Po LDESERET DR z TRAIL RD. , � n LA SALLE SNOQUALMIE �'BURNS-RD— LEOPARD -BURNS RD DURHAM CT �0'0° DR vNi ' WELLINGTON DR DR TUCKER z DR � z� 3' O ', z o STUTZ CT J . H z_ .O U J . .r.2 ; DR HUDSON O SgGy cc O 2- � �° C LU� , U , p, ON ¢.�, ,- DR O SAPfCPCRU2 '� °C z CT yG0 THREE 3 f p .0.Z' THREE RIVES ry C w . MA]ESTIA LN S0 - . RIVERS DR ce C f p �0 y rn a p ¢? �°p 3 ?o Lce4e�;i'__ -� OVERTON=RD hti p�L � DESOTO CANYON DR- a �' ENZIAN- . , NORTHWEST, DR oc S O FALLS DR EFFERSON COMMONS'DR _ DIFUR PKWY w z,. z,z.- DR SEVILLE DR' z 50�,000 2,000 3,000 4,0 MAYNE � - J' 0 , CATALONIA DR } O .GEHRIG 5'�- '� ,°� g DR SAVARY DR � DR �O.iZ � U UJ. `�. LAREDO DR Feet �' GALiAfVO DR 3� p m ? _ v� PAMPLONA DR MONTEREY`DR TAXPAYER-NAME MAIL-ADDRESS MAIL_CITYST ZIP-CODE COLUMBIA WATERS FARM LLC 1281 FALLS RD PASCO WA 99301-9610 DAGOBERTO VELASQUEZ (JR) 340 SOARING HAWK ST RICHLAND WA 99352-8918 ALLEN & CHERYL OLBERDING 5 LAVENDER CT PASCO WA 99301-1899 SHARON K COLE 6805 KAU TRL PASCO WA 99301-9541 STEPHEN &VICKIE WRIGHT 6820 KAU TRL PASCO WA 99301-9541 JACOB W FOX (ETAL) 6904 ROAD 70 N PASCO WA 99301-9573 MADDEN D & BEVERLY M ALFORD A B LIVING TRUST 6907 KAU TRL PASCO WA 99301-9570 JOSEPH R & TEMPLE LATIMER 6908 KAU TRL PASCO WA 99301-9570 TURMAN M KIMSEY (ETAL) 6924 KAU TRL PASCO WA 99301-9570 BENITO RAMIREZ 7009 KAU TRL PASCO WA 99301-9566 DAN & PAMELA HARRINGTON 7011 MELODY LN PASCO WA 99301-9572 KATHY BUTTERFIELD 7012 KAU TRL PASCO WA 99301-9566 MELVIN D & LINDA R CLARK 7012 MELODY LN PASCO WA 99301-9572 CLARENCE & MELINDA BOTTS 7019 MELODY LN PASCO WA 99301-9572 MELISSA DAWN & SHANE ARTHUR GULLEY 7021 KAU TRL PASCO WA 99301-9566 SAYRE THOMAS LEYENDEKKER 7023 MELODY LN PASCO WA 99301-9572 J-13, LLC 911 BIRCH RD PASCO WA 99301-8855