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HomeMy WebLinkAboutHearing Examiner Packet 04-12-2023 w4co AGENDA HEARING EXAMINER MEETING City Hall-525 North Third Avenue Council Chambers WEDNESDAY,APRIL 12,2023 6:00 PM I. CALL TO ORDER II. PUBLIC HEARINGS A. Special Permit Kidwell Concrete Batch Plant(SP 2022-024) B. Special Permit Kasnick Garage Height Variance (SP 2023-004) C. Rezone Jefferson Landing R-1-A to R-4 (Z 2022-013) III. ADJOURNMENT This meeting is broadcast live on PSC-TV Channel 191 on Charter Cable and streamed at www.pasco-wa.com/psctvlive. Audio equipment available for the hearing impaired;contact staff for assistance. w4co REPORT TO HEARING EXAMINER PUBLIC HEARING City Hall-525 North Third Avenue-Council Chambers Wednesday 12 April 2023 6:00 PM MASTER FILE#: SP 2022-024 APPLICANT: Tom Kidwell Family LLC 2500 W. Court Street Pasco WA 99301 REQUEST: SPECIAL PERMIT: Locate a Ready-Mix Concrete Facility in an 1-1 Zone BACKGROUND 1. PROPERTY DESCRIPTION: Legal: BINDING SITE PLAN 2016-01; PORTION OF LOT4 DAF: Beginning at the Northwest corner of said Section 27;Thence North 89°20'33" East along the North line of said Section 27, 823.81 feet to the Easterly Right-of- Way line of Commercial Avenue; Thence along said Easterly Right-of-Way line along the arc of a 575.00 foot radius non-tangent curve to the right the long chord of which bears South 12°02'43" West for a chord distance of 126.57 feet, through a central angle of 12°38'16" for an arc distance of 126.83 feet to the TRUE POINT OF BEGINNING;Thence continuing along said Easterly Right-of-Way line along the arc of a 575.00 foot radius tangent curve to the right the long chord of which bears South 21°52'22"West for a chord distance of 70.38 feet, through a central angle of 07°01'03" for an arc distance of 70.43 feet; Thence North 89°19'15" East, 497.92 feet; Thence South 00°40'45" East, 380.02 feet; Thence North 89°18'19" East , 247.53 feet; Thence South 01°02'14" East, 722.06 feet to the South line of said Lot 4;Thence North 89°19'15" East along the South line of said Lot 4, 1100.07 feet to the Westerly Right-of-Way line of Commercial Avenue; Thence North 01°00'11" West along the West Right-of-Way line of Commercial Avenue, 30.00 feet to the South line of Lot 1 of Short Plat 98-03 according to the Short Plat thereof recorded under Volume 1 of Short Plats at Page 453 records of Franklin County,Washington.Thence South 89°19'15"West along the South line of said Lot 1 and Lot 2 of said Short Plat, 560.11 feet to the Southwest corner of said Lot 2;Thence North 33°30'00" East along the Westerly line of said Lot 2, 812.26 feet to the Northwest corner thereof; Thence North 89°19'15" East along the Northerly line of said Lot 2, 100.00 feet to the Westerly Right-of-Way line of Commercial Avenue; Thence North 01°00'11" West along the Westerly Right-of-Way line of Commercial Avenue, 100.12 feet; Thence South 88°56'00" West along the Westerly Right-of-Way line of Commercial Avenue, 10.56 feet; Thence North 01°04'00" West along the Westerly Right-of-Way line of Commercial Avenue 456.34 feet; Thence along the Westerly Right-of-Way line of Commercial Avenue along the arc of a 450.00 foot radius tangent curve to the left,the long chord of which bears North 06°25'58" West for a chord distance of 84.17 feet through a central angle of 10°43'58" for an arc distance of 84.29 feet; Thence North 62°09'51" West along the Westerly Right-of-Way line of Commercial Avenue, 118.35 feet to the Southerly Right-of-Way line of Kahlotus Highway; Thence along the Southerly Right-of-Way line of Kahlotus Highway along the arc of a 1410.00 foot radius non-tangent curve to the right, the long chord of which bears South 82°30'34" West for a chord distance of 419.33 feet through a central angle of 17°06'12" for an arc distance of 420.90 feet; Thence South 81°24'23" West along the Southerly Right-of-Way line of Kahlotus Highway, 53.73 feet;Thence along the Southerly Right-of-Way line of Kahlotus Highway along the arc of a 1420.00 foot radius non-tangent curve to the right, the long chord of which bears North 80°15'48" West for a chord distance of 323.36 feet through a central angle of 13°04'32"for an arc distance of 324.06 feet;Thence North 1 73°43'32" West along the Southerly Right-of-Way line of Kahlotus Highway, 218.76 feet; Thence along the Southerly Right-of-Way line of Kahlotus Highway along the arc of a 1120.00 foot radius tangent curve to the left,the long chord of which bears North 81°17'40"West for a chord distance of 295.05 feet through a central angle of 15°08'17"for an arc distance of 295.91 feet;Thence South 01°04'00" East,344.83 feet;Thence South 89°19'15" West, 406.78 feet to the TRUE POINT OF BEGINNING; (Parcel 113720139). General Location: Southwest Corner of Venture Road and the Pasco-Kahlotus Highway. Property Size: 34.99 acres (1,524,508.67 square feet) 2. ACCESS:The site has access from North Venture Road, Kendall Drive,and North Commercial Avenue. 3. UTILITIES: Water service is available in North Commercial Avenue and the south portion of North Venture Road; Sewer lines run through the west portion and along the south property line of the parcel. 4. LAND USE AND ZONING: The property is currently zoned 1-2 (Medium Industrial) and is vacant. Surrounding properties zoned and developed as follows: North 1-1 Industrial/Farming East 1-1 Industrial/Farming South 1-1 Trucking, Onion Processer,Truss Plant West 1-1 Meat Cutting Facility and a Gas Station/Convenience Store 5. COMPREHENSIVE PLAN: The Comprehensive Plan indicates the site is primarily intended for Industrial uses. Land Use Policy LU-6-E urges the City to "Support the Growth Management Act's goal to encourage growth, including industrial growth, in urban areas;" Economic Development Policy ED-2-13 proposes the City "Encourage development of a wide range of commercial and industrial uses strategically located near major transportation corridors or facilities and in close proximity to existing or proposed utility infrastructure while supporting local and regional needs. Economic Development Policy ED-2-C encourages the City to "Continue to pursue the development of existing industrially zoned properties that may be serviced by existing or planned utilities." Transportation Policy TR-1-13 has the City "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. Based on the SEPA checklist, the adopted City Comprehensive Plan, City development regulations, testimony at the public hearing and other information, a Mitigated Determination of Non-Significance (MDNS) was issued for this project on March 2, 2023. Mitigation measures listed in the MDNS were as follows: 1. An inadvertent discovery protocol (IDP) for the potential discovery of cultural or historical artifacts must be prepared and submitted to the city before any ground-disturbing permits are issued. 2. Kendall Drive may be required to be extended through the site in accordance with the City of Pasco's complete streets ordinance. 60-foot of ROW dedication would be required as well as build- out of the roadway. An option may be ROW dedication along the southern edge of the developing lot to meet block spacing requirements. 3. Existing fire apparatus access road must be maintained as previously approved or replaced with an actual road section. 4. Follow best management practices for sand and gravel general permits for the plant footprint and working area. Best management practices may include, but are not limited to: a. Using water or chemical dust suppressants on particulate matter (PM) containing surfaces (i.e. haul roads) and/or materials prior to and during activities that may release PM 2 into the air. Re-application may be required periodically to maintain effectiveness. b. Managing activity during high winds, if the winds are likely to cause the release of PM into the air. C. Using covered chutes and covered containers when handling, transferring, and/or storing PM containing materials. d. Minimizing the free fall distance, i.e., drop height, of PM containing materials at transfer points such as the end of conveyors,front end loader buckets, etc.; e. Managing vehicle loads with potential of release of PM with appropriate covers or freeboard consistent with applicable laws. f. Minimizing exposed areas of PM containing materials such as storage piles, graded surfaces, etc., and/or using tarps or chemical dust suppressants to minimize releases to the air; and/or g. Limiting vehicle speed to less than 15 miles per hour on unpaved surfaces. h. Consolidating storage piles whenever possible. i. Managing stockpile loader and haul truck travel to control release of PM. ANALYSIS Proposal The applicant proposes to locate a concrete ready-mix facility on approximately 35 acres of land located at the southwest corner of Venture Road and the Pasco-Kahlotus Highway.The ready-mix facility will consist of a modular office,concrete batch plant,truck wash out and aggregate stockpile bays. The sand and aggregate will be trucked to the site from off-site quarries. The sand and aggregate will be used to make ready-mix concrete which will be delivered from the batch plant to construction sites around the Tri-Cities area. Property Description The site is located adjacent and convenient to the Heritage Road/Highway 12 Interchange, which provides the main transportation link from the proposed plant to construction sites in Benton, Franklin and Walla Walla Counties. History The site was annexed into the City in 2012 (Ordinance 4086) and assigned 1-1 (Light Industrial) zoning in conjunction with the annexation.The site was rezoned from 1-1 to 1-2(Medium Industrial) in 2017(Ordinance 4364) and has retained the 1-2 zoning since. A Special Permit for a concrete batch plant(SP 2017-009)was granted in 2018 via Resolution 3793; however, that Special Permit has expired. Conditions attached to the 2017 Special Permit were as follows: 1) The special permit shall apply to Franklin County Tax Parcel # 113720139, being Lot 4, Binding Site Plan 2016-01 2) The site shall not be used for gravel mining or rock crushing. 3) The site must be developed in substantial conformance with the site plan submitted with this special permit application. 3 4) The applicant shall employ best available management practices to control dust generated by the ready- mix plant operation. Best management practices may include: a) Using water or chemical dust suppressants on particulate matter(PM) containing surfaces (i.e., haul roads) and/or materials prior to and during activities that may release PM into the air b) Managing activity during high winds, if the winds are likely to cause the release of PM into the air c) Using covered chutes and covered containers when handling, transferring, and/or storing PM containing materials d) Minimizing the free fall distance, i.e., drop height, of PM containing materials at transfer points such as the end of conveyors,front end loader buckets, etc. e) Managing vehicle loads with potential of release of PM with appropriate covers or freeboard f) Minimizing exposed areas of PM containing materials such as storage piles, graded surfaces, etc., and/or using tarps or chemical dust suppressants to minimize releases to the air; and/or g) Limiting vehicle speed to less than 15 miles per hour on unpaved surfaces h) Consolidating storage piles whenever possible i) Managing stockpile loader and haul truck travel to control release of PM. 5) All streets adjoining the site must be improved to City standards with the requisite utility infrastructure. 6) The special permit shall be null and void if a building permit has not been obtained by December 31, 2018. Analysis As per PMC 25.120.040 Ready-mix plants are a conditional use in the 1-2 Medium Industrial Zone. The proposed ready-mix site has been identified in the Comprehensive Plan for more intense industrial uses for over 35 years. The site has also been zoned for industrial activities for about 35 years. The site was originally zoned 1-1 in the County prior to annexation in 2013. Noise is an issue that is often associated with ready-mix plants. In many cases offending noise from a ready-mix plant is generated by a rock crusher that prepares the aggregate that is used in the concrete mixing process. In this case the aggregate will be mined and prepared at off-site locations and transported to the site by truck. Any noise associated with the proposed plant will come from the trucks and the ready-mix plant itself. The adjoining truss plant, trucking firms and farm fields are not particularly sensitive to noise. In that regard the proposed ready-mix plant should not create objectionable noises or vibrations that would materially impact the neighborhood. Permitted uses within the 1-2 zone such as manufacturing plants, metal fabrication shops,contractors' plants and storage yards, kennels and experimental laboratories can generate as much or more noise than a ready- mix plant. INITIAL STAFF FINDINGS OF FACT Findings of Fact must be entered from the record. The following are initial findings drawn from the background and analysis section of the staff report. The Hearing Examiner may add additional findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1. Public notice of this hearing was sent to property owners within 300 feet of the property and in the Tri-City Herald on 17 March 2023. 2. Applicant wishes to locate a concrete batch plant in an 1-2 (Medium Industrial) zoning district. 3. The parcel contains approximately 35 acres. 4. The site is zoned 1-2 (Medium Industrial). 5. Ready-mix plants require a special permit in the 1-2 zoning district. 6. The proposed ready-mix plant will be located in an industrial area that is characterized by businesses 4 that utilize large outdoor areas to conduct business. 7. The site is located 1,100 feet from the Highway 12/Heritage Road interchange, providing convenient access to construction sites in a three-county area. 8. The proposed ready-mix plant will include the storage of trucks in the yard around the plant similar to other proximal businesses. 9. The carrot plant to the north of the site has a tank that extends to a height that will be about equal to or taller than height of the ready-mix plant. 10. Development of the site will support previous public investment that brought water and sewer lines under Highway 12 to serve properties to the east of the Highway.Added utility customers on the east side of the Highway helps to recover the community's investment in the water and sewer system. 11. The operation of the proposed plant will involve the hauling and stock piling of gravel and sand that will be used in the ready-mix process. Without mitigating measures this operation could create dusty conditions and air quality conditions that are undesirable. TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of the proposed plat the Hearing Examiner must develop findings of fact from which to draw its conclusion (PMC 25.200.080 and 25.200.100)therefrom as follows: 1. Will the proposed use be in accordance with the goals, policies, objectives and text of the Comprehensive Plan? The Comprehensive Plan has identified the site for industrial land uses for over 35 years. The property is zoned industrial and the proposed use is an industrial business. The Plan also encourages a wide range of commercial activities to be developed within the UGA. 2. Will the proposed use adversely affect public infrastructure? The site is located in an area that the community has planned for industrial uses for over 35 years. Public infrastructure including sewer and water have been stubbed under Highway 12 and have been sized for industrial needs. The Heritage Road/Highway 12 Interchange was designed for industrial traffic and is utilized by the Basin Disposal (BDI)fleet of trucks, the carrot plant trucks and other agricultural related facilities nearby that have a heavy reliance on trucking. The Heritage Road/Highway 12 Interchange is the freeway connection to the Heritage Boulevard truck route and a connection to the surrounding Counties. 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 ready-mix plant supports the intended industrial character of the surrounding area that has a number of facilities and plants that rely heavily on the Heritage Road/Highway 12 Interchange and Highway 12. The proposed use is primarily an outdoor activity somewhat similar in nature to Fowler Supply Oxarc and Basin Disposal (BDI) on Dietrich Road to the north and RE Powel, Northwest Trucking (Formally Savage Trucking) and the other trucking facilities to the south. All of these facilities make extensive use of their lots for outdoor storage of trucks, equipment, piping, petroleum tanks and chemical tanks and various crates, containers and miscellaneous items. 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? There is no height limitation or restrictions in the 1-2 zone unless a parcel is located within one of the Airport Safety Zones. The proposed site is not within one of the Airport Safety Zones. The carrot plant to the north contains a large, tall tank used in to process carrots. The tank is approximately the height of the proposed ready-mix plant. The carrot tank has not discouraged development in the area or impacted the value of 5 surrounding properties as a search of the Franklin County Assessor's records will indicate. 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 Nearby agricultural storage sheds generate odors (fumes) that can be for more obnoxious than the minimal odors that may be generated by a ready-mix plant. The operation of nearby trucking firms create traffic, dust, vibrations,fumes and noise similar to or more intense that the operation of the ready-mix trucks. Nearby farming operations also impact the neighborhood with dust during periods of the year. The operation of the ready-mix plant can also create a different dust concern if the plant is not operated properly. Best management practices, similar to those being employed by the other two ready-mix plants in the City, generally addresses the dust concern. Ready mix plants are also heavily regulated by the State in this regard. 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 ready-mix plant will be built and operated to meet all city and State regulations related to the construction and operation of a ready-mix plant. These regulations address the health and safety concerns associated with ready-mix plants. PROPOSED APPROVAL CONDITIONS 1) The special permit shall apply to Franklin County Tax Parcel # 113720139, being Lot 4, Binding Site Plan 2016-01; 2) The site shall not be used for gravel mining or rock crushing; 3) The site shall be developed in substantial conformance with the site plan submitted with this special permit application; 4) Kendall Drive shall be extended through the site in accordance with the City of Pasco's complete streets ordinance. 60-foot of ROW dedication would be required as well as build-out of the roadway.An option may be ROW dedication along the southern edge of the developing lot to meet block spacing requirements. 5) The existing fire apparatus access road must be maintained as previously approved or replaced with an actual road section. 6) The applicant shall employ best available management practices to control dust generated by the ready- mix plant operation. Best management practices may include: a) Using water or chemical dust suppressants on particulate matter containing surfaces(i.e. haul roads) and/or materials prior to and during activities that may release particulate matter into the air; b) Managing activity during high winds, if the winds are likely to cause the release of particulate matter into the air; c) Using covered chutes and covered containers when handling,transferring, and/or storing particulate matter containing materials; d) Minimizing the freefall distance (i.e. drop height), of particulate matter containing materials at transfer points such as the end of conveyors,front end loader buckets, etc.; e) Managing vehicle loads with potential of release of particulate matter with appropriate covers or freeboard; f) Minimizing exposed areas of particulate matter containing materials such as storage piles, graded surfaces, etc., and/or using tarps or chemical dust suppressants to minimize releases to the air; g) Limiting vehicle speed to less than 15 miles per hour on unpaved surfaces; h) Consolidating storage piles whenever possible; i) Managing stockpile loader and haul truck travel to control release of particulate matter. 6 7) All streets adjoining the site must be improved to City standards with the requisite utility infrastructure. 8) A minimum 6'-tall sight-obscuring fence or landscaped berm shall be erected along the length of the property along the Pasco Kahlotus highway behind the required 10' landscaping strip. 9) The special permit shall be null and void if a building permit has not been obtained by May 31, 2025. 10) 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. 11) The special permit shall be null and void if the above conditions are not met. RECOMMENDATION Staff recommends approval of a Special Permit for the location of a Ready-Mix Concrete Facility on Lot 4, Binding Site Plan 2016-01 (Franklin County Tax Parcel 113720139) in a 1-2 (Medium Industrial) zoning district with conditions as set forth herein. 7 Overview Kidwell ! Batch Plant . Zone N Applicant(s): Thomas ! ■ File ■ ir r' M` d*� a ■ a y'r a F' s e A .:� r•:. w ;y 1 16 r ir• � �,•►f r '* p.1 1. all 1A W oil-IF b .. - - '_� Wa Lr f a mash AN 1 :t Ir i :fill ■1 710 1,400 2,100 2,800 Feet E16 - 17A Vicinity Item: Kidwell Concrete Batch Plant in a C-3 Zone N Applicant(s):s): Thomas Kidwell � Map File #: SP 2022-024 0105 �r PSS' .p` Q PRSCO KAHLOTLJS RD PpSCO KAHL�� - f ---m 0 SITE - uti�V �� •� UVDALL o� r RKENDALL DR r w (01 00 200 440 600 84AP `x . Feet r11*4 vr ._.�� - - Land Use Item: Kidwell Concrete Batch Plant in a C-3 Zone N Applicant(s): Thomas Kidwell Map File #: SP 2022-024 V PASCO KAHL07-US Farming Residentia6 o - L PASCO KAH LOTUS RD- - --_ mea G m Comme' mal - 0 a� Si i r. Foody� �tt,�- Processo`, � jo z k��DR�L D L1nde�e• ped LL � KE'NDALL DR— w I I � S � 0 C7 Lumber GUndeveloped Parking s� X03 110 210 420 630 84 Feet Undeveloped ZoningItem: Kidwell Concrete Batch Plant in a C-3 Zone N Applicant(s): Thomas Kidwell Map File #: SP 2022-024 RD - Light KAHLOTUS Industrial ial ct D _ z PASCC KAHLOTUS RD I-1, Light m I Industrial o District SITE �V J.0 kE1VD,q�L Dw R KENDALL DR CE x- 3 1-1, Light Industrial District ig Indu trial Dis rict 110 210 420 630 84 Feet Lj I-1, Light Industrial Dist ict Comp Plan Item: Kidwell Concrete Batch Plant in a C-3 Zone N Applicant(s): Thomas Kidwell Map File #: SP 2022-024 PASCO KAHLOTUS RD Z Industrial PASCO KAHLOTUS RD S D Re o . o 1 SITE o RSL DR KEN DALL DR Ui LU 2 DNR Reserve In ustrial Gs� no3 110 210 420 630 84 Feet Pasco Kahlotus Rd. EXWING PROsPERTY LINE — O Kahlotus . . — — - - - _ — — - - — _ — — 3 Korners , m ' Stockpile v D � m Stockpile 1 w •z At. - - - - - - - - - - - - - - - - - ® - - - - - 1 Stockpile Stockpile EXISTING PROPERTY LINE Stockpile !0a t JY y 1 C Ur �X * Bryan's , Concrete 'W Meat Company Plant - , 1 • 1 ffICP� Truck Wash Out 1 I QScale Kendall Rd Emergency - - � Access Only ,— — — — — — — - - — 1 I IIIIIIII / ID Truck Parking Mechanic Shop X Q' No. RwMbn/laue Dab z \ ,Q� Z 1 \ O Truck Q 1 The H1 Parkin \ � (evej IB4 Wment and Consulting Truss Company , � NOT FOR CONSTRUCTION yA \ r Z, \ / PRELIMINARY SITEPLAN tn•< /F i X� / ul Storm ° PRIGN RESERVED Water LL ' Retention Equipment 11/27/22 Staging DRAWN 8V: .---"mum---"mumhn ScWM, 1 , O - - �- - . . - -- - - - - - 1- - . - - - - - - - - - - - - - - - . v - - - - - - - - - - - - - - - - - i EXISTING PROPERTY LINE _ _ Pasco Kahlotus Site Plan.dwg North Looking �•� �- ._ . . - - - _ s-- h- -- .-'�:; _��' = Fes`-..� _ -fir'. - . -. - - _ _i�:Y+:�r •�"'``'_A: _ -'--, ' •�"E �� 'y - ..-:�_ _ '-a__y�'-_ .'�-� _ _a Ery _ c Y'� - f� .4' .!?': _ - -. _ �:_�.�=••tea �`�11-A?"+���'� 11 f Looking Northeast u NINE, "Fait. •�_ I [y��l^F- — - A•'-!?~ ^R: "�4 -:"i'.... •-Zee=�r ..aS� - . - -`c �� - r��r'� - `�c'v'•- -.�� .sir� - - e �-' - -'C• ice_� -,�,"` - _ - - �,f. 7�•. _ i ti.';. mss. 73 ram � _ •r�. .ryr. :�' - t+-s _�'• '-.tib':� '�. - - - ri- - �.c iFl.•h.:� r�-s- - - - -.�-+,. ems' 'r:�,•.`�.` - 4- - •a.+,� ':may `-�.- - - �� -f. -+ X; - -max- '.�.�•' - �• ��Y _ f...•..- _ -ry .•rte_ i - - - - .�'` �y e:�� ��•�- ':r["r^:• -fir •'r, - _ _k-..: �_.��.`rrw-.'�' �_�-�i���Y�.��'�:�.��: �.'�.. �'kA..',c5-�7� ..�t�!__•v:-�=_'��r.._ _•.Y:�.�•.-_..� _ �vH_�_i..d�, _ �..�-C__�`.S�a'� c.�_. r... ..-s .._..•a i..�_,.�_ ...a.:a_��at:>�-,.-.::.a.-_ �._ _. ._ �__ _�ri�'S'..�'e_�•—li_+ �^�"��. _ _ _.. _ . - Looking East gni. - 'S' -sem .1.. _ ?.:<:..� - 'rayy„r'.'.•y+; .<i' 'lis. '^i - -.i_ .ir` - �` '•2 .�. y�7:' '-s' 7::.• .i{-.$�""� ..moi.: _ - -�^--•' _ - _ a V _ •.mss„'.- - �i'jr-' vy77 _ .� "�sa^. may;:w .i•� - - L' - 'S - '��i _.moi'.':.�.--' _ _ �v7`.'.:• _ rY�.• sem- _ - {_• . �.t• - _ _'fib - }Y- _ - _ _ . Looking Southeast z lid~ ` 1 1 - 'i Loolang qp_ NWA2& ZZ a •etia=�i.;T����kc�:�:�ri�,a'-w4"`�'��:.:.�^�:`e��.�� wr'_,n�,F'����v�-. _ _ - v Y Looking Southwest mm Now- JL__ Ir AIM •S - - moi.., .1' fey r�Y.3.,,,.. ,: e.... _. {.• - .. _ E tgl�r�r LookingWest .. _ 5' "��'. .. _ •.I �r ~• j- `` x` .µms a'ti. :�. x � to—_ �� Looking N orthwest .. .. a � ... ��. �:=�i�- _� °i'� - f `r •- .. � _yam_ .. __ �'�y .y'. ,.r �n�� - -� .. _ - �•' � �` s - �'- - ^��f fes~ �. _ •.'�!� .�-�'� � .. i �� -i', / � ..�_ Affidavit of Mailing In regards to MF#SP2022-0214 I, Carmen Patrick, hereby confirm that notification was sent by mail March 17, 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 17th day, March of 2023. Representative's Signature Ci tyofCommunity Development Department Co PO Box 293,525 N Std Ave, Pasco,WA 99301 P:509,545.3441/F:509.545.3499 NOTICE OF PUBLIC HEARING Si necesita ayuda para entender este aviso o necesita mas informaci6n, por favor Ilame al Departamento de Desarrollo Comunitario y Econ6mico de la Ciudad de Pasco a 509-545-3441. A public hearing with the Hearing Examiner will be held on April 12, 2023 @ 6:00 pm Place:Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco,Washington. Proposal:Thomas Kidwell has submitted a Special Permit application(SP2022-024)for the operation of a concrete batch plant on Parcel 113720139 located at the southwest corner of Venture Road and the Pasco Kahlotus Highway in Pasco, WA.The proposal is subject to regulations contained in the Pasco Municipal Code. Over viCw Item:Kidwell Concrete Batch Plant in an 1-2 Zone N Applicant(s):Thomas Kidwell n File#:SP 2022-024 7V — ,�, SITE r �F - 2B0 7t0 tAf10 2700 2. � Feet _ Public Comment Period: Written comments must be submitted to the Community Development Department by 5:00 p.m.on Aprill2,2022 to be included in the Hearing Examiner packet.Testimony of written material may also be submitted at the public hearing. If you have questions on the proposal,contact the Planning Division at(509)545-3441 or via e-mail to: planning@pasco-wa.gov. 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. 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. NAME ADDRESS CITY STATE ZIP TSK INVESTMENTS LLC 811 PASCO KAHLOTUS RD PASCO WA 99301 CITY OF PASCO PO BOX 293 PASCO WA 99301 STATE OF WA- DEPT OF NATURAL PO BOX 47014 OLYMPIA WA 98504 SAVAGE TRANSPORTATION LLC PO BOX 2565 PASCO WA 99302 OREGON POTATO COMPANY 6610 W COURT ST STE B PASCO WA 99301 EDWARD E &TERESA CAPERON PO BOX 926 PASCO WA 99302 TSK 2013 LLC 811 PASCO KAHLOTUS RD PASCO WA 99301 TOMMY KIDWELL 9305 W RICHARDSON RD PASCO WA 99301 WA INDUSTRIAL PROPERTIES-PASCO 1302 PUYALLUP ST STE A SUMNER WA 98390 AL FOUNTAIN PO BOX 1139 PASCO WA 99301 CORIA AND SONS LLC 4721 INDIAN RIDGE DR PASCO WA 99301 VALDEMAR&MAGDALENA ROMERO 701 N VOLLAND ST KENNEWICK WA 99336 R BRYAN SCHUTZ 525 N COMMERCIAL AVE PASCO WA 99301 KIDWELL FAMILY LLC 2921 N ROAD 64 PASCO WA 99301 WASHINGTON INDUSTRIAL PROPERTI 1302 PUYALLUP ST SUMNER WA 98390 City0f Community Development Department PO Box P: 09 5453W �98301 3441/F: 509.545.3499 MITIGATED DETERMINATION OF NON-SIGNIFICANCE (Optional DNS Process) Issuance Date: March 2"d, 2023 Project Name: Kidwell Concrete Batch Plant Project Number: SEPA2022-103 Proponent: Tom Kidwell Family LLC. 2500 W. Court Street Pasco, WA 99301 Applicant: Tom Kidwell Family LLC. 2500 W. Court Street Pasco, WA 99301 Description of Proposal:The proposal is for a concrete batch plant,the property is 36 acres and will include stockpiles of raw gravel and sand products that will be trucked in and stored for plant use, parking for trucks and a concrete wash down containment area will be on site and a portable concrete plant. Location of Proposal: Parcel #113-720-139 in Pasco, WA. Mitigation: 1. An inadvertent discovery protocol (IDP) for the potential discovery of cultural or historical artifacts must be prepared and submitted to the city before any ground-disturbing permits are issued. 2. Kendall Drive may be required to be extended through the site in accordance with the City of Pasco's complete streets ordinance. 60-foot of ROW dedication would be required as well as build-out of the roadway. An option may be ROW dedication along the southern edge of the developing lot to meet block spacing requirements. 3. Existing fire apparatus access road must be maintained as previously approved or replaced with an actual road section. 4. Follow best management practices for sand and gravel general permits for the plant footprint and working area. Best management practices may include, but are not limited to: a. Using water or chemical dust suppressants on particulate matter (PM) containing surfaces (i.e. haul roads) and/or materials prior to and during activities that may release PM into the air. Re-application may be required periodically to maintain effectiveness. Community Development Department rw4co P:509 54533441/F: 509.545.3499WA 99301 b. Managing activity during high winds, if the winds are likely to cause the release of PM into the air. c. Using covered chutes and covered containers when handling,transferring, and/or storing PM containing materials. d. Minimizing the free fall distance, i.e., drop height, of PM containing materials at transfer points such as the end of conveyors, front end loader buckets, etc.; e. Managing vehicle loads with potential of release of PM with appropriate covers or freeboard consistent with applicable laws. f. Minimizing exposed areas of PM containing materials such as storage piles, graded surfaces, etc., and/or using tarps or chemical dust suppressants to minimize releases to the air; and/or g. Limiting vehicle speed to less than 15 miles per hour on unpaved surfaces. h. Consolidating storage piles whenever possible. i. Managing stockpile loader and haul truck travel to control release of PM. Lead Agency: City of Pasco The City of Pasco, acting as lead agency for this proposal, has determined that as mitigated it does not have a probable significant adverse impact on the environment. An environmental impact statement(EIS) is not required under RCW 43.21C.030(2)(c).This decision was made after review of a completed environmental checklist and other information on file with the lead agency.This information is available to the public on request.This MDNS is issued after using the optional 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 mitigated non-significance by submitting an appeal to the address below no later than 10 days from issuance. The appeal must be in written form, contain a concise statement of the matter being appealed and the basic rationale for the appeal. A fee is required per the City's Fee Resolution. Please note that failure to file a timely and 'W of Community Development Department COPO Box 293,525 N 3rd Ave, Pasco, P:: 509 545 3441/F:509.545.3499wA 99301 complete appeal shall constitute a waiver of all rights to an administrative appeal under City code. All comments or appeals are to be directed to the City of Pasco Planning Department, PO Box 293, Pasco, WA, 99301, Attn: Rick White. w4co REPORT TO THE HEARING EXAMINER City Hall—525 North Third Avenue—Council Chambers WEDNESDAY, 12 April 2023 6:00 PM MASTER FILE#: SP 2023-004(AKA: HE 2023-002) APPLICANT: Tim Kasnick 10104 W. Willow Way Pasco,WA 99301 REQUEST: Special Permit: Detached Shop Height in an RS-12 (Suburban) Zoning District BACKGROUND 1. PROPERTY DESCRIPTION: Lel Lot 83,Wilson's Addition General Location: 4418 Willow Way, Pasco, WA 99301 (Parcel 118202025) Property Size: .46 acres (19,824.17 square feet) 2. ACCESS: The property has access from Willow Way 3. UTILITIES: Municipal water and sewer service are available from Willow Way 4. LAND USE AND ZONING: The property is currently zoned RS-12 (Suburban) and is developed with a Single-Family Dwelling Unit (SFDU) and two outbuildings. Surrounding properties are zoned and developed as follows: Northeast RS-20 SFDUs Southeast RS-12 SFDUs Southwest RS-12 SFDUs Northwest RS-12 SFDUs ANALYSIS Request Applicant Tim Kasnick is requesting a variance from Pasco Municipal Code (PMC) 25.35.030 which allows detached residential garages as defined in PMC 25.15.090, provided they do not exceed 18 feet in height and 1,200 square feet in area.A greater height may be approved by special permit based upon the review criteria listed in PMC 25.200.080 and 25.200.090. Also, per PMC 25.165.030(3), In no case shall a detached garage . . . be higher than the principal building. History On August 2nd, 2022 Applicant Tom Kasnick applied for a building permit (1322-2149)to construct a 23'5" tall detached shop/garage in the southwest corner of their property, between 11'6" and approximately 17'from 1 the south property line, and 5'from the west property line, being approximately 112'from the front(Willow Way) property line. On August 19, 2022 the building permit application was placed on hold via letter to Applicant stating "The average height of the structure cannot exceed 18'. This is measured from the midpoint of the slope of the roof." Per PMC 25.35.030, detached residential garages as defined in PMC 25.15.090 are allowed, provided they do not exceed 18 feet in height and 1,200 square feet in area. A greater height may be approved by special permit based upon the review criteria listed in PMC 25.200.080 and 25.200.090. Per PMC 25.15.040 B definitions; Building height"means the vertical distance from grade plane to the average height of the highest roof surface. Said grade plane represents the average finished ground level adjoining the building exterior walls. Where the finished ground slopes away from the exterior walls, the reference plane shall be established by the lowest points within the area between the building and the lot line or,where the lot line is more than six feet from the building,between the building and a point six feet from the building. Thus, the code-defined height of the proposed detached shop/garage as measured by vertical distance from grade plane to the average height of the highest roof surface would be 20'9," or 2' 9"taller than code allows. Also, per PMC 25.165.030(3), In no case shall a detached garage . . . be higher than the principal building. On August 22, 2022 Applicant applied for a building Permit(B22-2324)for a 237"tall garage addition to their home which would increase the house height and thus accommodate the "no . . . higher than the principal building" limitation in PMC 25.165.030(3). Both building permits (1322-2149 and B22-2324) have expired, pending resolution of the shop height special permit application. Applicant applied for a Special Permit on February 22, 2023 (see"Exhibit C");the application was received on February 24, 2023. Applicant has offered the following explanations for his request: "We want to remodel our existing home to add a model train room, a sewing/craft room, a den/office & sunroom, and to remodel the kitchen; (this scope is covered by Bldg. permit B22-2324,which is already approved.) In addition, we want to build a detached garage with lots of room. The footprint of the detached garage will be 24'x 36' (864 square feet), with two floors: 1) First floor will have a 9' ceiling with 8' garage door for access by a tall pickup, storage of canopy, wood working, auto maintenance, storage and maintenance of lawn and garden equipment, ladder storage, and other future projects, 2) Second floor will have an 8' ceiling for general storage of household items, Christmas decorations and lighting, canning jars, and all the stuff currently in our existing garage. The design drawings accommodate these two floors, the trusses necessary to support the second floor, and the 5: 12 roof slope; the result is that the height is 20'-9"; this is illustrated below: Section 25.35.030 permits detached residential garages in R-S-12 Suburban Districts provided they do not exceed 18' in height [refer to Pasco Building Division letter from Troy 2 Hendren, dated Aug. 19, 2022], but goes on to allow that a greater height may be approved by special permit based upon the review criteria in PMC 25.200.080 and 25.200.090. This is the variance/special permit I request for building of my detached garage. (Please note that the design of our detached garage is compliant with PMC 25.165.030, i.e. it is not higher than the principal building.) PMC Code Requirements As per Pasco Municipal Code (PMC) 25.200.080, Upon conclusion of the open record hearing, the Hearing Examiner shall make and enter findings from the record and conclusions thereof as to whether or not: (1) The proposal is in accordance with the goals, policies, objectives, maps and/or narrative text of the Comprehensive Plan; Comprehensive Plan Housing Goal H-3 requires the City to "encourage housing design and construction that ensures long term sustainability and value. This goal is supported by Housing Policy H-3-8: "Maintain development regulations and standards that control the scale and density of residential housing to ensure compatibility with surrounding uses." The City development regulations and standards allow for taller shop/garage structures via the special permit process. (2) The proposal will adversely affect public infrastructure; Public sewer and water services available along Willow Way have been designed to support residential uses. Detached shops and Garages are typical of residential development throughout the City. Permitting an increase in garage height by 2'9'will have no impact on public infrastructure. (3) The proposal will be constructed, maintained and operated to be in harmony with the existing or intended character of the general vicinity; The neighborhood is suburban in nature, intended for somewhat larger, single- and two-story homes on expansive lots; mature hardwood trees also populate the area, largely obscuring houses and outbuildings from neighboring lots. Large shops/garages for RV storage are fairly typical for the area. The proposed garage would be required to use exterior finishes and roofing to match the details on the applicant's home. These design standards will cause the garage to be built in harmony with the existing character of the neighborhood. (4) The location and height of proposed structures and the site design will discourage the development of permitted uses on property in the general vicinity or impair the value thereof; The neighborhood was established in the mid-90s and is mostly built out. As such, any building activity that might have been discouraged by such a structure in times past has already taken place. Applicant has furnished no evidence that other taller-than-code detached shop/garages have been permitted by the City in or around the vicinity of this property. The RS-12 zone allows homes to be constructed up to thirty five (35) feet tall measured at the roof mid-point. The 35 foot height limit to the mid-point of the roof could very well result in a home which is forty(40)feet tall measured at the peak. There are a number of detached shops or garages in the neighborhood. The shop would be located in the southwest corner of their property, between 11'6" and approximately 17'from the south property line, and 5'from the west property line, the setback from the front(Willow Way)property line would be approximately 112.'The height of the proposed detached shop/garage as measured by vertical distance from grade plane to the average height of the highest roof surface would be 20'9,"or 2'9"taller than code allows. (5) The operations in connection with the proposal will 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; and 3 It is unlikely that there will be any difference in terms of use between a garage that is 18 feet tall verses a 20'9" tall garage. Staff sees no reason why structure height would increase the potential for objectionable effects such as noise,fumes, vibrations, dust, traffic or flashing lights. The use of the site will remain low- density single-family residential. (6) The proposal will 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. [Ord. 4433 § 9, 2019; Ord. 3354 § 2, 1999; Code 1970 § 25.86.060.]. Requirements of the International Building Code will ensure the garage will be built to conform to all public health or safety standards. The building code standards coupled with setback requirements will ensure the garage will not be a nuisance to the neighborhood. As per PMC 25.200.090, [i]n addition to making and entering conclusions from the record for special permits based on the criteria in PMC 25.200.080 the Hearing Examiner shall consider the following for special permits dealing with increased heights and/or floor area for detached shops and garages: (1) Will the shop/garage match the principal structure in design and exterior treatments such as roofing materials, siding, color, window and door openings, eave overhangs, fenestrations and other architectural features; Residential detached shops and garages are required to be compatible and consistent with the house on the lot. That means either the garage needs to have similar siding and roofing materials matching the home or in the case of pole buildings eave overhangs are required along with colors that are similar to the house.As a condition of approval the Hearing Examiner could approve additional architectural features to help offset the additional height. (2) Will the existing topography and elevation of the site and surrounding property exacerbate or attenuate the height of the proposed shop/garage; The site is relatively flat and more or less level with the grade of Willow Way. There are no features on the site that would tend to exacerbate the proposed height of the garage. (3) Will the proposal include landscaping features or berms to ameliorate the height and/or floor area of the shop/garage; There are no landscaping features indicated on the proposed site plan however, the existing trees on the lot will screen the proposed garage somewhat from adjoining lots. (4) Will the shop/garage be erected on the property utilizing minimum setbacks; Based on the site plan the garage placement will meet or exceed all minimum setbacks for the RS-12 zone. The garage will set back approximately 112'feet from Willow Way, 11'6"to 17'feet from the south property line, approximately 130 'from the east property line and S feet from the west property line. (5) Is the site larger than the minimum lot size requirement for the zoning district. The RS-12 zone requires parcels be a minimum of 12,000 square feet. The site is 20,000 square feet, nearly twice the minimum area. 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 17 March 2023. 2) Applicant is requesting a variance from the 18 maximum height limit of PMC 25.35.030. 3) Per PMC 25.200.080 and 25.200.090, A greater height maybe approved by special permit. 4 4) Per PMC 25.165.030(3), In no case shall a detached garage . . . be higher than the principal building. 5) On August 2nd, 2022 Applicant Tom Kasnick applied for a building permit(1322-2149)to construct a 23'5" tall detached shop/garage in the southwest corner of their property. 6) The shop/garage would be between 11'6"and 17'from the south property line,5'from the west property line, and approximately 112'from the front (Willow Way) property line. 7) On August 19, 2022,the building permit application was placed on hold based the on proposed building height exceeding the PMC 25.35.030 allowed 18.' 8) Per PMC 25.15.040 B definitions, "Building height" means the vertical distance from grade plane to the average height of the highest roof surface. 9) The height of the proposed detached shop/garage as measured by vertical distance from grade plane to the average height of the highest roof surface would be 20'9," or 2' 9"taller than code allows. 10) Per PMC 25.165.030(3), In no case shall a detached garage . . . be higher than the principal building. 11) On August 22, 2022 Applicant applied for a building Permit(1322-2324) for a 237" tall garage addition to their home. 12) The increased home height would accommodate the height limitation of PMC 25.165.030(3). 13) Both building permits (1322-2149 and B22-2324) have expired, pending resolution of the shop height special permit application. APPROVAL CONDITIONS 1) The special permit shall apply to 4418 Willow Way, Pasco,WA 99301 (Parcel 11820202544). 2) The garage must be developed in substantial conformance with the submitted site plan. 3) The house addition shall be built prior to the detached shop/garage. 4) The house addition shall be built in substantial conformance with the submitted site plan. 5) The special shall be null and void if all required building permits have not been obtained by May 1 2025. 5 1 �r iM rr ®• low— NNE — L1 ��..��. � tiQ ( ` ��,� � .� �'• tet• . - � � '�`�' � :fi I A KA Ira 6 in un LLL r' aMEN — — Pro • N lof x� SITE al. C:) - �$ Y a '2AY 0 35 70 140 210 28 ' r, �. 1 FP.P.t A� `%t3x.1i, E��ITFi t H iE;��"• )�9IYCti, d!1(I -;�E'heti � Cn!11•;l-_•l�t�� { Res. 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' s ��3 � •► 'tee. all r .�z. 1• ■�� �. ` tl ! �� '•''-- .r .. -.mow_" --7� - a. _ IF; ar ��fw i�•� e �Y� .'� i�. 1' �. �'� - 7� I �-•�r�±•�j-_ res- y '? -tip -_ }: - - - _ - -r F:'-- _ .. r � r A± OL • � { e ♦ ! ■s oo n est - _ !. 'i�i.h A� �i'"T' ���: -� �.•� � .yam _ _ =RIC A :Y WA ., .T' �. � F 11 : 'rte'�.•y _ �;�•_ ! ;�I ��f� '; 'y t 1• 7a..�+. .4. x '' � }.- � .�� ?�J' n { •. f rte. - ..���f 1} a Mlt' E 4 1 lop, M - -,�.��... ,,,,� �� ,� ���_� _ - ��- - t-..�.��_ •��lir► ■ •mod ,Fit It .�i�,' -i�o-.. �Y�_.__. ... __ _, ... ._.._ .s._. _ ,.•S.�'.•..:+�rLt:}N�:, .- � �... -_={�44M ._ .___ ,.... _ _ __ ... _ __ - _ •. �. eaf_c.s: � r ,� -�,1� COMMUNITY DEVELOPMENT DEPARTMENT Fee:$750 1 PO Box 293,525 N 3rd Ave,Pasco,WA 99301 P. 509.545.3441/ F:509.545.3499 CITY OF PASCO HEARING EXAMINER REVIEW APPLICATION Master File # HE 2023.002 Date Submitted: 24 Feb 2023 The undersigned hereby applies for review by the Hearing Examiner. Applicant Info IOwner Info (if different than applicant) Name: / T Name: Address: � aAy Address: P© � 13� ,�u�� � ; Phone: Email: -� ` 57VM5.0 Com Email: 0 Project Address:Ars��U D Project Parcel Number: -//9-202 -025 Current Zoning: k---CS-12 Present Land Use: S.�NraL4!5 "-f4 101-L y 1710 Ml:�' Give a detailed description of the proposed use that requires a variance: �Z_eA<4 ,r a2 uC4-z- Special circumstances applicable to the property: A/e)A/� Updated August 2018 How does the strict interpretation of the zoning ordinance deprive the applicant of rights and privileges enjoyed by other properties in the vicinity under an identical zoning classification? _Tl1fi /S�f L ie��ro,4/ irV 2�343d �� PeE / `�� ZYI lFri o nl gr Staff decision which is being appeal ed:—Q UTL<2)Z-JC b-TVQ5QV G6TrZK k7Z-7 r� AC(X;,-r—W o C C)2 NOTE: Provide a variance report giving a list and mailing ress owners of all property within 300 feet of the applicant's property, as shown by a local title company OR payment of$50.00 which shall be utilized by the City to obtain a current list of property owners of all properties within 300 feet of the applicant's property. Fee for Hearing Examiner - $700.00 Radius Notification 5 50.00 $750.00 Signature of Applica C *Notarized Signatu f Poperty Owner C" State of Washington ) ss. County of Franklin ) I Q� On this `-1 day of k&b ,aGj' , before me the undersigned, a Notary Public in and for the State of Washington, duly commissioned an sworn, personally appeared —T, Amin 1shldu being duly sworn o hi her oath thah /she has prepared and read the foregoing statements and has acknowledged to me that the recitations contained therein are true, and has signed this instrument a®5/her free and voluntary act and deed for the purposes therein mentioned. 04 SUBSCRIBED AND SWORN to before me this I day of �11dG1 ` . �O ��N\. \ blic State:SioWashington Licen=e Number 1�1389 Notary Pu li i a for the State of Washington LIp My Co nmiss";r Expires Residing at r � September 28. 2026 My Commission expires lg Zd Flgpco P:0—"--i i W—A Building Division N 3`d Ave,Pasco,WA 99301 P: 509.543.5726 www.Liasco-wa.tov 1]2ermittech@,pasco-wa.gov August 19, 2022 TIMOTHY & BETSY KASNICK PO BOX 1324 RICHLAND, WA 99352 Dear Mr./Mrs./Ms. TIMOTHY & BETSY KASNICK: Subject: Plan Review On Hold/1322-2149/10104 WILLOW WAY DETACHED SHOP Please review the below comments which require this project be placed on hold. Building Divisions Ben Mohs (509) 543.5766 1) Provide revised plans addressing height limitations from planning comments. Planning Division, Mike Manning(509)544440 1) The average height of the structure cannot exceed 18'. This is measured from the midpoint of the slope of the roof. 2S 3,6-,©3O 2) The side setback must be a minimum of 10'. 1*46vrAzS R6 Please be advised that no construction can begin until a City of Pasco building permit has been issued. Revised plans must be submitted to the Inspection Services Division within 14 days of the date of this letter. Thereafter, if revised plans have not been received as requested, the application shall become null and void and all submitted building and site plans will be discarded. Thank you for your timely submittal of all required documentation. Sincerely, Troy , Buil.-ling Official TH/RE cc: File 2535.030 Permitted accessory uses I Pasco Municipal Code Pagel of 2 25.35.030 Permitted accessory uses. The following uses shall be permitted as accessory to a permitted use in the R-S-12 suburban district: (1) Detached residential garages as defined in PMC 25.15.09 , provided they do not exceed 18 feet in height and 1,200 square feet in area. For each additional 12,000 square feet of lot area,the gross floor area of detached shops and garages can be increased by 260 square feet.A greater height may be approved by special permit based upon the review criteria listed in PMC ...iu0i)o and 25.200.090. (2) Home occupations as defined in PMC 25.15.100. (3) Storage buildings cumulatively not exceeding 260 square feet of gross floor area and 15 feet in height; provided no container storage,as defined in PMC ,shall be permitted.For each additional 12,000 square feet of lot area the gross floor area of storage sheds can be increased by 260 square feet. (4) Agricultural uses(limited), as defined in PMC 25.15.030(except that the keeping of animals shall be permitted on parcels consisting of 10,000 square feet over and above an area equal in size to 12,000 square feet set aside for the dwelling on the parcel). (5) One animal unit(as defined in PMC 25.15.030)shall be allowed for each full 10,000-square-foot increment of land over and above an area equal in size to 12,000 square feet set aside for the dwelling on the same parcel, provided all barns, barnyards, chicken houses, or corrals shall be located not less than 25 feet from a public roadway and not less than 10 feet from any adjoining property held under separate ownership;and provided said number of chickens,fowl or rabbits does not exceed two animal units. (6) The keeping of dogs and cats, provided such number of animals does not exceed three dogs and three cats. (7) Family day care home in conformance with Chapter WAC as now existing and as amended and Chapter 25.150 PMC. (8) Accessory dwelling units. (9) For lots with a minimum of 5,000 square feet but less than 22,000 square feet and containing only one single- family dwelling unit,the keeping of dogs, cats, rabbits,and chicken hens, provided such number of animals does not exceed three dogs and/or three cats,and/or three rabbits and/or three chicken hens,the total number of animals not to exceed six; in all cases,animals shall not be allowed to roam or fly to other properties; roosters are not allowed.Structures related to rabbits and/or chicken hens,such as rabbit hutches and/or chicken coops, must be at least 10 feet from any property line, may not exceed six feet in height and 30 square feet in size,and must be located behind the rear line of the dwelling. Rabbit hutches and/or chicken coops adjacent an alley may be placed within five feet of the alley line provided there are no openings in the wall adjacent to the alley. Property owners shall not allow such structures to become a nuisance due to noise or odor. (10) Family home preschool in conformance with Chapter PMC. [Ord.4575§ 6,2022; Ord.4144§2,2014; Ord.4110§ 9,2013; Ord.4040§2, 2012;Ord.4036§4,2011;Ord.3688 §2,2004; Ord. 3354§ 2, 1999; Code 1970 §25.24.030.] The Pasco Municipal Code is current through Ordinance 4606,passed September 6,2022. 2S.165.030 Accessory buildings I Pasco Municipal Code Page 1 of 1 25.165.030 Accessory buildings. Accessory buildings shall not be permitted on a parcel prior to the existence of a principal use.The following standards shall apply to all accessory buildings in residential districts: (1) Roofing materials must be compatible and similar in relation to the primary structure;and (2) Exterior siding must be compatible and similar in relation to the primary structure. (3) In no case shall a detached garage have more square footage than the principal building and shall not be higher than the principal building.[Ord.3688§ 5,2004; Ord.3354§ 2, 1999;Code 1970§25.70.030.] The Pasco Municipal Code is current through Ordinance 4606, passed September 6,2022. Disclaimer:The City Clerk's office has the official version of the Pasco Municipal Code. Users should contact the City Clerk's office for ordinances passed subsequent to the ordinance cited above. City Website:www.pasco-wa.gov City Telephone:(509)544-3080 Code Publishing Compnr The Pasco Municipal Code is current through ordinance 4606,passed September 6,2022. Waiver Request for Bldg. Permit #B22-2149 Kasnick Detached Garage Introduction: My name is Tim Kasnick and my wife is Betsy Lynn Kasnick. We are the home-owners and live at 10104 Willow Way in West Pasco. We want to remodel our existing home to add a model train room, a sewing/craft room, a den/office & sunroom, and to remodel the kitchen; (this scope is covered by Bldg. permit B22-2324, which is already approved.) In addition, we want to build a detached garage with lots of room. The footprint of the detached garage will be 24' x 36', with two floors: 1) First floor will have a 9' ceiling with 8' garage door for access by a tall pickup, storage of canopy, wood working, auto maintenance, storage and maintenance of lawn and garden equipment, ladder storage, and other future projects, 2) Second floor will have a 8' ceiling for general storage of household items, Christmas decorations and lighting, canning jars, and all the stuff currently in our existing garage. The design drawings accommodates these two floors, the trusses necessary to support the second floor, and the 5:12 roof slope; the result is that the height is 20'-9"; this is illustrated below: 4L ATTIC FAN LOCATION TBD ,-- == 4F = =f rci nno.vur.nmo Y O f�II��II1I1�o1 T!$l A!-CABAL;=JI 11�]®�.l C] FRONT Section 25.35.030 permits detached residential garages in R-S-12 Suburban Districts provided they do not exceed 18' in height [refer to Pasco Building Division letter from Troy Hendren, dated Aug. 19, 2022], but goes on to allow that a greater height may be approved by special permit based upon the review criteria in PMC 25.200.080 and 25.200.090. This is the variance/special permit I request for building of my detached garage. (Please note that the design of our detached garage is compliant with PMC 25.165.030, i.e. it is not higher than the principal building.) 12-13-22 Page 1 of 10 Request ForWaiver_DetachedGarage_Height.docx Waiver Reguest for Bldg. Permit #B22-2149 Kasnick Detached Garage have reviewed the criteria PMC 25.200.080 and 25.200.090, and I have marked up the criteria with home-owners comments/conclusions; please see the next two pages. 25.200.080 Findings of fact by Hearing Examiner Upon conclusion of the open record hearing, the Hearing Examiner shall make and enter findings from the record and conclusions thereof as to whether or not: Finding Issue/Concern Evaluation by by homeowner Hearing Examiner; (1) The proposal is in accordance with the goals, policies, objectives, maps and/or narrative text of Yes the Comprehensive Plan; (2) The proposal will adversely affect public No infrastructure; f (3) The proposal will be constructed, maintained and operated to be in harmony with the existing or Yes intended character of the general vicinity; No Impact on nearby properties. Height of proposed structure @ (4) The location and height of proposed structures 20'-9" will probably not be and the site design will discourage the development noticable anymore than of permitted uses on property in the general vicinity the 18' criteria because or impair the value thereof; tree in my backyard and trees in neighbors yards re significantly taller than proposed structure. See balloon photos. (5) The operations in connection with the proposal will be more objectionable to nearby properties by reason of noise, fumes, vibrations, dust, traffic, or No flashing lights than would be the operation of any permitted uses within the district; and (6) The proposal will endanger the public health or safety if located and developed where proposed, or in any way will become a nuisance to uses No permitted in the district. [Ord. 4433 § 9, 2019; Ord. 3354 § 2, 1999; Code 1970 § 25.86.060.] 12-13-22 Page 2 of 10 RequestForWaiver_DetachedGarage_Height.docx Waiver Request for Bldg. Permit #B22-2149 Kasnick Detached Garage 25.200.090 Supplemental findings of fact and conclusions by Hearing Examiner for shops/garages In addition to making and entering conclusions from the record for special permits based on the criteria in PMC 25.200.08( the Hearing Examiner shall consider the following for special permits dealing with increased heights and/or floor area for detached shops and garages: Finding Issue/Concern Evaluation by by homeowner Hearing Examiner (1) Will the shop/garage match the principal structure in design and exterior treatments such as roofing materials, siding, color, window and door Yes openings, eave overhangs, fenestrations and other chitectural features; (2) Will the existing topography and elevation of the Attenuate; height of site and surrounding property exacerbate or proposed structure @ attenuate the height of the proposed shop/garage; 20'-9" will probably not be noticable anymore than the 18' criteria because tree in my backyard and trees in neighbors yards are significantly taller than proposed structure. See balloon photos. (3) Will the proposal include landscaping features or berms to ameliorate the height and/or floor area No landscaping features or berms needed of the shop/garage; (4) Will the shop/garage be erected on the property Yes utilizing minimum setbacks; 1 (5) Is the site larger than the minimum lot size requirement for the zoning district. [Ord. 4433 § 10, Yes; property is already 2019; Ord. 4144 § 8, 2014; Ord. 4110 § 30, 2013; Zoned R-S-12 Code 1970 § 25.86.065.] 12-13-22 Page 3 of 10 RequestForWaiver_DetachedGarage_Height.docx Waiver Request for Bldg. Permit #B22-2149 Kasnick Detached Garage Balloon Photos: In order to provide some visual aid in determining the relative height of the detached garage at a height of 18' versus at a height of 20'-9", 1 utilized two balloons for each measurement to unsure plenty of uplift. The two sets of balloons were filled with Helium and each set was connected to a string and a brick. The two sets of balloons were configured as follows: • One set of balloons was measured from the top of the uppermost balloon down a string and marked at 18', and secured to a brick • The other set of balloons was measured from the top of the uppermost balloon down a string and marked at 20'-9", and secured to a brick The bricks were the moved around the area where the detached garage foundation is planned, and photos were taken, some from the sidewalk in front of the house and some from the street. Please see the photos that are on the following pages. It is apparent to me that the 18' balloon and the 20'-9" heights are significantly shorter that the trees near the proposed detached garage. 12-13-22 Page 4 of 10 RequestForWaiver DetachedGarage_Height.docx Waiver Request for Bldg. Permit #622-2149 Kasnick Detached Garage �---- TRS SITE PLAN PZAAJ V p//0 1�6 �- - KASNICK SRO - n 110104 WILL AY Q 1� I PASCO.W 99 PARCEL*:"1820 — J t.EGAlDEES RIPTEC�: N'ILSONS DDN.LOT 83 S' /� r tJ �/I PC 'SED SHOP _46=AC2 / 7 - �P SED SHOP jS i ZONED::-S-:2 �ry � f � MINIMUM S 3ACKS: ritow 25 1 .Q ►1 G`c 5np_iG R`=V1SED 917122 I " REAR 2✓ SHOP 5 I � � oI;JSIIFJG SES FIELD 70 S=3ANDONED 83' -- ` O O � Q f r IN OOR 1 I EX&''V3 HOME I 2ND 5 ORY I o ADDITI >N ► IT f I ! I ` o 0C/HWAY + — - -- -- ---- - - -- — — —— 13tr Z • a'IRRIGATION ESMT tom—22' 23' I � bs wruow war i REV('w 9-7-22 12-13-22 Page 5 of 10 RequestForWaiver_DetachedGarage_Height.docx s V� .Y 'C ~ At t , .,'' - ��/ � X1`1 •+�w -r�� • � � ,J f 1 11 � • ,ti '���.ri . - 333 : � .. •f - _ • ' [,.r � �' � ' ter. � Y j._ ��� ...' . - � �%�` •' I.y+. ♦• moi:,/'•, ' •l..I i-_ '-�If"�1• Y�1'',.ti' J} `• ! + L !+ -mss •�� � A Y. ^a_. I` .. ; . �l� r - 1- in� 'C"E •jt.wct, e.r Vdl r i , �,ti. c _. _•�. , ~ 4' Y T _ ' i - .t±.Q eO��SC 1�, •.`yrSl�c;i,,.`��$�� � �llln�`' 4�� '`•ri r 1 , A�1�`'f��l�, i�f � rl���.� y' girl 1 i 1 �r r 1. YI r Wimim ' - r• r r z `� ,'fig „ -', \ . .. L ; - •i:� Y fr,. % .1•r. '} rt:TAT A..kc.;,t ^ � 'Y:%:"�. i1 I` _ � _ B r— i f�'rd-,d ��'�'i l c _ �•' •yam .n.�y{ .u.r"' _� v- J I Waiver Request for Bldg. Permit #B22-2149 .ILIA , ' ',� Kasnick Detached Garage • ,.A .�� �• S • I tA '� �''`• 'SVS 1��7��� Ir V I � Y I • f 5 y t r J t r I. k 1 I 1 r 12-13-22 Page 10 of 10 RequestForWaiver_Detached Garage_Height.docx SITE PLAN KASNICK SHOP 10'UTILITY ESM'T 132.3810 10104 WILLOW WAY _ — — PASCO,WA 99301 — — PARCEL#: 118202025 • o _ — — — LEGAL DESCRIPTION: POWER TELEPHONE&CABLE _ PROPOSED SHOP WILSONS ADDN,LOT 83 — PROPERTY SIZE 0.46000 ACRES No SCALE: 1"=20' 24' ZONED:R-S-12 5' MINIMUM SETBACKS: IF FRONT 25 SIDE 10 REAR 25 SHOP 5 23' ADDITION N / EXISTING HOME 2ND STORY ADDITION 17' 23' 0 m , m o D C-) m EXISTING N 0 r- DRIVEWAY C/) r — — — _• — — — — — — — o 10 SEWER 130' Z WATER • C 5IRRIGATION ESM'T -22'- 0-1-4 23' D m o w 00 WILLOW WAY N N N N N O � N A N (O O—J—"— a— Building Division 525 N 3`d Ave,Pasco,WA 9930] w4co P: 509.543.5726 www.pasco-wa.gov I permittech(&,pasco-wa.gov August 19, 2022 TIMOTHY & BETSY KASNICK PO BOX 1324 RICHLAND, WA 99352 Dear Mr./Mrs./Ms. TIMOTHY & BETSY KASNICK: Subject: Plan Review On Hold/B22-2149/10104 WILLOW WAY DETACHED SHOP Please review the below comments which require this project be placed on hold. Building Division, Ben Mohs (509) 543.5766 1) Provide revised plans addressing height limitations from planning comments. Planning Division, Mike Manning (509)544-4143 1) The average height of the structure cannot exceed 18'. This is measured from the midpoint of the slope of the roof. 2) The side setback must be a minimum of 10'. Please be advised that no construction can begin until a City of Pasco building permit has been issued. Revised plans must be submitted to the Inspection Services Division within 14 days of the date of this letter. Thereafter, if revised plans have not been received as requested, the application shall become null and void and all submitted building and site plans will be discarded. Thank you for your timely submittal of all required documentation. Sincerely, Troy , Buil. ing Official TH/RE cc: File DESIGNS 1616 TERMINAL DR. RICHLAND WA HIGHEST RIDGE (509) 554-4002 23'-5" office@bluedesignstc.com ATTIC FAN LOCATION TBD - DRAWN FOR COMPOSITE SHINGLES, TYPICAL AS PER OWNER GALE-"W 5 : 12 CONSTRUCTION,INC 5 : 12 " T PLATE-2ND FLOOR T FL R-2ND FL R Q , ^ O v I 0- C^ 0- T/PLATE- 1 TFL R LAP SIDING 0 Q U � o z � Q QIL T LAB-GARAGE 0'-0" FRONT LEFT u- u- u- 0 0 V) V) C/') U-) u') O 1000 CID o � 00 Jo ILL _j z LL J Q � z0 CONTRACTOR TO VERIFY ALL MEASUREMENTS PRIOR TO BEGINNING CONSTRUCTION. CONTRACTOR VERIFY ALL FINISHES, WINDOW GRIDS,COLUMN STYLE, SIDING,FASCIA AND OTHER EXTERIOR DETAILS WITH OWNER. SCALE: 1 /4" = 1 ' ON ARCH C (18" X 24") REVISION DATE: 7/28/22 PREPARED BY A. LARSON P . 1 ELEVATIONS BACK RIGHT 10104 WILLOW 4 r. FOUNDATION DESIGNS 1616 TERMINAL DR. FOUNDATION NOTES RICHLAND WA •ALL WOOD IN CONTACT WITH CONCRETE TO BE PRESSURE TREATED. (509) 554-4002 36' •VERIFY LOCATION AND EXTENT OF ALL EXTERIOR SLABS/PATIOS office@bluedesignstc.com 13'-1" 14'-6'I 6' 2'-5" BRACED WALL PANELS DRAWN FOR •CONTINUOUS SHEATHING BWP METHOD. SEE PLANS FOR LOCATIONS. GALE—REW I � — — — — — — — — — � J BLOCKOUT FOR — — — — — — �— — — — — — — — — — OR — — — •4'-0"SOLID WALL PANEL W/7/16"OSB STRUCTURAL SHEATHING CONSTRUCTION,INC _ _ _ o CV 30 X 30 X 12 FTG 00w b'MAN DOOR MINIMUM BRACED WALL PANEL LENGTH ADJACENT TO DOOR/WINDOW OPENING M = SEISMIC DESIGN CATEGORY: C METHOD WINDOW/ MINIMUM PANEL LENGTH (SEE TABLE DOOR (INCHES) M I I BLOCKOUT FOR 3 R602.10.4) HEIGHT 36"MAN DOOR I I WALL HEIGHT (INCHES) 8' PLATE 9' PLATE 10' PLATE 11' PLATE 12' PLATE 191-211 6'-2" 10'-8" i I CS-WSP < 64 24 27 30 33 36 GARAGE I I 68 26 27 30 33 36 O 72 27 27 30 33 36 76 30 29 30 33 3601 3 80 32 30 30 33 36a, Q 84 35 32 32 33 36 J 3 o I I BLOCKOUT FOR 10' I I 88 38 35 33 33 36 OVERHEAD DOOR 92 43 37 35 35 36 z o Q 96 48 41 38 36 36 (n � IL CONCRETE SLAB WITH REBAR OVER COMPACTED FILL OR 3/4"MINUS CRUSHED ROCK. I I CS-G <_ 120 24 27 30 33 36 SLOPE 1/8"PER FOOT.WET CURE. I I Q ' I I A B W 28 32 34 38 42 30 X 30 X 12 FTG � L - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -JI - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - JLL LL LL STAIR DETAIL LO LO o 13'-1 22'-1 1 10 � 00 36' 0ID �° 10 GRIPABLE HANDRAIL HANDGRIP SECTION TYPICAL WALL SECTION BETWEEN 11/2"AND 2" 65"MINIMUM TWO STORY SLAB ON GRADE HEADROOM ZA NTS GUARD RAIL OR o 5/5"TYPE"X"6WB TO BE USED UNDER Q' TYPICAL ROOF PONY WALL N STAIRS IF SPACE IS ENCLOSED AND O O •COMPOS ITE ROOFING io ACCESSIBLE.IRG R311.2.2 O • 15#FELT 24"-35"TALL J O .7/16.'OSB VS/OR 1/2"CDX LL •PRE-MANUFACTURED WOOD TRUSSES IAS PER (3)2X12 STRINGERS Z LLL J TRUSS MANUFACTURER) Q 5/&GWB TION 1/2"PLYWOOD RISERS N 0 4"MAX WIDTH INSULATION BAFFLE BETWEEN T 3/4"MAX HEIGHT WITH BIRD BLOCKING BALUSTERS 10"STAIR TREAD WITH 1" WITH SCREENED VENTS PER IRC NOSING T/ CONTRACTOR TO VERIFY ALL VENTEDAIRSPACE MEASUREMENTS PRIOR TO BEGINNING CONSTRUCTION. CONTRACTOR VERIFY ALL FINISHES, SEE ROOF A WINDOW GRIDS,COLUMN STYLE, SIDING,FASCIA AND OTHER EXTERIOR DETAILS WITH OWNER. TYPICAL UPPER FLOOR •FINISH FLOOR MATERIAL •3/4"TIG FLOOR • PRE MANUFACTURED FLOOR TRUSSES(AS PER TR 55 MANUFACTURER) T/FLOOR)2ND SCALE: 1 /4" = 1 ' WALL END 6''FOUNDATION WALL ON 12''X 6''CONC. FTG ON ARCH C (18"X 24") 12"THICKENED FOOTING TYPICAL EXTERIOR WALL •SIDING PER BUILDING ELEVATION o 2X4 INTERIOR WALL •BUILDING WRAP '7/16"oss O 2X6 EXTERIOR WALL (SIDING) REVISION DATE: TYPICAL MAIN FLOOR •2X6 FRAMING 16 OC WITH R-21 •FINISH FLOOR MATERIAL INSUL 7/28/22 •4"CONC SLAB •4 MIL POLY VAPOR BARRIER •1/2"GWB PREPARED BY A. LARSON TREATED SILL PLATE 2X6 a4 d 10 1/2"ANCHOR BOLT@6'-"0 OC 12" FROM EACH END BOARD INSULATION �••/ BOARDGIDI MIN) (2)#4 REBAR HORIZONTAL CONTINUOUS pq REBAR 4'-0"OC FOUNDATION II� II II I vr! PLAN 3" 6„ 1' 10104 WILLOW 1ST FLOOR 36' GENERAL CONSTRUCTION NOTES �_� •ALL DIMENSIONS ARE FROM FACE OF FRAMING UNLESS OTHERWISE NOTED. DO NOT SCALE `7 1 19, 6-3" 1 0'-9" DRAWINGS. DESIGNS •VENT ALL EXHAUST FANS AND EXHAUST HOODS TO THE EXTERIOR PER CODE. 4'-1 1" 14'-1 7 5'-4" 5'-5" *ALL GLAZING IN HAZARDOUS LOCATION AS DEFINED BY IRC TO BE SAFETY GLAZING. EACH 1616 TERMINAL DR. INDIVIDUAL LITE TO BE PERMANENTLY LABELED PER IRC. RICHLAND WA •ALL MEMBRANE PENETRATIONS AND THROUGH-PENETRATIONS OF FIRE-RESISTIVE WALL, 30"BWP 5020 X 48''BWP 48"MVP 28"BWP FLOOR, CEILING, ETC. ASSEMBLIES PIPES, CONDUITS, AND THE LIKE SHALL BE PROTECTED BY (509) 554-4002 TOP AT 80" RATED FIRE-STOPPING MATERIALS AND/OR FIRE-RESISTIVE JOINT SYSTEMS AS APPLICABLE. office@bluedesignstc.com F 6068 •STAIRS, STEPS AND LANDINGS TO COMPLY WITH IRC. LANDING SHALL BE PROVIDED AT THE 00 a w TOP AND BOTTOM OF EACH STAIRWAY. LANDING IS NOT REQUIRED AT THE TOP OF AN DRAWN FOR au o EP a Ln I I I I I I I I I I m INTERIOR FLIGHT OF STAIRS, PROVIDED A DOOR DOES NOT SWING OVER THE STAIRS, RISE GALEW UP CANNOT EXCEED AN 7-3/4" MAXIMUM AND RUN CANNOT BE LESS THAN A 10" MINIMUM. CONSTRUCTION,INC L w 6"RISE ON STEPS _ _ J �O LANDINGS SHALL BE 36' SQUARE MINIMUM HANDRAILS DO NOT NEED TO BE PROVIDED IF Ed 1 STAIRS HAVE LESS THAN FOUR RISERS. WHEN HANDRAILS ARE PROVIDED THEY ARE NOT TO BE I I OPEN UNDER STAIRS o LESS THAN 34"AFF AND NOT MORE THAN 38"AFF. 00 o ° I •ATTIC ACCESS - PROVIDE A 22"x30" OPENING IN CEILING, VERIFY LOCATION WITH OWNER. o CV 1 EQUIPMENT MUST HAVE 30"MINIMUM OF HEADROOM ABOVE CEILING. O_ •BEAM SIZES ARE SUGGESTIONS BASED OFF OF MANUFACTURER'S SPAN TABLES.CONTRACTOR 068 5'-9" 6'-9" 6' 6'-2" IS RESPONSIBLE FOR COORDINATING WITH BEAM MANUFACTURER AND ASSURING SIZES O SPECIFIED ARE CORRECT 1 O •ALL GAS APPLIANCES TO BE DIRECT VENT SUMP PUMP LOCATION TBD ^ 00 N 1 1 m •CONTRACTOR IS RESPONSIBLE FOR VERIFYING AND ASSURING THE HOUSE DESIGN AND L� I IN (D ® LOCATION COMPLIES WITH ALL ZONING REQUIREMENTS, SETBACK REQUIREMENTS AND LOTX w ° 1 O 1 1 WALL MOUNTED EXHAUST FAN DIMENSIONS PRIOR TO CONSTRUCTION. O N I 1 00 •CONTRACTOR IS RESPONSIBLE FOR VERIFYING ALL FIELD AND DRAWING DIMENSIONS AND O m J U- CONDITIONS AND FOR ASSURING THAT ADEQUATE TOLERANCES ARE PROVIDED. REFER ANY = Q p CV o o O Ln i i GARAGE N QUESTIONS AND/OR DISCREPANCIES REGARDING FINISHES, DIMENSIONS AND/OR � c� N °�° "° CONSTRUCTION TO THE OWNER. � 0, o x O •WHEN REQUIRED PROVIDE FIRE RESISTIVE BACKING, BLOCKING, FRAMING, HANGERS OR 0 Q OTHER SUPPORT FOR FIXTURES, EQUIPMENT, DISPLAY BOARDS, CABINETRY, BUILT-IN FURNITURE 1 z AND OTHER ITEMS REQUIRING THE SAME. J w .. I I Cie 00 1 •VERIFY EXTENT OF ALL SIDEWALKS, PATIOS, DRIVEWAYS AND LANDSCAPED AREAS WITH O OWNER PRIOR TO CONSTRUCTION O U •CONTRACTOR TO VERIFY LOCATION OF ALL UTILITIES Q x (� \ Q uoO CL I > HEADER SIZE i — — — — — — — — J - m I L") ALL HEADERS 3 1/8"X 9"GLB UNLESS OTHERWISE NOTED00 Lu \Q\ / O O I N Y 1 : BRACED WALL PANEL TYPES 12-1 0 12 -7 �} 1 0-7 L o •(SEE FOUNDATION PAGE) w 3 •CONTINUOUS SHEATHING BWP METHOD p0 ACCESS ABOVE -m - HEATED, PRIVATE •4'-0"SOLID WALL PANEL W/7/16"OSB STRUCTURAL SHEATHING FOR VERSA LIFT I a- II II USE SHOP 5020FX 5020FX 48"BWP TOP r80" 48"BWP TOP T80° 48"BWP U- U- LL 9'-5" 12'-1 1" 13'-8" 7 0 O o V) V) UI) Ln LO 0 36' 10 c � 10 36' 8'-6" 27-6" 18'-6" 9' 7 WALL LEGEND 6"FOUNDATION WALL ON 12"X 6"CONC.FTG N D FLOOR 48"BWP 48''BWP ao3oLs 48"BWP 12"THICKENED FOOTING TOP AT 70" 0 2X4 INTERIOR WALL � 2XEXTERIOR WALL(SIDING) O O CO J L J D N `� V co Q 0O SYMBOL LEGEND 8' 17-11" 9'-1" EXHAUST CV CONTRACTOR TO VERIFY ALL MEASUREMENTS PRIOR TO BEGINNING e CO/SMOKE DETECTOR CONSTRUCTION. CONTRACTOR VERIFY ALL FINISHES, WINDOW GRIDS,COLUMN STYLE, SIDING,FASCIA AND OTHER EXTERIOR O HEAT DETECTOR DETAILS WITH OWNER. F_C) CEILING FAN 0 1 Q � oQ � I = � ALE: N OR O STORAGE ATTIC ACCESS I J N 1 /4" = 1 u E) Lo DOOR SCHEDULE ON ARCH C (18" X 24") LABEL TY WIDTH HEIGHT DESCRIPTION 10080 1 120" 96" OVERHEAD GARAGE DOOR 3068 1 36" 80" INTERIOR HINGED DOOR 3068 1 36" 80" EXTERIOR HINGED DOOR 6068 1 72" 801, EXTERIOR HINGED DOOR REVISION DATE: 7/28/22 9 1/2'' BCI JOISTS @ 12" OC PREPARED BY A. LARSON HANDRAILS FOR VERSA LIFT ROOM NAME IS17F IDFSCRIPTION IQTYIWIDTH lHFIGHTrTOP IBOTTOMITFMPERED P3 w 3 STORAGE 403OLS LEFT SLIDING 3 48" 36" 70" 34" • CID GARAGE 2 FX FIXED LA 24 MAIN FLOOR W ACCESS IN FLOOR FOR VERSA LIFT 1 FINAL OPENING 30.5"X58.5" co I 403OLS 48"BWP TOP t'70'. 48"BWP 48"BWP 18' 18' 36' 71 10104 WILLOW $ 14) DESIGNS 1616 TERMINAL DR. ROOF PLAN GENERAL ROOF CONSTRUCTION NOTES RICHLAND WA (509) 554-4002 •ROOF VENTILATION 1/150 SF PER IRC. CAN BE REDUCED TO 1/300 SF IF 50% MIN AND 80% MAX OF office@bluedesignstc.com VENTING IS 3'-0"ABOVE EAVE VENTING. MAINTAIN MIN 1"AIR SPACE ABOVE INSULATION FOR VENTING. •ROOF SLOPE AS INDICATED ON DRAWING. ROOF SLOPE SHALL IN NO CASE BE LESS THAN 1/4":12" AT ANY DRAWN FOR LOCATION. GALE-REW •FLASH AND COUNTER-FLASH ALL ROOF PENETRATIONS. CONSTRUCTION,INC •PLUMBING PENETRATIONS ARE NOT SHOWN. KEEP PLUMBING PENETRATIONS TO MINIMUM. •PROVIDE BALANCED ROOF VENTILATION. IT IS RECOMMENDED THAT THE CONTRACTOR COORDINATE __________________________ ir __________ Z....................... WITH THE VENTING PRODUCT SUPPLIERS TO PREVENT IMBALANCED VENTILATION UNDER SEVERE WEATHER CONDITIONS WHERE INFILTRATION COULD OCCUR. WEATHER SHIELD FLASHING MAY BE REQUIRED AT THESE CONDITIONS. CN •PROVIDE SOFFIT AND JACK VENTS PER SECTION DETAILS •PROVIDE DRAFT STOPS IN ALL CONCEALED SPACES OF FLOOR-CEILING ASSEMBLIES WHEN THERE IS USABLE L---------------------------------- -----------------------------� SPACE ABOVE OR BELOW THE CONCEALED SPACE. DRAFT SPOTS SHALL CONSIST OF 2X FRAMING OR TRUSS MEMBER WITH 1/2" GWB EACH SIDE. DRAFT STOPS SHALL DIVIDE THE CONCEALED SPACE INTO APPROXIMATELY EQUAL SPACES NOT TO EXCEED 1,000 SF EACH. DRAFT STOP CONSTRUCTION MATERIALS SHALL BE EQUAL TO OR GREATER THAN THE ROOF OR FLOOR CONSTRUCTION ASSEMBLY REQUIRED BY IRC. O IN NO CASE SHALL A DRAFT STOP ASSEMBLY BE LESS THAN REQUIRED BY IRC. 3 ' •ALL PENETRATIONS THROUGH FIRE RATED CONSTRUCTION SHALL MATCH FIRE RATED CONSTRUCTION 0, •DIMENSIONS ARE FROM FACE OF FRAMING UNLESS NOTED OTHERWISE. DO NOT SCALE THE DRAWINGS. Q 3 H TRUSSES 3 0 •ALL TRUSSES TO BE PRE-MANUFACTURED UNLESS OTHERWISE NOTED. z 00 L/) 5 : 12 5 : 12 •SEE PRE-MFG ROOF TRUSS MANUFACTURER DRAWINGS FOR DETAILED ROOF DESIGN. o •CONTRACTOR TO COORDINATE WITH THE TRUSS MANUFACTURER TO OBTAIN THEIR CALCULATIONS, H DRAWINGS AND SPECIFICATIONS AND REVIEW THEM TO MAKE SURE THEY WORK WITH THE DESIGN INTENT ROOF VENTING: 1/150 SF PER IRC OF THE RESIDENCE. •CONTRACTOR TO CONFIRM AND COORDINATE THE FOLLOWING: •MANUFACTURER'S STAMP ON ALL PRE-MANUFACTURED TRUSSES •TRUSSES ARE BRACED (IF REQUIRED) TO MANUFACTURER'S SPECIFICATIONS •GIRDER AND FIELD ASSEMBLED TRUSSES, STRESS ANALYSIS AND DETAILS ARE SUBMITTED TO BUILDING DEPT FOR APPROVAL •TRUSSES WILL NOT BE FIELD ALTERED WITHOUT PRIOR BUILDING DEPT APPROVAL ' N • DESIGN DETAILS AND DRAWINGS ARE ON SITE FOR FRAMING ii LO OVERHANG `_ `L `_ • 16"OVERHANG ON NEW ROOF UNLESS OTHERWISE NOTED N N N ' ----------------------------------------------------------- •PLUMB CUT UNLESS OTHERWISE NOTED � 10 -----------------------------------------------------------_-------------_-----------------------------------------------------------� 0 � 00 JO U_ J Z U_ J Q � z0 CONTRACTOR TO VERIFY ALL MEASUREMENTS PRIOR TO BEGINNING CONSTRUCTION. CONTRACTOR VERIFY ALL FINISHES, WINDOW GRIDS,COLUMN STYLE, SIDING,FASCIA AND OTHER EXTERIOR DETAILS WITH OWNER. SCALE: 1 /4" = 1 ' ON ARCH C (18"X 24") REVISION DATE: 7/28/22 PREPARED BY A. LARSON P . 4 ROOF PLAN 10104 WILLOW Affidavit of Mailing In regards to MF# HE2023-002 I, Carmen Patrick, hereby confirm that notification was sent by mail March 17, 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 17 day, March of 2023. Signature Representative's t ' Community Development Department Pdl �co PO Box 293, 525 N 3 d Ave, Pasco,WA 99301 P: 509.545.3441 /F:509.545.3499 NOTICE OF PUBLIC HEARING Si necesita ayuda para entender este aviso o necesita mas informacion, por favor Ilame al Departamento de Desarrollo Comunitario y Econdmico de la Ciudad de Pasco a 509-545-3441. A public hearing with the Hearing Examiner will be held on April 12, 2023 @ 6:00 pm Place: Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco, Washington. Proposal:Tim Kasnick has submitted a Hearing Examiner application for a variance (HE 2023-001)to allow a 20 foot 9inch height for a detached garage at 10104 W.Willow Way(Parcel#118202025)in Pasco,Washington.The proposal is subject to regulations contained in the Pasco Municipal Code. Overview item:t2snick Gavigc Height Vanancc N App icant(s):Tim KaNrick 'Utah File#;HF2023-062 II Feet } Public Comment Period: Written comments must be submitted to the Community Development Department by 5:00 p.m. on Aprit l2,2022 to be included in the Hearing Examiner packet.Testimony of written material may also be submitted at the public hearing. If you have questions on the proposal,contact the Planning Division at(509)545-3441 or via e-mail to: planning@Pasco-wa.gov. 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. 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. Affidavit of Mailing In regards to MF# HE2023-002 I, Carmen Patrick, hereby confirm that notification was sent by mail March 17, 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 17th day, March of 2023. Representative's Signature Cityof I vzf�Co Community Development Department � PO Box 293,525 N 3rd Ave, Pasco,WA 99301 P:509.545.3441/F:509.545.3499 I NOTICE OF PUBLIC HEARING Si necesita ayuda para entender este aviso o necesita mas informacion, por favor (lame al Departamento de Desarrollo Comunitario y Economico de la Ciudad de Pasco a 509-545-3441. A public hearing with the Hearing Examiner will be held on April 12,2023 @ 6:00 pm Place:Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco,Washington. Proposal:Tim Kasnick has submitted a Hearing Examiner application for a variance(Hf 2023-001)to allow a 20 foot 9inch height for a detached garage at 10104 W.Willow Way(Parcel#118202025)in Pasco,Washington.The proposal is subject to regulations contained in the Pasco Municipal Code. Overview [tom:Kawi€k Gamic Height Vaiimuc N Map Applimrr[s)-Tim Kamick File# HE2023-002 r, Public Comment Period: Written comments must be submitted to the Community Development Department by 5:00 p.m.on Aprill2,2022 to be included in the Hearing Examiner packet.Testimony of written material may also be submitted at the public hearing. If you have questions on the proposal,contact the Planning Division at(509)545-3441 or via e-mail to:planning@Pasco-wa.gov. 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. 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. NAME ADDRESS CITY STATE ZIP WARREN EDWARD &DEBRA D TICE 3220 ROAD 101 PASCO WA 99301 TIMOTHY& BETSY KASNICK PO BOX 1324 RICHLAND WA 99352 ROBERT A& MARY L SCHULZ 10108 WILLOW WAY PASCO WA 99301 JESSIE &JENNIFER VAN ZOELEN 10112 WILLOW WAY PASCO WA 99301 DEBRA A CALDWELL 10116 W WILLOW WAY PASCO WA 99301 BRIAN JAMES& MICHELLE RENEE L 10121 W ARGENT RD PASCO WA 99301 TERRY A& NANCY A W HITCOMB 10113 W ARGENT RD PASCO WA 99301 E JOAQUIN CRUZ 10109 W ARGENT RD PASCO WA 99301 CARLOS A& MONA L MARTINEZ 10105 W ARGENT RD PASCO WA 99301 FREDDIE& LAVERNA WALTON 10101 W ARGENT RD PASCO WA 99301 VAN &JULIE COLLINS 3010 ROAD 101 PASCO WA 99301 RAYMOND & BILLIE PHILLIPS 22514 SE STARK ST APT 155 GRESHAM OR 97030 FREDERIC & MARY LYNN ANDERSON 10108 W ARGENT RD PASCO WA 99301 STEPHEN MARK& LINDSEY ANNE VA 6626 CHAPEL HILL BLVD APT B202 PASCO WA 99301 CHRISTOPHER W SMITH (ETUX) 10115 W WILLOW WAY PASCO WA 99301 SHARON MOORE (ETAL) 10109 W WILLOW WAY PASCO WA 99301 LINDA A HEADLEY 10101 W WILLOW WAY PASCO WA 99301 DANIEL TRUSLER HOWE 10017 WILLOW WAY PASCO WA 99301 KENNETH R&JUDY K SIMPSON 11404 W COURT ST PASCO WA 99301 CHERYL A GOODELL 10021 W ARGENT RD PASCO WA 99301 MICHAEL & MARY CLAYTON 10036 W ARGENT RD PASCO WA 99301 D7 PROPERTIES LLC 10220 W COURT ST PASCO WA 99301 0iiiiftCity of REPORT TO HEARING EXAMINER f Irs co PUBLIC HEARING City Hall-525 North Third Avenue- Remote WEDNESDAY, 12 April 2023 6:00 PM MASTER FILE#: Z 2022-013 APPLICANT: Lewis Place, LLC 3130 Varney Lane, Suite 102 Pasco WA 99301 REQUEST: REZONE: Rezone Parcel 113900092 from "R-1-A" (Low Density Residential)to "R-4" (High Density Residential) BACKGROUND 1. PROPERTY DESCRIPTION: Lel& SE4NW4SE4 28-9-30 LOCATED ELY OF BILLING ST R/W PER DEDICATION DEED#1697960 General Location: Said property located on the east side of Heritage Boulevard between E Lewis Street and E Helena Street Pasco, Franklin County, WA. (Parcel 113900092) Property Size: Approximately 2.25 acres 2. ACCESS: The parcel will have access from Heritage Boulevard. 3. UTILITIES: Municipal water and sewer are available in E Lewis Street and E Helena Street. 4. LAND USE AND ZONING: The lot is zoned "R-1-A" (Low Density Residential) and is undeveloped. Surrounding properties are zoned and developed as follows: NORTH: R-2 SFDUs EAST: C-3 Car Storage lot SOUTH: R-T Vacant WEST: R-1-A SFDUs 5. Comprehensive Plan: The Comprehensive Plan Land Use Map designates the area "Mixed Residential/Commercial;" the "Mixed Residential/Commercial" designation allows for a combination of mixed-use residential and commercial in the same development, Single-family dwellings, patio homes, townhouses, apartments and condominiums at a density of 5 to 29 dwelling units per acre,and neighborhood shopping and specialty centers, business parks,service and office uses. Allowable zoning for the "Mixed Residential/Commercial" land use designation includes the R-1 through R-4, C-1 and O, and Waterfront zones. 6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. Based on the SEPA checklist (SEPA 2022-084), 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 15 March 2022 under WAC 197-11-340(2). 1 ANALYSIS Request Lewis Place LLC, has submitted a rezone application (Z 2022-013) from "R-1-A" (Low Density Residential) to R-4(High Density Residential),for the East%of the Northwest%of the Southeast%of the Southeast of Section 28,Township 9 North, Range 30 East (Parcel 113900092) in Pasco, WA. Site The site comprises approximately 2.25 acres (98,010 square feet) and is undeveloped "Mixed Residential/Commercial;" the "Mixed Residential/Commercial" designation allows for a combination of mixed-use residential and commercial in the same development, Single-family dwellings, patio homes,townhouses, apartments and condominiums at a density of 5 to 29 dwelling units per acre, and neighborhood shopping and specialty centers, business parks, service and office uses. Allowable zoning for the "Mixed Residential/Commercial" land use designation includes the R-1 through R-4, C-1 and 0, and Waterfront zones. History The site was annexed into the City in 1994 and assigned RT(Residential Transition) zoning in conjunction with the annexation (Ordinance 3033). The site was rezoned RFAH-1, which is now R-1-A (Low Density Residential) zoning in 2004(Ordinance 3682) Rezone Criteria The initial review criteria for considering a rezone application are explained in PMC.25.88.030.The criteria are listed below as follows: 1. The date the existing zone became effective: The site was rezoned RFAH-1, which is now R-1-A (Low Density Residential) zoning in 2004 (Ordinance 3682) 2. The changed conditions, which are alleged to warrant other or additional zoning: For many years it was difficult to encourage residential development in the eastern portions of the community. With beneficial changes such as new schools and improvements to the parks over the years, new development is occurring in East Pasco. New single-family homes were built across the street to the west starting in 2017. The property is considered "infill"property as development has occurred around it. 3. Facts to justify the change on the basis of advancing the public health,safety and general welfare: A rezone of this parcel from R-1-A to R-4 is logical because it is located in an area that is already developed with both low-density residential and commercial uses. Development of the site with residential and uses could improve the overall look of the neighborhood. 4. The effect it will have on the value and character of the adjacent property and the Comprehensive Plan: The proposed rezone would align with the intent of the Comprehensive Plan. If the property retains the current R-1 A zoning designation the land would likely remain undeveloped. 5. The effect on the property owner or owners if the request is not granted: The likely scenario is that the property would remain underdeveloped; the property could be developed with office uses. 2 6. The Comprehensive Plan land use designation for the property The Land Use Element of the Plan now designates the lot "Mixed Residential/Commercial." The "Mixed Residential/Commercial"designation allows for R-1 through R-4, C-1 and O, and Waterfront zoning and may be developed with Mixed-use residential and commercial uses. 7. Such other information as the Hearing Examiner requires The rezone application is consistent with and meets the intent of the Comprehensive Plan, and City Council. Right of Way dedication and ROW Improvements will be required at the time of development. As well, a traffic impact analysis will likely need to be completed for this development to understand the impacts the development may have on the existing City infrastructure. STAFF FINDINGS OF FACT Findings of fact must be entered from the record. The following are initial findings drawn from the background and analysis section of the staff report.The hearing Examiner may add additional findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1. Public notice of this hearing was sent to property owners within 300 feet of the property and posted in the Tri-City Herald on March 17, 2023. 2. Applicant wishes to rezone parcel 113900092 "R-1-A"to R-4. 3. The site comprises approximately 2.25 acres (98,010 square feet) 4. The site is undeveloped. 5. The Comprehensive Plan designates the lot "Mixed Residential/Commercial." 6. The "Mixed Residential/Commercial" designation allows for R-1 through R-4, C-1 and O, and Waterfront zoning. 7. The "Mixed Residential/Commercial" designation may be developed with Mixed-use residential and commercial uses. 8. Residential density may range from 5 to 29 dwelling units per acre in the "Mixed Residential/Commercial" designated area. 9. The site was annexed into the City in 1994 (Ordinance 3033) 10. The site was assigned RT (Residential Transition) zoning in conjunction with the annexation (Ordinance 3033). 11. The site was rezoned RFAH-1, which is now R-1-A (Low Density Residential) zoning in 2004 (Ordinance 3682). 12. The property is considered "infill" property as development has occurred around it. 13. No rights-of-way have been dedicated adjacent to the site. 14. Rights-of-way would need to be dedicated in conjunction with any future development. TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of a rezone,the hearing Examiner must develop findings of fact from which to draw its conclusions based upon the criteria listed in PMC 25.210.060. The criteria are as follows: 1. The proposal is in accordance with the goals and policies of the Comprehensive Plan. The "Mixed Residential/Commercial"designation allows for R-1 through R-4, C-1 and O, and Waterfront zoning and may be developed with Mixed-use residential and commercial uses. 3 Goal LU-1: take deliberate, consistent, and continuous actions to improve the community's quality of life. Goal LU-2:plan for a variety of compatible land uses within the UGA. Policy LU-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. Policy LU-2-8:Facilitate planned growth within the City limits and UGA and promote infill developments in the City limits through periodic review of growth patterns and market demand within each of the City's land use designations. Policy LU-6-A: Encourage commercial and higher-density residential uses along major corridors and leverage infrastructure availability. 2. The effect of the proposal on the immediate vicinity will not be materially detrimental. The application for rezone is consistent with the Comprehensive Plan Land Use Element. Surrounding uses include low-density residential to the north, commercial to the east, medium-density residential to the south, and medium-density residential to the west. 3. There is merit and value in the proposal for the community as a whole. The proposed rezone application is consistent with the Comprehensive Plan Land Use Map and the Goals and Policies as adopted by the Pasco City Council(Ordinance 4537) The Comprehensive Plan has recently been updated for the area and now designates the lot "Mixed Residential/Commercial." The "Mixed Residential/Commercial"designation allows for R-1 through R-4, C-1 and O, and Waterfront zoning and may be developed with Mixed-use residential and commercial uses. 4. Conditions should be imposed in order to mitigate any significant adverse impacts from the proposal. The rezone application and anticipated project are subject to the regulations and requirements of the Pasco Municipal Code and the City of Pasco Design and Construction Standards. 5. A Concomitant Agreement should be entered into between the City and the petitioner, and if so, the terms and conditions of such an agreement. If or when applicants pursue the development of this property, they will be required to conform to subdivision and design standards established by the PMC. No Concomitant Agreement is considered necessary for this application. Mitigation measures will be identified at the project/permit level. RECOMMENDATION Staff recommends based on the Findings of Fact and Conclusions herein that Parcel 113900092 located on the east side of Heritage Boulevard between E Lewis Street and E Helena Pasco, Franklin County, WA be rezoned from R-1-A(Low Density Residential)to R-4 (High Density Residential). 4 a • w Item: Rezone R-1-A to R-4 - Jefferson Landing ■ 1 / / ■ LLC Map File Z 2022-013 � ur1 e1r Gil w mors �rli8 �'�1 �aKrt ��MEN a f�� ZIP- On 00■w 'mum =rte XZ Z i rrsr r� ■d! YwEO rr. � � � soai"a r �.r � M 1 IIIIIIIl1 �1 a i� i Z 74 -ism S • ` �.' �•`� � M ��► ���i;� bill 1� �� rr� �:� �� �� �,,,� 'r' �illilili� loll : - • �. r . OEM 10 ma MINIlllUM� N111 ,111 3� kE In ■sal Z" Gli on I oil .� �� w� =� ��.' .�■� -■,�. �� �_ ® �� Gi ■� illi llillll �� .�• ILM �� � �'� w. �� �■iiE IMS! 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N WN On I■lf W �rr �r• ®r:ew Vicinity Item: Rezone - Jefferson Landing - R- 1-A to R-4 N Applicant(s): Lewis Place LLC Map File #: Z 2022-013 =is � r ' I W' a ITEgob � .� � RONAN CT rZ }F � r OFowf* = I 6E ,-,-e�� ��• rtr ■ � � ►off, �.��` � �. ��'� � W t Joi i M1 p; { BLAIN CT w 70 140 280 420 56 0r r � Feet r Land Use Item: Rezone - Jefferson Landing - R- 1-A to R-4 N Applicants): Lewis Place LLC Map File #: Z 2022-013 L JJ SFDUs D Undeveloped S Multi n Fami SITE Ronan St y Undeveloped +' Ronan Ct `eco in E [n � L �us 3 Blaine St ��//��// onVO 9� SF©Us p 1111 F� b Blaine Ct Blaine St Undeveloped N M W 7 � FOL O 70 140 280 424 56 ° Q N Undevebped �: Ln Feet > > '� Zoning Item: Rezone - Jefferson Landing - R- I-A to R-4 Applicant(s): Lewis Place LLC ■ 1 Map - ■ ■ WiOi+i+i Wi iWf ++•i•+��•i•++ii•+++•+ i �. � � ►+iii+i��•i+iii+i+ii•• FAMM rrr ISBN, WAR 4 •i•i+ii•+.+•i+•+i� % /� fey_ �i. ►+.+++•++� ., ., �00. 1 I Feet / %i•./ Comp Plan Item: Rezone - Jefferson Landing - R- 1-A to R-4 N Applicant(s): Lewis Place LLC Map File #: Z 2022-013 Commercial Mediur ❑ si Resi enti SITE Ronan 5t � ~� 115 Ronan Ct `acv Mixed Residential Law Density 5 Commercial Residential 0 LA �o Blaine St M i s n�9 i en I �� Blaine Ct Blaine 5t n Ln M Comm tial � � C> — rs Com ercial 0 70 140 280 420 56 .N o Feet `� ooking dlk&L r - J 4} f. Tf•Wk. r .. _ _ �f F. -"fry'. i i .f`i'r ,� �•'{ ~ti�:� � ��-i r'. k .. ..rte,_.. , ti �.r,...'• , f� ; - ooking Vie V ',y• "rk'.- {, '..a , .: .. pyo$•. }'•.C. I yo-; :�i j +f(:��•,�fh' �'':, .� 'e.'t '� yL_ry.'4. �.��'-__ - _ __+_�`-. 7 ¢;R.i• r. �,r�,. _ ��>1 , . � � i � �:.'� .i �• !" it - :;54, .�y•., _ _ . 4• - ' - _ . .r- r i ,r -,1� �.,r ''��.,•. .,+, °�., s�:*`ti •-n'� � 'r1 "0 vvx -, t �:� + yry"• .• I ,� 1y +.l �il` �1�� :'�`. 'L�'�f,•:-�l.f�4 .-r� _ �� � '. .' iA• ` � 5i. ` '. 'I, Y - ..!d:.�,4�'�.��niS. .i�•'' �•::r �s�r� �€';.� "��'.. �6.f4�'•ta•''Ilk�e• -t�` y. � . 4. - ..Fr� .'- --- v, � '. .` t .. ooking '-South _ X - - 717 ..- .:ter J V - ookiS: _ yL"� �q } r #'mak_"y � � s•Y �• 'y� kf - mss,,. Ina. =r•��'..,_:°�.:' - '( %'Nrn 'x'1�sr �•'Y x - Ip est 'o Ire' Rl .ai«rJig- :.f" . .rte r:�.. 40 .,. .. ...• ..�.- ,x:•• '� .... .. �; ., 3{%.:-„- _, r{tTM. .w:.. 'r�.i"` i.. '!::{::: �•.�.- '�'i•�''" , .:;c-= :`•� -may _ - f ..r - � .. :�'F rr� - .. =✓l.,r' .i.0.c.���`'-'� �.�.. i''..�.�. Ic•—r' _ �'�.•..�: �`,y Affidavit of Mailing In regards to MF#Z2022-013 I, Carmen Patrick, hereby confirm that notification was sent by mail March 17, 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 17th day, March of 2023. Representative's Signature Ckof Community Development Department PO Box 293,525 N 3'd Ave, Pasco,WA 99301 41 vs�ycoP:509.545.3441/F:509.545.3499 NOTICE OF PUBLIC HEARING Si necesita ayuda para entender este aviso o necesita mas informacion, por favor Ilame al Departamento de Desarrollo Comunitario y Economico de la Ciudad de Pasco a 509-545-3441. A public hearing with the Hearing Examiner will be held on April 12,2023 @ 6:00 pm Place:Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco,Washington. Proposal: Lewis Place LLC has submitted a rezone application (Z 2022-013) R-1 (Low Density Residential) to R-4 (High Density Residential), in Section 28,Township 9, Range 30 located along Heritage Boulevard between E Lewis Street and East Helena Street (Parcel # 113900092) in Pasco, Washington. The proposal is subject to regulations contained in the I Pasco Municipal Code. i Item:Rezone R-1.A to R-4-Ieff�rson Landingg N �VCCViCW Applicant(s):Lewis Place LLC n Map File#:Z 2022-013 /V 0 " = ' SITE to x , - r- j Public Comment Period: Written comments must be submitted to the Community Development Department by 5:00 p.m.on APH112,2022 to be included in the Hearing Examiner packet.Testimony of written material may also be submitted at the public hearing. If you have questions on the proposal,contact the Planning Division at(509) 545-3441 or via e-mail to:.Planninp,@Pasco-wa.gov. 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.eov/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. 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. NAME ADDRESS CITY STATE ZIP ENRIQUE & ELODIA MONTOYA 2500 E LEWIS ST PASCO WA 99301 MENDOZA INVESTMENT PROPERTIES 4114 FINNHORSE LN PASCO WA 99301 RAMON VERA(ETUX) 2003 ROAD 80 PASCO WA 99301 BEULAH HENRY 207 S 8TH AVE APT 6 YAKIMA WA 98902 PACIFIC POWER&LIGHT CO 825 NE MULTNOMAH ST STE 1900 PORTLAND OR 97232 RALPH E &CHERYL BROETJE 716 W SUNSET DR BURBANK WA 99323 RICHARD B&JOAN L(TRUSTEES) 1199 BLUE LAKE WAY CONCORD CA 94521 US CONNECTIONS LLC 4003 TUSAYAN DR PASCO WA 99301 JOSE LUIS ZUNIGA GONZALEZ(ETU 2715 E HELENA ST PASCO WA 99301 MARTIN &SYLVIA HINOJOSA(ETAL 2711 E HELENA ST PASCO WA 99301 ABIGAIL SILVA 2707 E HELENA ST PASCO WA 99301 LESTER O WEST 2400 E LEWIS ST PASCO WA 99301 LEWIS PLACE LLC 2715 SAINT ANDREWS LOOP STE A PASCO WA 99301 JOSE MORALES (ETAL) 2009 N ROAD 34 PASCO WA 99301 ABEL&ALICIA VERA DE SALAZAR 13069 FALLINGOAK DR RANCHO CUCAMONGA CA 91739 CRISTHIAN & MARISOL SOLORZANO 2702 BLAINE CT PASCO WA 99301 MICHAEL BOWLES 2706 BLAIN CT PASCO WA 99301 JASON RUSSELL 2710 BLAINE CT PASCO WA 99301 JESUS GARCIA CHAVEZ(ETAL) 2714 BLAINE CT PASCO WA 99301 ASUSENA DENIZ(ETAL) 2713 BLAINE CT PASCO WA 99301 DANIEL GARCIA CHAVEZ 2709 BLAIN CT PASCO WA 99301 MARTIN GUTIERREZ 2705 BLAINE CT PASCO WA 99301 HUMBERTO A SENDA 415 ANACONDA AVE PASCO WA 99301 FAUSTINO &ALEJANDRA ESCOBAR 411 ANACONDA AVE PASCO WA 99301 MARLENA M & RAUL AGUTAR 407 ANACONDA AVE PASCO WA 99301 ELIZABETH MURILLO 2618 RONAN CT PASCO WA 99301 FLORA &ALEJANDRO MAGANA 2622 RONAN CT PASCO WA 99301 KAYLEE MARTINEZ 2621 RONAN CT PASCO WA 99301 FLORENTINO ALEXIS FARIAS 2617 RONAN CT PASCO WA 99301 JOSE A VELASCO VILLA 313 ANACONDA AVE PASCO WA 99301 MANUEL MONTES PEREZ 309 ANACONDA AVE PASCO WA 99301 MANUEL R GALVEZ VELASCO (ETUX) 305 ANACONDA AVE PASCO WA 99301 AMARA M PIMENTEL 301 ANACONDA AVE PASCO WA 99301 FIDEL HIPOLITO GARCIA(ETUX) 306 ANACONDA AVE PASCO WA 99301 JESUS M & IVONNE J VALENCIA 310 ANACONDA AVE PASCO WA 99301 ARACELI HERNANDEZ GONZALEZ 314 ANACONDA AVE PASCO WA 99301