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Hearing Examiner Packet 03-08-2023
w4co AGENDA HEARING EXAMINER MEETING City Hall-525 North Third Avenue Council Chambers WEDNESDAY,MARCH 8,2023 6:00 PM I. CALL TO ORDER II. PUBLIC HEARINGS A. Variance Walkley Garage Encroachment(HE 2022-005) B. Preliminary Plat/PUD Columbia Shores (PP/PUD 2021-002) C. Special Permit PSD #1 High School#3 (SP 2022-013) D. Special Permit Elisa's Garden Adult Family Home (SP 2022-026) III. ADJOURNMENT This meeting is broadcast live on PSC-TV Channel 191 on Charter Cable and streamed at www.pasco-wa.com/psctvlive. Audio equipment available for the hearing impaired;contact staff for assistance. w4co REPORT TO THE HEARING EXAMINER City Hall—525 North Third Avenue—Council Chambers WEDNESDAY,8 March 2023 6:00 PM MASTER FILE#: HE 2022-005 APPLICANT: Katelynn Perry of Pratt Construction P.O. Box 6539 Kennewick WA 99336 REQUEST: VARIANCE: Allow 18.5 foot front yard setback for garage in R-S-1 (Suburban District) zoning. BACKGROUND 1. PROPERTY DESCRIPTION: Le&al: DESERT PLATEAU 1 LOT 3, BLK 7 General Location: 4500 Desert Place (Parcel#117241557) Property Size:Approximately 0.23 Acres (10,057 Square Feet) 2. ACCESS: The property has access from Desert Place 3. UTILITIES: Municipal water and sewer service are available from the Desert Place 4. LAND USE AND ZONING: The site is zoned R-S-1 (Suburban District)and is developed with one single family dwelling. Surrounding properties are also zoned R-S-1 (Suburban District) and are developed with single family dwelling units. ANALYSIS Request Applicant, Katelynn Perry of Pratt Construction, is requesting a variance from the development standards within the R-S-1 zoning district. Applicant is requesting to allow an 18.5 foot front yard setback from the garage to allow for a 6 foot extension of the garage for wheelchair access. Per PMC 25.40.050 the minimum front yard setback in an R-S-1 zone is 20 feet. PMC Code Requirements As per Pasco Municipal Code (PMC) 25.195.020 Land Use Decision Authority, (1) Variances. Applications for variances from the terms of this title; provided, that any variance granted shall be subject to such conditions as will assure that the adjustment thereby authorized shall not constitute a grant of special privilege inconsistent with the limitations upon other properties in the vicinity and zoning in which the subject property is situated, and that the following circumstances are found to apply: (a) Because of special circumstances applicable to the subject property, including size, shape, topography, location of surroundings, the strict application of the zoning ordinance is found to 1 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 Nanette Walkley is the homeowner of 4500 Desert Place. Ms. Walkley is wheelchair bound and needs a greater amount of space in her garage to move around her vehicle. VARIANCE REQUEST VARIANCE REQUEST: Allow a 1.5 foot variance on the 20 foot set-back requirement for homes in a R-S-1 zone. Applicant submitted two examples in the neighborhood of houses they claim have set back shorter that 20 feet. 4107 Desert Drive: 13.58 feet 4000 Mojave Drive: 18.11 feet Staff used GIS record to evaluate set back claims for the two examples above and provided Exhibit B and Exhibit C to show setbacks as measured by staff. 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 13 February, 2023. 2. Applicant is requesting a variance from the development standards within the R-S-1 zoning district. 3. Applicant is requesting to allow development of a garage extension 1.5 feet into the required front yard set back 4. The applicant claims the current garage set back is 24.5 feet. 5. The applicant is requesting a 6 foot garage addition. 6. The current garage set back according to our GIS records is 20 feet. 7. A 6 foot addition would put the setback at 14 feet not 18.5 8. There is not room for any addition with the setback already at 20 feet. 9. Per PMC 25.40.050 the minimum front yard setback in an R-S-1 zone is 20 feet. 10. Applicant claims 4107 Desert Drive has a setback of 13.58 feet 11. According to our GIS records 12. Applicant claims 4000 Mojave Drive has a setback of 18.11 feet 2 13. According to our GIS records 4000 Mojave Drive has a setback of 21 feet 14. Variances are to be evaluated per the requirements of PMC 25.195.020(1) 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. Staff Response:Per PMC. 25.40.050(4) (a), minimum front yard setback is 20 feet from the property line. The current front yard setback of the property in question is at 20 feet from the property line(see Exhibit A). Applicant has represented two properties as having front yard setbacks of less than 20 feet, as follows: 4107 Desert Drive (13.58 feet) and 4000 Mojave Drive (18.11 feet; see attached submittal for reference). Based on the PMC requirements for the R-S-1 zoning district, any permits allowing front setbacks less than 20 feet would have been issued in error. City staff took measurements using GIS software to evaluate the two given examples. According to our measurements 4107 Desert Drive has a setback of 20 feet(see Exhibit B), and 4000 Mojave Drive has a setback of 21 feet (see exhibit Q. The lot is a standard size for R-S-1 zoning and has no special circumstances depriving the property owner of the privileges enjoyed by surrounding property owners. 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. Staff Response: City code is designed to protect the public welfare, by following city code. Allowing the variance would allow for special circumstances given to the applicant that are not allowed withing 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. Staff Response: The applicant bought a home that met standards for R-S-1 zoning but does not have room for any addition the front of the garage due to setbacks. RECOMMENDATION Staff does not recommend approval of a variance for an 18.5 foot front yard setback in a R-S-1 zoning district for 4500 Desert Place (Parcel# 117241557), Pasco WA. 3 Overview Item: Walkley Garage Variance in a R-S-1 Zone N Applicants): Katelynn Perry or Pratt Construction Map File #: HE 2022-005 ;RL>-T �uSAYN DCL < i mTI SIRDCCO DR p o o : ► !�' PFR DEOhl CT LU v ` SP LU "' SAHARA DR SITE „" LU -` HILLTOP' H "L 'DR DES �0 50NQ_RA DRS *` �RT PL f DESERT RL Q ` Q - T '• 0 0 �Ep,U DR _ .� _ DESERT PLATEAU DR _ pESER�: o V) r17 0., AM ` . k �R MEADOW BFq �.. .� . QESE RT %-1AVE DR MOJAVE DR DR- w .+• �, 0� - -- - - - _ ❑ESERT.STQ f ►+` .+ AM MEADOW SIE i r .m MUDA DUNES DR� �U Mi �i Dq J fD DUNES �ApOWS MEET ST •� w�. . 180 350 700 1.100.. . 1,40 {n R r- = - , ;Q Feet ,� Vicinity Item: Walkley Garage Variance in a R-S-1 Zone N Applicant(s):s): Katel nn Perry or Pratt Construction � y Map File #: HE 2022-005 r 10 f t u DESERT PL DESERT PL SITE �a SERT PJTEAU DR DESERT PLATEAU DR 0 35 70 140 210 280 - Feet - ' r Land Use Item: Walkley Garage Variance in a R-S-1 Zone N Applicants): Katelynn Perry or Pratt Construction Map File #: HE 2022-005 N SFDUs 0 U- UO SITE DESERT PL DESERT PL— � N SFDUs ¢ a o i DESERT PLATEAU DR DESERT PLATEAU DR 35 70 140 210 28 SFDUs SFDUs Feet s. � Comp Plan Item: Walkley Garage Variance in a R-S-1 Zone N Applicant(s): Katelynn Perry or Pratt Construction Map File #: HE 2022-005 Low Density Law D sity sidentia! Residential DESERT PL DESERT PL SITE 0 Q 0 0 Q 0 w Density Low Den 3ity esidential Residential DESERT PLATEAU DR DESERT PLATEAU DR 35 70 140 210 28 Feet Item: Walkley Garage Variance in a R-S-1 Zone N "Exhibit B" Applicants): Katelynn Perry or Pratt Construction File #: HE 2022-005 -DESERT PL-DESER-T-PL SITE a Q 0 Q 0 DESERT PLATEAU DR DESERT PLATEAU DR 35 70 140 210 28 Feet U ty of Building Division FOR STAFF USE ONLY 5?5 N 3 d SAr" .Ave. Paseo. ��99301 PERMIT # P: 509.a43.5721 www.pasco-w°a.zoe Permittech itpasco-wa.Lov Residential Construction Permit Application Site Address: Project/Construction Valuation: 4500 Desert PI. Pasco,WA 99301 $ 16,000.00 Parcel No.: Number of Units: Sq. Ft.of Area 144 sqft 117241557 1 1 Being Modified: Applicant is (check one): ❑ Owner ❑■ Contractor ❑ Architect ❑ Other: Legal Property Owner: Phone No.: Nanette G. Walkley Mailing Address: Email: 4500 Desert Pl. Pasco, WA 99301 Contractor: Phone No.: Pratt and Company Construction 509-366-5400 Address: Email: 7535 W. Kennewick Ave. Kennewick,WA 99336 katie.prattandco@gmail.com State Contractors License#: Pasco Business License#: 604-069-498 36429 Arch itect/Desig nor: Phone No.: N/A - Address: Email: Description of Work(select multiple items if applicable): ® Addition to Garage ❑ Hot Tub ❑ Sewer Connection ❑ Addition to Home ❑ Mechanical ❑ Shed ❑ Concrete/Flat Work ❑ Patio Cover ❑ Siding Replacement ❑ Deck ❑ Pergola ❑ Stucco (Provide Stucco Type Below) ❑ Demolition ❑ Plumbing ❑ Swimming Pool (depth greater than 24°) ❑ Detached Garage/Shop ❑ Remodel/Renovation ❑ Water Connection ❑ Fence ❑ Roof(Provide Roof Type Below) ❑ Window/Door Replacement ❑ Other(Use description box below) If connected to septic system provide location of septic tank, drain field and secondary field. Information must be obtained from the Benton/Franklin Health Department. Provide a detailed description of the scope of work: Nannette is in a wheelchair and needs her garage extended 6ft forward for accessibility purposes.A Eft x 24ft addition will be added on the North side of her garage with new footings etc.The addition will be tied into the existing roof line and will be shingled, sided and painted to match the existing exterior. I certify the information furnished by me is true and correct and that I am the owner of the subject property or I have been given express permission by the owner of the subject property, to submit this application for permit. I will comply with all provisions of law, code and ordinances governing this type of construction work, including state contractor registration laws. I understand that, once accepted, this permit application is valid for 30 days. If the permit is not obtained within 30 days, the permit application and all submitted building and site plans will be discarded. Applicant Name(Please Print) Katel nn Perry I Applicant Name Signature Date 5/25/2022 PRATT & C 0 . WALKLEY GAFAGE ADDITION CONSTRUCTION - 18, NEW1 i PRATT C 0 . WALKLEY GARAGE ADDITION CONSTRUCTION Existing Garage Street View Roof pitch 4/12 8' at 3/12 pitch i 7'' _ y 74" woo 7' 91 24' PRATT C 0 . WALKLEY GARAGE ADDITION CONSTRUCTION 2' 9' 2' 9' 2' P moms- I o 1 Q ! im 1 1 Current "front"of garage - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 1 I 1 1 I 1 1 1 L I al p°' 1 co Garage 46 � 1 c 1 A 1 W 1 N 1 N 1 I I I I 1 1 I I I 1 I FF5'16' PRATT Co . WALKLEY GARAGE ADDITION CONSTRUCTION Roof Framing Details Foundation/Footing Details 12 WIS'ROOF 5HFATHWS EXTERIOR FINISH AS PER ELEVATION DRAWINGS LIE RCCF FELT(MIN)- - 6'BATT IN5UL.(R-21) 7/16 EXT.SHEATHING COMP_ROOFING 2X6 STUDS SPACED 10 O.G. J4'ANCHOR BOLT 7'MIN. WITH DOUBLE TOP PLATE CARD BD l.NSUL 5'OP EMBEDMENT I'-O•FROM BOUNDARY K'/I'ATR F..OW CORNER THEN NAILING V2'GYPSUM WALL BOARD 2x6 PRE55URE TREATED ULCCKISG BETWEEN - BATT I.NSUL.(R-21) 7RU55E5 2E MINIMUM SLOPE 4'CONCRETE SLAB WITH 2X ROUGH FASCIA AWAY FROM HOUSE GRAVEL BENEATH METAL DRIP EDGE 6°MIN. FINISH FASCIA — TO GRADE SOFFIT MATERIAL- WITH C--FFIT VENT J .\\�\ \' \` \` \`\ /• ALTERNATING LIOOY ENDS INTO/ DBL 216 TCP PLATE FOOTING SPACED 45'O.C. 2.X2 NAILE{f CONT-�"- 1/2'GYPSUM BOARD Ta; BATT WSUL-(R-21) OF/FO\O`171W.C. Inc'SHEATHING EXTERIOR FINISH— VENTING SHA!2-BE / / II 2-W BAR CONT. ACCCMPL15,4ED WITHOUT Y ' CMITTING BCU\DART NAILING Beam Framing Details Portal Framing Details i-o'MIN r i GLU-LAM BENT CONT _HEADER 1 SHEATH"-TO BE ATTACHEr TO HEADER 14-TH Ed hA'.LS J SPKT.O•N 3'x 3'GRI_ SIMPsC4 BC4 P05T fI Sim PNXi ST6224 STRAP CAP, INSTALLED AS ON-NTERIOR SIDE PER MANUFACTURERS SPEOFICATIC:M. AAL,SHEATHING ---Al BLOCK NG AT Au PANEL.OIN75 WA.L SHEA7A%G TO BE NAIL.= TD ALL S.;I)S,BLOCKNG AND 51L1.5 USING Sd co"ON OR SIMPECI ABU4Q ATT GA`VAN:ZED BOK NAILS SPACED BASE,INSTALLED AS 3'OC. 2 ROWS EACH SIDE MANUFERS NO.1 4X4 DF-L POST S '! P MIFICATIACTURO.`S. —ppUd.E 1X6 STUDS 1 SM-4N STUD IA OR PHDS.FOLLOW T ALL MA`A:FACTURERS 5/8ANC F°AR BOLTS J 5 ECIEICA'ION5 FOR§N5TALLAT�0N ORILLEO INTO EXISTINS FO NS, Sb"ANCHOR BOLTS >\\i\\i\\\%\\%\\%�\i,. \\/A\i\\\• !! /\\/�\%\\,\�\\i\ x 2 x-11'WAS ER r - D SPS PLAT-c i 1 1 w„r.S ATOP (SNEA. 1X.4t".tLED T::FUTE) jj� tI Additional Information:____ tl-___________ • 2x6 rafters to match existing garage rafters ' -- • OSB sheeting as wall bracing PRATT C 0 . WALKLEY GARAGE ADDITION CONSTRUCTION Neighboring Property: 4107 Desert PI. Pasco, WA 99301 13' 6" from Interior of Sidewalk Distance; 93.58 fv* PRATT C 0 . WALKLEY GARAGE ADDITION CONSTRUCTION Neighboring Property: 4000 Mojave Dr. Pasco, WA 18' 11" from Interior of Sidewalk � _ r f ' %Vit .jam /tib /Tf' 4 Item: Walkley Garage Variance in a R-S-I Zone N "Exhibit A" Applicants): Katelynn Perry or Pratt Construction File #: HE 2022-005 DESERT PL IL 11Q AN, R Id 13 25 50 75 10 Feet AL Item: Walkley Garage Variance in a R-S-1 Zone N 'Exhibit B" Applicants): Katelynn Perry or Pratt Construction File #: HE 2022-005 R a i Z N 5 t rtf , PQ C DESERT PL �w- 13 25 50 75 10 Feet Item: Walkley Garage Variance in a R-S-1 Zone N "Exhibit C '► Applicants): Katelynn Perry or Pratt Construction File #: HE 2022-005 21 w ,i r{ r 4' • r i 13 25 50 M =JR11E DR Feet w4co REPORT TO HEARING EXAMINER PUBLIC LAND USE HEARING City Hall-525 North Third Avenue-Council Chambers WEDNESDAY 8 March 2023 6:00 PM MASTER FILE#: PP/PUD 2021-002 APPLICANT: Paul Lavrentiev 6159 W Deschutes Ave Ste 509 Kennewick WA 99336-7741 REQUEST: Preliminary Plat/Planned Unit Development: Columbia Shores BACKGROUND 1. PROPERTY DESCRIPTION: a. LePa1: Parcel "A"(APN#118180 068): That portion of the Northwest quarter of Section 18, Township 9 North, Range 29 East and that portion of the Northeast quarter of Section 13,Township 9 North Range 28 East, described as follows: Commencing at the Northwest corner of said Section 18; thence South 00°19'39" West, 40.00 feet along the West line of said Section 18 to a 5/8" rebar stamped "Worley" on the Southerly right-of-way of Harris Road;thence North 89°38'39" East, 177.98 feet along said right-of-way to a 5/8" rebar stamped "Worley" and the true point of beginning: (said corner being the Northeast corner of Parcel 1 of Record Survey No. 978 recorded in Auditor's File No. 1686716, Records of Franklin County); thence South 89°55'20" East, 477.00 feet along said right-of-way; thence South 00°19'30" West, 1021.10 feet parallel with the West line of said Parcel; thence South 34°08'44" West, 532.53 feet to the Northerly right-of-way of Court Street; thence North 55°51'17" West, 467.81 feet along said right-of-way to a 5/8" rebar stamped "Worley" marking the most Southerly corner of said Parcel 1 aforementioned; thence North 21°47'33" East, 82.11 feet along the Easterly line of said Parcel to a 5/8" rebar on the West line of said Section 18; thence continuing along said Easterly line, North 74°31'02" East, 185.00 feet; thence North 00'19'30" East, 1074.27 feet along said East line of said Parcel to the true point of beginning. Together with that portion of said Northwest quarter of Section 18, described as follows: Commencing at the Northwest corner of said Section 18; thence South 00°19'39" West, 1162.58 feet along the West line thereof to a 5/8" rebar marking an angle point in the Easterly line the above described Parcel;thence continuing along the West line of Section 18, South 00021'56" West, 168.59 feet to the Northerly right-of-way of Court Street and 1 the true point of beginning; thence continuing South 00021'56" West, 216.68 feet to a USACE Brass cap on the McNary project boundary; thence South 55007'35" East, 154.46 feet along said boundary to the most Westerly corner of Lot 14, plat of Harris subdivision according to the plat thereof recorded in Volume C of Plats, Page 92, Records of Franklin County; thence North 35'08'12" East, 170.80 feet along the West line of said Lot 14; thence North 87°50'12" East, 19.06 feet to the Southerly right-of-way of Court Street; thence North 55°51'16" West, 293.23 feet along said right-of-way to the true point of beginning. Containing 15.93 acres, more or less. Parcel "8"(APN#118180139): That portion of the Northwest quarter of Section 18. Township 9 North, Range 29 East described as follows: commencing at the Northwest corner of said Section 18; thence South 00°19'39" West, 40.00 feet along the West line of said Section 18 to the Southerly right-of-way of Harris Road; thence North 89°38'39" East 177.98 feet along said right-of- way; South 89°55'20" East, 477.00 feet along said right-of-way to the true point of beginning: Thence continuing South 89°55'20" East. 405.75 feet to a 5/8" rebar stamped "Stratton" marking the Northwest corner of Lot 2, Short Plat No. 2010-13 according to the survey thereof, recorded in volume 1 of Short Plats, Page 834, Records of Franklin County; thence South 01020'30" West, 437.43 feet along the West line of said Lot 2 to the Southwest corner thereof;thence South 89059'51" East, 686.68 feet along the South line of said Lot to a 5/8" rebar stamped "Stratton" marking the Southeast corner of said Lot 2; thence South 03004'35" East, 216.66 feet along the Southerly prolongation of the East line of said Short Plat to a 5/8" rebar stamped "Rogers" on the Westerly right-of-way of State Route 182;thence Southwesterly along said right-of-way the following five courses: thence South 49014'59" West, 250.70 feet; thence South 53009'39" West, 150.33 feet; thence South 51038'31" West, 1000.40 feet; thence South 32059'13" West, 104.95 feet; thence South 21044'58" West, 12.90 feet to a point of non-tangent curve concave to the Southwest on the Northerly right-of-way of West Court Street; (the long chord of said curve bears North 54°59'24" West, 164.44 feet) thence Westerly, 164.45 feet along said right-of-way on the arc of said curve through a central angle of 02012'37"; thence North 55051'17"West, 129.54 feet along said right-of-way;thence North 34008'44" East,532.53 feet; thence North 00019'30" East, 1021.10 feet to the true point of beginning. Containing 22.77 acres, more or less. b. GENERAL LOCATION: Located near the southeast corner of West Court Street and Harris Road. c. PROPERTY SIZE: The site area consists of two parcels, as follows: 2 No Parcel SQ. FT. Acres 1 118180068 693,789.00 15.93 2 118180139 991,861.20 22.77 Total 1,685,342.00 38.69 2. ACCESS: The site is accessed from West Court Street and Harris Road. 3. UTILITIES: Municipal Water and Sewer services are available to the proposed annexation area via a 12" water line and an 18" sewer line in West Court Street; a 30" sewer line has recently been installed along the east property line of Parcel 118180139. 4. LAND USE AND ZONING: The site has recently been rezoned R-3 (Medium-density Residential) zoning) in anticipation of subdivision development. Surrounding properties are zoned and developed as follows: Surrounding properties are zoned and developed as follows: NORTH: RT Agriculture/vacant EAST: RS-20; C-1; Freeway; SFDU; former manufacturing; 1-182 SOUTH: RT SFDUs; Vacant Land WEST: RT Agriculture Vacant Land 5. COMPREHENSIVE PLAN: The 2018 Comprehensive Plan Future Land Use Map designates this site for Medium/High-Density Residential. The Medium/High-Density Residential designation is site-specific for the Broadmoor Area, and allows for a mix of single-family dwelling units, townhouses, condominiums and multi-family dwelling units, with a density range of between 8- 15 dwelling units per acre, per Table LU-1 (Land Use Designations and Criteria) of the Comprehensive Plan. The following 2018 Comprehensive Plan Policies are identified for this item: Land Use Policy 1-13: Enhance the physical appearance of development within the community through land use regulations, design guidelines, and performance and maintenance standards including landscaping, screening, building facades, color, signs, and parking lot design and appearance. Land Use Policy 2-A: Maintain sufficient land designated to accommodate residential, commercial, industrial, educational, public facility, and open space uses proximate to appropriate transportation and utility infrastructure. Land Use Policy 4-13: Encourage infill and higher density uses within proximity to major travel corridors and public transportation service areas. Housing Policy 1-A: Allow for a full range of housing including single family homes, townhouses, condominiums, apartments, and manufactured housing, accessory dwelling units, zero-lot-line, planned unit developments etc. Housing Policy 3-A: Encourage innovative techniques in the design of residential 3 neighborhoods and mixed- use areas to provide character and variety in the community. Housing Policy 4-C: Increase housing supply and diversity through appropriate and flexible development standards. Economic Development Policy 4-13: Collaborate with public/private partners to create a masterplan vision of the waterfront, Broadmoor area,and other neighborhoods as necessary Capital Facilities Policy 1-A: Systematically guide capital improvements consistent with the vision and plan of the community Capital Facilities Policy 3-A:Assure land development proposals provide land and/or facilities or other mitigation measures to address impacts on traffic, parks, recreational facilities, schools, and pedestrian and bicycle trails. Capital Facilities Policy 5-13: Encourage use of existing natural features, open spaces, and appropriate excess right-of-way as an integral part of the community-wide park system. Transportation Policy 1-13: Require transportation and land use planning efforts and policy that meet the needs of the community and the objectives of this plan. 6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. A Mitigated Determination of Non-Significance (MDNS) was issued on October 20, 2021. Mitigation was required as follows: a. A cultural resources survey from a qualified professional shall be prepared and submitted for approval before any site improvements may begin. b. A minimum six-foot tall solid barrier fence on the property between the proposed pathway and the interstate right-of-way boundary must be installed for the increased likelihood of safety concerns with children and pets. The WSDOT right-of-way fence typically lies one foot inside WSDOT right-of-way and must not be altered or moved without prior WSDOT approval. ANALYSIS Request Applicant, Paul Lavrentiev, on behalf of SG Land Management LLC, has submitted a Planned Unit Development (PUD) Land Subdivision Application for Columbia Shores. Lot Layout: Columbia Shores is a proposed 484-unit residential development composed primarily of townhouses and located on 38.7 acres in west Pasco. The 37.8 acres of the property north of Court St. will be developed with 2-story townhouses, ranging from 1,379 to 2,153 square feet.The lots for each unit will include enough room for a patio on the back and a driveway with landscape strip in the front and would range from 1,621.6 to 3,797 square feet. The development uses a mixture of four basic building types with 5 and 6 units per building for a varied and attractive aesthetic. It would provide 484 much-needed middle-income housing units to the City of Pasco. The intent is to sell each unit to an owner-occupant The three riverfront lots located south of Court St. will vary in size from 12,563 to 13,518 square feet. 4 Additionally, the open areas include paved pathways throughout the site, with the objective of making it a pedestrian friendly development. Open areas are distributed throughout the development and would be landscaped with a mixture of planting beds and lawn areas intent on providing an attractive setting and recreational areas for residents. A landscape architect would design the landscaping and amenities in the open areas. Amenities such as play structures, community gardens, picnic tables, shelters, and work out stations would be considered during the design. Rights-of-Way: The project proposal includes the construction of city right-of-way to connect West Court Street and Harris Road with a single public access street. A mixture of public and private streets would provide vehicular access. Sidewalks would be located on both sides of the public streets and on at least one side of all private streets. Utilities: City water and sewer will be provided to each unit with public mains in the street right-of- way and private street tracts. Electricity will be provided by Franklin PUD. Communications will be provided by Charter and Lumen. Natural gas will be provided by Cascade Natural Gas for outdoor barbecues and fireplaces. Street lighting for both the public and private streets would use the City of Pasco standard poles, mast arms, and LED luminaires at 300 ft maximum spacing. Irrigation: The proposed subdivision lies within the Franklin County Irrigation District (FCID) service area; applicant has represented that irrigation water for the open areas will be provided by (FCID), and that the small amount of outside water that will be needed by the units will be City water. Street Names: One new public street and 10 private streets would be created. All street names shall be assigned prior to Final Plat Approval. Water Rights: The assignment of water rights is a requirement for subdivision approval per Pasco Municipal Code Section 21.05.120(1) and Section 3.35.160. If no water rights are available to transfer to the City the property owner/developer must pay a water right fee in lieu thereof. Construction scheduling for the infrastructure and buildings is anticipated to be done in four phases as follows: • Phase 1: 4/2022 -4/2024, 106 townhouses + 3 single-family-detached homes • Phase 2: 1/2024 - 1/2026, 117 townhouses • Phase 3: 9/2025 - 9/2027, 125 townhouses • Phase 4: 6/2027 - 12/2029, 150 townhouses Applicant is assembling a homeowner's association (HOA)and restrictive covenants.The HOA would have ownership and maintenance responsibilities for all the private roads and the landscaped open areas. Site The site has frontage access on both West Court Street and Harris Road; Court Street divides the property along the south side into a 37.8-acre section north of Court Street and 0.9-acres on the 5 south. Harris Road borders the site to the north and Highway 182 hems it in on the east side. The total site area is approximately 38.67 acres and consists of flat to gently sloping farmland. In general, the site is slightly higher along the northern property line and lower along the southern property line. The site is currently vacant. According to the Natural Resources Conservation Service (2021), the Project Area contains two soil types: Mixed eolian sands and glacial outwash, and Alluvium mixed with loess. Both are important for agriculture and form on river terraces with a low slope. They are well drained with a low incidence of flooding. The site consists primarily of an active alfalfa field; however, there is a small area on the east side composed of compacted sand and gravel at the surface. Due to extensive use during the twentieth century, the vegetation today does not match the native vegetation described in the Environmental Setting. Archaeologists conducted a pedestrian survey over the entire Project Area and excavated 175 subsurface probes. The survey and subsurface investigations resulted in one new cultural resource identified. The study recommends monitoring of all ground-disturbing work within 500 ft of the Columbia River during the execution of this project. An Inadvertent Discovery Plan (IDP) was prepared for use during all ground-disturbing work on the project. The Comprehensive Plan Future Land Use Map designates the site as Medium/High-Density Residential (MHDR); the MHDR Land Use density is 8-15 dwelling units per acre. The PUD Land Use densities and classifications were not updated after the Comprehensive Plan was adopted in 2020 and caused some discrepancies.The Mixed Residential Land Use was also renamed to Medium Density Land Use, which has a range of 6-20 dwelling units per acre. However, the proposed densities of Columbia Shores meet the requirements of the Comprehensive Plan under the MHDR range and the Medium (previously Mixed) Residential Land Use (6-20 dwelling units per acre; see: Comprehensive Plan Land Use Densities Table at PMC 25.215.015). History The site was annexed into the City (Ordinance No 4576) and assigned R-3 (Medium Density Residential) zoning (Ordinance 4577) in February of 2022. The Comprehensive Plan indicates the proposed annexation area should have been zoned MHDR (Medium-High-Density Residential) zoning, which would allow for single-family dwelling units, townhouses, condominiums and multi- family units, and would specify a density from 8-15 dwelling units per acre. As MHDR zoning definition was not yet created and was thus not available, R-3 zoning was assigned, which would accommodate the 8-15 units/acre range specified in the Comprehensive Plan. As per PMC 25.65.050, R-3 zoning allows for one dwelling unit per 4,500 square feet of lot area for single-family dwellings and 3,000 square feet of lot area for multiple-family dwellings and dwellings part of zero-lot-line developments except as provided in PMC 25.65.030(8). The site is within the Broadmoor Planning Area, an area ranging from 1,200 — 1,600 acres situated towards the northwest City Limits and generally bound by Interstate 1-182, Broadmoor Blvd (Road 100), Burns Road, and the Columbia River. Formal planning efforts for the Broadmoor Area began 6 in 2004 and continued through 2009 with the Planning Commission adopting the Broadmoor Sub- Area Concept Plan (October 15, 2009). In 2017, the City issued a Determination of Significance and request for comments to prepare an Environmental Impact Statement (EIS) to evaluate the impacts of residential and commercial development in the Broadmoor area. That effort was paused in 2019 to allow the city to continue working on the periodic update of its Comprehensive Plan. On July 27, 2021, the City issued a revised scoping notice and Determination of Significance to study two land- use alternatives based on the 2018-2038 Comprehensive Plan. The 2018-2038 Comprehensive Plan specifies the Broadmoor Area for its development potential that will occur through specific design and development standards that will incorporate a mix of housing, retail, commercial, and open space, and incorporate walkable and transit friendly design. The recent development activity in conjunction with improvements to utility infrastructure, and this application for a Planned Unit Development are consistent with the Comprehensive Plan and established vision for the Broadmoor area. STAFF FINDINGS OF FACT State law (RCW 58.17.110) and Pasco Municipal Code require the City to develop Findings of Fact as to how this proposed subdivision will protect and enhance the health, safety, and general welfare of the community. The following is a listing of proposed "Findings of Fact": Prevent Overcrowding: Density requirements of the R-3 zone are designed to address overcrowding concerns. The Comprehensive Plan Future Land Use Map designates the property in question be developed with 6 to 20 dwelling units per acre. The proposed plat has a density of approximately 12.5 units per acre, which is well within the Comprehensive Plan density threshold for the area. Parks Open Space/Schools: There are no City of Pasco parks nearby, however the site is adjacent a section of the Sacagawea Heritage Trail as it crosses over the 1-182 bridge to Richland;the trail spans from Columbia Point Marina Park in Richland to Sacajawea State Park at Sacajawea Park Road in Pasco, and links Pasco to both Kennewick and Richland. A multi-use trail is planned for the project which will link the Sacagawea Heritage Trail to a section of the Pasco linear parks system. The Pasco Comprehensive Plan adopted a neighborhood park standard ratio of 2 acres/1,000 residents. All new developments participate in establishing parks through the payment of park fees at the time of permitting. With 484 lots the subdivision would anticipate around 1,753.89 residents (484 Units X 3.753012 average multi-unit Household size X 0.93841 average multi-family Occupancy Rate = 1,753.89) which would require approximately 3.03 acres of parkland. The proposal anticipates 6.17 acres of private open space. The City is required by RCW 58.17.110 to make a finding that adequate provisions are being made to mitigate the impacts of the proposed subdivision on the School District. At the request of the School District, the City enacted a school impact fee in 2012. The imposition of this impact fee addresses the requirement to ensure there are adequate provisions for schools A school impact fee in the amount of $4,525 will be charged for each new multi-family dwelling unit at the time of building permit issuance. Based on the School Districts Capital Facilities Plan the City collects school mitigation fees for each new dwelling unit. The fee is paid at the time of building permit issuance. 7 Effective Land Use/Orderly Development:The density suggested under the Comprehensive Plan is 6 to 20 dwelling units per acre. The developer is proposing a density of 12.5 units per acre, which is well within the target density range for this area. Pasco Municipal Code 21.15.010(1)specifies that street patterns shall take into consideration access needed to develop adjacent properties. The project proposal includes the construction of city right- of-way to connect West Court Street and Harris Road with a single public access street. A mixture of public and private streets would provide vehicular access. Sidewalks would be located on both sides of the public streets and on at least one side of all private streets. Safe Travel & Walking Conditions: The project proposal includes the construction of city right-of- way to connect West Court Street and Harris Road with a single public access street ("Public Road B"/Road 114). A mixture of public and private streets would provide vehicular access. Sidewalks would be located on both sides of the public streets and on at least one side of all private streets. Eight-foot bike lanes are proposed along each side of"Public Road B" (See: Public Road B Section on Plat). As per PMC 25.140.080(10), "Private streets . . . may only be permitted if the applicant can demonstrate that the minimum density as identified in subsection (4) of this section cannot be achieved without a modification to the public street standards.Justification must include alternative layouts." Applicant has represented that required densities cannot be achieved using dedicated public rights-of-way, rather than private streets. Proposed phasing of the subdivision would extend "Public Road B" to provide the required secondary fire apparatus access road connecting both Harris and West Court Street. All lots would have frontage on either private streets or the publicly dedicated "Public Road B" right- of-way. All roads would be fully improved and completed with this subdivision. As per PMC 21.20.010 Blocks shall not exceed 1,320 feet. Adequate Provision of Municipal Services: All lots within the plat would be provided with water, sewer, and other utilities. This parcel is within the Franklin County Irrigation District service area. Provision of Housing for State Residents:The proposed plat contains 484 multi-family lots providing the opportunity for the construction of 484 new dwelling units in Pasco. Adequate Air and Light: The maximum lot coverage limitations, building height restrictions, and building setbacks would assure that adequate movement of air and light is available to each lot. Proper Access & Travel: A connection would be made to the Harris Road and West Court Street access/egress points; additional access/egress points may be required to the site.All lots would have frontage on either private roads or proposed "Public Road B" dedicated right-of-way (Road 114). As per 21.20.020 "The width of the block under normal conditions shall be sufficient to allow for two tiers of lots with easements. One tier of lots shall be provided between a local access street and an arterial." The Future Street Functional Classification System designates both Harris Road and West Court Street as Collector Streets. Streets not intended to be Arterials should not have a single tier of lots next to them without justification. As such,justification would need to be presented for single-tier lots which do not align with the Comprehensive Plan and Pasco Municipal Code.Columbia Shores is composed primarily of multi-unit attached townhomes with multiple garages and 8 driveways extending out of each building; as such, facing the vehicle access points towards a collector-class street becomes a safety issue. Comprehensive Plan Policies & Maps: The Comprehensive Plan designates the plat site for medium/high-density residential development. Policies of the Comprehensive Plan encourage the advancement of home ownership and the City to maintain a broad range of residential land use designations to accommodate a variety of housing opportunities. Housing Goals and Policies of the Comprehensive Plan that pertain to this development include: H- 1: Encourage housing for all economic segments of the city's population; H-2: Strive to maintain a variety of housing consistent with the local and regional market; and Policy H-2-A: Allow for a full range of residential environments including single family homes, townhomes, condominiums, apartments and manufactured housing. The applicant is proposing to construct 484 single-family lots at a density of 12.5 dwelling units per acre; the proposed density is well within the threshold density for the Medium-Density Area. Other Findings: Findings of fact must be entered from the record. The following are initial findings drawn from the background and analysis section of the staff report. The Hearing Examiner may add additional findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1. Public notice of this hearing was sent to the Tri-City Herald and distributed to property owners within 300 feet of the project site on 15 February 2023. 2. Applicant wishes to develop a Planned Unit Development (PUD) for Columbia Shores. 3. Applicant proposes a 484-unit residential development. 4. The proposal would be composed primarily of 2-story townhouses, ranging from 1,379 to 2,153 square feet. 5. The lots for each unit will include enough room for a patio on the back and a driveway with landscape strip in the front. 6. Lot sizes would range from 1,621.6 to 3,797 square feet. 7. The development uses a mixture of four basic building types with 5 and 6 units per building. 8. Applicant intends to sell each unit to an owner-occupant. 9. The three riverfront lots located south of Court St. will vary in size from 12,563 to 13,518 square feet. 10. Open areas include paved pathways throughout the site, with the objective of making it a pedestrian friendly development. 11. Open areas distributed throughout the development would be landscaped with a mixture of planting beds for attractive settings and lawn areas recreational areas for residents. 12. Amenities such as play structures, community gardens, picnic tables, shelters, and work out stations are anticipated. 13. A landscape architect would design the landscaping and amenities in the open areas. 14. The project proposal includes the construction of city right-of-way to connect West Court Street and Harris Road with a single public access street. 15. A mixture of public and private streets would provide vehicular access. 16. Sidewalks would be located on both sides of the public streets and on at least one side of all 9 private streets. 17. City water and sewer will be provided to each unit with public mains in the street right-of-way and private street tracts. 18. Electricity will be provided by Franklin PUD. 19. Communications will be provided by Charter and Lumen. 20. Natural gas will be provided by Cascade Natural Gas for outdoor barbecues and fireplaces. 21. Street lighting for both the public and private streets would use the City of Pasco standard poles, mast arms, and LED luminaires at 300 ft maximum spacing. 22. The proposed subdivision lies within the Franklin County Irrigation District (FCID) service area. 23. Irrigation water for the open areas will be provided by (FCID). 24. One new public street and 10 private streets would be created. 25. Eight-foot bike lanes are proposed along each side of"Public Road B" (See: Public Road B Section on Plat). 26. As per PMC 25.140.080(10), "Private streets . . . may only be permitted if the applicant can demonstrate that the minimum density as identified in subsection (4) of this section cannot be achieved without a modification to the public street standards. Justification must include alternative layouts." 27. Applicant has represented that required densities cannot be achieved using dedicated public rights-of-way, rather than private streets. 28. Proposed phasing of the subdivision would extend "Public Road B" to provide the required secondary fire apparatus access road connecting both Harris and West Court Street. 29. All lots would have frontage on either private streets or the publicly dedicated "Public Road B" right-of-way. 30. All roads would be fully improved and completed with this subdivision. As per PMC 21.20.010 Blocks shall not exceed 1,320 feet. 31. All street names shall be assigned prior to Final Plat Approval. 32. The assignment of water rights is a requirement for subdivision approval per Pasco Municipal Code Section 21.05.120(1) and Section 3.35.160. 33. If no water rights are available to transfer to the City the property owner/developer must pay a water right fee in lieu thereof. 34. The site was annexed into the City in February of 2022 (Ordinance No 4576). 35. The site was assigned R-3 (Medium Density Residential) zoning (Ordinance 4577) in conjunction with the February 2022 annexation. 36. The Comprehensive Plan indicates the proposed annexation area should have been zoned MHDR (Medium-High-Density Residential) zoning. 37. The MHDR zoning would have allowed for single-family dwelling units, townhouses, condominiums and multi-family units. 38. The MHDR land use would have specified a density from 8-15 dwelling units per acre. 39. An MHDR-compliant zoning district was not yet created/not available. 40. R-3 zoning accommodates the 8-15 units/acre range specified in the Comprehensive Plan. 41. Per PMC 25.65.050, R-3 zoning allows for one dwelling unit per 4,500 square feet for SFDUs. 42. Per PMC 25.65.050, R-3 zoning allows for one dwelling per 3,000 square feet for multiple-family and zero-lot-line developments. 43. The site is within the Broadmoor Planning Area. 44. The Broadmoor Planning Area is generally bound by Interstate 1-182, Broadmoor Blvd (Road 10 100), Burns Road and the Columbia River. 45. Formal planning efforts for the Broadmoor area began in 2004 and continued through 2009. 46. The Planning Commission adopting the Broadmoor Sub-Area Concept Plan October 15, 2009. 47. The City issued a Determination of Significance for the development of the Broadmoor Master Plan in 2017. 48. On July 27, 2021, the City issued a revised scoping notice and Determination of Significance to study two land-use alternatives based on the 2018-2038 Comprehensive Plan. 49. The 2018-2038 Comprehensive Plan specifies the Broadmoor Area for its development potential that will occur through specific design and development standards that will incorporate a mix of housing, retail, commercial, open space and incorporate walkable and transit friendly design. 50. The Pasco City Council has adopted the 2018-2038 Comprehensive Plan which indicates the Broadmoor Area will accommodate upwards of 7,000 housing units 2,500 jobs. 51. The 2018-2038 Comprehensive Plan has been supported by the 2020 Council approval of the Northwest Sewer LID and infrastructure improvements. 52. Approximately 1,675 residential development permits are either anticipated in the near future, approved, or underway for the Broadmoor Area. Rezone Criteria The initial review criteria for considering a rezone application are explained in PMC 25.210.030. The criteria are listed below as follows: 1. The date the existing zone became effective: The current zoning classification was established in conjunction with the 2022 annexation (Ordinance No 4577). 2. The changed conditions, which are alleged to warrant other or additional zoning: The City of Pasco has planned for significant growth on and near the surrounding area of the site. This includes the Broadmoor Sub-Area Concept Plan (2009), and the ongoing Broadmoor Master Plan and Environmental Impact Statement. The Pasco City Council has adopted the 2018-2038 Comprehensive Plan which indicates the Broadmoor Area will accommodate upwards of 7,000 housing units and 2,500 jobs. Approximately 1,675 residential development permits are either anticipated in the near future, approved, or underway for the Broadmoor Area. In February 2022 City Council approved annexation and assigned R-3 (Medium-Density Residential)zoning for the site. 3. Facts to justify the change on the basis of advancing the public health, safety, and general welfare: The R-3/Planned Unit Development (PUD) application is consistent with the adopted 2018-2038 Comprehensive Plan. The R-3/PUD zoning would allow for a diverse range of housing options to be constructed while incorporating open space and access for trails and recreation. 4.The effect it will have on the value and character of the adjacent property and the Comprehensive Plan: The request for a Planned Unit Development, implements the 2018-2038 Comprehensive Plan, 11 including various goals and policies of the Land Use, Housing, Economic Development and Capital Facilities Elements. Although the properties surrounding the site are currently vacant, approximately 1,675 development permits have been approved or are anticipated in the near future for the Broadmoor Area. Development on the site is consistent with the intent of the major land-use and infrastructure plans (Transportation System Master Plan, Comprehensive Sewer Plan). 5. The effect on the property owner or owners if the request is not granted: The current R-3 (Medium-Density Residential) designation is ultimately intended for suburban or urban residential use. Without the approval of the R-3/PUD zoning designation, the proposal is not possible, and the site will be underutilized, and not in conformance with community planning efforts. 6. The Comprehensive Plan land use designation for the property The 2018 Comprehensive Plan Future Land Use Map designates this site for Medium/High-Density Residential. The Medium/High-Density Residential designation is site-specific for the Broadmoor Area. The Medium/High-Density Residential designation allows for a mix of single-family dwelling units, townhouses, condominiums and multi family dwelling units, with a density range of between 8-15 dwelling units per acre, per Table LU-1 (Land Use Designations and Criteria) of the Comprehensive Plan. The proposal calls for townhouse development, and indicates a density of 12.5 units per acre, which falls neatly within the comprehensive plan density range. 7. Such other information as the Hearing Examiner requires. The application for a rezone to the R-3/PUD designation is consistent with, and meets the intent of the Comprehensive Plan, PUD regulations and aligns with the intended vision for the Broadmoor area. The opportunity for additional housing options and diversity with open space amenities both support and implement the Broadmoor planning area goals. Preliminary Plat Criteria The initial review criteria for considering a Preliminary Plat application are explained in PMC 21.25.060. Upon conclusion of the public hearing, the Hearing Examiner shall approve the preliminary plat with or without conditions or deny the preliminary plat.The Hearing Examiner shall make and enter into findings from the record and conclusions thereof as to whether or not: (1) Adequate provisions are made for the public health, safety and general welfare and for open spaces, drainage ways, streets, alleys, other public ways, water supplies, sanitary wastes, parks, playgrounds, transit stops, schools and school grounds, sidewalks for safe walking conditions for students, and other public needs; The proposed plat will be required to develop under the standards of the Pasco Municipal Code and the standard specifications of the City Engineering Division. These standards for streets, sidewalks, and other infrastructure improvements were designed to ensure the public health; safety and general welfare of the community are secured. These standards include provisions for streets, drainage, water and sewer service and the provision for dedication of right-of-way. The preliminary plat was forwarded to the PUD, the Pasco School District, Cascade Gas, Charter Cable, franklin County Irrigation District and Ben-Franklin Transit Authority for review and comment. 12 All new developments participate in establishing parks through the payment of park fees at the time of permitting. There are no City of Pasco parks nearby, however the site is adjacent a section of the Sacagawea Heritage Trail as it crosses over the 1-182 bridge to Richland; the trail spans from Columbia Point Marina Park in Richland to Sacajawea State Park at Sacajawea Park Road in Pasco, and links Pasco to both Kennewick and Richland. A multi-use trail is planned for the project which will link the Sacagawea Heritage Trail to a section of the Pasco linear parks system.; the Pasco Comprehensive Plan adopted a neighborhood park standard ratio of 2 acres/1,000 residents. With 484 lots the subdivision would anticipate around 1,517.3 residents (484 Units X 3.753012 average multi-unit Household size X 0.93841 average multi family Occupancy Rate=1,753.89). The proposal anticipates 6.17 acres of private open space. There are no public schools nearby. The City is required by RCW 58.17.110 to make a finding that adequate provisions are being made to mitigate the impacts of the proposed subdivision on the School District. At the request of the School District, the City enacted a school impact fee in 2012. The imposition of this impact fee addresses the requirement to ensure there are adequate provisions for schools. A school impact fee in the amount of$4,525 will be charged for each new multi family dwelling unit at the time of building permit issuance. Based on the School Districts Capital Facilities Plan the City collects school mitigation fees for each new dwelling unit. The fee is paid at the time of building permit issuance. Storm water catch basins and infiltration trenches are planned for along both public and private road sections; all lots would connect to either a public or private street; both water supplies and sanitary waste utilities are shown on the plat. (2) The proposed subdivision contributes to the orderly development and land use patterns in the area; The 2018 Comprehensive Plan Future Land Use Map designates this site for Medium/High-Density Residential. The Medium/High-Density Residential designation is site-specific for the Broadmoor Area. The Medium/High-Density Residential designation allows for a mix of single-family dwelling units, townhouses, condominiums and multi family dwelling units, with a density range of between 8-15 dwelling units per acre, per Table LU-1 (Land Use Designations and Criteria) of the Comprehensive Plan. The proposal calls for townhouse development, and indicates a density of 12.5 units per acre, which falls neatly within the comprehensive plan density range. The project proposal includes the construction of city right-of-way to connect West Court Street and Harris Road with a single public access street ("Public Road B"/Road 114). A mixture of public and private streets would provide vehicular access. Sidewalks would be located on both sides of the public streets and on at least one side of all private streets. Eight foot bike lanes are proposed along each side of"Public Road B"(See: Public Road B Section on Plat). (3) The proposed subdivision conforms to the policies, maps and narrative text of the Comprehensive Plan; The 2018 Comprehensive Plan Future Land Use Map designates this site for Medium/High-Density Residential. The Medium/High-Density Residential designation is site-specific for the Broadmoor Area. The Medium/High-Density Residential designation allows for a mix of single-family dwelling units, townhouses, condominiums and multi family dwelling units, with a density range of between 8-15 dwelling units per acre, per Table LU-1 (Land Use Designations and Criteria) of the 13 Comprehensive Plan. The proposal calls for townhouse development, and indicates a density of 12.5 units per acre, which falls neatly within the comprehensive plan density range. The Plan also encourages the interconnection of local streets for inter-neighborhood travel for public safety as well as providing for traffic disbursement. The project proposal includes the construction of city right-of-way to connect West Court Street and Harris Road with a single public access street ("Public Road B"/Road 114). A mixture of public and private streets would provide vehicular access. Sidewalks would be located on both sides of the public streets and on at least one side of all private streets. Eight foot bike lanes are proposed along each side of "Public Road B" (See: Public Road B Section on Plat). (4) The proposed subdivision conforms to the general purposes of any applicable policies or plans which have been adopted by the City Council; Development plans and policies have been adopted by the City Council in the form of the Comprehensive Plan. To the extent that the proposed subdivision conforms to the policies, maps and narrative text of the Plan as noted in number three above, it would conform to the general purposes of any applicable policies or plans which have been adopted by the City Council. (5) The proposed subdivision conforms to the general purposes of the Subdivision Regulations; The general purposes of the subdivision regulations have been enumerated and discussed in the staff analysis and Findings of Fact. Pasco Municipal Code 21.15.010(1)specifies that street patterns shall take into consideration access needed to develop adjacent properties. (6) The public use and interest will be served by approval of the proposed subdivision. Per PMC 25.140.040(1) and (2), "[t]he street system of a proposed planned unit development shall be designed to connect with existing, proposed, and planned streets outside of the proposed site;" and "[p]lanned streets shall connect with surrounding streets to permit the convenient movement of vehicles and to facilitate emergency access and evacuation." The project proposal includes the construction of city right-of-way to connect West Court Street and Harris Road with a single public access street ("Public Road B"/Road 114). A mixture of public and private streets would provide vehicular access. Sidewalks would be located on both sides of the public streets and on at least one side of all private streets. Eight-foot bike lanes are proposed along each side of"Public Road B" (See: Public Road B Section on Plat). As per PMC 25.140.080(10), "Private streets . . . may only be permitted if the applicant can demonstrate that the minimum density as identified in subsection (4) of this section cannot be achieved without a modification to the public street standards.Justification must include alternative layouts." Applicant has represented that required densities cannot be achieved using dedicated public rights-of-way, rather than private streets. TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Following a public hearing, the Hearing Examiner may recommend approval or denial of the application and accompanying PUD plans or may recommend imposition of such conditions of approval as are necessary to ensure conformity to all applicable regulations and the purposes of the PUD district based upon the criteria listed in PMC 25.140.090(5). A PUD may be recommended for 14 approval only when it has been determined that: 1. The PUD district development will be compatible with nearby developments and uses. As per PMC 25.140.040, "[t]he design and layout of a PUD shall take into account the relationship of the site to the surrounding areas." More specifically, and as per PMC 25.140.040(1) and (2), "[t]he street system of a proposed planned unit development shall be designed to connect with existing, proposed, and planned streets outside of the proposed site;" and "[p]lanned streets shall connect with surrounding streets to permit the convenient movement of vehicles and to facilitate emergency access and evacuation." The project proposal includes the construction of city right-of-way to connect West Court Street and Harris Road with a single public access street("Public Road B"/Road 114).A mixture of public and private streets would provide vehicular access. Sidewalks would be located on both sides of the public streets and on at least one side of all private streets. Eight-foot bike lanes are proposed along each side of"Public Road B" (See: Public Road B Section on Plat). As per PMC 25.140.080(10), "Private streets . . . may only be permitted if the applicant can demonstrate that the minimum density as identified in subsection (4) of this section cannot be achieved without a modification to the public street standards. Justification must include alternative layouts."Applicant has represented that required densities cannot be achieved using dedicated public rights-of-way, rather than private streets. 2. Peripheral treatment ensures proper transition between PUD uses and nearby external uses and developments. The project will result in the expansion of, and the construction of the following connecting the site with the surrounding areas: • A single north-south public road connecting Harris Road to West Court Street. • Two access/egress points to serve 484 homes: o One access/egress point along Harris Road o One access/egress point along West Court Street • Ten private roads connecting to the single public road • West Court Street frontage and road improvements • Harris Road frontage and road improvements • Street-Light Spacing o Streetlight spacing of 300-feet alternating sides of the roadway (600-feet same side) shall be maintained. o Lighting along both West Court Street, Harris Road, and all interior subdivision road shall be required per of Pasco Design and Construction Standards and Specifications. • Multi-Use Pathway 15 o A 12-foot multi-use path along West Court Street shall be asphalt (not concrete), and the walking path shall be offset from the curb pathway following a linear. Additional conditions have also been placed on the proposal from the Pasco Fire Department, below: • Per International Fire Code (D103.1): Fire Apparatus access roads shall be 26 feet width, exclusive of shoulders. • Per International Fire Code (D103.3): Turning Radius: Determined by the Fire Code Official. 28 feet minimum. The project will incorporate approximately 268,894 square feet (6.17 acres) of open space, in conformance with the Amenities and Open Space requirements of PMC 25.140.080(6). 3. The development will be consistent with the Comprehensive Plan and the purposes of the PUD district. The proposal and project are aligned with, and implement the following Comprehensive Plan Goals and Policies: Land Use Policy 1-13: Enhance the physical appearance of development within the community through land use regulations, design guidelines, and performance and maintenance standards including landscaping, screening, building facades, color, signs, and parking lot design and appearance. Land Use Policy 2-A: Maintain sufficient land designated to accommodate residential, commercial, industrial, educational, public facility, and open space uses proximate to appropriate transportation and utility infrastructure. Land Use Policy 4-13: Encourage infill and higher density uses within proximity to major travel corridors and public transportation service areas. Housing Policy 1-A: Allow for a full range of housing including single family homes, townhouses, condominiums, apartments, and manufactured housing, accessory dwelling units, zero lot line, planned unit developments etc. Housing Policy 3-A: Encourage innovative techniques in the design of residential neighborhoods and mixed- use areas to provide character and variety in the community. Housing Policy 4-C: Increase housing supply and diversity through appropriate and flexible development standards. Economic Development Policy 4-13: Collaborate with public/private partners to create a masterplan vision of the waterfront, Broadmoor area,and other neighborhoods as necessary Capital Facilities Policy 1-A: Systematically guide capital improvements consistent with the vision and plan of the community Capital Facilities Policy 3-A:Assure land development proposals provide land and/or facilities or other mitigation measures to address impacts on traffic, parks, recreational facilities, schools, and pedestrian and bicycle trails. Capital Facilities Policy 5-13: Encourage use of existing natural features, open spaces, and 16 appropriate excess right-of-way as an integral part of the community-wide park system. Transportation Policy 1-13: Require transportation and land use planning efforts and policy that meet the needs of the community and the objectives of this plan. 4. The public health, safety and welfare have been served. The application for a Planned Unit Development and the proposed project associated with the application are subject to the regulations and requirements of the Pasco Municipal Code and the City of Pasco Design and Construction Standards. The City, acting as the Lead Agency for the proposal, issued a Mitigated Determination of Non-Significance (MDNS) on 21 December 2021. The applicant has, or will be required to submit the following documents or analysis to supplement their proposal: 1. A cultural resources survey from a qualified professional shall be prepared and submitted for approval before any site improvements may begin. 2. A minimum six-foot tall solid barrier fence on the property between the proposed pathway and the interstate right-of-way boundary must be installed forthe increased likelihood of safety concerns with children and pets. The WSDOT right-of-way fence typically lies one-foot inside WSDOT right-of-way and must not be altered or moved without prior WSDOT approval. TENTATIVE PLAT APPROVAL CONDITIONS 1) Project must participate in a proportional share of the improvements for the 1-182 Exit 7 Interchange. 2) Project shall construct a minimum six-foot tall solid barrier fence between the proposed pathway and the 1-182 interstate right-of-way boundary. 3) Two separate and approved Apparatus points of access shall be provided where the number of dwelling units exceeds 30. 4) The face of the final plat shall include this statement: "As a condition of approval of this final plat the owner waives the right to protest the formation of a Local Improvement District for sewer/water/road/sidewalk improvements to the full extent as permitted by RCW 35.43.182. 5) The final plat(s) shall contain a 10-foot utility easement parallel to all streets unless otherwise required by the Franklin County PUD. 6) The face of the final plat shall include this statement: "The individual or company making improvements on a lot or lots of this plat is responsible for providing and installing all trench, conduit, primary vaults, secondary junction boxes, and backfill for the PUD's primary and secondary distribution system in accordance with PUD specifications; said individual or company will make full advance payment of line extension fees and will provide all necessary utility easements prior to PUD construction and/or connection of any electrical service to or within the plat." 7) Any existing water rights associated with the subject property shall be transferred to the City as a condition of approval. If no water rights are available then the property owner, in 17 accordance with PMC 21.05.120, shall pay to the City, in lieu thereof, a water rights acquisition fee as established in the City Fee Summary Ordinance as identified in PMC 3.35. 8) Only City and other utilities with franchise agreements are allowed in the public right of way. 9) Overhead utilities are required to be re-routed below ground. 10) It shall be the responsibility of the property owner/developer to contact all utility owners to determine their system improvement requirements. Prior to subdivision construction plan submittal and/or review the property owner/developer shall provide to the City of Pasco written support/approval of the proposed development from all outside utilities, public and private. 11)All fee payments for bonding of ROW improvements and Water Rights must be paid at the time of Final Plat being submitted for signatures. 12) Homeowners Association (HOA) documents shall be submitted to the City of Pasco Director of Community & Economic Development for review and approval. 13) No utility vaults, pedestals, or other obstructions will be allowed at street intersections. 14)The developer shall install common "Estate" type fence/wall six-feet in height along Harris Road, West Court Street, and along property lines adjacent neighboring properties, as a part of the infrastructure improvements associated with the plat. The fence/wall must be constructed of masonry block. A fencing detail must be included on the subdivision construction drawings. An approved vision triangle at the intersection of streets will be required. Property owners adjoining said fence shall be responsible for payment of all costs associated with maintenance and upkeep of the fence/wall. These fencing requirements shall be noted clearly on the face of the final plat(s). A concrete mow strip shall be installed under any common fence. 15)The plat shall be constructed in substantial conformance with the Preliminary Plat as submitted. 16) It is the requirement that the design, construction and improvements of the proposal shall be in conformance with the City of Pasco Standard Specifications, the Washington State Department of Transportation Standard Specifications for Road, Bridges, and Municipal Construction, the International Building Code, and the International Fire Code unless a specific modification has been identified in the conditions of approval/approval conditions in the staff report. Violation will result in the need for a resubmitted. Per PMC 21.25.080(2) and PMC 25.140.140(1) Major changes in the approved final development plan shall be considered as a new application for preliminary approval.The Planning Division may approve changes in the development plan that are minor in nature and are consistent with the approved plan. RECOMMENDATION Staff recommends, based on the Finding of Fact and Conclusion that the Hearing Examiner approve the application for a Preliminary Plat and recommend approval for a Planned Unit Development on Franklin County Assessor's Tax Parcels 118180068 and 118180139 with conditions as listed in the 18 March 8, 2023 Staff report. 19 Overview Item: Columbia ! 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I I�li; !i�?I lJ►�o;•o o��o►� [c��i� ISI SO IVA I I �:�.�;0�.�� ayp0►o�i; � � ��pi ■li �J 1p�V ��I �e;•iippia �.►•:d�:!•o-71 ski ►111 ® COLUMBIA SHORES- PLANNED UNIT DEVELOPMENT- PRELIMINARY PLAT VICINITY MAP w ¢ PORTION OF THE NW 114 OF THE NW 114 OF SECTION 18,TOWNSHIP 9 NORTH,RANGE 29 EAST,W.M. i e PASCO,FRANKLIN COUNTY,WASHINGTON ry PLAIN `Y� q RRIS ROAD - EA -- -- -- -- -- --y-- -- -- -- -- - -- -- - � p HA 4H�Fn _ 12 OT _.S_..°esM.' taz • 4 7+17_7_- - - - - - - - - -ry+PHAdE 1 '�ii,aj APPLICANT cE�SURVEYOR w i g E xATAR.=o pA E sE wb -� -- LL�1m -- i�J �w r� rJ �NNFwicown RK"sADATUM-BENCXMARK PHASE 7 I xa xoxai Rsiu`nTi°xa`vpae°ess wsacs.SOUTH zone n l ay FArva� E:s Mas E1 COUNIOFSEOLorv,a NAL IN CASE,ry ,b — — ---------- _, s prv�sp� vTT �S., �` LEGAL DESCRIPTION LUMT rA�EL __ ro == a ' PORTION OF THE NORTHWEST QUARTER OF SECTION 1..TOMINELIP E NORTH � ER 11 SE.wFTIN&NreLxpOST1UAPabHxpTpx. -'' e PHASE 8 W J -' \ "'77.777'i"'7M�77T1"T -77TTi .\ ROE I WEST,40,00 FEET ALONG THE WEST LINE OF SAID SECTION 18 TO f 1Tl,a a�a m _ I _ 1 Alc is ARco T.NO I R Ro: o Q b € __ - GE CAN G 6 i—a � Mwarz�� fire 1: - coAox rnn�E - - - - - - -- a ' 11111 FEET-THE NOUTLE01FLIN"ENT aa � t 1PNA8E5� PRASE 3 = k LEN FRONT. 3 �I w x NFNEG __ ` EARTERI LINE,NORTH LE EAST LL—HE TIEN 11 1 11MIT, \\\J �EIGINIALONGsaio EAST LINE of SAID aAHCEL TO THE TRUE voirvT OF LL ion of SAIGN-THwEsr-ILLEFoFSEcnorv,s. �I / _- _ -_ rzm'\�r I �rzscreieEO AS FOLLows. - PRASE T m �. n NWEST 1 a o ��z ' T A„L.Eb'rv°TiN N.HForvc THE wEST urvE HESEcno TMErvc1.PLUD m z m M , COI wesTcorervEre of supsecnorv,e _ - ':� 1 2111 WEST 1111IFEITITIENIITHEILYR'IHT.I�AI OF CONOT STREET _ c� W / N THE +PNASE9 .��/ / �'��, t9� ` � EN'FRA"UNFEETTHE WEST t PHASE 4' Lso xeai'r°n`cr°20 23 FEET d wnv�oF cc°ou'aa'sr50aEeEE;xer�ce°oaiH°orv�s�wesT'RIGHT IF 11 MEwJ uNoire�n"up o sF�iiHo�',eoaioo.j f°suaver HeeoxpEp rvovEmbexa.zO,S zWZS o �p THAT aESTN1ExHHoide�nsHssH r wasicoscieFoLowg3 WEEONGHEW zF J � =01u W073 \ Yy✓ I. HT WAY,THENCE89-WEAST411,11 } ^+'•� CONTACTS WaLW, d \ > ZO u�� R � W� ...`.o.s.'appTtOx LEO Z' a J_ a y rA La HErvTE(sos(3s a}< W F� m3 > J Zy '� PXASE2 shy rvrvEwicH,WA SSsss W / ORNER 4a� Ww T. r d LL>�o \A k LOT 1,THENCE SOUTH C-4 35'EAST.S=EET ALONG THE Z N SGS(s"°oo xA c J'o �re COTW �+ C w r HrvEwicK wa 53�Ar OUNCES,THENCESOUTH �oY J� 0Wo J„ m� \ \ wWEST i ' �.. awazo(sos a,ssass o THE Hsou"rrvHwEIT oo1S NOE x��'Rs pJd �Y FreOE _ M,j r LEr16106Zp�,1 rvp,wa AojE+HENCEwRSTEaLr.,eaa�FEEi°Lorvc o a d T5EFEE ALCENTa+ssa EAST toz+ \ PXASEI,' ,xx Er,o TnE TRUE POINT OF BEGINNING. ` �4 ,. °ENCE NOORTH is"e�-EAST,,-11 FE�ET,THENE NORTcsaioA1EA OF wn m � R `�+ � a"N w s E aes'ieasE'T"`sco wnS S / xABNx ExawE u oEan"�o:oRs'FiiiHo,°eo aioo ono suavEr aecoxpsp rvovEMbsxa,zo,v to SITE INFORMATION g V L„S,eo,aS 1S) �+ E40E8(IR PAREELBC�9 ?E qacµ 6 I1d9 up[vELonM SL1.AREA 101 M SF M C R e `.� / SUMMARY OF LOTS BY PHASE pare EA MIU BE SF zz.18 Ac HMiNAre— DRAWING INDEX s / FRNATF 18 AD i OVEAP uE K-A urouTN P E PARKING SPACES s BLOCK LENGTH EN E HPAN RE if�fI�181 / e PHASES 1 AND 6 PHASE 3 BE BE PERGENTOPE1 SPACE i...PHASE 5 BE BE ;WO.F LOTS ' PHASEs PHASE 4 BE SIE TUT”'LOCArvoSrearyL LOT 12-30.2022 ' PHASE 7 BE INI.U.,SOafib MOTS.RY 1"'U'S BE SEBA...AD AC RE '1F'Gocnno wiTM'T"cWws�i"'FIR P-TE uT��'a=P.R"Eaipai�O Excnirvc 21-040.1 PHASE 9aa,rza sr CALL 2 BUSINESS DAYS BEFORE YOU DIG: 811 ^e^^• 1 O <ql m®® � •i E!!!!!lr--- � � vom•�omm•�©m��omm•�om��om®�om� oo®goo®�©m®nom®�om��om��om� . 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EL LANE 1-NNUXNE N TI vAwceL TEOPAVNEMENONA n ) J z F � TvvE RB 2 TRAVEL p IN / O _ ANDGUTTERML' AC ll'IG 66320 �C\ Y CSTC I'llffil COM"'T TOP 12' �� ,TM��BEPATH PUDE ET MODIFIED PERMDDIPIEDPaDCU.TDRD,66T „i�;s; RGHT-DF-wArAND SICTION 12 WIDD ON EMb`:EBs PATH,M ARMS ROAD SECTION SCALELEGEND 12-30.2022 .� EAR`E`o�ano` :h°:��nI�,o�oaPa��a°A�:�arToaTERIDN`"D"o ENDh�N� 29-040.7 NVI-E D aCALL 2NBUSINESS DAYS BEFORE YOUP010.R811 ^e^^^ 3 ® COLUMBIA SHORES-PLANNED UNIT DEVELOPMENT- BLOCK LENGTHS g � a to -- -- -- -- -- --�-- -- -- -- - -- -- -- -- -- -- -- -- - 12 07 - HA ��e s�°wes�mo.m 4sa.s�r RRISROAD �f-f 1-f1- FACE OFCURB P a E t w $ - - - - - - --t 141-1 ROADA- -- l L, i n - - _ LIALL - , i a PAM t== ,' Y -1' \; TI r r TI r rrnTl TTFT 55 C LF vo "> co \ \ g♦ 3~QZa QJ3 Z J Z. \ Jd� WO73 a1 GS` �Y�iw WF' 6 ZW� jWh mq Q o� jF� J 2 w 4 Y W i co L uj w 000o Jm� ie J PARCEL L. Lo 72-30.2022 � 21 040.7 CALL 2 BUSINESS DAYS BEFORE YOU DIG: 311 21 4 COLUMBIA SHORES— PLANNED UNIT DEVELOPMENT— PHASES 1 AND 6 oxrx tA_—. z I SEE SHT 7 z 3 — « .PHASE �x � fee —__�_ __ t�pa s/ vz MT N n.tn'�1 nra1 m�1` 'nmj F 9j A '3171 b' V.- _ PHASE v rr 7"1 1Y'� al +!!N ipa JP. IN. 1 mo i _ — — — � JI n _ .x PHASE 1 n. a"\ I� III �__— --L jl ns `\�a`\m•^` '9a �a �w0'N-i _-- _—_ ___ z__ --_ 1' g Rfl 3F wJ LLI PHA SE9 zW n m PHASES =0 _ rxenx RU—s B Ax N< 9 a` 3 f 3 i2= FBa ------- 74� Z.C73 ,yi«------ .. I as' ungnuxx.u...x l I•µS•n•nT' 'M.• • W G gwg 6 Mg �.a vo PHASE 7a. xr °m Ll I„ 8 Za6 KWh SEE SHT 8 W .j 7~' 1601. wwj Nw OL yd C5 Odo N 3R QTY Q 6 2 NOTES J GDRYE DATA AINE PRIVATEROAOSTOSECONSTRUOrEOPER SHEETSO I @ Td`s ' uTaITYEASENENr KEYNOTES xe vxex% Qi to G S2rp 159E Q2 t551DEWALKAND UTILITY EASEMENT. Q rPATH. 72-30.2022 29-040.7 CALL 2 BUSINESS DAYS BEFORE YOU DIG: 811 ^e^^• 5 ® COLUMBIA SHORES-PLANNED UNIT DEVELOPMENT- PHASES 1 AND 2 AINNOTgRoADSTOBECON—ED PER SECTION AON SHEET 3, g KEYNOTES PLAN SCALE 10unun eAseaear t�A w mg SIDE—LIKAND UTILITY EASEMENT r RATA/m/ �€ � a m/A./ a ;\ !hm O 12'MULTI-USE RATA. m �/tm/ag/�r , o- .tea �hhhroh , ®EXISTING—HEADI—EPTOBE RELOCATED UNDEPEROUND Z 3 •'tn �i \„ _ '�4„`no-/ ,__ /eiu/e°ru , � m° _ hh.x.xx.xxxx.xx. I_II_ ___ ., _ Ara 3 ' ,AIN,, � /a, dHASE 2 /m AUo��E lg l / Ls am /g lffi m �� �qx •q/ Hxxn.nnmxnmx I `� "� s - ��'"� iz . I xm�L.....( -- ---- 'xxl CIO m n / N I I ffi 3Z �W PHASE 1yJ a. LU -Mr ro op a w O2 E�l ep?'1 Ix"er[ Z xx""m��xnx~x� im la ro la o la,I cl i li 1 x.xx.xx xxxxmx. W p� d Hw jWZa� hoJW2y 8 / Id� R Lu pYlw a ..... ,_ft��,; w Q�s PHASE 9 •w ¢ .9 d "u p PHASE I m f§ .�3 0 € CURVE DATA II II �I-- so----I_ I URSE ELTA TAN-7 Dcz Laox ara.ar �se' szsreNG I I I $ I \1 I � I I a II 12-30-2022 21-040.1 CALL 2 BUSINESS DAYS BEFORE YOU DIG: 811 ^e^^• 6 ® COLUMBIA SHORES- PLANNED UNIT DEVELOPMENT- PHASES 3, 4 AND 5 g PI-AN SCALE \ �N .... .... �v $ 77 777 7 77777 PRASE 6' g n mil mil r e v gl n$I nil nil nffi n nil n$ nil nffi n s n nil nrs nil ng "a w m g I �z< _ n i nsj El - EE PXASESS ,,a m PHASE 1 � I'- n�j nffiI n.1 n.1 aliJ_ _�l„ j_ m,LJ_J! tt 'a PRASE 3al 3 —RUN �Ly \ \�� N nd\, ^^^^•• _,__ I F ,sly �,` QRS. 9a / o\n \05 s89 0 \\ ' '6 `pl/ C / yW S coo AI PHASE ac \� ; \� N� 7N- WOz ,'� Q Za JWP "+� s �n WFC JM 7Zw ycaa W Ww NWa 621 ��x s, ea `\ ' -/ SAS -°a \mea a na \n \� y a9 Q 6�s y sa/ as \n OTES m\CURVE DATA QQOA ASE pa, sEOTNA GCLON SHEETS KEY NOTES'HLA. NU; jSIDEWALK AND UTILITY MENT ro Nix rssioswALNANo UTILITY EASEMENT g e o 7 ATH. o„MUITIUSE PATH. 4. G,9 —1112. 72-30-2022 29-040.7 CALL 2 BUSINESS DAYS BEFORE YOU 010. 311 ^e^m COLUMBIA SHORES- PLANNED UNIT DEVELOPMENT- PHASES 7, 8 AND 9 g SEE SHT 5 i i °ovnw --PHASE 1 All —i 6 , I81 !x Wi � = R a j�w 'I�w j�a j$wmj �I wl n I � YI I •-,-- --� r R ----- -- '_ -n.a�� - - . pal e „` � y m �4 � / ,$w i' /� � '�� NO Y, a mn I g I V., . PXASE7 IN I s @ w�� w�� w�� w�� n � m ��5w Liu I�'1e��w �_ w•�w w�l e'� �'�� ��� �a. �t` Y PXASEB Y a A ..o nDO Im.Lml _J_ I dry' $ tt € m / /�� e ---- �°' mP r mT 1 mn . � _-�-- -+m _ I --�-- �� I , !� 1 7 �i I I I I 'ixxl' "1•' r...,i"""� I.E. °aa I°aw I°aw ¢w ffi.°° xa •°° °a'n 9"� a 'qa Iia MER Iia, I°ym PNASE9 `� ������ a g u I a _ _ J A. - - - --- - ---- - --- -- --- - - /' _✓� - -r. _ a,.n ms mn Y nv I a xn mn mr r me me' me' my s i Le R my me' my me' v.r __ ___ ____ ____ __ ___ ___ __ ____ ____ _ _ -- 4, gu4 �W Y x w a a a a s �� � � D. �� �� �I ��a �9 �� ��x Aga ��a ��w a ��a Asa �s., -w I.w I.a ��a 1.a;l w �ffia i$a �•w w �Yw ��a �Y a•� a � w �•as� w �6.. yW ]!i} _L a jY d1 'j$ DO • x•xN•ry �•i�::N�:ixYxx«ix::wM.�xYi::•A:: xx.xx xWiiWxinuP�nNn:M•::�xxxMxx�Y�•i •Ai«�xm "iiN«:xY•::d•:° ,,, �� „„�� /� F xNx�'xN••••••N�O�NN�� ( aa 3 'O0 2 {'x X26 M�nxx•x�xx .4 - t A� W WZw 6�x i yZ� ry�i /.lam Z a q J W_ �® . OP R WFH 0 /$$ PXASE 9$w \ secnorvRCA%TR A ON ET a NOTES J o CURVE DATA = w�\ i uHsu PRlvnT[aonos To sE corvsiauciso PERN OF UTILITY EAS U CUM C5 . 53 9W RADIUHIIS CHORD ONDEEFMIN ELS i e \ e \ a /� KEYNOTES eyaM, ce w.,a +oo.an as.ee rv>e•soxx•E az°.wsz^ zo ba' i v/ % q �9� ( ,o'unuTYEnsEMErvr. R; % i o �,ssloEMUNANo UTILITY EASEMENT. ; 72-30-2022 2-040.7 CALL 2 BUSINESS DAYS BEFORE YOU DIG: 811 B 8/23/2021 Pasco Utilities Viewer Ty - . � ��-------- ------------------- r � � _ - ------ ' - . . 2 ---�---------,----- ------------ -- ----- - — � � mom - ■ - - ` - � \ � ) ®` » 41L, . if 2 § IT, . « ® {� � ■ ' � 3 ` FRANKLIN � � /`` . ` ` • �p� � / « _ ` ■ —- - COUNTY / & . . - Z ^ ` a � � ` • - . — � . . -, ..- • I � � -119.241 46.269 Degrees q@:tyfP srmapsar&mGamm_wpp_eMwaawsdke&bGe w49b! bue+! l2m1m �a Affidavit of Mailing In regards to MF#PP_PUD2021-002 I, Carmen Patrick, hereby confirm that notification was sent by mail February 15, 2023 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 151h day, February of 2023. Representative's Signature "W" City`1 CoCommunity Development Department PO Box 293,525 N 3'd Ave, Pasco,WA 99301 P:509.545.3441/F:509.545.3499 PUBLIC NOTICE Si necesita ayuda para entender este aviso o necesita mas informacion, por favor Ilame al Departamento de Desarrollo Comunitario y Econdmico de la Ciudad de Pasco a 509-545-3441. Proposal: Steve Bauman, on behalf of RP Development (6195 W Deschutes, Suite 509, Kennewick, WA 99336) has submitted an application (Master File #: PP/PUD 2021-002) for a Planned Unit Development (PUD) referred to as "Columbia Shores." The development (Columbia Shores) proposes 492 lots at a density of 12.7 dwelling units per acre including 259,305 square feet of dedicated open space on a combined area of 38.69 acres. The proposal is located on the southeast corner of Harris Road and West Court Street at 11530 W Court Street (Parcels 118180068 and 118180139) in Pasco,Washington, as follows: The project site is within the Northwest Corner of Section 18, Township 09 North, Range 29 East W.M., City of Pasco, Franklin County,Washington. The proposal is subject to regulations contained in the Pasco Municipal Code.Legislative approval of a PUD shall constitute a zone change of the subject property from the former zoning designation to a planned unit development zone. Open Record Hearing:The Hearing Examiner will conduct the open record hearing at 6:00 p.m. on 8 March 2023 in the Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco,Washington.The Hearing Examiner will consider public testimony concerning the above application at this meeting. Public Comment Period: Written comments must be submitted to the Community and Economic Development Department by 5:00 p.m. on 8 March 2023 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:planning@pasco-wa.gov. Project Permits Associated with this Proposal: There are no permits currently associated with the proposal. Grading, right-of-way, and building permits will be required before any ground-disturbing activities occur; building permits will be needed for future construction. Preliminary Determination of Regulations Used for Project Mitigation: Titles 12 (Streets and Sidewalks), 16 (Buildings and Construction), 21 (Urban Area Subdivision Regulations), 25 (Zoning), 28 (Critical Areas), regulations of the Pasco Municipal Code,and the land use policies contained in the Pasco Comprehensive Plan. Prepared 14 February, 2023 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. Columbia Shores Overview Applicant(s): Paul Lavrentiev Map File #: PP/PUD 2021-002 •.ii 1■ + • !- i.M tNY H tl"'a"' aide k err .r�wrfir�iIl�r iJiy�rrr a��r i7 rriirl •a .rrrr rrrrw+//rwa r• rxa + w y ■r AMMA + � iiairiilT:` Midi OaA �� Ytifilii. + F +./liiiif ad i6l alJ�, <Y +w .� � ��li•al��. - • � iL:i rrr•'•--�-*y1A ty' �� �.i�• - f vii.aaY irrrrY/iTj'I,��ti- rr�r/+!a!!!laaa! all. t�� aaer rw-•wiSi X, i 1 �- 'r/rY Jr Y.srs ♦ "l;. /- »... amu. _ scaas/rt acta.a-• rsa ! iM�r�+���. t�R`■f +� R Yw _ sa`.• /abilt rdiia'ai.•w llµ��r♦♦moi r,4Y ■_ _ ! .. `� -�wrc Nas/ •/�W/It 17th`♦i 1!w'l 'I .+`,.+}>I -4 "�! ..'4as ss./ /+IrYr-ra— ♦r r rr'- W ti Cco, ► rsa ,,,,r ialY x7:i V»µ♦:♦'♦ rrji Q •� 1t x/ 11#*r lira �Y,�irL x%+ ♦ '♦�jy,'��. � { � it• til Iti1r1/r1 ,�. �' w ` c. +r9+3.•.i. !, �n.7slt11rw+♦ . . ♦. &4f BI a� Y .� stt /. ♦ siaL.lYii'iaYt,♦v�+` • t 1.- -�`.(T � 'a II+�� k r1 •�rJ 'Ir u ♦ ,r r: a `_ ? �' ♦ tII. lir •+'. r ♦ +ri •} +. �n yI� � r vYs w<�'8_ �MI'" >'r'rttr.i��i tl laa s'+ va+r r��,t. ' -� - � �� T ��if '�w v>� a�.r,♦� <�, t � M��r�,eyitDa. - �+» y„ ++: y ,iy���i +�,�i��♦ 'a 'er� •.'� +u�i*17t*.vs i� � +�'tirrl a'�y�a!:i it r � ♦ < r•ya • �+ ,.y r na •3r 1 r.r .�' ii. r>.r.i '•+i . x ♦� Y di• >fi i► i�w.-<r ..y .M JL\ �•1r A y�o�.r•<.`ri ii "'�I „� .ir Rr ♦,74I •t'y > >'r< ; �'\�`P� IE y ". •' 4w': tea. p I O }• wi .lam" +�' j� 3 y ♦r f J/lir fi - \ #• ,♦ - \� r � i'r.rt _.}'1"r,?'���� _ , ~- a•R r< "0",Ir Pal f LVA _ ... .:.�' _ .� - ,aid,`'yp�. ; .:q��,��. ������w .� _•�+C*. c'�cr r '��_+���a�i�•° iaiOJ � I al 7 � ' !* s .�+ gra► J R TAll I t yf •i —411 ^f t(: '�'a.,-'I�r i li_F#r'.i '�■ 001000 2,000 3,000 4,0011 y; � « ,;� : = W'14 iQ rlit I �r � y�''''a� NAME ADDRESS CITY STATE ZIP BROADMOOR PROPERTIES LLC 6070 LAKE GENEVA DR RENO NV 89511 SG LAND MANAGEMENT LLC 105609 E WISER PKWY KENNEWICK WA 99338 STATE OF WA DEPT OF TRANSPORTA 2809 RUDKIN RD UNION GAP WA 98903 JAMES MICHAEL HARVEY 1401 W KENNEWICK AVE KENNEWICK WA 99336 ANTONIA VELASQUEZ 2905 BOSCH CT PASCO WA 99301 DESIGNER HOMES NORTHWEST LLC PO BOX 38 RICHLAND WA 99352 Community Development Department Pi�i4co P:509 154533441/F:509.545.3499wA 99301 MITIGATED DETERMINATION OF NON-SIGNIFICANCE (Optional DNS Process) Issuance Date: December 21, 2021 Project Name: Columbia Shores PUD Project Number:SEPA2021-081 Proponent: SG Land Management LLC 105609 Wiser Parkway Pasco, WA 99301 Applicant: RP Development 105609 E Wiser Parkway Pasco, WA 99301 Description of Proposal: Development proposal including the development of 38.7 undeveloped acres of land and includes 498 single-family attached residential homes, 3 single- family detached residences, a mixture of public and private roads for access, shared open space for recreation, and all necessary utilities. Location of Proposal: 11530 W Court Street (Parcels#118-180-068 v-180-139) in Pasco, WA. Mitigation: 1. A cultural resources survey from a qualified professional shall be prepared and submitted for approval before any site improvements may begin. 2. A minimum six-foot tall solid barrier fence on the property between the proposed pathway and the interstate right-of-way boundary must be installed for the increased likelihood of safety concerns with children and pets. The WSDOT right-of-way fence typically lies one-foot inside WSDOT right-of-way and must not be altered or moved without prior WSDOT approval. Lead Agency: City of Pasco The City of Pasco, acting as lead agency for this proposal, has determined that it does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. This MDNS is issued after using the optional Px4co Community Development Department P: 0954533441/F:5 9.545 3499WA 99301 DNS process in WAC 197-11-355. There is no further comment period on the MDNS. Appeals must be filed within 10 days of this determination. Responsible Official: Rick White, Community& Economic Development Director Address: PO Box 293, Pasco, WA 99301-0293 Phone: (509) 545-3441 Appeals: You may appeal this determination of non-significance by submitting an appeal to the address below no later than December 31, 2021 (10 days from issuance). The appeal must be in written form, contain a concise statement of the matter being appealed and the basic rationale for the appeal. A fee is required per the City's Fee Resolution. Please note that failure to file a timely and complete appeal shall constitute a waiver of all rights to an administrative appeal under City code. All comments or appeals are to be directed to the City of Pasco Planning Department, PO Box 293, Pasco, WA, 99301,Attn: Rick White. Cit Of REPORT TO HEARING EXAMINER �ro 04"_ PUBLIC HEARING q lip City Hall—525 North Third Avenue—Council Chambers Wednesday 8 March 2022 6:00 PM MASTER FILE#: SP 2022-013 APPLICANT: Amanda Whitehead; Knutzen Engineering 5401 Ridgeline Drive Suite 160 Kennewick, WA REQUEST: SPECIAL PERMIT: Pasco School District #1 Comprehensive High School#3 in an R-1 Zoning District. BACKGROUND 1. PROPERTY DESCRIPTION: Legal: Parcel 114330046: A PORTION OF SECTION 3, TOWNSHIP 9 NORTH, RANGE 29 EAST, W.M., FRANKLIN COUNTY. WASHINGTON, ALSO BEING A PORTION OF 'PARCEL D' AS SHOWN ON FRANKLIN COUNTY RECORD OF SURVEY FOR SEGREGATION RECORDED IN VOLUME 3 OF SURVEYS AT PAGE 649, UNDER AUDITOR'S FILE NUMBER 1837780, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF SAID SECTION 3 AND SAID 'PARCEL D'; THENCE ALONG THE WEST LINE OF SAID SECTION 3, NORTH 00°54'52" EAST A DISTANCE OF 2715.72 FEET TO THE NORTHWEST CORNER OF SAID'PARCEL D'AND THE NORTHWEST CORNER OF THE SOUTHWEST QUARTER OF SAID SECTION 3;THENCE LEAVING SAID WEST LINE, NORTH 89°41'26"EAST ALONG THE NORTH LINE OF SAID 'PARCEL D'A DISTANCE OF 933.25 FEET;THENCE CONTINUING ALONG SAID NORTH LINE NORTH 89°23'50" EAST A DISTANCE OF 397.17 FEET TO A POINT OF INTERSECTION WITH THE WEST LINE OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 3 AND THE TRUE POINT OF BEGINNING: THENCE CONTINUING ALONG SAID NORTH LINE NORTH 89°23'50" EAST A DISTANCE OF 518.80 FEET; THENCE CONTINUING ALONG SAID NORTH LINE NORTH 86°39'02"EAST A DISTANCE OF 813.71 FEET TO THE CENTER OF SAID SECTION 3 AND THE NORTHEAST CORNER OF SAID'PARCEL D';THENCE SOUTH 01°55'07" WEST ALONG THE EAST LINE OF SAID 'PARCEL D' A DISTANCE OF 771.98; THENCE CONTINUING ALONG SAID EAST LINE SOUTH 00°08'56" WEST A DISTANCE OF 574.47 FEET TO A POINT OF INTERSECTION WITH THE PROJECTED SOUTH LINE OF SAID NORTHEAST QUARTER OF THE SOUTHWEST QUARTER;THENCE LEAVING SAID EAST LINE, SOUTH 88°25'18" ALONG SAID SOUTH LINE AND THE EASTERLY PROJECTION THEREOF A DISTANCE OF 1339.01 FEET TO THE SOUTHWEST CORNER OF THE NORTH-EAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 3; THENCE NORTH 00°54'59"EAST ALONG THE WEST LINE OF SAID NORTH-EAST QUARTER OF THE SOUTHWEST QUARTER A DISTANCE OF 1330.40 FEET TO THE POINT OF BEGINNING. Parcel 114330047: A PORTION OF SECTION 3, TOWNSHIP 9 NORTH, RANGE 29 EAST, W.M., FRANKLIN COUNTY, WASHINGTON, ALSO BEING A PORTION OF 'PARCEL D' AS SHOWN ON FRANKLIN COUNTY RECORD OF SURVEY FOR SEGREGATION RECORDED IN VOLUME 3 OF SURVEYS AT PAGE 649. UNDER AUDITOR'S FILE NUMBER 1837780, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF SAID SECTION 3 AND SAID 'PARCEL D'; THENCE ALONG THE SOUTH LINE OF SAID SECTION 3 AND THE SOUTH LINE OF SAID 'PARCEL D', NORTH 88°10'57" EAST A DISTANCE OF 1331.49 FEET TO THE SOUTHWEST CORNER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 3 AND THE TRUE POINT OF BEGINNING; THENCE LEAVING SAID SOUTH LINE, NORTH 00°54'59" EAST ALONG THE WEST LINE OF SAID 1 SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER A DISTANCE OF 1352.30 FEET TO THE NORTHWEST CORNER OF SAID SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER; THENCE NORTH 88°25'18" EAST ALONG THE NORTH LINE OF SAID SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER AND THE EASTERLY PROJECTION THEREOF A DISTANCE OF 1339.01 FEET TO A POINT OF INTERSECTION WITH THE EAST LINE OF SAID'PARCEL D';THENCE SOUTH 00°08'5'6"WEST ALONG THE EAST LINE OF SAID 'PARCEL D'A DISTANCE OF 525.54 FEET; THENCE CONTINUING ALONG SAID EAST LINE, SOUTH 01°56'56" WEST A DISTANCE OF 821.71 FEET TO THE SOUTHEAST CORNER OF SAID 'PARCEL D' AND THE SOUTHEAST CORNER OF THE SOUTHWEST QUARTER OF SAID SECTION; THENCE SOUTH 88°10'57" WEST ALONG THE SOUTH LINE OF THE SOUTHWEST QUARTER OF SAID SECTION A DISTANCE OF 1331.49 FEET TO THE POINT OF BEGINNING. General Location: Northwest of the Burns Rd and Road 60 intersection in Pasco, Washington. Property Size: Approximately 3,579,639.74 square feet or 82.18 acres 2. ACCESS:The site will be accessed from Burns Road and the Roads 60 and 64 extensions. 3. UTILITIES: Water & irrigation are in Burns Road - sewer is to be extended as a part of LID 152, all utilities will require extension across property frontages. 4. LAND USE AND ZONING: The site is zoned R-1 (Low-Density Residential). The site is vacant. Surrounding properties zoned as follows: North: R-1 Agriculture;Vacant East: R-1 Agriculture; Vacant South: R-1 SFDUs West: R-3; C-1 Agriculture;Vacant 5. COMPREHENSIVE PLAN: The Comprehensive Plan indicates the site is intended for Public/Quasi- Public uses. Land Use Policy LU-2-C seeks to ensure that adequate public services are provided in a reasonable time frame for new developments." Capital Facilities Goal CF-6 encourages the City to foster adequate provision for educational facilities throughout the UGA,while Capital Facilities Policy CF-6-A counsels the City to work with the school district to coordinate facility plans with this comprehensive plan and encourage appropriate location and design of schools throughout the community. 6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. Based on the SEPA checklist, the adopted City Comprehensive Plan, City development regulations, and other information, a threshold determination resulting in a Mitigated Determination of Non-Significance (MDNS) was issued for this project on February 14 2023, under WAC 197-11-158. Mitigation measures shall include the following: 1) The missing portion of Burns Road between Rio Grande Lane and Road 68 shall be constructed before the high school is allowed to open. Applicant, other nearby property owners, and the City are coordinating regarding the best approach to facilitate construction of this critical piece of roadway infrastructure. Independent of the approach used,the missing portion of Burns Road will be essential. 2) Applicant shall contribute a proportionate share for the following improvements, as will be identified in the final TIA: a) Traffic signal at Powerline Road and Road 60 b) Traffic signal at Sandifur Parkway and Convention Drive c) Traffic signal at Sandifur Parkway and Road 60 d) Traffic signal at Burns Road and Road 68 e) Road 76 overpass to mitigate impacts at the intersection of Burden Boulevard and Road 68. 2 ANALYSIS Proposal Amanda Whitehead, of Knutzen Engineering, has submitted a special permit application (SP 2022-013) for the development of a new Pasco Comprehensive High School #3 on Parcel's 114330046, and 114330047 in Pasco, Franklin County, WA. The new Pasco Comprehensive High School#3 will be two-stories in height and would include approximately 300,000 gross square feet. The height of the proposed two-story building from grade to top of the wall is presently planned to be approximately 38 feet. The primary materials would be concrete foundations and floor slabs, CMU veneer, brick veneer, metal panel, and metal-framed glass panel curtain walls and storefronts,topped by a low sloping internally drained roof. The project would involve site preparation, and construction of a new classroom/gymnasium complex and campus with turf athletic and play fields, tennis courts, parking lots, driveways, walkways, and landscaping. The proposed building would be two stories in height, and would house 2,000 students,grades 9-12.The site would employ approximately 140 employees. Portable classrooms will be added in the future to accommodate growth. Site The proposed High School would be located on approximately 65 acres. Roughly 30% of the property will be covered with impervious surfaces after project construction. Approximately 16 acres will remain undeveloped on the northern portion of the property-this area (16 acres)was included in the total site area (approximately 81 acres). Runoff generated from impervious surfaces will either infiltrate into underlying soils or flow to on-site collection systems. Stormwater generated from impervious surfaces will be collected and treated prior to on-site infiltration. Stormwater disposal will be designed by a licensed engineer and submitted for review to the City of Pasco. According to the ITE Trip Generation Manual,the school is anticipated to generate approximately 3,420 total trips per day(Weekday based on 2,000 Students, ITE Land Use 150-High School).The AM peak hour(start of school) is anticipated to generate 860 trip ends and the PM peak hour (1 hour between 2 and 4 pm) is anticipated to generate 580 trip ends.These estimations only give a rough idea of what traffic volumes may be since numerous factors impact the ultimate traffic volumes, which also change based on the school year and social and environmental factors. The parking lot design will feature up to 900 stalls. Per the City of Pasco Municipal Code, only 390 will be required, however, from the School District's experience, more will be necessary for student parking, parent drop-off/pick-up, and sporting events. Burns Road will require approximately 1,300 linear feet of half street improvements and Road 60 will require approximately 2,700 linear feet of 3/4 street improvements. The City has recently initiated the development of a Sewer LID which will greatly benefit this development. History The site was recently annexed into the City as part of the Olberding& Farm 2005 annexation (ANX 2021-003; Ordinance 4574A), and was assigned R-1 zoning (Ordinance 4584). Pasco's population has more than doubled from 34,630 to over 80,000 over the last 20 years. This population growth has also caused the Pasco School District enrollment to similarly increase over the same time period. The District received Special Permit approval to construct Chiawana High School in 2006, which was completed in 2009. By 2016 the Pasco School District was compelled to apply for another Special Permit (SP 3 2016-014)to place up to 8 portables on the site,which was granted in 2017(Council Resolution 3756), and 6 more portable units in 2022 (Special Permit#SP 2022-008). Discussion Per the PSD website, "Pasco School District (PSD) is located in Pasco, Washington, and serves over 19,000 students across 17 elementary schools, four middle schools, four high schools, and four digital learning platforms" (see: https://www.psdl.org/domain/4). To accommodate continued increases in student enrollment the School District is proposing to build a new 300,000-square-foot, 2,000-student high school. Most of the schools in Pasco including the Pasco High School and Chiawana High School are located in residential zoning districts. 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 15 February 2023. 2. Applicant wishes to locate a new Comprehensive High School on Parcel's 114330046,and 114330047 in Pasco, Franklin County, WA. 3. The new Pasco Comprehensive High School #3 will be two-stories in height and would include approximately 300,000 gross square feet. 4. The proposed building would be two stories and approximately 38 feet in height. 5. The primary materials would be concrete foundations and floor slabs, CMU veneer, brick veneer, metal panel, and metal-framed glass panel curtain walls and storefronts, topped by a low sloping internally drained roof. 6. The project would involve site preparation, and construction of a new classroom/gymnasium complex and campus with turf athletic and play fields, tennis courts, parking lots, driveways, walkways, and landscaping. 7. The school would house 2,000 students,grades 9-12 and employ approximately 140 employees. 8. Portable classrooms will be added in the future to accommodate growth. 9. The school site would use approximately 65 acres of the total approximately 81-acre. 10. Approximately 16 acres will remain undeveloped on the northern portion of the property. 11. Roughly 30%of the property will be covered with impervious surfaces after project construction. 12. Runoff generated from impervious surfaces will either infiltrate into underlying soils or flow to on- site collection systems. 13. Stormwater generated from impervious surfaces will be collected and treated prior to on-site infiltration. Stormwater disposal will be designed by a licensed engineer and submitted for review to the City of Pasco. 14. According to the ITE Trip Generation Manual, the school is anticipated to generate approximately 3,420 total trips per day(Weekday based on 2,000 Students, ITE Land Use 150-High School). 15. The AM peak hour(start of school) is anticipated to generate 860 trip ends and the PM peak hour is anticipated to generate 580 trip ends. 16. The parking lot design will feature up to 900 stalls. 17. Per the City of Pasco Municipal Code, only 390 parking stalls will be required. 18. From the School District's experience, more parking stalls will be necessary for student parking, parent drop-off/pick-up, and sporting events. 4 19. Burns Road will require approximately 1,300 linear feet of half street improvements. 20. Road 60, Road 64, & unnamed north road will require approximately 6,700 linear feet of 3/4 street improvements. 21. The City has recently initiated the development of a Sewer LID which will benefit this development. 22. Pasco's population has more than doubled over the last 20 years. 23. The District received Special Permit approval to construct Chiawana High School in 2006, which was completed in 2009. 24. the Pasco School District was granted Special Permit SP 2016-014 in 2017 to place up to 8 portable classrooms at Chiawana High School. 25. the Pasco School District was granted Special Permit SP 2022-008 in 2022 to place 6 more portable classrooms at Chiawana High School. 26. The Pasco School District serves over 18,000 students. 27. Most of the schools in Pasco including the Pasco High School and Chiawana High School are located in residential zoning districts. 28. High Schools typically have sports field lighting; all outdoor lighting is required to conform to the provisions of Pasco Municipal Code (PMC) Chapter 12.32 Outdoor Lighting. TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of the proposed plat the Hearing Examiner must develop findings of fact from which to draw its conclusion (PMC 25.200.080 and 25.200.100)therefrom as to whether or not: 1. Will the proposed use be in accordance with the goals, policies, objectives, and text of the Comprehensive Plan? The Comprehensive Plan indicates the site is intended for Public/Quasi-Public uses. Land Use Policy LU-2-C seeks to ensure that adequate public services are provided in a reasonable time frame for new developments. Capital Facilities Goal CF-6 encourages the City to foster adequate provision for educational facilities throughout the UGA, while Capital Facilities Policy CF-6-A counsels the City to work with the school district to coordinate facility plans with this comprehensive plan and encourage appropriate location and design of schools throughout the community. 2. Will the proposed use adversely affect public infrastructure? Development activities within the City are required to install or improve all necessary public infrastructures concurrent with development. Construction of the new high school will require the installation of or improvements to the adjoining streets, the installation of traffic signal,street lighting,sidewalks,fire hydrants and all other items required in the standard specification of the City. Required improvements will enhance the infrastructure of the neighborhood. 3. Will the proposed use be constructed, maintained, and operated to be in harmony with existing or intended character of the general vicinity? The proposed high school has been designed to complement the neighborhood by providing generous yard setbacks, significant landscaping, screening of mechanical equipment and a pitched roof line in keeping with typical pitched roofs of residential homes. The area surrounding the site is vacant on three sides;The intended character of the neighborhood as identified in the Comprehensive Plan includes public uses(Schools). 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 construction of schools in residential neighborhoods often encourages development of nearby properties 5 as can be seen with the Columbia Place subdivision by Road 84 north of Sandifur Parkway. An on-line search of the County Assessors property records indicate property values near Pasco schools, including Pasco High School and Chiawana High School, have increased in recent years.. 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 high school site is zoned for single family site built housing. Approximately 379 site built homes could be located on the site, generating around 3,574 vehicle trips per day; the proposed high school is expected to add about 3,420 additional trips per day during the school year. During the summer break, and other break periods very little traffic will be generated. Traffic from residential development is constant year round. 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 high school will be constructed to meet all requirements of the International Building Code, the adopted Fire Code, the adopted plumbing code and all other construction codes and state regulations pertaining to high school construction. The building will be required to have fire-rated corridors, area separation walls,sufficient exiting and fire sprinkler systems to ensure the safety of the public. The installation of traffic signals, the construction of sidewalks and street improvements will address traffic safety issues. Schools have a long history of being accepted in residential neighborhoods. In most communities schools including high schools are located in or near residential neighborhoods. The education and social development of children is generally not viewed as a nuisance. PROPOSED APPROVAL CONDITIONS 1) The special permit shall apply to Parcels 114330046 and 114330047. 2) The High School and High School site shall be developed in substantial conformity with the site plan and building elevations submitted with the special permit application. 3) The missing portion of Burns Road between Rio Grande Lane and Road 68 shall be constructed before the high school is allowed to open.Applicant, other nearby property owners, and the City are coordinating regarding the best approach to facilitate construction of this critical piece of roadway infrastructure. Independent of the approach used, the missing portion of Burns Road will be essential. 4) Applicant shall contribute a proportionate share for the following improvements, as will be identified in the final TIA: a. Traffic signal at Powerline Road and Road 60 b. Traffic signal at Sandifur Parkway and Convention Drive c. Traffic signal at Sandifur Parkway and Road 60 d. Traffic signal at Burns Road and Road 68 e. Road 76 overpass to mitigate impacts at the intersection of Burden Boulevard and Road 68. 5) All costs associated with speed reduction/modification including but not limited to flashing lights, signage, pedestrian sensors, safety and crosswalks along and adjacent the school property frontage shall be paid for by the School District at time of permitting. 6 6) All street/roadway signage, abutting the property&offsite,to be provided by the school district & must be per most current MUTCD &City of Pasco Construction Standards. 7) The School District shall identify and provide all necessary accommodations for pedestrian school routes along Burns Road. 8) The School District shall pay the current traffic mitigation fee per vehicle trip as determined by the Traffic Study. 9) The School District shall provide the City with an event traffic plan prior to the issuance of a building permit. 10) The School District shall prepare a dust control mitigation plan to be submitted with the building permit application. 11) All utilities, storm water facilities, and infrastructure improvements shall be designed and constructed to meet the standard specifications of the City Engineer. 12) It is the requirement that the design, construction and improvements of the proposal shall be in conformance with the City of Pasco Standard Specifications, the Washington State Department of Transportation Standard Specifications for Road, Bridges, and Municipal Construction, the International Building Code, and the International Fire Code unless a specific modification has been identified in the conditions of approval/approval conditions in the staff report. 13) The Special Permit shall be null and void if a Building Permit has not been obtained within 2 years of Special Permit approval. RECOMMENDATION Staff recommends approval of a Special Permit for the construction of a new high school facility in an R-1 Zoning district, to be located on a portion of the Southwest quarter of Section 3, Township 9, North Range 29, East located northwest of the corner of the Burns Rd and Road 60 intersection (Parcels 114330046 and 114330047)with conditions as herein proposed. 7 Overview Item: Special Permit - Comprehensive High School #3 N Applicants: Pasco School District • File 1*R F 0,00,50 `r It AM n •' oil T�II rFffiA�i ` v U ll i alum i �ANl1 IHlIr� 11 NIlf�1�AI s=falr—� � rA uuruu� _�Afr: 1fE. - � a lsll".�r�i��FlFri +a�:nlssl��-•���`fl7:f1- �I�F �,. � �S�.�lillllu� � rl�lY�IroPIWd�:F7�7���. Illlflflrllflf :"�miryicx i. +i°�..r . m' �■� L':� _+I'll �'3 r"�{r�y}„ Flfri � �r.�--.. �r .o ��., s��IARI�1 � • d. I •. �'' � °='�=•cWRIZU ' 14 f Ca AA ttL�Si x- TO"Pow O — WON rr r� ,� Vicinity Item: Special Permit - Comprehensive High School #3 N Applicants: Pasco School District #I Map File pp #: SP 2022-013 _ � Y F� J _ Dsr. Dr — _ - -- z y. SITE - 0 �YNleldy'Ln 4 0 C n , J Kau T�iLRd VIP. H u ---�_ i — Burns Rd r — .v Leopard. Loagepole ar Mission Ridge or� Basalt Falls Dr- 1 Cr=aKea Rives �• . � - � a � Ja LO rose Point ❑r o �, 290 570 1 00 1 700 2 30 - • > > > Feet Land Use Item: Special Permit - Comprehensive High School #3 N Applicants: Pasco School District #1 Map File #: SP 2022-013 U I J r F- Agriculture U Dsr..Dr Agriculture 1 Agricul ure Q C Z SITE M U- n m• U) �o C2-Mebdy..Cn = N L �VVV4 Q Q �I Kau- a, � N L n u) Agricu ture L N F- L � � Q 5F lJs o J Ln i Hr � C = V U 0 0 D ❑ LL- LL LI'1 Burns-Rd U D Leopard:Dr �odgepole Qr mission, - P-Bas�afflFalls;Drrooked:Rives : c C � d❑" d C— C: C � JA- 0 �� t6 J � v 5 �° +' �_R W'' —�� PenraSe.P,oint Dr ,� c -v �, L t 4&' 290 570 1,100 1,700 2,30 �'� 70 --Q ` Feet o �„ Zoning Applicants: . School District #11 Map File ■ 2022-013 �l ■ . , r :Ill 290 570 1,100 1,700 2,31111 1\• \` Com Plan Item: Special Permit - Comprehensive High School #3 N Comp Applicants: Pasco School District #1 Map File #: SP 2022-013 z J U Dsr. Dr ow Density Residential z SITE '2`Mefdy. Ln I n Low ensity a Resi ntial �a SII �r Low De sity —Kau Traif:Rd� Reside tia U'] Medium Density Residential ow Der sity }} widen ial F U Medium Density Resid ntial Com rcial Burn s!Rd TIT U 1_J l e Leopard:Dr Loagepole Dr Mission.Ridge.❑r f3asaltFalls-Dr e f Crooked:RiveL i �- C C U- �. J C C J Ln Mixed J �—�� � L �, Public �- _ Penrose.Qoint Dr o, ��2�o �, MU o Quasi-Pul7lic 1� 290 570 1,100 1,700 2,30 � 0 � q7 � � O ..Pc._P.-Dr[z � � M Feet � o Item: Special Permit - Comprehensive High School #3 N "Exhibit A" Applicants: Pasco School District #1 File #: SP 2022-013 J U Dsr. Dr z SITE Kau-Traii:Rd— L[ CO � J Ell \ n� Rye ♦ ♦'\♦,�`��\,\�� oa SJ U' �\ti Burns, 5 ra G� a Q C] n q a ���� q Leopard.Dr ��gLepole Dr CrookedRive� Misson_RdgeArp -Basalt.Falls.ar Q Q c un icq Penrose.dot Dr o� �-}� v, � y1 290 570 1,100 1,700 2,30 �a �� °' C'a0G aM ❑ ' G� ] a Ts n c� ❑ mob v Dr, Da r�� ?�tea❑ f3 b G g ��© G a Feet r ao G u ccl o GENERAL NOTES:3D VIEWS 3D VIEW-SOUTH EAST Lu 55 8 Lu Lu no 6m 4Q Rill III T I 3D VIEW-NORTH WEST 7�3. 0i GENERAL NOTES:EXTERIOR ELEVS KEYNOTE LEGEND I Ir QTS 77 lye' "I n < I In 12 E NORTH OVERALL EXTERIOR ELEVATION T T4b q � M Z O J -� O x 3 w U � z o x a o o x 8 EAST OVERALL EXTERIOR ELEVATION w b as -m ¢ a 2 .) n n � TT III I III I I T I l i I I I I S III i Ili I i i n t --0--- SOUTH SOUTH OVERLL EXTERIOR ELEVATION — UQO �n U� o � I III �- _�_ — Rill lit'25 o - - IN All< 11i € a WEST OVERALL EXTERIOR ELEVATION O al .�.p A3.02 ------------- --7 - -------------------- El 111 --—--—- -------------------- I 4 I ° 0 • � � � a R� ® o ♦ ® ® m Ill p B $ 3n` 2 $ y w o a I 1 1 1 1 m n 0 1 1 1 1 r1� '� I 1 1 1 1 Llslf'-, ♦ % O . W ♦ I I I II 0 I - - £4 H So -D i t I i `��` ♦. minasPl Z O O I Q 0 - c 9 N I i I k I I I I I I I I I I 000000 m z 0 i � m I g N I I I $co 111!111 i . B _ ISI I I _ 1 \ i I ®®©04©®00 61 0 VAA" g =€ $ n C >n Z O I O 0 .I x I I ® I % 1 I 1 o � cz:5 1 � I - Q - - --------------------- - -i -------_---- - --_-- =BU__ NS RORO=D --"�-�93�-E- - -- —�y a n —.F----� -----�----------r----- -- ----- 00000 )IM `»u FIR I ll it 0JO)IM C))(( G"IUD � CL��J u `» —.� T N SITE PLAN i y ia M M EC � COMPREHENSIVE HIGH SCHOOL#3 CD gg ARCHITECTURE,INTERIORS PASCO SCHOOL DISTRICT Pasco,WA GENERAL NOTES:WALL SECTIONS ILL�l..11-111 KEYNOTE LEGEND IE ertarvI-ILIoN 1111 El Ill- 'LLE��U �,N� I 111-1 IE.P11D TJTE R—RER I N LiJ Ll I Via, 4� —————— ——————————— 7 i F 7 loll BUILDING SECTION & BUILDING S� 11T 0 .0 LL, 5 m 2 ts BUILDING P CONCESSIONS FLOOR PLAN 0 o Lu > cD Vj 8 ,lTllXlPL.PPl.V7ll,. z z — -------------------- llTlTlll@I1.ClEE t—ET� "TE "IT Lu ui 0 I EXTERIOR ELEVATION EXTERIOR ELEVATION -LO"I —-—-—-—-—-—-—-— -M--—- lo' xsl Cbm!�l IR- Hill I EXTERIOR ELEVATION Pi WALL SECTION P2 LL SECTION 2 __�X�E�IOR ELEVATION u Q M Tit U 8 LU IftELIJI�I I I x x Ll x xxT 1 1-1 1 1 1 1 1 -7- Ch BUILDING SECTION a BUILDING P ROOF PLAN E-Ul.iII)"I P CONCESSIONS KEYNOTE LEGEND 7. "z mus I niuvm EXTERIOR ELEVATION �!�E�IOR ELEVATION k 11 2�ING SECTION . ... ... .... .......... EXTERIOR ELEVATION &EXTERIOR ELEVATION &jU_BUILDING Q ROOF PLAN 11- 10 !�I�?! G Q BASEBALL SM FLOOR PLAN ?ING !U�L SECTIONwr 0 0 Lu.. �XIE!IORELEVATIONN �X�ERIOR ELEVATION. 8 Lu inw a. ( !?l BUILDING SECTION 2 EXTERIOR ELEVATION EXTERIOR ELEVATION E EXTERIOR ELEVATION —1-1.....l-1,7777777777=J BUILDING R SOFTBALL STG FLOOR PLAN BUILDING TVI 161 Ipl I,....... uj "T 7=l 1 Hill w I iq Ch— =13. BUI NG—DR �L�SECT�ION WALL SECTION �!Ul �ING R RROOF PLAM. 0- '7402 KEYNOTELEGEND r---A I I I I I r I I I I ans�,una ' I n EXTERIOR ELEVATION n EXTERIOR ELEVATION - o m op„ (�)BUILDING SECTION ,�,.,N_�� '--- L-,I,-- --- - I EXTERIOR ELEVATION EXTERIOR ELEVATION BUILDING S ROOF PLAN I �I I I I � ' J I _ 0 LI1-1 -III S3 1 BUILDING S SOCCER STG FLOOR PLAN rl� 15 BUILDING SECTION r y Fts _ z >o N 8 2 n m = � K a a -- c I CL I I s.ary �ry I I I ° EXTERIOR ELEVATION 1u EXTERIOR ELEVATION13 BUILDING SECTIOrT - ---� ce ® Bbl J 161 m uz I 6 �W. 11 EXTERIOR ELEVATION 1z EXTERIOR ELEVATION J U z w�.,m. 14 BUILDING T ROOF PLAN LU rz Ievxl t I � I I Va 1s BUILDING SECTION G BUILDING T TENNIS STG FLOOR PLAN LIQ Q �°'* U1-2S30R3 4 c PyNx 8 '� �BUILDING GPNOi I 7 0 KEYNOTELEGEND ................ -E� EXTERIOR ELEVATIONI. EXTERIOR ELEVATION I I Tfl I I ii�11 I I I I I I I I I I I ff EXTERIOR ELEVATION EXTERIOR E�LEVATION 0 0 BUILDING U MAINTENANCE STG FLOOR PLAN LU z o co U) LU 4% 0 C) 14 BUILDING U ROOF PLAN Ll 13 BUILDING SECTIONO U 14 A L ftx C- 0-0. "'"404 KEYNOTELEGEND I � I � EXTERIOR ELEVATION EXTERIOR ELEVATION , " 3 EXTERIOR ELEVATION 14 EXTERIOR ELEVATION -- ------ J F--- I I I Ili 7k I J rr O I = I I y ��llewv&e 0 D IllltJ _ ¢ v 1 BUILDING V FOOTBALL AND TRACK STG FLOOR PLA° X1,1 BUILDING SECTION J y o 00 x 8 LuLu O I I _ II s� i , , , �I I. — O 1/ BUILDING SECTION C7 `'J scuc.w•rm wuaay I I t7 BUILDING V ROOF PLAN 61 n�i�w� a vlt — v v11— _ ° oerell � ISI ♦e.m � I Ec EXTERIOR ELEVATION 2z EXTERIOR ELEVATION I I: p ,T.,� eL,T. I W F BUILDING SECTION Z µgr I I -II-- jiII < E� I , I �° a1-2sN,x1 23 EXTERIOR ELEVATION s4 EXTERIOR ELEVATION '-—_ r 27 BLDG W ROS F PLAN I 1= a BUILDING W ANNOUNCER 7 FLOOR PLAN LIQ BUILDING SECTION i "A 0 KEYNOTELEGEND Ij BUILDING SECTION rr-- EXTERIORIEXTE ELEVATION 1�11011 ELEVATION SECTION ..... ..... BUILDING X ROOF PLAN _E��IOR ELEVATION &E�n�IOR ELEVATION BUILDING &BUILDING Y ANNOUNCER 2 FLOOR PLAN LI J 0 S C) .......... -T 8 p- z Lu Lu 0 I (n THRESHOLD HM DR CMU THRESHOLD�HMDR I HEADMAMB SIM 8" RIDGE VENT 'Y- . .... --- ---- ... wx CL F 1 11 61 16 &_2zHHIM 1WDW HEAD 8'CMU COILING DR JAMB CMU 12 n�! � I- aa,EEo7 LUI:� HM 1: + FM- __M" T' S-ff WT ---------------- ............ 'All II 111111- . . .............. II II < -1-TIL T=R FJI 1=1 I 1=1 I Ch- !LM!?W SILL 8"CMU 21 FDN CMU 8" 22 23 =D. WDW JAMB 8"CMU �D�TU r�� EAVE OH COILING BUI NGYAND—CR .-U 7A1.06 x°xx�xE .�E T s o ° aEx°ry E= ae a nEE�P,PEco.uxx s�, k�P. E wFEx°E o °=E _______ wiosr. \ wxx P,00E°wss o ooMP.o*Eo __—__ _—_ ____ l e A of /a,cw3.°o,sEE z z nno,ix coMon�Eo BASEBALL-PLAYER ENCLOSURE-PLAN BASEBALL-PLAYER ENCLOSURE-SECTION SOFTBALL-PLAYER ENCLOSURE-PLAN SOFTBALL-PLAYER ENCLOSURE-SECTION 1u•=" 1w•=r.o' yr=ra' xix3'oxou*.om.. xw.$saoxr.om*.xnnxA�m ecMu ww�rvxx xx.s[xc[ LINKFEN— L°*ry onooeo x,i� s BASEBALL-PLAYER ENCLOSURE-ELEVATION a BASEBALL-PLAYER ENCLOSURE-ELEVATION SOFTBALL-PLAYER ENCLOSURE-ELEVATION e SOFTBALL-PLAYER ENCLOSURE-ELEV. 114'=1'A' 114"=1'-0" 114'=1'A' 114"=1'-0• M J 0� xg w �� o =m W W� N O BASEBALL-PLAYER ENCLOSURE-ELEVATION BASEBALL-PLAYER ENCLOSURE-ELEVATION SOFTBALL-PLAYER ENCLOSURE-ELEVATION SOFTBALL-PLAYER ENCLOSURE-ELEV. w S 114'=1'-0• 10 1r4"=1'A' 11 114'=1•-0• 12 11d"=1'L' 2 O a.L Q 0 I sx,c�xcuxEw�x I ,w..x,o.co�uxxs.r I II Q��N E.- ,3 aE—I NU.-amsucrvwl uxrm°II zSCOREBOARD O 1u�r.a• w L1J Z LL w r � 01 in, 125 23 p� VARIES 3 SRE OEiAILS A1.09 KEYNOTELEGEND I ® I I - - - M cn 0 Q 2 3 ENLARGED GREENHOUSE PLAN o = M t5 W >o I � — Z W n w x 8 w W ly It II _ -- � =='II' ------ I ---------�----------I =========_------- a =S OTr —Ir7IT1 IL_ ____ _________ __________ _________1 ______ U II II 41__________ _________��______ ________ ----------�c-------- II II II II II III ---- II II__ I IIII ------ --------- --- — — — a GREENHOUSE WEST ELEVATION 0 L GREENHOUSE NORTH ELEVATION (� i 61 - ==�lr_________ __________ _________�r=====_ -il- ----------I ----------Ir - T----------T---------=0r------0 fl O II II II O u II II n O W Z �_____=====fF=====___—��_____= a II II n \�C� ------ --------- ---------- --------- ------ -------- II II II \� z II— —II---- II----------II 1 =— IF-- � T----------R= _===— =1r ` L I I U1-2SROR3 a h— GREENHOUSE SOUTH ELEVATION GREENHOUSE EAST ELEVATION ,w n— GREERRaSE�RooE,aEs "'"420 Looking .-_ .-_ __ --�}.: _ _ -----FC. ��F". r w ._- •mss l•.. ��:r'�. _� _ `• ,fir '� �� �'i,p"'��fi p� Q�"t'.r ��•s:. 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"rte r.x� '_ .�,q!• "' ',� _ �' �� �. .,�.� . - tet.- j 41 Ni -- `i: ?� ;� y =� �� �r .. .. � f I _ •� "� � � _ _ '.�. .tea �� r } , M � Lookinj Northwest { -AA. •+•�' - {•�` �'1rr - ��5 k �l� 1.{.. •` 1�� ` � , .. ; •-:�'.��, ".�. 4 �C�;'•' f�.`' •f _' L 111•. A'.i. -•.��� '+ �v,:�-- ' .. . .,i_n�l.'• ,�,'':-- ';• a.��i. 't��::� 'fti'�. �r Aw����w�'�,?S•:i#'�,, .. - .. - ..z� �'', .. ,l� a.• - y ..7. ' 4 ��• ,�` ,tips., v t. ..� -.�,.,5� ` ,�{ �4�i� �� ! .0 � � Affidavit of Mailing In regards to MF#SP2022-013 I, Carmen Patrick, hereby confirm that notification was sent by mail February 15, 2023 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 15th day, February of 2023. Representative's Signature ty°fVS(_1 �C0 Community Development Department PO Box 293,525 N 3"Ave, Pasco,WA 99301 P:509.545.3441/F:509.545.3499 PUBLIC NOTICE Si necesita ayuda para entender este aviso o necesita m6s informacidn, por favor Ilame al Departamento de Desarrollo Comunitario y Econdmico de la Ciudad de Pasco a 509-545-3441. Proposal: Amanda Whitehead, on behalf of Pasco School District #1, has submitted a Special Permit application(SP2022-0013)to construct a new Pasco Comprehensive High School#3,on two parcels along the northwest corner of the Burns Road and Road 60 intersection(Franklin County Tax Parcels 114330046 &114330047)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 8 March 2023 to be included in the Hearing Examiner packet. If you have questions on the proposal,contact the Planning Division at(509)545-3441 or via e-mail to:adamsi@pasco-wa.gov. Open Record Hearing:The Hearing Examiner will conduct the open record hearing at 6:00 p.m. on 8 March 2023 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 February 2023 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. T.0z m ROAD A TH 3W NMI -DAI Quo -D- M., WN IIII I. it III fill op --- -------------- - --------- --- -- - ----------- 7� gom m;u I oh C/) ! NOT FOR CONSTRUCTION if PRELIMINARY SITE PLAN PASCO SCHOOL DISTRICT 0 PASCO HIGH SCHOOL#3 --.k PASCO, WA 99301 @ . gAME ADDRESS CITY STATE ZIP 4LLEN &CHERYL OLBERDING 5 LAVENDER CT PASCO WA 99301 J-13, LLC 911 BIRCH RD PASCO WA 99301 DASCO SCHOOL DISTRICT NO. 1 1215 W LEWIS ST PASCO WA 99301 J-11, LLC 911 BIRCH RD PASCO WA 99301 REPORT TO HEARING EXAMINER oPUBLIC HEARING City Hall—525 North Third Avenue—Council Chambers WEDNESDAY,8 March,2023 6:00 PM MASTER FILE#: SP 2022-026 APPLICANT: Elisa's Garden AFH, 3613 West Octave Street Pasco WA 99301 REQUEST: SPECIAL PERMIT: Elisa's Garden, adult family home, increasing from 6 to 8 residents BACKGROUND 1. PROPERTY DESCRIPTION: Le&al: SPARTAS 1ST ADD LOT 5, BLOCK 1 General Location: 3613 West Octave Street, Pasco 99301; A parcel of land located on the north side of W. Octave Street between Road 36 and Road 37 (Parcel#119494227). Property Size: Approximately .21 acres. 2. ACCESS: The site has access from West Octave Street 3. UTILITIES:Water and sewer service are available from West Octave Street 4. LAND USE AND ZONING: The site is currently zoned R-S-12 (Suburban District) and has a residential home developed on site.Surrounding properties are zoned and developed as follows: NORTH: R-S-12 SFDUs EAST: R-S-12 SFDUs SOUTH: R-S-12 SFDUs WEST: R-S-12 SFDUs 5. COMPREHENSIVE PLAN:The Comprehensive Plan indicates the site is primarily intended for low- density residential uses.The Plan does not specifically address adult home facilities,but elements of The Plan encourage the promotion of orderly development including an increase in residential housing density. LU-5-A Policy encourages a variety of residential densities throughout the UGA Plan. H-1-C Policy supports the availability of special needs housing throughout the community. 6. ENVIRONMENTAL DETERMINATION:The City of Pasco is the lead agency for this project. Based on the SEPA checklist,the adopted City Comprehensive Plan, City development regulations, and other information, a threshold determination resulting in a Determination of Non-Significance (DNS) was issued for this project on January 4, 2023, under WAC 197-11-158. 1 ANALYSIS Applicant has proposed to increase the occupancy of Elisa's Garden, adult family home, from 6 residents to 8. The facility is located at 3613 W. Octave Street. The site was annexed into the City in 1994 (Ordinance 2971) and assigned the R-S-12 (Suburban District) zoning designation. The proposed project site is located at the northside of W Octave Street between Road 36 and Road 37 and is approximately .21 acres. The site is developed with a 2,700-square-foot assisted living home. City water and sewer utilities are available in West Octave Street. The building's use will remain the same,the occupancy will increase from 6 residents to 8. 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 Planning Commission 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 January 4, 2023. 2. Applicant has proposed increasing occupancy of 2,700 square foot assisted living facility from 6 residents to 8 residents 3. The facility is located at 3613 West Octave Street, Pasco WA 99301. 4. The site was annexed into the City in 1994(Ordinance 2971) 5. The site was assigned R-S-12 (Suburban District) zoning at time of annexation (Ordinance 2971). 6. The proposed project site is located on the north side of West Octave Street between Road 37 and Road 36 7. The site contains approximately.21 acres. 8. The current site is developed with a 2,700-square-foot assisted living home. 9. City water and sewer utilities are available in West Octave Street. 10. Per PMC 25.185.170(2)The required off street parking would be a minimum of 4 parking stalls. 3 for the 8 beds and 1 for every two employees, assuming two or less employees. 11. There is not enough space on the lot for 4 parking stalls 12. Use will remain as an adult family home CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of the proposed plat the Planning Commission must develop findings of fact from which to draw its conclusion (P.M.C. 26.24.070) 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? a. The Plan stresses the importance of siting necessary facilities in appropriate locations and the protection of life and property. The site is located within a developed portion of the 2 community near a major arterial (West Court Street),which provides excellent access to the surrounding neighborhoods. 2. Will the proposed use adversely affect public infrastructure? a. The proposal will generate little demand for public utilities such as water and sewer. Traffic generation of the proposal would minimal and easily accommodated by the existing road system. The utility demands of the proposed facility are appropriate for a R-S-12 Zone. 3. Will the proposed use be constructed, maintained and operated to be in harmony with the existing or intended character of the general vicinity? a. The proposal would maintain the current exterior of the building which coincides with the surrounding residential SFDU structures. The proposal increases occupancy from 6 to 8 residents but there are no indications of a building addition. 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? a. There is no design change or development plan for this site 5. Will the operations in connection with the proposal be more objectionable to nearby properties by reason of noise,fumes, vibrations, dust, traffic, or flashing lights than would be the operation of any permitted uses within the district? a. No uses are proposed for the project (either in the building or at outside areas) that would 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 use within the land use designation. People and vehicles visiting the proposed site are anticipated to be similar to other uses that would be permitted for this property. The proposed operations for the project are to be conducted primarily within the building with some outdoor open/spaces to be used for outside sitting and gathering areas. 6. Will the proposed use endanger the public health or safety if located and developed where proposed, or in any way will become a nuisance to uses permitted in the district? a. It is expected that the proposed facility would not cause harm to public health and safety and that the associated activity would not become a nuisance to permitted uses in the vicinity.The proposed increase in occupancy may be permitted as conditional use in the R-S- 12 zoning district. The adult family home use is compatible with and complementary to surrounding residential uses. APPROVAL CONDITIONS 1. The Special Permit shall apply to tax Parcel#119494227 and any subsequent subdivisions thereof; 2. The applicant must provide a minimum of 4 onsite parking stalls for the adult family home. RECOMMENDATION Staff recommends denial of increasing the occupancy in Elisa's adult family home located at 3613 W. Octave Street(Parcel#119494227) in a R-S-12 (Residential Suburban District)from 6 beds to 8 beds. 3 Overview Item: Elisa's Garden in a R-S-12 Zone N Applicant(s): Elisa's Garden AFH Map File #: SP 2022-026 ILGO4 � ❑ �F � 4 � 1111 .F F �. r � r � r. ► - 'w . `• k G j F o r SITE J ,•1 P W MARIE Q �� F, ., ST MARIE ST J rvi i FY 1 F- 'Q W OCTAVE ST W OCTAVE ST 'y - W HENRY ST W HENRY ST FPS LN 110 210 420 630 84D ; W MARGARET ST W MARGARET ST .w Feet - -- o - W - E? ST Vicinity Item: Elisa's Garden in a R-S-12 Zone N Applicant(s):s): Elisa's Garden AFH � Map File #: SP 2022-026 SITE MOW * n o J W OCTAVE ST W OCTAVE ST x. 0 15 30 60 90 12 Feet Land Use Item: E1isa's Garden in a R-S-12 Zone N Applicant(s): E1isa's Garden AFH Map File #: SP 2022-026 SFDUs SITE N ro 41 0 E r rni D > ❑ Ur D � W OCTAVE ST W OCTAVE ST 15 30 60 99 12 Feet SFDUs Item: E1isa's Garden in a R-S-12 Zone N Zoning Applicant(s): E1isa's Garden AFH Map File #: SP 2022-026 R-S-12, Residential esidential Suburban Dmstrm tM n District SITE 01 W OCTAVE ST W OCTAVE ST 15 30 60 90 12 Feet R-S- 2, Residential Su urban District Comp Plan Item: E1isa's Garden in a R-S-12 Zone N Applicants): Elisa's Garden AFH Map File #: SP 2022-026 '- Commercial Low nsity Low Density Resid n is Residential n M SITE Low Den Low npnqitV Residential Residential W OCTAVE ST W OCTAVE ST 15 30 60 90 12 Feet Item: E1isa's Garden in a R-S-12 Zone N "Exhibit B" Applicant(s): E1isa's Garden AFH File #: SP 2022-026 n M Q ce SITE D 1 W OCTAVE ST W OCTAVE ST 15 39 60 99 12 Feet 1 r A Lookipg North ' fes i } -���`Ot --__ _ S _ t_ �� VMS � j �1w4�i e � .gip• .- i. 1 J'. . t ' yam, Ag J Y J �r .. ._ _ _ —. .- ..... r is"'•:..: ..._.. _ �� r - _ �� . � - =-• � ._.. - - - --r - t. - f ^1' - '�'• _. - SAY' tib• '+a.•R �j \X. ,• - ' 2 - kinNortheast y, 9 1t r — risWry . t, �ivF « EC i T3-Y i A il i low- , I x°`r Pr�+'�� '�"• +� "�."' �i- - �'..�� r„t sa/�=r"-v+�, "4 3.:f4`b.r,'ti.-*x. � - - ;�t r \ _ -'.:a. 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