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Home My WebLink AboutHearing Examiner Packet 08-09-2023 REV City O co Washington AGENDA Hearing Examiner 6:00 PM - Wednesday, August 9, 2023 Pasco City Hall, Council Chambers & GoToWebinar & GoToWebinar Page 1. REMOTE MEETING INSTRUCTIONS - Individuals, who would like to provide public comment remotely, may continue to do so by filling out the online form via the City's website (www.pasco-wa.gov/publiccomment) to obtain access information to comment. Requests to comment in meetings must be received by 4:00 p.m. on the day of each meeting. Hearing Examiner meetings are broadcast live on PSC-TV Channel 191 on Charter/Spectrum Cable in Pasco and Richland and streamed at www.pasco- wa.gov/psctvlive and on the City's Facebook page at www.facebook.com/citvofPasco. 2. CALL TO ORDER 3. PUBLIC HEARINGS 2 - 27 (a) Preliminary Plat: Helena St Addition #1 (PP 2023-002) 28 - 52 (b) Rezone: Glacier Park C-1 to R-3 (Z 2023-005) 53 - 81 (c) Rezone: Helena Addition #2 C-3 to R-1 (Z 2023-006) 4. ADJOURNMENT Page 1 of 81 w4co REPORT TO HEARING EXAMINER PUBLIC LAND USE HEARING City Hall—525 North Third Avenue—Council Chambers WEDNESDAY August 9, 2022 6:00 PM MASTER FILE#: PP 2023-002 APPLICANT: B4 Development c/o Steve Bauman 3130 Varney Lane Pasco,WA 99301 REQUEST: PRELIMINARY PLAT: Helena Street Addition #1, 15-lot subdivision BACKGROUND 1. PROPERTY DESCRIPTION: Leal: Block 5,Washington Addition to Pasco (Parcel 113881024). General Location: Said property is situated South of East Helena Street between South Road 30 East and Rama Court, Pasco, WA. Property Size: The site contains approximately 2.17 acres (94,340.69 square feet). 2. ACCESS: The site has access from East Helena Street. 3. UTILITIES:Water and sewer are available in East Helena Street. 4. LAND USE AND ZONING: The lot is currently zoned R-1 (Low-Density Residential) and is vacant. Surrounding properties are zoned and developed as follows: North: R-1 SFDUs (Under Development) East: R-1 SFDUs South: RT Vacant West: RT/R-1 Vacant 5. Comprehensive Plan: The Comprehensive Plan designates the site for Low-Density Residential uses. Those portions of the community designated for Low-Density Residential development by the Comprehensive Plan could be zoned R-S-20, R-S-12, R-S-1, R-1, R-1-A, and R-1-A2. The proposal supports the following Comprehensive plan goals: Land Use Goal LU-3: Maintain established neighborhoods and ensure new neighborhoods are safe and enjoyable places to live. Land Use Goal LU-4: Increase community accessibility through proper land use planning. Land Use Goal LU-5: Maintain a broad range of residential land use designations to accommodate a variety of lifestyles and housing opportunities. Land Use Policy LU-S-A: Allow a variety of residential densities throughout the UGA. Housing Goal H-1: Encourage housing for all economic segments of the city's population consistent with the local and regional market. 1 Housing Goal H-3: Encourage housing design and construction that ensures long term sustainability and value. Housing Goal H-4: Support efforts to provide affordable housing to meet the needs of the community. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. Based on the SEPA checklist (SEPA 2022-007), the adopted City Comprehensive Plan, City development regulations, and other information, a Mitigated Determination of Non-Significance (MDNS) was issued for this project on August 1, 2023 (WAC 197-11-355). Mitigation included the following: 1. An inadvertent discovery protocol 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. Applicant shall prepare and submit an assessment of site access and the surrounding vicinity with regards to the implementation of neighborhood traffic calming measures and strategies, pursuant to Pasco Municipal Code (PMC) Chapter 12.15. This evaluation should encompass a thorough examination of factors such as road layout,traffic flow, pedestrian safety, and existing infrastructure to determine suitable measures and strategies for mitigating traffic-related issues within the neighborhood. 3. Applicant shall provide a City-approved configuration for the corner of Butte Street and Sprague Street, including a sight-distance safety evaluation. The corner of Butte Street and Sprague Street shall be designed to ensure sight-distance requirements while also allowing for standard setbacks and fences per PMC; proposed configuration shall not require speed limits less than City Code/industry recommended travel speed for similar corner configurations. 4. Applicant shall submit an updated preliminary plat showing an updated configuration of the corner of Butte Street prior to Civil Site Plan submission; City approval of the updated preliminary plat shall be required prior to review of Civil Site Plans. ANALYSIS Proposal Applicant Steve Bauman, acting on behalf of B4 Development, has submitted a Preliminary Plat for a 15-lot subdivision on approximately 2.16 acres for Block 5, Washing Addition to Pasco, located in a portion of Section 28, Township 9, North, Range 30 East, W.M., Records of Franklin County, Washington (Parcel 113881024).Said property is located along the south side of East Helena Street at the intersection of Sprague Avenue, in Pasco, WA. History The site was originally platted into Pasco in 1913 as part of the Washington Addition to Pasco, then de- annexed in 1921 (Ordinance 319) and subsequently (re)annexed into the City in 1994 and assigned RT (Residential Transition) zoning (Ordinance 3033). The site was rezoned in 2022 from RT (Residential Transition) to R-1 (Low-Density Residential), consistent with the Comprehensive Plan designation for the property. Rights-of-way were dedicated in conjunction with the original 1913 Washington Addition to Pasco plat for both East Helena Street, located along the north property line of Block 5, and South Sprague Avenue, which runs along the west side of block 5.The plat originally contained 25'-wide lots and 80'-wide street rights-of- way,as well as 14'wide north-south alleys and 20'wide east-west alleys. On April 3, 2023,the City approved an application to vacate streets and alleys adjacent and within Blocks 5, 11, and 12 of the 1913 Washington 2 Addition to Pasco plat. East Helena Street has been recently improved in conjunction with the Empire Estates subdivision to the north. Sewer has been placed in the undeveloped South Road 30 East (Spokane Street on the Plat ROW. LOT LAYOUT:The proposed preliminary plat contains 15 lots for residential development,which would have access from dedicated internal streets,via East Helena Street. The lots range from 7,204 to 11,263 square feet, the average lot size being 8,396 square feet. The proposal would be consistent with the development standards of the R-1 zoning district per PMC 25.45.050. RIGHTS-OF-WAY: All lots will have frontage on streets to be dedicated as part of the plat. All roads will be fully improved and completed with this subdivision. Per City Resolution 2545, approved 9 September 2000, "Continuous streets, or a street proposed to be continuous, shall carry the same name throughout. If there is an interruption and there is no probability of eventual connection the interrupted segments may bear different names." For this plat the proposed Rights-of-Way to be dedicated would be continuations of the Sprague and Butte Street alignments. Per IFC 503.1, Fire Apparatus access roads shall be provided and maintained in accordance with locally adopted street, road, and access standards. A temporary fire access road may be required from East Butte Street to East Helena Street pending completion of South Road 30 East (Spokane Street on the Plat). South Road 30 East shall be required to extend to East Helena Street as part of the plat. UTILITIES: Both municipal water and sewer are available to the parcel via 8" lines in East Helena Street. IRRIGATION:This project shall include irrigation easements and the installation of irrigation lines as a part of infrastructure improvements and as required per the municipal code. WATER RIGHTS: The assignment of water rights is a requirement for subdivision approval per Pasco Municipal Code Section 26.04.115(B) and Section 3.07.160. If no water rights are available to transfer to the City the property, owner/developer must pay a water right fee in lieu thereof. STAFF FINDINGS OF FACT State law (RCW 58.17.110) and the Pasco Municipal Code require the City to develop Findings of Fact as to how this proposed subdivision will protect and enhance the health, safety, and general welfare of the community.The following is a listing of proposed "Findings of Fact": Prevent Overcrowding: The Comprehensive Plan Future Land Use Map for this property is Low Density Residential, which permits densities of 3 to 6 dwelling units per acre. The proposed plat has a density of approximately 4.20 units per acre. No more than 40 percent of each lot is permitted to be covered with structures per the R-1 standards. Parks Open Space/Schools: The closest park, Tierra Vida Park, is under 1,000 feet away via East Helena Street, Manzanita Lane and Tierra Vida Lane; Robinson Elementary School is about a mile away by way of East Helena Street and South Wehe Avenue; Ochoa Middle School is about 2 miles away via East Helena Street and Wehe Avenue. The City is required by RCW 58.17.110 to make a finding that adequate provisions are being made to mitigate the impacts of the proposed subdivision on the School District.At the request of the School District,the City enacted a school impact fee in 2012.The imposition of this impact fee addresses the requirement to ensure there are adequate provisions for schools. A school impact fee in the amount of$4,700 will be charged for each new dwelling unit at the time of building permit issuance. 3 Effective Land Use/Orderly Development: The plat is designed for single-family residential development as identified in the Comprehensive Plan. The maximum density permitted under the Comprehensive Plan is 6 dwelling units per acre.The developer is proposing a density of approximately 4.20 units per acre. Safe Travel&Walking Conditions:The proposed plat includes adequate streets and sidewalks. Curb, gutter, and sidewalk shall be installed and constructed to current City standards and to the standards of the American's with Disabilities Act (ADA). Adequate Provision of Municipal Services: All lots within the plat will be provided with water, sewer, and other utilities. Provision of Housing for State Residents: The proposed plat contains 15 suburban lots providing the opportunity for the construction of 15 new dwelling units in Pasco. Adequate Air and Light: The maximum lot coverage limitations, building height restrictions, and building setbacks will assure that adequate movement of air and light is available to each lot. Proper Access &Travel: The plat will be developed to City standards to assure proper access is maintained to each lot. Connections will be made to East Helena Street. Comprehensive Plan Policies & Maps: The Comprehensive Plan designates the plat site for Low-Density Residential development. Policies of the Comprehensive Plan encourage the advancement of home ownership and suggest the City strive to maintain a variety of housing for residents. Housing Goals and Policies of the Comprehensive Plan that pertain to this development include: H-1: Encourage housing for all economic segments of the city's population; H-2: Strive to maintain a variety of housing consistent with the local and regional market; Policy H-2-A: Allow for a full range of residential environments including single family homes and manufactured housing. The applicant is proposing to construct 15 suburban lots at a density of 2.55 dwelling units per acre to meet the intent of the Comprehensive Plan. Other Findings:The Public Notice was mailed out and published in the Tri-City Herald on July 24, 2022. 1. The site is within the Pasco Urban Growth Boundary. 2. The State Growth Management Act requires urban growth and urban densities to occur within the Urban Growth Boundaries. 3. The site is vacant 4. The site is not considered a critical area, a mineral resource area or a wetland. 5. The site's Comprehensive Plan designation is for Low-Density Residential development, which specifies residential development of 3 to 6 dwelling units per acre. 6. The site is zoned R-1 (Suburban). 7. The proposed subdivision is in conformance with the R-1 zoning requirements of the site. 8. The minimum lot area in the R-1 zone for Single-family residential dwellings is 7,200 square feet. 9. The developer is proposing approximately 4.20 dwelling units per acre. 10. The Housing Element of the Comprehensive Plan encourages the advancement of programs that promote home ownership and development of a variety of residential densities and housing types. 11. The Transportation Element of the Comprehensive Plan encourages the interconnection of neighborhood streets to provide for the disbursement of traffic. 4 12. The interconnection of neighborhood streets is necessary for utility connections (looping) and the provision of emergency services. 13. Per City Resolution 2545 "Continuous streets, or a street proposed to be continuous, shall carry the same name throughout. 14. The proposed Right-of-Way aligns with Sprague Avenue and East Butte Street and will be named according to that alignment. 15. Per the ITE Trip Generation Manual 9th Edition,the proposed subdivision,when fully developed,will generate approximately 5.81 trip/unit * 15 units= 87.15 trips per day. 16. The current park impact fee is$1,734 per dwelling unit. 17. RCW 58.17.110 requires the City to make a finding that adequate provisions have been made for schools before any preliminary plat is approved. 18. The City of Pasco has adopted a school impact fee ordinance compelling new housing developments to provide the School District with mitigation fees.The fee was effective April 16, 2012. 19. Past correspondence from the Pasco School District indicates impact fees address the requirement to ensure adequate provisions are made for schools. 20. Plat improvements within the City of Pasco are required to comply with the May 2022 Standard Drawings and Specification as approved by the City Engineer and the Pasco Municipal Code. These improvements include but are not limited to water, sewer and irrigation lines, streets, streetlights, and storm water retention.The handicapped-accessible pedestrian ramps are to be completed with the street and curb improvements prior to final plat approval. Sidewalks are installed at the time permits are issued for new houses,except sidewalks along major streets,which are installed with the street improvements. 21. The assignment of water rights is a requirement for subdivision approval per Pasco Municipal Code Section 26.04.115(B) and Section 3.07.160. 22. The developer is responsible for all costs associated with construction, inspection, and plan review service expenses incurred by the City Engineering Office. 23. The City has nuisance regulations (PMC 9.60)that require property owners(including developers)to maintain their properties in a manner that does not injure, annoy, or endanger the comfort and repose of other property owners. This includes controlling dust, weeds and litter during times of construction for both subdivisions and buildings including houses. 24. This site lies within the Pasco Landfill Groundwater Protection Area (see City of Pasco Municipal Code Section 16.15.060). Any domestic water wells on the property must be decommissioned in accordance with WAC 173-160;all future water use on the property(domestic and landscaping) must be sourced from the City of Pasco. TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of the proposed Plat the Hearing Examiner must develop findings of fact from which to draw its conclusion (PMC 21.25.060)therefrom as to whether or not: (1) Adequate provisions are made for the public health, safety and general welfare and for open spaces, drainage ways, streets, alleys, other public ways, water supplies, sanitary wastes, parks, playgrounds, 5 transit stops, schools and school grounds, sidewalks for safe walking conditions for students and other public needs; The proposed plat will be required to develop under the standards of the Pasco Municipal Code and the standard specifications of the City Engineering Division. These standards for streets, sidewalks, and other infrastructure improvements were designed to ensure the public health, safety, and general welfare of the community. These standards include provisions for streets, drainage, water and sewer service and the provision for dedication of right-of-way. The preliminary plat was forwarded to the PUD, the Pasco School District, Cascade Gas, Charter Cable, Franklin County Irrigation District, and Ben-Franklin Transit Authority for review and comment. Based on the School District's Capital Facilities Plan the City collects school mitigation fees for each new dwelling unit. The fee is paid at the time of building permit issuance. The school impact fee addresses the requirements of RCW 58.17.110.All new developments participate in establishing parks through the payment of park fees at the time of permitting. Per IFC 503.1, Fire Apparatus access roads shall be provided and maintained in accordance with locally adopted street, road and access standards. A temporary fire access road may be required from East Butte Street to East Helena Street pending completion of South Road 30 East (Spokane Street on the Plat). South Road 30 East shall be required to extend to East Helena Street as part of the plat. The corner of Butte Street and Sprague Street is in process of being reconfigured by the property owners/developers to the south;as such,Applicant will be required to provide a City-approved configuration for the corner of Butte Street and Sprague Street, including a sight-distance safety evaluation. The corner of Butte Street and Sprague Street shall be designed to ensure sight-distance requirements while also allowing for standard setbacks and fences per PMC;proposed configuration shall not require speed limits less than City Code/industry recommended travel speed for similar corner configurations. Applicant will be required to submit an updated preliminary plat showing an updated configuration of the corner of Butte Street prior to Civil Site Plan submission; City approval of the updated preliminary plat shall be required prior to review of Civil Site Plans.. (2) The proposed subdivision contributes to the orderly development and land use patterns in the area; The proposed Plat makes efficient use of vacant land and will provide for the looping of utilities and interconnectivity of streets as supported in the Comprehensive Plan. The proposed subdivision will provide street improvements within the plat as per City standards,connections will be made to East Helena Street. (3) The proposed subdivision conforms to the policies, maps, and narrative text of the Comprehensive Plan; The Comprehensive Plan land use map designates the site and surrounding properties for Low-Density Residential development and may be developed with a variety of residential dwelling units. Policies of the Comprehensive Plan encourage the development of a variety of housing options for residents. The plat indicates a density of 4.20 dwelling units per acre, which falls within the density range established by the Comprehensive Plan. (4) The proposed subdivision conforms to the general purposes of any applicable policies or plans which have been adopted by the City Council; Development plans and policies have been adopted by the City Council in the form of the Comprehensive Plan. The proposed subdivision conforms to the policies, maps, and narrative text of the Plan as noted in number three above. (5) The proposed subdivision conforms to the general purposes of the subdivision regulations. 6 The general purposes of the subdivision regulations have been enumerated and discussed in the staff analysis and Findings of Fact. The Findings of Fact indicate the subdivision is in conformance with the general purposes of the subdivision regulations provided certain mitigation measures (i.e.,school impact fees are paid). (6) The public use and interest will be served by approval of the proposed subdivision. The proposed plat, if approved, will be developed in accordance with all City standards designed to ensure the health, safety and general welfare of the community are met. The Comprehensive Plan will be implemented through development of this plat. These factors will ensure the public use and interest are served. TENTATIVE PLAT APPROVAL CONDITIONS 1) All improvements shall be in accordance with the Pasco Municipal Code. The Pasco Municipal Code adopts the most recent versions of the City of Pasco Standard Specifications, the Washington State Department of Transportation Standard Specifications for Road, Bridges, and Municipal Construction, the International Building Code, and the International Fire Code. If there are any conflicting regulations in any of these documents,the more stringent regulation shall apply. 2) The face of the plat shall include this statement: "As a condition of approval of this short plat the owner has waived the right to protest the formation of a Local Improvement District for right-of-way and utility improvements to the full extent as permitted by RCW 35.43.182." 3) The face of the final plat shall include this statement: "The individual or company making improvements on a lot or lots of this plat is responsible for providing and installing all trench, conduit, primary vaults, secondary junction boxes, and backfill for the PUD's primary and secondary distribution system in accordance with PUD specifications;said individual or company will make full advance payment of line extension fees and will provide all necessary utility easements prior to PUD construction and/or connection of any electrical service to or within the plat." 4) Any existing water rights associated with the subject property shall be transferred to the City as a condition of approval. If no water rights are available then the property owner, in accordance with PMC 21.05.120, shall pay to the City, in lieu thereof, a water rights acquisition fee as established in the City Fee Summary Ordinance as identified in PMC 3.35. 5) Only City and other utilities with franchise agreements are allowed in the public right of way. 6) Any and all overhead power is required to be re-routed below ground, unless applicant can demonstrate that such undergrounding is technically or financially unfeasible. 7) It shall be the responsibility of the property owner/developer to contact all utility owners to determine their system improvement requirements. Prior to subdivision construction plan submittal and/or review the property owner/developer shall provide to the City of Pasco written support/approval of the proposed development from all outside utilities, public and private. 8) All fee payments for bonding of ROW improvements and Water Rights must be paid at the time of Final Plat being submitted for signatures. 9) Street lighting will be required per city standard, as there is none fronting the project area. 10) All stormwater is required to be maintained and treated on site in accordance with Washington State Department of Ecology and City of Pasco Standards. 11) The City requires all utilities to be extended to-and-through the property being developed, as such the sewer shall be extended to the northern property line within East Helena Street for future extension north. 12) Per IFC 503.1, Fire Apparatus access roads shall be provided and maintained in accordance with locally adopted street, road and access standards.A temporary fire access road may be required from 7 East Butte Street to East Helena Street pending completion of South Road 30 East (Spokane Street on the Plat). 13) Plans for new developments need to provide information as to connection with other streets to maintain continuity of traffic flow for emergency response in a timely manner. Continuity of traffic flow is critical. 14) South Road 30 East shall be required to extend from East Butte Street to East Helena Street as part of the plat. 15) Per PMC 21.35.080, Fire hydrants and the installation shall conform to the standards adopted by the City Engineer. Fire hydrants typically will be installed on alternating sides of the street on five- hundred-foot spacing in residential areas. Cul-de-sacs that are greater than two hundred feet in length, as measured from the main street entrance to the bulb, shall have a hydrant placed prior to the curb return entering the turnaround. Cul-de-sacs over three hundred feet shall have hydrants at the entrance and at the turnaround prior to the curb return. Hydrants shall be installed and maintained so that the radius of forty-eight inches of clearance around the hydrant. The hydrants shall be visible within a distance of fifty feet in any direction of fire Apparatus approach. 16) Dead-end roads greater than one hundred feet shall be provided with a turnaround, as per IFC Section 5. 17) Plat shall detail existing conditions, such as the names of neighboring subdivisions and property lines of all adjacent properties. 18) The final plat shall include a comment stating: "existing regulations regarding sight distance, fence height, and setbacks may affect the placement of fences and driveways on any corner lots." 19) Applicant shall provide a City-approved configuration for the corner of Butte Street and Sprague Street, including a sight-distance safety evaluation. The corner of Butte Street and Sprague Street shall be designed to ensure sight-distance requirements while also allowing for standard setbacks and fences per PMC; proposed configuration shall not require speed limits less than City Code/industry recommended travel speed for similar corner configurations. 20) Applicant shall submit an updated preliminary plat showing an updated configuration of the corner of Butte Street prior to Civil Site Plan submission; City approval of the updated preliminary plat shall be required prior to review of Civil Site Plans. RECOMMENDATION Staff recommends approval of the Helena Street Addition #1 Preliminary Plat with conditions per above. 8 Overview Item: Preliminary Plat - Helena Street #1 - 14 Lots N Applicants: B4 Development & Consulting c/o Steve Bauman w E Map File #: PP 2023-002 s Uj RgAlp I V N Co pgSC ICP�iV�° IN COURT ST � E BROADWAY STLU Q Z rlS�- S U a o 12R u� Z Oma^. u � A J SITE .sy -5, ym E LEWIS ST [n w X J — [n G�,�1LSks S' � U p U �LUJ &T � � a �I - WAST LU -- EAST �� ---�;--- - -�j 4 - •^ d S SIYoRr� e� 'CI sT ra -- 500,404 2,400 3,404 4,40 E11TNs�� Feet rHAUE Vicinity Item: Preliminary Plat - Helena Street #I - 14 Lots N Applicants: B4 Development & Consulting c/o Steve Bauman w+E Map File #: PP 2023-002 s :F[F:3'" iFr�arl�'•;_ . '� � - Err ( � f4 FrGr{ryfy ,�. �Frgr } } x "-t_I f• Erre`.'"r�,4 " SEMILLA CT y� F!!�'TT�IlrRt pMl�f�f�fi !eF iT t� rfiFR�I°r t t { , ELAINE ST LU w ' O� O Q 't CV M LUa v 1 NLn SITE '� E HELENA ST E HELENA ST VIDA CN o ' PAZ CT w Tf ESTRELLA DR U LU PL f- ej 110 210 420 630 840 E A ST E A ST Feet .- Land Use Item: Preliminary Plat - Helena Street #1 - 14 Lots N Applicants: B4 Development & Consulting c/o Steve Bauman w E Map File #: PP 2023-002 S y Vacant SEMILLA CT SF Us Vacant 0 BLAINE ST U-j LU W S s N Vacant o a SFDUs uj Vacant Q G S Us SF Us N Ul) SITE E HELENA ST E HELENA ST 7scan- L; �� 2�r�� ❑ �Qe� V�aq LN SFDUs S S s Vacant PAZ a b Lu ❑ scant ESTRELLA DR U SF s LU Vacant Lw Msalt-iunits Vacant Mult-iunits Retail Trade H __j O 0 110 210 420 630 840 E A ST E A ST Feet Repair Misc Vacant Commercial Zoning Item: Preliminary Plat - Helena Street #I - 14 Lots N Applicants: B4 Development & Consulting c/o Steve Bauman w+- E Map File #: PP 2023-002 S ®r WE 1 WINE 61 MEMO IN F®R 0 .AO NO Comp Plan Item: Preliminary Plat - Helena Street #1 - 14 Lots N Applicants: B4 Development & Consulting c/o Steve Bauman w E Map File #: PP 2023-002 S y SEMILLA CT TI BLAINE ST OPEN LU w w SPACE\PARKS M o CV M W LO N Ln SITE E HELENA ST E HELENA STMIXED Pyr. 0 C MMERCIAL L SID NT L P� RA VTDA IV 0 a ED PAZ CT b IA w ESTRELLA DR w COMMERCIAL c� W r JMDXE MIXED IA RESIDENTIA I COMMERCIA 110 210 420 630 84 _ --E-A-ST -E-A-ST- Feet 771 INDUS I KIAE-F- oa EEMINAYEA M HELENA ST ADDITION 1 N g LYING IN SE 1/4 OF THE SE 1/4 OF SECTION 28,TWIN.9 EMP E BROS 41 suu.�.ao N.R30E.,OF THE WILLAMETTE MERIDIAN,CITY OF PASCO, T 3 rt a FRANKLIN COUNTY,WASHINGTON Y —--- -- - - --— - -- --- -- - - - — /1 Development Team LIQ w Owner/Applicant: Engineer: -- ---W —-----E ST+E AWSFREET W---Io-W-----w-----w-----w- --w-----w-----w - K .--w— 3]ESha, ,, C MacKay+Sp o sito 3713 EAST _ PABCD,W 99301 1110 PASCO, 1(509I 87199 OSPREY POI NTE BLVD.SO ITE 105 PHONE(509)3744 r Srveying: wmackaysposito.com LO 1 LOT Z 225LNORTH 30TH STREET 4 LOT 4 SUITE 200 I b I N L T 3 OT 5 TACOMA,WA 98003 _F 60' 60' a 60' 60, 60' - 3'ROW ],zte F ],04 SF o ] „9F DATE:MARCH 2023 ],243 SF RANT II 1 - J- .F R - -- ? 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'm7 '4h„'/-1 i v .'t r•T i�p '.� ,}i !. ;¢ 1T T.--. .� .-..� -::F-.. f•' .r• iK.. /�: .! ..��-.y.-.`.t '"Y r` •br'��.'r?:.r �•'-"��rr•'� •`�'��+.• - r is• M. s=� _ .'i. - " -',t• -� X1'1• 'fit% ,ii'. ❑ .{i' _ 3 ..• - Y `t :''� i�w h•, •�:� .t dC �.- �rLl!�..s:v�' - �.1 ►�i'¢7-'.. - �.�:�� .. _.e. r,: .-:5.%+L�>� .�iri'�7!-c�•i•.��.:A�1v� .,.. _ ....''v�•;':3>,'i11. �.a r�'AY��t:�i�4�r_.5{i.��7L".Ir.,� - _r �- .. � '�"if. _-��1��—.�L^i�_. _ 1`1I�71��— Affidavit of Mailing In regards to MF#PP2023-002 I, Carmen Patrick, hereby confirm that notification was sent by mail July 24, 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 si nature this 24TH day,July of 2023. Representative's Signature 0 kw" City 01. vs�co Community Development N 3"'Ave,Department PO Box 293, 525 N 3`c AvPasco,WR 99301 14111 P:509.545.3441/F:509.545.3499 PUBLIC NOTICE Si necesita ayuda para entender este aviso o necesita mas informaci6n, por favor Ilame al Departamento de Desarrollo Comunitario y Econ6mico de la Ciudad de Pasco a 509-545-3441. Proposal: B4 Development c/o Steve Bauman, has submitted a Preliminary Plat (PP 2023-002) for a 15-lot subdivision on approximately 2.16 acres for Block 5, Washington Addition to Pasco, located in a portion of Section 28, Township 9, North, Range 30 East, W.M., Records of Franklin County, Washington (Parcel 113881024). Said property is located along East Helena Street at Sprague Avenue,in Pasco,WA.The proposal is subject to regulations contained in the Pasco Municipal Code. Public Comment Period: Written comments must be submitted to the Community Development Department by 5:00 p.m. on August 9, 2023, to be included in the Hearing Examiner packet. If you have questions on the proposal, contact the Planning Division at (509) 545-3441 or via e-mail to: adamsi@pasco-wa.gov. Open Record Hearing:The Hearing Examiner will conduct the open record hearing at 6:00 p.m.on August 9,2023 in the Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco,Washington.The Hearing Examiner will consider public testimony concerning the above application at this meeting. If you wish to participate in the hearing virtually,please register at least 2 hours prior to the meeting at the following registration link: www.oasco-wa.gov/pu bliccomment After registering,you will receive a confirmation email containing information about joining the webinar. Estimated Date of the Decision: It is estimated that the Hearing Examiner will make a decision on the Preliminary Plat within ten (10)days of the public hearing. Prepared 20 July 2023 by:Jeffrey B. Adams, Associate Planner, PO Box 293 Pasco, WA 99301 (509) 545- 3441 The City of Pasco welcomes full participation in public meetings by all citizens. No qualified individual with a disability shall be excluded or denied the benefit of participating in such meetings. If you wish to use auxiliary aids or require assistance to comment at this public meeting,please contact the Community Development Department at(509)545-3441 or TDD(509)585-4425 at least ten days prior to the date of the meeting to make arrangements for special needs. PRL-1VNARYPLAI $ a z HELENA ST ADDITION 1 $ NC N A 1/49 m 119 Q I/a m 4CIOY M IYY.e CVPOE 3R0s a — ti we Or nnamm COcaw r.100016101 °�0C Development I earn u �O—Iftnlam: to—: 1 .. t _..a Y. +`'fin is n' MwKa +SF)Ogto ,uomnNPuwt�m.vn ene Isalw a.P PSCC WPmm PNM lsmi ruw ` f- � t� � Svw,M1� danoMsnr„ _OT 2 � I� .•�an��nvrs Ari 8 1 _OT S I _OT 4 1 LOT 5 II`II \vroY♦rea® a W. b' W 67' 6Y I I 7- V DATE'MARCH 2023 -c^ 6 IY I 2 = !• I ; rhe s 11 I3y,PJIUC �I W un'r _ Rd I 1 LO`14 I 7 r fASIY,•ll IIII �� ( Ice' I �� Y\\aD• �/ I ,� <� Q C5 S LOT 774, _Dt? :s Ik <3a uj LL \�..� .r. % tr~ •P,•mc CL 8PRAGUE CT�+ HELENA ST =u a 8 — L cT ADDD70M 1 RMA CP1 � M 9" • O• � PY —' ' i� IOT B ---�u. w w•v -y � \ �AP,C- '1388'024 I Y�-• �+!It � W R B U T TT E 8 T r ---' �.. _.._ _a..i VIdi1111YAW ...> ". 4 LAND USE SYNAPSIS P/(>CQ D A7fA wig" AwrNmE OF-LOTS SIM IW LOT 1/R+M LM LOT WE AOd_OF-1NAY 7 Q `11.TT w4 43L M- ,s LA 7X4 s 112U-4 L-m Sf' mMl v y :$ PP1 c. ] n 2 LAME ADDRESS CITY STATE ZIP AARTIN & MARCELINE RAZO 313 WELLSIAN WAY RICHLAND WA 99352 'IDEL R GUTIERREZ 3210 PAZ CT PASCO WA 99301 IROETJE ORCHARDS, LLC 716 W SUNSET DR BURBANK WA 99323 OSE&SILVIA DUARTE 313 WELLSIAN WAY RICHLAND WA 99352 ZOSA M ORTEGA(ETVIR) 3205 PAZ CT PASCO WA 99301 ZAFAEL(ETUX)CLARO 313 WELLSIAN WAY RICHLAND WA 99352 'EDRO & ELIZABETH LLAMAS 313 WELLSIAN WAY RICHLAND WA 99352 UBILEE FOUNDATION 3713 E A ST PASCO WA 99301 )LIN HOMES LLC 9301 NE 117TH AVE VANCOUVER WA 98662 A TORRES CONSTRUCTION DEVELOF 6526 EAGLE CREST DR PASCO WA 99301 AS PROPERTIES LLC 3805 W 42ND AVE KENNEWICK WA 99337 IUAN & MARIA MONTALVO 2700 E A ST PASCO WA 99301 IUBILEE FOUNDATION 3525 E A ST PASCO WA 99301 IOSE GONZALEZ ALMARAZ(ETAL) 7365 N GLADE RD PASCO WA 99301 =MPIRE BROS CONSTRUCTION, LLC PO BOX 5494 KENNEWICK WA 99336 USTOLIA T GONZALEZ (ETAL) 4112 W MARGARET ST PASCO WA 99301 LPIDIO& MARIA GARCIA 3716 ROBERTA RD PASCO WA 99301 MARIA G CAMARGO VIRREY 3005 E HELENA ST PASCO WA 99301 SIDRO PANTOJA GARCIA 409 SPRAGUE AVE PASCO WA 99301 3UILLERMINA&JOSE ELIAS MEZA 405 SPRAGUE AVE PASCO WA 99301 =REDDY I & LORENA PULIDO 401 SPRAGUE AVE PASCO WA 99301 0iiiiftCity of REPORT TO HEARING EXAMINER f �co PUBLIC HEARING VS City Hall—525 North Third Avenue— Remote WEDNESDAY, 9 August 2023 6:00 PM MASTER FILE#: Z 2023-005 APPLICANT: Big Sky Developers, LLC c/o Peter Harpster 5426 N. Rd 68, Box D-113 Pasco WA 99301 REQUEST: REZONE:Glacier Park Rezone from C-1(Retail Business District) to R-3 (Medium-Density Residential) BACKGROUND 1. PROPERTY DESCRIPTION: Leal: A portion of Lots 2 through 4 as depicted and described on Record of Survey for Plat Exemption recorded In Volume 4 of Surveys at Page 327, under Auditor's File Number 1964751, Records of Franklin County, Washington being more particularly described as follows: The North 467.08 feet of the South 471.08 feet of the Southwest Quarter of the Southwest Quarter Section 3,Township 9 North, Range 29 East, W.M.; Franklin County, Washington. Except that portion of described as follows: Beginning at the southeast corner of said Lot 4;thence South 88°10'15" West along the south line thereof a distance of 351.92 feet; thence leaving said south line, North 01°49'45" West a distance of 407.33 feet; thence North 89°31'00" East a distance of 371.09 feet to the east line of said Lot; thence South 00°54'37" West along the east line thereof a distance of 399.07 feet to the Point of Beginning and the end of this description. General Location: North of and adjacent to the intersection of Burns Road and Ochoco Lane (Franklin County Assessor Parcel No's: 114330053 & 114330054), Pasco, Franklin County, WA. Property Size: Approximately 10.2 acres 2. ACCESS: The parcel has access from Burns Road. 3. UTILITIES: Municipal water and sewer are available in Burns Road. 4. LAND USE AND ZONING: The site is zoned C-1 (Retail Business District)and is vacant.Surrounding properties are zoned and developed as follows: NORTH: R-3 Vacant;farming EAST: R-1 Vacant SOUTH: R-1 SFDUs WEST: RS-40 Mobile Homes (COUNTY) 5. Comprehensive Plan: The Comprehensive Plan designates this site as "Mixed Residential and Commercial."The Mixed Residential and Commercial designation accommodates a diverse range 1 Page 28 of 81 of housing, non-residential uses, commercial uses, neighborhood retail and office uses, parks and recreation areas, and civic uses at a density of 5 to 29 dwelling units per acre. 6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. Based on the State Environmental Policy Act ("SEPA") checklist, Comprehensive Plan, applicable regulations, and other information, a threshold determination resulting in a Determination of Non-Significance (DNS) was issued for this project on August 1, 2023, under WAC 197-11-158. Mitigation: a. A professional archaeological survey of the project area following National Historic Preservation Act of 1966 (NHPA) Section 106 protocol shall be conducted, and a report be produced prior to ground disturbing activities. ANALYSIS Request Peter Harpster of Aqtera Engineering, on behalf of Big Sky Developers LLC has submitted a rezone application(Z 2023-005)from C-1(Retail Business District)to R-3(Medium-Density Residential),for a 10.2- acre site located north of and adjacent to the intersection of Burns Road and Ochoco Lane (See Exhibit "B;" generally in and around Parcels 114330053 & 114330054), Pasco, Franklin County, WA. The site comprises approximately 10.2 acres and is vacant. The proposed amendment would change the west 80% of the site (10.2 acres) from C-1 (Retail Business District) to R-3 (Medium Density) zoning; the balance—approximately 2.6 acres—would remain C-1. Adjoining property to the north is also zoned R-3. The proposed amendment would provide a mix of duplex, townhome and small detached single-family lots, while still retaining 2.6 acres of commercial to serve the commercial needs of the immediate neighborhood. Applicant anticipates submittal of a preliminary plat and subsequent development of the site immediately following approval of this rezone. History The site was annexed into the City in 2022 (Ordinance 4574-A) and assigned C-1 (Retail Business District) (Ordinance 4584) in conjunction with the annexation, and in alignment with the City's 2018- 2038 Pasco Comprehensive Plan Land Use Map, which designated the site "Commercial;" On April 17, 2023 Council approved Ordinance 4652, a Future Land Use Map amendment to the Pasco Comprehensive Plan, changing the designation of the land use from "Commercial"to"Mixed Residential and Commercial," and Ordinance 4663, amending the Future Land Use Map Descriptions and the Pasco Municipal Code Section 25.215.015 "Comprehensive Plan land use density table" related to the 2022 Comprehensive Plan docket and the Broadmoor Master Plan. The Mixed Residential and Commercial designation Accommodates a diverse range of housing, non-residential uses, commercial uses, neighborhood retail and office uses, parks and recreation areas, and civic uses at a density of 5 to 29 dwelling units per acre. Rezone Criteria The initial review criteria for considering a rezone application are explained in PMC.25.88.030.The criteria are listed below as follows: 1. The date the existing zone became effective: 2 Page 29 of 81 The site was designated C-1 (Retail Business District)zoning in conjunction with the 2022 annexation, and in alignment with the City's 2018-2038 Pasco Comprehensive Plan Land Use Map, which at the time designated the site "Commercial." 2. The changed conditions, which are alleged to warrant other or additional zoning: On April 17, 2023 Council approved Ordinance 4652, a Future Land Use Map amendment to the Pasco Comprehensive Plan, changing the designation of the land use from "Commercial"to "Mixed Residential and Commercial." The Mixed Residential and Commercial designation accommodates a diverse range of housing, non-residential uses, commercial uses, neighborhood retail and office uses, parks and recreation areas, and civic uses at a density of 5 to 29 dwelling units per acre. Per Applicant, "Residential land for additional housing beyond recent population projections is critical in order for the City to keep pace with growth and to help stem the crises of affordable housing. According to the City's comprehensive plan, Pasco is expected to grow by 48,238 people by the year 2038. This level of population growth will require significant new housing stock. Conversion of 10.2 acres from commercial to medium density residential will help to meet this demand for new housing. Recently, construction of large new facilities and announcements of additional facilities (Amazon, Darigold, Reser's) will bring an estimated 2,500 jobs into the City. Large private investments such as these tend to bring in even more growth, adding to the demand for additional housing. "With such expansion of industrial jobs, workforce housing becomes critical to the economic health of the community. Adding 10.2 acres of medium density zoning to the City's residential land base provides for a variety of housing types and densities to help meet some of the demand for new housing and in particular, workforce housing. The R-3 zone would provide for a mix of single-family dwellings, patio homes, townhouses, apartments and condominiums at a range of 6 to 20 dwelling units an acre or 61 —204 units total. "Additionally, the Pasco School District is planning to build a third high school on the property that is immediately east of and adjacent to the site. The proximity of a school to residential neighborhood is desirable in terms of reducing the number of vehicle trips needed to transport students from home to school and eliminating the need for busing students who live in close proximity to the school. The number of teachers and other district employees required to operate the school would also benefit from housing choices that the development of the project site represents. "The site's proximity to an existing commercial center reduces the potential for commercial development on the site significantly. The distance from the site to the intersection of Road 68 and Wrigley Drive is 1.3 miles.A 3-minute drive to the City's largest regional shopping area with the variety of commercial services that exist there makes commercial development of the site unappealing. The 2.6 acres of the site that would remain available for neighborhood commercial services is sufficient to meet neighborhood needs. "Finally, the City's plan calls for a significant area of commercial development at the Dent Road/Taylor Flats intersection, which will help to satisfy the City's needs for new commercial development in the area. It is only 1.7 miles from the project site." 3. Facts to justify the change on the basis of advancing the public health,safety and general welfare: A rezone from Retail Business (C-1) to R-3 (Medium-Density Residential) would allow medium-density residential development to occur along a major arterial street. The rezone would allow for residential density between 5 to 29 dwelling units per acre. The rezone application and proposal are consistent with the Council-approved amendments to the Pasco Comprehensive Plan, which has been determined to be in the best interest of advancing public health, safety and general welfare of the community. 3 Page 30 of 81 Per Applicant, "From a public health perspective, future residential development of the site would encourage walking to and from school. The Barbara McClintock Stem Elementary School and Mariposa Park are .7 miles from the entrance to the site, while the Rosalind Franklin Stem Elementary School is .8 miles from the site.Additionally, the site is immediately adjacent to the future high school site.A 2.6-acre tract would be retained on-site with commercial zoning, so future residents of the development would be able to walk a short distance to access neighborhood commercial services. Existing neighborhoods adjoining the site are developed with sidewalks,so safe walking routes are already in place. "In terms of public safety, the site is located 1.25 miles from Pasco Fire Station#83, so calls for emergency services would fall well within the established desired response times. Safety of the future residential community will also be provided for through the implementation of the civil, building and fire codes imposed on new development which mandate adequate access, fire hydrants and similar fire and life safety requirements." 4. The effect it will have on the value and character of the adjacent property and the Comprehensive Plan: A change in zoning would be consistent with the comprehensive plan. According to the table in Pasco Municipal Code (PMC) 25.215.015, the Mixed Residential and Commercial classification is intended to "Allow a combination of mixed-use residential and commercial in the some development. Single-family dwellings, patio homes, townhouses, apartments, and condominiums at a density of 5 to 29 dwelling units per acre. Neighborhood shopping and specialty centers, business parks, service and office uses." Further, the adjacent property's value and character are not anticipated to be negatively affected because mixed-use development has been established by City Council as an appropriate and beneficial use of the site, as set forth in the City's approved Comprehensive Plan. Per Applicant, "The site is adjacent to an existing single-family neighborhood to the south, across Burns Road, which provides an effective separation to the medium-density residential uses that could be developed on-site. Leaving a portion of the site for neighborhood commercial services would provide a benefit to this existing single-family neighborhood. Residential development adjacent to the future high school site would also be of benefit to the high school, as students within the future residential development would not need to be bussed to school, and additional housing stock would provide a convenient location for the future employees of the school." The rezone application is consistent with and meets the intent of the goals and policies of the Comprehensive Plan. 5. The effect on the property owner or owners if the request is not granted: If the property remains with the current C-1 zoning designation the site would likely continue to remain vacant for a while, as residential demand is currently outpacing retail commercial in the area. Per Applicant, "The existing neighborhood commercial zoning would remain in place. While some commercial services are desirable in this area, 12 acres is too large, given the site's proximity to the regional commercial services that are conveniently located a little over a mile away. The resulting denial of the rezone would mean that the site would remain undeveloped or underdeveloped for years and could hinder the development of the existing R-3 zoned property north of and adjacent to the site.// 6. The Comprehensive Plan land use designation for the property The City Council has recently approved an update to the Comprehensive Plan;The Land Use Element of the Plan now designates the lot "Mixed Residential-Commercial,"both the current and the proposed zoning district are compatible with the Comprehensive Plan Land Use designation. 4 Page 31 of 81 The "Mixed Residential-Commercial"designation allows for R-3 zoning and may be developed with Single- family dwellings, patio homes, townhouses, apartments, and condominiums at a density of 5 to 29 dwelling units per acre. Per Applicant, "The comprehensive plan designation has recently been amended for the site and is now Mixed Residential and Commercial. The proposed rezone would change the zoning on 10.2 acres to R-3 Medium Density Residential and retain the existing C-1 Neighborhood Commercial zoning on 2.6 acres. 7. Such other information as the Hearing Examiner requires The rezone application is consistent with and meets the intent of the Comprehensive Plan, and City Council Goals. The opportunity for a mix of residential and retail commercial uses in this area supports the Land Use Element of the Comprehensive Plan. STAFF FINDINGS OF FACT Findings of fact must be entered from the record. The following are initial findings drawn from the background and analysis section of the staff report.The Hearing Examiner may add additional findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1. Public notice of this hearing was sent to property owners within 300 feet of the property and posted in the Tri-City Herald on 24 July 2023. 2. Applicant wishes to rezone a 10.2-acre site, as illustrated in the attached Exhibit "B," generally located in and around Parcels 114330053 & 114330054, north of and adjacent to the intersection of Burns Road and Ochoco Lane from C-1 (Retail Business District) to R-3 (Medium-Density Residential) 3. The site comprises approximately 10.2 acres. 4. The site is vacant. 5. The site was annexed into the City in 2022 (Ordinance 4574-A) 6. The site was assigned C-1 (Retail Business District) (Ordinance 4584) in conjunction with the annexation, 7. and in alignment with 8. The City's 2018- 2038 Pasco Comprehensive Plan Land Use Map designated the site "Commercial;" 9. On April 17, 2023 Council approved Ordinance 4652, changing the Land Use Map to the Pasco Comprehensive Plan designation from "Commercial"to "Mixed Residential and Commercial." 10. The Mixed Residential and Commercial designation accommodates a diverse range of housing, non-residential uses, commercial uses, neighborhood retail and office uses, parks and recreation areas, and civic uses at a density of 5 to 29 dwelling units per acre. TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of a rezone,the Hearing Examiner must develop findings of fact from which to draw its conclusions based upon the criteria listed in PMC 25.210.060. The criteria are as follows: 1. The proposal is in accordance with the goals and policies of the Comprehensive Plan. The Land Use Element of the Comprehensive Plan designates the lot "Mixed Residential and Commercial District."The proposed R-3 zoning district would be in alignment with the Land Use map within the City's 5 Page 32 of 81 Comprehensive Plan. Future potential development could additionally foster or help to implement the following policies from the Comprehensive Plan: LU-2-A Policy: Maintain sufficient land designated to accommodate residential, commercial, industrial, educational, public facility, and open-space uses proximate to appropriate transportation and utility infrastructure. Comment: "A rezone of this property providing for both residential and commercial development would provide for a mix of future neighborhood commercial and medium density residential land uses on a site that is adjacent to Burns Road, a principal arterial in a location where existing utility services are available to serve future development. The proposed rezone is consistent with the intent of this policy." LU-2-B Policy: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. Comment: "As the demand for residential land use increases, additional residential land and higher residential densities provide greater flexibility for the City and landowners to meet the rising demand for new housing units. The proximity of other medium density residential land to the site makes this infill property particularly well suited for future residential use." LU-4-B Policy:Encourage infill and higher density uses within proximity to major travel corridors and public transportation service areas. Comment: "The site's proximity to Burns Road, a planned principal arterial makes medium density residential development of the site consistent with this land use policy." LU-4-D Policy: Designate areas for higher density residential developments where utilities and transportation facilities enable efficient use of capital resources. Comment: "Medium density residential development on the site would fulfill this comprehensive plan policy of placing higher density development in areas where transportation and utility infrastructure is present, as the site is adjacent to a principal arterial street and a 16"water main is located immediately adjacent to the site." LU-S-A Policy:Allow a variety of residential densities throughout the UGA. Comment: "An R-3 medium density zone allows for a variety of housing types and densities,including single family homes, patio homes, duplexes, townhomes, apartments and condominiums. High density residential development of the site would help to implement this land use policy, while helping to satisfy the rising demand for housing that is currently felt both locally and regionally." LU-S-B Policy: Encourage higher residential densities within and adjacent to major travel corridors, Downtown (Central Business District), and Broadmoor. Comment: "Burns Road, which is a planned principal arterial would qualify as a major travel corridor and its proximity to the site would help to implement this policy of placing higher density residential uses to adjacent to major travel corridors." 6-A Policy: Encourage commercial and higher-density residential uses along major corridors and leverage infrastructure availability. Comment: "The site's proximity to a planned principal arterial street in a location where water is readily available and capable of supporting additional development makes the proposed rezone consistent with this land use policy." 6 Page 33 of 81 H-1-A Policy:Allow for a full range of housing including single family homes, townhouses,condominiums, apartments, and manufactured housing, accessory dwelling units,zero lot line,planned unit developments etc. Comment: "The proposed medium density residential zoning would provide for the future development of residential uses including patio homes, townhouses, apartments, and condominiums and so would contribute to the full range of housing types that this policy encourages." H-1-B Policy: Higher intensity housing should be located near arterials and neighborhood or community shopping facilities and employment areas. Comment: "Placing a Medium Density Residential zoning on the site would implement the policy of placing higher intensity housing near arterials. The site is conveniently located to the regional commercial services that are located along Road 68 as well as providing easy access to the freeway." 2. The effect of the proposal on the immediate vicinity will not be materially detrimental. The site is adjacent an existing single-family neighborhood to the south,across Burns Road, which provides an effective separation to the medium density residential uses that could be developed on-site. Leaving a portion of the site for neighborhood commercial services would provide a benefit to this existing single- family neighborhood. Residential development adjacent to the future high school site would also be of benefit to the high school, as students within the future residential development would not need to be bussed to school and additional housing stock would provide a convenient location for the future employees of the school. 3. There is merit and value in the proposal for the community as a whole. The proposed zoning designation is consistent with the Comprehensive Plan Land Use Map and the Goals and Policies as adopted by the Pasco City Council. In addition to fulfilling the goals and policies of the Comprehensive Plan, the proposal includes infill development and promotes a healthy and robust mixed- use environment. 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. As such, no conditions should be imposed; any future development will be evaluated for significant adverse impacts at the time of a development application, which will also be subject to review under the State Environmental Policy Act(SEPA). 5. A Concomitant Agreement should be entered into between the City and the petitioner, and if so, the terms and conditions of such an agreement. If or when applicants pursue the development of this property, they will be required to conform to design standards established by the PMC. No Concomitant Agreement is considered necessary for this application. RECOMMENDATION Staff recommends based on the Findings of Fact and Conclusions herein,that a portion of Lots 2 through 4 as depicted and described on Record of Survey for Plat Exemption recorded In Volume 4 of Surveys at Page 327, under Auditor's File Number 1964751, Records of Franklin County, Washington, as depicted in Exhibit "B" herein attached, and located generally in and around Parcels 114330053 & 114330054, be rezoned from C-1 (Retail Business District)to R-3 (Medium-Density Residential). 7 Page 34 of 81 Item: Rezone - Glacier Park C-1 to R-3 N "Exhibit B" Applicants): Peter Harpster/Big Sky Development LLC File #: Z 2023-005 W 0 00 CITY LIMITS Burns Rd 0 Q J Mission Ridge Dr o a o cl 3 o rV 70 140 280 424 56 - ro oEl 1� r— LJ Feet (a Overview Item: Rezone - Glacier Park C- I to R-3 N Applicant(s): Peter Harpster/Big Sky Development LLC Map 117�� - 1. 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Y r r=�. \ ti Zara r�azz 411IIIIHIIIH� 1/K 1 i=/•■ % •y Ir r�1♦+1 �� nl�i• - Sal_`��7 7�':Afelfli krrai ua.�i/nn,I,a, .� •�� '+ + -- it .+ �": 7 __-_-_7��lrl►rN:7i1�lltll�4.s lur.vr.♦+::� �+. 1•l =� �_� ��--�--�iP!['�n ii�l�,�,�;1lso 19 i]Jiw.�J ff lr r�Ira�^�•r�Y+ytii�[ Vicinity Item: Rezone - Glacier Park C- 1 to R-3 N Applicant(s): Peter Harpster/Big Sky Development LLC Map File #: Z 2023-005 r 00 �z 0 L CTTY LI�M�ITS -- Burns Rd r ad Mission Ridge Dr 0 rr- ^y {. 0 f 3 ru • -'' rp 420 56 0 w N Land Use Item: Rezone - Glacier Park C-1 to R-3 N Applicants): Peter Harpster/Big Sky Development LLC Map File #: Z 2023-005 a) � E Farming o SITE (0 0CD0 O 00 N -1 CITY LI M ITS Burns Rd El L] 0 Q n DFRYs s 5FD11 � Mission Ridge Dr o Q Q - 5 70 140 280 420 55 a s ° 5 FDIJs SFDUs t 5FDl1 LA L Feet Item: Rezone - Glacier Park C- 1 to R-3 N Zoning Applicant(s): Peter Harpster/Big Sky Development LLC Map File #: Z 2023-005 R-3, Medium-Density IF I Residential District RS-40 (Co untY) SITE W o , ow-Density � R sidential District CINY LT M'ITQS - Burns Ra 7 es nt Mission Ridge Dr a -'I L - ensity = � U 70 140 280 420 56 o [�] [�� L; ; esi S [� Q Dist i LJ Feet 3: p �] CUn1 Plan Item: Rezone - Glacier Park C-1 to R-3 N Comp Applicants): Peter Harpster/Big Sky Development LLC Map File #: Z 2023-005 Medium Density Residential Low Density Public � Residential SITE Quasi-Public v co CD 0 0 o side mm U, EI-T-Y—L-IMIT-S -- Burns Rd El LD Low Density Mission Ridge Dr ❑ Low Density en i ❑ 70 140 280 420 56 0 5 [� Feet 3: 1 F, F� � I r11__T North Looking v l-. 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"�7.�{':' ;1�� 5;j ,P'+�ti '1 _ _ _ r��•'+.a ',{� ;.,' `ter ;��`, _ _,r• • ." f�,".�}�dd':.yp'-1.- ..T.•'f 1��:�' ;.ry* 'i.^.,` _ t� �`•T �.Y ¢ }af�G11 !Ri.�-v't .-.f!�.�"•'Ft•.�"j . _ .:. 5:., d.d':�'3=`'�1_f.`•1 _•��tivµSed �^ .uE �• - � � � .:' •'�{�q'. :71.35.." .�Y - _ +- ." Y ::rY ,�Sf��a!r �a. 3•�•.:..�r•.w2��."'��Y.r-4tt.. I �'�`�._ ,iYC.r�•_' _ Affidavit of Mailing In regards to MF#Z2023-005 I, Carmen Patrick, hereby confirm that notification was sent by mail July 24, 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 24T" day,July of 2023. Representative's Signature Page 49 of 81 c0�yoj. Rlisco Community Development Department ' PO Box 293,525 N 3"Ave, Pasco,WA 99301 P: 509.545.3441/F:509.545.3499 PUBLIC NOTICE Si necesita ayuda para entender este aviso o necesita mas informaci6n, por favor(lame al Departamento de Desarrollo Comunitario y Econ6mico de la Ciudad de Pasco a 509-545-3441. Proposal: Peter Harpster of Aqtera Engineering, on behalf of Big Sky Devlopers LLC, has submitted a Rezone application(22023-005)from C-1(Retail Business)to R-3(Medium-Density Residential)for a 10.2-acre site located north of and adjacent to the intersection of Burns Road and Ochoco Lane (Franklin County Assessor Parcel No's: 114330053 & 114330054) in Pasco,WA 99301. The proposal would amend 80%of the site (10.2 acres of the 12.8- acre property)from its current C-1 Commercial zoning designation to the R-3 Medium-Density zoning designation, matching zoning of the adjoining property to the north.The proposal is subject to regulations contained in the Pasco Municipal Code. Future site-specific development applications will be subject to SEPA environmental review and code requirements. Impact fees will apply.. Public Comment Period: Written comments must be submitted to the Community Development Department by 5:00 p.m. on August 9, 2023, to be included in the Hearing Examiner packet. If you have questions on the proposal, contact the Planning Division at (509) 545-3441 or via e-mail to: a d a m si @ p a sco-wa.goo. Open Record Hearing:The Hearing Examiner will conduct the open record hearing at 6:00 p.m.on August 9,2023 in the Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco,Washington.The Hearing Examiner will consider public testimony concerning the above application at this meeting. if you wish to participate in the hearing virtually,please register at least 2 hours prior to the meeting at the following registration link: www.pa.sco-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 recommendation on the rezone within ten (10) days of the public hearing. Prepared 20 July 2023 by:Jeffrey B. Adams, Associate Planner, PO Box 293 Pasco, WA 99301 (509) 545- 3441 The City of Pasco welcomes full participation in public meetings by all citizens. No qualified individual with a disability shall be excluded or denied the benefit of participating in such meetings. If you wish to use auxiliary aids or require assistance to comment at this public meeting,please contact the Community Development Department at(509)545-3441 or TDD(509)585-4425 at least ten days prior to the date of the meeting to make arrangements for special needs. Page 50 of 81 Item: Rezone - Glacier Park C-1 to R-3 N "Exhibit B" Applicant(s): Peter HarpsterBig Sky Development LLC File #: Z 2023-005 CITY--LI,MIT6S Burns Rd El Q Mission Ridge Dr � 4 El70 140 280 420 56 c M IBM ai Feet 1° 3 NAME ADDRESS CITY STATE ZIP J-13,LLC 911 BIRCH RD PASCO WA 99301 PASCO SCHOOL DISTRICT NO. 1 1215 W LEWIS ST PASCO WA 99301 SHARON K COLE 6805 KAU TRL PASCO WA 99301 STEPHEN&VICKIE WRIGHT 6820 KAU TRL PASCO WA 99301 ROLANDO ESPARZA 4920 W OCTAVE ST PASCO WA 99301 SAVANNAH R MONTGOMERY 6815 CROOKED RIVER CT PASCO WA 99301 EMMANUEL MARTINEZ VELA 6811 CROOKED RIVER CT PASCO WA 99301 ALEXANDER&CARA PABEN 6807 CROOKED RIVER CT PASCO WA 99301 MARISSA P&SALVADOR O MEJIA 6806 CROOKED RIVER CT PASCO WA 99301 PHILLIP A&SHANNA L BRITTAIN 6302 WESTPORT LN PASCO WA 99301 JUDY J PACKARD(TR) 111106 E WINDWARD LN KENNEWICK WA 99338 DONALD E&PEGGY K EDWARDS(TR 6603 MISSION RIDGE DR PASCO WA 99301 MELISSA ANN MITCHELL 6515 MISSION RIDGE DR PASCO WA 99301 ROSANNE L FRANTZ-GAINES(TR) 6511 MISSION RIDGE DR PASCO WA 99301 BEATRIZ MUNOZ RAMIREZ 6507 MISSION RIDGE DR PASCO WA 99301 CARLOS MUNOZ 6503 MISSION RIDGE DR PASCO WA 99301 TREVOR HOOD 6307 WESTPORT LN PASCO WA 99301 DONALD L&CARMEN M ADAMS 31006 S 887 PR SE KENNEWICK WA 99338 EDWARD P&MICHELE L LARRABEE 6304 OCHOCO LN PASCO WA 99301 TROWBRIDGE INVESTMENTS LLC PO BOX 1307 GIG HARBOR WA 98335 NEYRA MEZA 6413 MISSION RIDGE DR PASCO WA 99301 JOSE RAMOS GONZALEZ(ETUX) 6409 MISSION RIDGE DR PASCO WA 99301 CARLOS ALVARADO(ETUX) 6405 MISSION RIDGE DR PASCO WA 99301 KENNETH GEORGE PHILLIPS 6401 MISSION RIDGE DR PASCO WA 99301 BLAIR,JAMES&MONICA CORREA 6315 MISSION RIDGE DR PASCO WA 99301 CD LAURYN A&COURTNEY HIRAI 161 MICHELLE RD PASCO WA 99301 01 WRIGHT LIVING TRUST 4104 JOSHUA DR PASCO WA 99301 IV HEATHER M OPHEIKENS 6313 CASHMERE LN PASCO WA 99301 O RAMON H CHAVARRIA III 6309 CASHMERE LN PASCO WA 99301 CD YESENIA RAMOS(ETAL) 6305 CASHMERE LN PASCO WA 99301 JUAN L&MARISOL GUZMAN 6304 CASHMERE LN PASCO WA 99301 STEPHEN T&BROOKE S CHRIST 6308 CASHMERE LN PASCO WA 99301 ALCIRA Y GUILLEN 6402 MISSION RIDGE DR PASCO WA 99301 MIGUEL G OROZCO 6406 MISSION RIDGE DR PASCO WA 99301 BLANCA ESTELA VALLE VARGAS 6410 MISSION RIDGE DR PASCO WA 99301 KASEY D DEARINGER 6414 MISSION RIDGE DR PASCO WA 99301 JOSE GAMINO CALDERON(ETUX) 6310 ROBERT WAYNE DR PASCO WA 99301 MICHELLE Y&KAHLIL HICKS 105 PARKWAY PL TULLAHOMA TN 37388 SAW TOMMY(ETUX) 6318 ROBERT WAYNE DR PASCO WA 99301 DAVID B&DANNI L PALMER 1918 MILL POINTE DR SE MILL CREEK WA 98012 HENRY M&MARITZA A TORRES 6310 MARYHILL LN PASCO WA 99301 DUSTIN F&ERICA L CLONTZ 6314 MARYHILL LN PASCO WA 99301 CORY GRIFFIN 6715 MISSION RIDGE DR PASCO WA 99301 DYLAN LONG 6711 MISSION RIDGE RD PASCO WA 99301 MICHELLE K MCBRIDE 6707 MISSION RIDGE DR PASCO WA 99301 ELENA R CARTAGENA 6703 MISSION RIDGE DR PASCO WA 99301 EDWARD ROLAND KOCH JR 6611 MISSION RIDGE DR PASCO WA 99301 ANDREW&ROSA CRIDDLE 6607 MISSION RIDGE DR PASCO WA 99301 DEBORAH L MCMURRIAN 6309 MARYHILL LN PASCO WA 99301 VIRGINIA HERNANDEZ 6305 MARYHILL LN PASCO WA 99301 DEVIN&MARELLA MCGREAL 6306 WASHOUGAL LN PASCO WA 99301 JONATHAN D&ANGELA J BROOKS 6310 WASHOUGAL LN PASCO WA 99301 ALAN J KOWALSKI(ETUX) 4004 W 47TH CT KENNEWICK WA 99337 JOSEPH D&RHONDA D REYBURN 6307 WASHOUGAL LN PASCO WA 99301 JEFF ADAMS 7903 W 20TH AVE KENNEWICK WA 99338 0iiiiftCity of REPORT TO HEARING EXAMINER f �co PUBLIC HEARING VS City Hall—525 North Third Avenue— Remote WEDNESDAY, 9 August 2023 6:00 PM MASTER FILE#: Z 2023-006 APPLICANT: B4 Development c/o Stephen Bauman 3130 Varney Lane Pasco WA 99301 REQUEST: REZONE: Helena Street Addition #2 Rezone from C-3 (General Business District)to R-1 (Low-Density Residential) BACKGROUND 1. PROPERTY DESCRIPTION: Leal: All of Block 7, Washington Addition to Pasco, together with all vacated streets and alleys adjacent, per City of Pasco Ordinance 3996 (Parcel 113883022). General Location: Said property is located along the south side of East Helena Street and approximately one block east of Heritage Boulevard, in Pasco WA. Property Size: Approximately 3.20 acres 2. ACCESS: The parcel has access from East Helena Street. 3. UTILITIES: Municipal water and sewer are available in East Helena Street. 4. LAND USE AND ZONING: The site is zoned C-3 (General Business District) and is vacant. Surrounding properties are zoned and developed as follows: NORTH: R-1 SFDUs (under development) EAST: R-1/RT Vacant SOUTH: C-3 Vacant WEST: R-1-A SFDUs (under development) 5. Comprehensive Plan: The Comprehensive Plan designates this site as "Mixed Residential and Commercial."The Mixed Residential and Commercial designation accommodates a diverse range of housing, non-residential uses, commercial uses, neighborhood retail and office uses, parks and recreation areas, and civic uses at a density of 5 to 29 dwelling units per acre. 6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. Based on the State Environmental Policy Act ("SEPA") checklist, Comprehensive Plan, applicable regulations, and other information, Staff expects to issue a threshold determination resulting in a Determination of Non-Significance (DNS) for this project by 9 August 2023, under WAC 197-11- 158, with the following Mitigation: a. The applicant shall prepare and submit an assessment of site access and the surrounding vicinity with regards to the implementation of neighborhood traffic calming measures and strategies, pursuant to Pasco Municipal Code(PMC)Chapter 12.15.This evaluation should encompass a thorough examination of factors such as road layout,traffic flow, pedestrian 1 Page 53 of 81 safety, and existing infrastructure to determine suitable measures and strategies for mitigating traffic-related issues within the neighborhood. ANALYSIS Request Stephen Bauman of B4 Development,on behalf of Jubilee Foundation, has submitted a Rezone application (Z 2023-006) from C-3 (General Business) to R-1 (Low-Density Residential) for Block 7, Washington Addition to Pasco,together with vacated streets and alleys (Parcel 113883022) comprising approximately 3.2 acres in Pasco, WA 99301. Said property is located along the south side of East Helena Street and approximately one block east of Heritage Boulevard, in Pasco WA. The underlying Land Use code has recently been amended to "Mixed Residential/Commercial," which specifies 5-29 dwelling units(DU) per acre; however,the proposed zoning is R-1(Low-Density Residential), which limits density to 3 to 6 dwelling units per acre. History The site was originally platted into Pasco in 1913 as part of the Washington Addition to Pasco. Rights-of-way were dedicated in conjunction with the original 1913 Washington Addition to Pasco plat; the plat originally contained 25'-wide lots and 80'-wide street rights-of-way, as well as 14' wide north- south alleys and 20'wide east west alleys. The site was de-annexed in 1921 (Ordinance 319)and subsequently(re)annexed into the City in 1994 and assigned RT (Residential Transition) zoning (Ordinance 3033). The RT zone is typically used as a holding zone for areas that lack utility services. As utilities and infrastructure become available RT zoned properties are then zoned to align with the land use designations of the Comprehensive Plan. In 2011 Missoula Street to the east and Butte Street to the south were vacated (Ordinance 3996), along with all internal alleys and 10' of street ROW along East Helena Street and Spokane Street. In 2016 a Comprehensive Plan amendment (Ordinance 4328) changed the Land Use designation for the site, along with properties to the south, west, and north,from Low-Density Residential to Commercial. In 2018 the site was rezoned from RT to C-3 (Ordinance 4422) with a concomitant agreement and conditions as follows: Conditions: A. A buffer consisting of a 6' tall architectural block wall, along with 10' of landscaping to be placed on the residential side of the wall as per PMC 25.75.040 shall be installed between all residential zoning districts and all C-3 uses. B.The following uses shall be prohibited within 300 feet of any residential district: a. Carwashes; b. Wineries as defined under 25.12.480; c. Dance halls and nightclubs; d.Trucking, express and storage yards; e. Heavy machinery sales and service; f. Warehouse; g. Landscape gardening and storage area for equipment and materials; h.Automobile sales and service; 2 Page 54 of 81 i. Mobile home and trailer sales and service; j. Lumber sales business; k. Contractor' s plant or storage yard C. All uses permitted as conditional uses under PMC 25.46.040 are prohibited. As these uses pertain only to the C-3 zoning district, and as none of these uses are allowed in a residential district anyway, the proposed rezone ordinance would render the agreement moot upon rezoning to a residential use. Nonetheless, the proposed rezone ordinance would contain language nullifying the concomitant agreement. On April 17, 2023 Council approved Ordinance 4660, a Future Land Use Map amendment to the Pasco Comprehensive Plan, changing the designation of the land use from "Commercial" to "Mixed Residential and Commercial." The current rezone effort is part of that same commercial-to-residential transition project, in anticipation of a 14-lot low-density residential subdivision. The Mixed Residential and Commercial designation accommodates a diverse range of housing, non- residential uses, commercial uses, neighborhood retail and office uses, parks and recreation areas, and civic uses at a density of 5 to 29 dwelling units per acre. This site is located within the Pasco Landfill Groundwater Protection Area (see City of Pasco Municipal Code Section 16.15.060). Any domestic water wells on the property must be decommissioned in accordance with WAC 173-160 and all future water use on the property(domestic and landscaping) must be sourced from the City of Pasco. At 7.2 trip-ends per dwelling unit, based solely on highest permitted density(6 DU/Acre at 3.2 acres= 19 dwelling units), the subdivision has the potential to generate up to approximately 136.8 new daily trip ends.The peak volume hours will occur in the 6-8 am and 4-6 pm. Values are from the ITE Trip Generation Manual, 11th Ed (LUC 215). 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 from RT to C-3 In 2018 with a concomitant agreement and conditions as follows: Conditions: A. A buffer consisting of a 6' tall architectural block wall, along with 10' of landscaping to be placed on the residential side of the wall as per PMC 25.75.040 shall be installed between all residential zoning districts and all C-3 uses. B.The following uses shall be prohibited within 300 feet of any residential district: a. Carwashes; b. Wineries as defined under 25.12.480; c. Dance halls and nightclubs; d.Trucking, express and storage yards; e. Heavy machinery sales and service; f. Warehouse; g. Landscape gardening and storage area for equipment and materials; h.Automobile sales and service; i. Mobile home and trailer sales and service; 3 Page 55 of 81 j. Lumber sales business; k. Contractor' s plant or storage yard C. All uses permitted as conditional uses under PMC 25.46.040 are prohibited. 2. The changed conditions, which are alleged to warrant other or additional zoning: On April 17, 2023 Council approved Ordinance 4660, a Future Land Use Map amendment to the Pasco Comprehensive Plan, changing the designation of the land use from "Commercial"to "Mixed Residential and Commercial." The current rezone effort is part of that same commercial-to-residential transition project, in anticipation of a 14-lot low-density residential subdivision. The Mixed Residential and Commercial designation accommodates a diverse range of housing, non- residential uses, commercial uses, neighborhood retail and office uses, parks and recreation areas, and civic uses at a density of 5 to 29 dwelling units per acre. 3. Facts to justify the change on the basis of advancing the public health,safety and general welfare: A rezone from General Business (C-3) to R-1 (Low-Density Residential) would allow medium-density residential development to occur at this site. The R-1 rezone would require a minimum lot area of 7,200 square feet and allow a density of up to four dwelling units per lot with a maximum lot coverage of 40 percent. The rezone application and proposal are consistent with the Council-approved amendments to the Pasco Comprehensive Plan, which has been determined to be in the best interest of advancing public health, safety and general welfare of the community. Any development on the site would be required to conform to the standards of the Pasco Municipal Code and the standard specifications of the City Engineering Division. These standards for streets, sidewalks, and other infrastructure improvements were designed to ensure the public health, safety, and general welfare of the community. These standards include provisions for streets, drainage, water and sewer service and the provision for dedication of right-of-way. 4. The effect it will have on the value and character of the adjacent property and the Comprehensive Plan: A change in zoning would be consistent with the comprehensive plan. According to the table in Pasco Municipal Code (PMC) 25.215.015, the Mixed Residential and Commercial classification is intended to accommodate "a diverse range of housing,non-residential uses,commercial uses,neighborhood retail and office uses, parks and recreation areas, and civic uses at a density of 5 to 29 dwelling units per acre." Further, the adjacent properties are not anticipated to be negatively affected because mixed-use development has been established by City Council as an appropriate and beneficial use of the site, as set forth in the City's approved Comprehensive Plan. 5. The effect on the property owner or owners if the request is not granted: If the property remains with the current C-3 zoning designation the site would likely continue to remain vacant for a while, as residential demand is currently outpacing retail commercial in the area. 6. The Comprehensive Plan land use designation for the property The On April 17, 2023 Council approved Ordinance 4660, a Future Land Use Map amendment to the Pasco Comprehensive Plan, changing the designation of the land use from "Commercial"to "Mixed Residential and Commercial." The current rezone effort is part of that same commercial-to-residential transition project, in anticipation of a 14-lot low-density residential subdivision. 4 Page 56 of 81 The Mixed Residential and Commercial designation allows for R-1 through R-4, C-1, O, and MU zoning; development may accommodate a diverse range of housing, non-residential uses, commercial uses, neighborhood retail and office uses, parks and recreation areas, and civic uses at a density of 5 to 29 dwelling units per acre. 7. Such other information as the Hearing Examiner requires The rezone application is consistent with and meets the intent of the Comprehensive Plan, and City Council Goals. The opportunity for a mix of residential and retail commercial uses in this area supports the Land Use Element of the Comprehensive Plan. STAFF FINDINGS OF FACT Findings of fact must be entered from the record. The following are initial findings drawn from the background and analysis section of the staff report.The Hearing Examiner may add additional findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1. Public notice of this hearing was sent to property owners within 300 feet of the property and posted in the Tri-City Herald on 24 July 2023. 2. Applicant wishes to rezone Block 7,Washington Addition to Pasco,together with vacated streets and alleys (Parcel 113883022)from C-3 (General Business) to R-1 (Low-Density Residential). 3. The site comprises approximately 3.2 acres. 4. The site is located along the south side of East Helena Street and approximately one block east of Heritage Boulevard, in Pasco WA. 5. The underlying Land Use code has recently been amended to "Mixed Residential/Commercial." 6. The Mixed Residential/Commercial Land Use designation specifies 5-29 dwelling units (DU) per acre. 7. The R-1 zoning (Low-Density Residential) limits density to up to 6 dwelling unit (DU) per acre. 8. At 7.2 trip-ends per dwelling unit, based solely on highest permitted density (6 DU/Acre at 3.2 acres=19 dwelling units),the subdivision has the potential to generate up to approximately 136.8 new daily trip ends. 9. Peak volume hours typically occur from 6-8 am and 4-6 pm. 10. The site was originally platted into Pasco in 1913 as part of the Washington Addition to Pasco. 11. Rights-of-way were dedicated in conjunction with the original 1913 Washington Addition plat. 12. The plat originally contained 25'-wide lots and 80'-wide street rights-of-way, as well as 14' wide north-south alleys and 20' wide east west alleys. 13. The site was de-annexed in 1921 (Ordinance 319). 14. The site was re-annexed into the City in 1994. 15. The site was assigned RT(Residential Transition) zoning(Ordinance 3033) during annexation. 16. In 2011 Missoula and Butte Streets, along with all internal alleys and 10' of street ROW along East Helena Street and Spokane Street were vacated (Ordinance 3996). 17. A 2016 Comprehensive Plan amendment(Ordinance 4328) changed the Land Use designation for the site In from Low-Density Residential to Commercial. 18. In 2018 the site was rezoned from RT to C-3 (Ordinance 4422)with a concomitant agreement and conditions. 19. The concomitant agreement and conditions included a 6' tall architectural block buffer wall, and 10' of landscaping between all residential zoning districts and all C-3 uses. 20. The concomitant agreement and conditions prohibited certain uses within 300 feet of any residential district, including carwashes, wineries, dance halls and nightclubs, trucking, express and storage yards, heavy machinery sales and service, warehouse, landscape gardening and 5 Page 57 of 81 storage area for equipment and materials, automobile sales and service, mobile home and trailer sales and service, lumber sales business, and contractor' s plant or storage yards. 21. The concomitant agreement and conditions specified that all uses permitted as conditional uses under PMC 25.46.040 are prohibited. 22. A proposed rezone ordinance to R-1 would render the concomitant agreement moot upon rezoning to a residential use; a proposed rezone ordinance would contain language nullifying the concomitant agreement. 23. On April 17, 2023 Ordinance 4660, changed the Comp Plan Land Use designation of the site from "Commercial"to "Mixed Residential and Commercial." 24. The current rezone effort is in anticipation of a 14-lot low-density residential subdivision. 25. The Mixed Residential and Commercial designation allows for R-1 through R-4, C-1, O, and MU zoning; 26. Development under the Mixed Residential and Commercial designation may be a combination of mixed-use residential and commercial in the same development, including single-family dwellings, patio homes,townhouses, apartments and condominiums. 27. Development under the Mixed Residential and Commercial designation may occur at a density of 5 to 29 residential dwelling units per acre. 28. Development under the Mixed Residential and Commercial designation may also include neighborhood shopping and specialty centers, business parks, service and office uses. 29. This site is located within the Pasco Landfill Groundwater Protection Area (see City of Pasco Municipal Code Section 16.15.060). 30. Any domestic water wells on the property must be decommissioned in accordance with WAC 173- 160. 31. All future water use on the property (domestic and landscaping) must be sourced from the City of Pasco. TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of a rezone,the Hearing Examiner must develop findings of fact from which to draw its conclusions based upon the criteria listed in PMC 25.210.060. The criteria are as follows: 1. The proposal is in accordance with the goals and policies of the Comprehensive Plan. The Land Use Element of the Comprehensive Plan designates the lot "Mixed Residential and Commercial District."The proposed R-1 zoning district would be in alignment with the Land Use map within the City's Comprehensive Plan. Future potential development could additionally foster or help to implement the following policies from the Comprehensive Plan: LU-2-A Policy: Maintain sufficient land designated to accommodate residential, commercial, industrial, educational, public facility, and open-space uses proximate to appropriate transportation and utility infrastructure. LU-2-B Policy: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. LU-5-A Policy:Allow a variety of residential densities throughout the UGA. H-1-A Policy:Allow for a full range of housing including single family homes, townhouses,condominiums, apartments, and manufactured housing, accessory dwelling units,zero lot line,planned unit developments etc. 6 Page 58 of 81 2. The effect of the proposal on the immediate vicinity will not be materially detrimental. The site is adjacent existing single-family neighborhoods to the north, east, and west; higher-density residential uses could be developed to the south. 3. There is merit and value in the proposal for the community as a whole. The proposed zoning designation is consistent with the Comprehensive Plan Land Use Map and the Goals and Policies as adopted by the Pasco City Council. In addition to fulfilling the goals and policies of the Comprehensive Plan, the proposal includes infill development and promotes a healthy residential environment. 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. As such, no conditions should be imposed; any future development will be evaluated for significant adverse impacts at the time of a development application, which will also be subject to review under the State Environmental Policy Act(SEPA). 5. A Concomitant Agreement should be entered into between the City and the petitioner, and if so, the terms and conditions of such an agreement. If or when applicants pursue the development of this property, they will be required to conform to design standards established by the PMC. No Concomitant Agreement is considered necessary for this application. RECOMMENDATION Staff recommends based on the Findings of Fact and Conclusions herein, that All of Block 7, Washington Addition to Pasco,together with all vacated streets and alleys adjacent, per City of Pasco Ordinance 3996 (Parcel 113883022), in Pasco WA., be rezoned from C-3 (General Business District) to R-1 (Low-Density Residential). 7 Page 59 of 81 RezoneOverview Item: ■ Addition/ ! 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L._Na- _.,c'r: „a,. e/- ,�'a3--`�rdYni+.2h'•.o:i�_7w�•}�i�Y�l. .: ak�.'S•Y..=�_ S .. _ ,.ba ,r1,a�eiri-:�'.'^- _� a }._.”`,�r:.^..aTC•Hr�S�.,.a.r..a^_..._.3� Lr��^�ti Affidavit of Mailing In regards to MF#Z2023-006 I, Carmen Patrick, hereby confirm that notification was sent by mail July 24, 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 24" day,July of 2023. t Repre entative's Signature Page 76 of 81 u ty(!t Co Community Development Ave, Pasco, Department PO Bax 293,525 N 3`d , Paseo,WA 99301 P:509.545.3441 J F:509.545.3499 PUBLIC NOTICE Si necesita ayuda para entender este aviso o necesita mos informacion, por favor Ilame al Departamento de Desarrollo Comunitario y Economico de la Ciudad de Pasco a 509-545-3441. Proposal: Stephen Bauman of B4 Development, on behalf of Jubilee Foundation, has submitted a Rezone application (Z 2023-006) from C-3 (General Business) to R-1 (Low-Density Residential) for Block 7, Washington Addition to Pasco,together with vacated streets and alleys(Parcel 113883022)comprising approximately 3.2 acres in Pasco,WA 99301.Said property is located along the south side of East Helena Street and approximately one block east of Heritage Boulevard, in Pasco WA. The proposal is subject to regulations contained in the Pasco Municipal Code. Public Comment Period: Written comments must be submitted to the Community Development Department by 5:00 p.m. on August 9,2023, to be included in the Hearing Examiner packet. If you have questions on the proposal, contact the Planning Division at (509) 545-3441 or via e-mail to: adamsi@pasco-wa.gov. Open Record Hearing:The Hearing Examiner will conduct the open record hearing at 6:00 p.m.on August 9,2023 in the Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco,Washington.The Hearing Examiner will consider public testimony concerning the above application at this meeting. If you wish to participate in the hearing virtually,please register at least 2 hours prior to the meeting at the following registration link: www.pasco-wa.gov/pubIiccomment After registering, you will receive a confirmation email containing information about joining the webinar. Estimated Date of the Decision: It is estimated that the Hearing Examiner will make a recommendation on the rezone within ten(10)days of the public hearing. Prepared 20 July 2023 by:Jeffrey B. Adams, Associate Planner, PO Box 293 Pasco, WA 99301 (509) 545- 3441 The City of Pasco welcomes full participation in public meetings by all citizens. No qualified individual with a disability shall be excluded or denied the benefit of participating in such meetings. If you wish to use auxiliary aids or require assistance to comment at this public meeting, please contact the Community Development Department at(509)545-3441 or TDD(509)585-4425 at least ten days prior to the date of the meeting to make arrangements for special needs. Page 77 of 81 Item: Rezone - Helena Addition #2 C-3 to R-1 N "Exhibit B" Applicant(s): Steven Bauman File #: Z 2023-006 Blaine Ct y Blaine St M �vLUcoa m M F L� E Helena St E Helena St 'E5 F-` CD \\ w `� v o_ 00 Custer Ct _ Glendive Ct �\ 0 70 140 280 420 56 Feet `- l J NAME ADDRESS CITY STATE ZIP JUBILEE FOUNDATION 3525 E A ST PASCO WA 99301 JUAN &MARIA MONTALVO 2700 E A ST PASCO WA 99301 JOSE GONZALEZ ALMARAZ(ETAL) 7365 N GLADE RD PASCO WA 99301 EMPIRE BROS CONSTRUCTION, LLC PO BOX 5494 KENNEWICK WA 99336 EUSTOLIA T GONZALEZ(ETAL) 4112 W MARGARET ST PASCO WA 99301 ELPIDIO &MARIA GARCIA 3716 ROBERTA RD PASCO WA 99301 RALPH E &CHERYL BROETJE 716 W SUNSET DR BURBANK WA 99323 MARIA T PACHECO MENDIZABAL(ET 2901 E HELENA ST PASCO WA 99301 MARICRUZ ZARAGOZA(ETUX) 2905 E HELENA ST PASCO WA 99301 HECTOR A GARCIA(ETAL) 3521 W PARK ST PASCO WA 99301 CANDIS J SEABOLDT (ETAL) 2913 E HELENA ST PASCO WA 99301 MARIA G CAMARGO VIRREY 3005 E HELENA ST PASCO WA 99301 BEULAH HENRY 207 S 8TH AVE APT 6 YAKIMA WA 98902 RICHARD B &JOAN L(TRUSTEES) 1199 BLUE LAKE WAY CONCORD CA 94521 US CONNECTIONS LLC 4003 TUSAYAN DR PASCO WA 99301 BRAYAN VIRGEN ESTRADA 613 CARIDAD CT PASCO WA 99301 EDGARDO QUIROZ—MORENO (ETAL) 609 CARIDAD CT PASCO WA 99301 MARCO ALBERTO FARIAS (ETAL) 605 CARIDAD CT PASCO WA 99301 cD NEW DREAM INVESTOR LLC 620 N 28TH AVE PASCO WA 99301 � JEFF ADAMS 7903 W 20TH AVE KENNEWICK WA 99338 0 From: Edaardo Ouiroz To: Jeff Adams Subject: Written Comment for Rezone-Helena Addition#2 C-3 to R-1 File#Z-2023-006 Date: Sunday,July 30,2023 4:38:18 PM Attachments: IMG 3772.HEIC IYou don't often get email from edgardo.quiroz48@gmail.com. Learn why this is important [NOTICE: This message originated outside of City of Pasco -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Dear Pasco Community Development Department, I trust this letter finds you well. My name is Edgardo Quiroz, and I am a resident of the Ramgar subdivision, situated in one of the newly developed homes. I am reaching out to address a particular issue that pertains to a parcel of land located directly behind my property, for which I am attaching a reference image for clarity. Understanding that our city is evolving rapidly, with commercial advancements like the two huge Amazon facilities, I firmly believe that a thoughtful approach to this undeveloped land can result in an environment that harmonizes with our predominantly residential Tierra Vida community. Therefore, I would like to advocate for the preservation of this land for residential purposes. While acknowledging the necessity of commercial enterprises in proximity to our community for convenience, I express a certain degree of apprehension in situating such establishments amidst our homes. Especially since this parcel is situated in the middle of the neighborhood. The introduction of business operations may inadvertently generate undesirable traffic, potentially posing safety threats to our community, where children are frequently seen enjoying outdoor activities like biking and dog-walking. With respect to children's safety, my concern would heighten if this space remains zoned for commercial use. As an alternative, I propose the consideration of a community park or similar open space that is less dense, fostering a safer, friendlier, and more relaxed environment. Another possibility could be the incorporation of an additional cul-de-sac, which can also contribute to the mitigation of traffic-related concerns. I request that you give these suggestions due weight and consider the broader impact of the decisions made for this parcel of land. By prioritizing the safety and well-being of our community, I am confident we can create an amicable balance between residential and commercial development. Thank you for your time and for considering the concerns of a dedicated community member. Sincerely, Edgardo Quiroz Resident, Ramgar Subdivision Pasco, WA Page 80 of 81 P.S On a different note, it would be appreciated if maintenance could be organized for the control of overgrowing weeds that have been creeping into our lawns.:) Page 81 of 81