HomeMy WebLinkAboutPP 2022-003 HE Decision 2024.11.20CITY OF PASCO
LAND USE HEARING EXAMINER
IN THE MATTER OF ) FINDINGS OF FACT,
CONCLUSIONS OF LAW, AND
PP2022-003 ) DECISION AND
GLACIER PARK ) CONDITIONS OF APPROVAL
THIS MATTER having come on for hearing in front of the City of Pasco Hearing Examiner on
November 15, 2024, the Hearing Examiner having taken evidence hereby submits the following
Findings of Fact, Conclusions of Law, Decision and Conditions of Approval as follows:
I. FINDINGS OF FACT
1. Abbreviated Legal: Lots 2, 3 & 4, Record of Survey AFN 1964751
2. General Location: Located north of Burns Road, east of Convention Drive, and west of Robert
Wayne Drive, (Parcels 114330052, 114330053, and 114330054) in Pasco, Washington.
3. Property Size: 41.979 Acres (1,828,589 Square feet).
4. ACCESS: The property has access from Burns Road and Kau Trail Road. Future access will
be via Convention Drive and Road 64.
UTILITIES: Municipal water and sewer services are available along Burns Road.
6. LAND USE AND ZONING: The site is zoned R-3 Medium -Density Residential, and is part
of a farming crop circle. Two vacant manufactured homes are being removed from the site.
Surrounding properties are zoned and developed as follows:
6.1. North: R-1, Vacant; farming
6.2. East: R-1, Pasco School District High School #3 (Under Construction)
6.3. South:R-1, Single Family Dwellings on .25-acre, or smaller, lots
6.4. West: RS-40 Franklin County Zoning Designation, Single family homes on 5-acre, or
larger, lots.
7. COMPREHENSIVE PLAN: The Comprehensive Plan designates this site as both Medium -
Density Residential (Parcel 114330052 to the north) and Mixed Residential/Commercial
(Parcels 114330052(portion), 114330053 and 114330054 to the south).
7.1. The Medium -Density Residential designation allows for a variety of residential housing
at a density of 6 to 20 dwelling units per acre and may be zoned R-2 through R-4, Medium -
and High -Density Residential, and RP Residential Park.
7.2. The Mixed Residential/Commercial designation accommodates a diverse range of housing
at a density of 5 to 29 dwelling units per acre, as well as nonresidential uses such as
commercial, neighborhood retail, office uses, parks and recreation areas, and civic uses,
PP2022-003
GLACIER PARK
Page 1 of 12
and allows R-1 through R-4 Low- Medium- and High -Density Residential, C-1 Retail
Business, O Office, and MU Mixed -Use (formerly Waterfront) zoning districts.
8. ENVIRONMENTAL DETERMINATION: The City of Pasco is the State Environmental
Policy Act (SEPA) lead agency for this project. Based on SEPA checklist SEPA 2022-016, the
adopted City Comprehensive Plan, City development regulations, and other information, a
Mitigated Determination of Non -Significance (MDNS) was issued on July 9, 2024, for this
project under WAC 197-11-355. The MDNS was appealed on July 24, 2024, and the appeal
was dismissed on October 9, 2024. The MDNS is now final.
9. Applicant proposes to subdivide an approximately 42-acre site into 250 lots for 311 residential
units.
10. The site was annexed into the City of Pasco in 2022 via Ordinance 4574-A, and subsequently
assigned R-3 zoning (Parcel 114330052 to the north) and C-1 zoning (Parcels 114330053,
114330054, and the southern portion of Parcel 114330052, to the south) via Ordinance 4584.
On April 17, 2023, Council approved Ordinance 4652, changing the Comprehensive Plan
Future Land Use Map designation of Parcels 114330053, 114330054, and the southern portion
of Parcel 114330052 from Commercial to Mixed Residential/Commercial. In 2023, City
Council rezoned Parcel 114330053 and parts of Parcels 114330052 and 114330054 from C-1
Retail Business to R-3 Medium -Density Residential via Ordinance 4691. In 2024 City Council
rezoned the balance of parcel 114330054 from C-1 to R-3 via Ordinance 4715. The entire site
is now zoned R-3.
11. State law (RCW 58.17.110) and the Pasco Municipal Code require the Hearing Examiner 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":
12. Prevent Overcrowding:
12.1. Density requirements of the R-3 zone are designed to address overcrowding
concerns. As noted above, the Medium -Density Residential designation allows for a
variety of residential housing at a density of 6 to 20 dwelling units per acre. The Mixed
Residential/Commercial designation accommodates a diverse range of housing at a
density of 5 to 29 dwelling units per acre.
12.2. The proposed density is 7.4 dwelling units per acre, which falls within the lower
range of allowable density for both the Medium -Density Residential and the Mixed
Residential/Commercial Comprehensive Plan land use designations. The proposed lots
vary in size from 2,912 to 5,976 square feet, with an average lot size of 3,824 square feet.
The proposed plat would create 250 lots, distributed as follows:
12.2.1. Table 1 - Glacier Park Lots
Phase
Square
Feet
Acres
Lots
Units
Density
Overall Plat
1,828,589
41.98
250
311
7.4
PP2022-003
GLACIER PARK
Page 2 of 12
Desert Flats A & B
434,425
9.97
61
122
12.2
Glacier Park 1 & 2
1,384,067
31.77
189
189
5.9
13. Parks Opens Space/Schools: The City is required by RCW 58.17.110 to make a finding that
adequate provisions are being made to ameliorate the impacts of the proposed subdivision on
schools. At the request of the Pasco 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 will be charged for each new dwelling unit and will
be collected prior to issuance of the first building permit for any new structure in the proposed
plat as provided for in PMC 3.45.
14. Effective Land Use/Orderly Development: The proposed plat is laid out for single-family
attached and detached development as identified in the Comprehensive Plan. The
Comprehensive Plan designates this site as both Medium -Density Residential (Parcel
114330052 to the north) and Mixed Residential/Commercial (Parcels 114330053, 114330054,
and part of Parcel 114330052 to the south).
14.1. The Medium -Density Residential designation allows for a variety of residential
housing at a density of 6 to 20 dwelling units per acre and may be zoned R-2 through R-4
(Medium- and High -Density Residential), and RP (Residential Park);
14.2. The Mixed Residential/Commercial designation accommodates a diverse range of
housing at a density of 5 to 29 dwelling units per acre, as well as nonresidential,
commercial, neighborhood retail, and office uses, parks and recreation areas, and civic
uses, and allows R-1 through R-4, Low- Medium- and High -Density Residential, C-1
Retail Business, O Office, and MU Mixed -Use zones.
15. Safe Travel & Walking Conditions: The proposed plat will connect to the community through
a network of streets, sidewalks, and multi -use paths. Sidewalks are to be installed at the time
homes are built on individual lots. The sidewalks will be constructed to current City standards
and to the standards of the Americans with Disabilities Act (ADA). The ADA ramps at the
corners of all intersection will be installed with the construction of the road improvements.
15.1. Twelve -foot mixed -use paths will be installed along the north right-of-way line of
Burns Road and the east right-of-way line of Convention Drive.
16. Adequate Provision of Municipal Services: All lots within the proposed plat will be provided
with water, sewer and other utilities.
17. Provision of Housing for Residents: This proposed plat contains 250 residential building lots,
providing an opportunity for the construction of 311 new dwelling units in Pasco.
18. Adequate Air and Light: The maximum lot coverage limitations and building setbacks will
assure that adequate movement of air and light is available to each lot.
19. Proper Access & Travel: The streets through and adjoining the proposed plat have been or will
be paved and developed to City standards to assure proper access is maintained to each lot. All
single-family building lots will be provided access to public right-of-way. All public streets
within the plat will be constructed to the requirements and standards of the Pasco Municipal
PP2022-003
GLACIER PARK
Page 3 of 12
Code, and Pasco Design and Construction Standards, and are proposed at the required 60 feet
width for local access streets and 80-100 feet for arterial streets.
19.1. In addition to the planned internal streets, the subdivision will be connected to the
community by way of Burns Road, Kau Trail Road, and future Roads 64 and 66, and the
extension of Convention Drive. The interconnection of neighborhood streets is necessary
for utility connections (looping) and the provision of emergency services.
20. ITE Trip Generation Modeling: The number of trips generated by the site is based on the ITE
Trip Generation Manual, IIth Edition (2021). The Glacier Park development lots are herein
treated as "Single -Family Detached Housing" (ITE land use code 210), with each lot
representing a dwelling unit. The site trips are presented for the average weekday, as well as
the AM peak hour between 7:00 am and 9:00 am, and the PM peak hour between 4:00 pm and
6:00 pm. Formula is as follows: Number of Dwelling units * Average Trips Multiplier = Total
Trips:
20.1. Table 2 - ITE Trip Generation Estimates for Glacier Park
Phase
Lots
Units
Weekday
Trips
Peak
trips
Peak
Trips
Weekday
Multiplier
AM Peak
Multiplier
PM Peak
Multiplier
Glacier Park 1 & 2
189
189
1,782
142
12
9.43
.75
.99
Desert Flats "A"
33
66
444.84
31.02
6.81
6.74
0.47
0.57
Desert Flats "B"
28
56
377.44
26.32
7.18
6.74
0.47
0.57
Overall Plat
250
311
2,605
199
26
20.2. The number of trips generated by the Desert Flats component of Glacier Park
development is based on ITE land use code 220, which is herein treated as "Multi -Family
Housing (Low -Rise), with each lot representing 2 dwelling units. These site trips are also
presented for the average weekday, as well as the AM peak hour between 7:00 am and
9:00 am, and the PM peak hour between 4:00 pm and 6:00 pm.
20.2.1. The Desert Flats component of Glacier Park development with 122 units is
anticipated to generate 822 average net new trips on a typical weekday, including 57
average trips during the AM peak hour and 70 average trips during the PM peak hour.
20.3. The Preliminary Plat was submitted to the Transit Authority for review. (The
discussion under "Safe Travel" above applies to this section also.)
21. An application for the proposed plat was submitted on February 11, 2022, and determined to
be complete on March 16, 2022.
22. A Notice of Application with SEPA Optional Determination of Non -Significance was issued
on February 13, 2024.
23. The proposed site (Property) is composed of Parcels 114330052, 114330053, and 114330054.
24. The Property's zoning district is R-3 Medium -Density Residential, which allows for a variety
of residential housing at a density of 6 to 20 dwelling units per acre.
25. The density of the proposed preliminary plat is 7.4 dwelling units per acre.
PP2022-003
GLACIER PARK
Page 4 of 12
26. An MDNS for the proposed plat was issued on July 9, 2024, that included an "up to" fee to
mitigate the impacts of the proposed development on the City's transportation network. In
accordance with this MDNS, traffic impacts shall be mitigated via compliance with the City's
traffic impact fee ordinance. The mitigation required is $709.00 per residential unit. The
project will result in 311 residential units. Thus, $709 X 311 = $220,499.00 total traffic
mitigation required. Payment of $220,499.00 satisfies the mitigation required by the MDNS.
27. The MDNS for the proposed plat was appealed on July 24, 2024.
28. The Hearing Examiner granted the City's motion to dismiss the appeal of the MDNS for the
proposed plat on October 9, 2024. The MDNS is now final.
29. The site is within the Pasco Urban Growth Boundary.
30. The State Growth Management Act requires urban growth and urban densities to occur within
the Urban Growth Boundaries.
31. The site is part of a farming crop circle and is vegetated with a combination of cultivated crops
and native and non-native grasses and other vegetation.
32. The site is not considered a critical area, a mineral resource area, or a wetland.
33. Notice of the public hearing to be originally held on July 24, 2024, was sent to property owners
within 300 feet of the subject property on July 2, 2024, published in the Tri-City Herald
newspaper on July 7, 2024, and posted on the site on July 3, 2024.
34. Notice of the public hearing for PP 2022-003 scheduled for November 15, 2024, was posted
on the proposed subdivision property, advertised on the City of Pasco website, and mailed to
properties within 300 feet of the proposed subdivision on October 25, 2024.
35. Notice of the public hearing for PP 2022-003 was published in the Tri-City Herald newspaper
on October 30, 2024.
36. Traffic, park, and school impact fees will be collected prior to issuance of individual building
permits for each new dwelling after final plat recordation. Credits and reductions to the traffic
and park impact fees will be provided when and where appropriate in accordance with PMC
3.40.090 and PMC 3.50.070.
37. Pursuant to PMC 21.25.060, upon conclusion of the open record hearing, the Hearing
Examiner shall make and enter findings from the record and conclusions thereof as to whether
or not:
37.1. Adequate provisions are made for the public health, safety, and general welfare and
for open spaces, drainage ways, streets, alleys, other public ways, water supplies, sanitary
wastes, parks, playgrounds, transit stops, schools and school grounds, sidewalks for safe
walking conditions for students, and other public needs;
37.1.1. The proposed plat will be required to develop under the standards of the Pasco
Municipal Code and the standard specifications of the City Engineering Division.
These standards for streets, sidewalks, and other infrastructure improvements were
designed to ensure the public health, safety, and general welfare of the community are
secured. These standards include provisions for streets, drainage, water and sewer
PP2022-003
GLACIER PARK
Page 5 of 12
service and the provision for dedication of right-of-way. The preliminary plat was
forwarded to the Franklin County PUD, the Pasco School District, Cascade Gas,
Charter Cable and Ben -Franklin Transit Authority with the proposal's Notice of
Application..
37.1.2. The subdivision will be located directly west of the new Pasco High School #3
currently under construction.
37.1.3. The proposed subdivision will be serviced by City emergency services and shall
dedicate land for a neighborhood park. The proposal is also dedicating and
constructing adequate right-of-way, and will be required to construct the right-of-way
to meet the requirements of PMC and the Pasco Design and Construction Standards.
These requirements include the construction of new sidewalks way for safe pedestrian
travel and twelve -foot multi -use paths along both Burns Road and Convention Drive.
Utilities such as municipal water and sewer are required to be extended to and through
the right-of-way adjacent each lot in the subdivision, to provide access to all lots
within the proposed subdivision.
37.1.4. Traffic, park, and school impact fees will be collected prior to issuance of individual
building permits for each new dwelling after final plat recordation. Credits and
reductions to the traffic and park impact fees will be provided in accordance with
PMC 3.40.090 and PMC 3.50.070 (See table below for park fee credit estimates):
37.1.5. Table 3 - Glacier Park I Estimates for Park Fee Credit
Glacier Park
Dwelling
Units:
311.00
Type
Area (sf)
Area/du
Credit
%
Cost Per
Dwelling
Recreation Improvement Area
71,124.00
154.62
15.46
$1,562.27
Open Recreation Area (MUP)
33,157.80
106.62
10.66
$1,365.24
Est.
Amounts:
Total Development Cost w/ no
credit:
$574,728.00
Total Development Cost w/ credit:
$424,589.44
Credit Total:
$150,138.56
37.2. The proposed subdivision contributes to the orderly development and land use
patterns in the area;
37.2.1. The proposed development will contain various types of residential single-family
and multi -family dwellings and will complement the single-family dwelling pattern
within the vicinity. While the lot sizes are smaller than those typically found in the
immediate vicinity, each lot will be developed to comply with the R-3 (Medium -
Density Residential) zoning designation and will be in conformance with the
underlying Medium -Density Residential and Mixed Residential/ Commercial land
use designations.
PP2022-003
GLACIER PARK
Page 6 of 12
37.2.2. The development will also be required to construct right-of-way improvements
such as curb, gutter, sidewalks, street lighting, etc. for safe pedestrian travel and for
the welfare of the residents. This will match the Low -Density Residential properties
to the south, which are fully developed with right-of-way improvements. The site will
differ from County properties to the west where right-of-way improvements are
largely lacking.
37.3. The proposed subdivision conforms to the policies, maps, and narrative text of the
Comprehensive Plan;
37.3.1. The overall proposed density is 7.4 dwelling units per acre which falls within the
lower range of allowable density for both the Medium -Density Residential and the
Mixed Residential/Commercial Comprehensive Plan land use designations. The
proposed lots vary in size from 2,912 to 5,976 square feet, with an average lot size of
3,824 square feet. Further, the proposal aligns with the policies of the Comprehensive
Plan such as:
37.3.1.1. Land Use Goal LU-4: Increase community accessibility through proper land
use planning. The development will be required to construct right-of-way
improvements and twelve -foot multi -use path along both Burns Road and
Convention Drive, for safe pedestrian travel and for the welfare of the residents.
37.3.1.2. Land Use Goal LU-5: Maintain a broad range of residential land use
designations to accommodate a variety of lifestyles and housing opportunities.
The site has both the Medium -Density Residential and the Mixed
Residential/Commercial Comprehensive Plan land use designations. The
Medium -Density Residential designation allows for a variety of residential
housing and may be zoned R-2 through R-4 (Medium- and High -Density
Residential), and RP (Residential Park). The Mixed Residential/Commercial
designation accommodates a diverse range of housing, as well as nonresidential
uses such as commercial, neighborhood retail, and office uses, parks and
recreation areas, and civic uses, and allows R-1 through R-4 (Low- Medium -
and High -Density Residential), C-1 (Retail Business), O (Office), and MU
(Mixed -Use) zones.
37.3.1.3. Land Use Policy LU-5-A: Allow a variety of residential densities
throughout the UGA. The site has both the Medium -Density Residential and the
Mixed Residential/Commercial Comprehensive Plan land use designations. The
Medium -Density Residential designation allows for residential housing at a
density of 6 to 20 dwelling units per acre. The Mixed Residential/Commercial
designation accommodates a diverse range of housing at a density of 5 to 29
dwelling units per acre.
37.3.1.4. Housing Goal H-1: Encourage housing for all economic segments of the
city's population consistent with the local and regional market. The site has both
the Medium -Density Residential and the Mixed Residential/Commercial
Comprehensive Plan land use designations.
PP2022-003
GLACIER PARK
Page 7 of 12
37.3.1.5. Housing Policy H-1-A: Allow for a full range of housing including single
family homes, townhouses, condominiums, apartments, and manufactured
housing, accessory dwelling units, zero lot line, planned unit developments etc.
The Comprehensive Plan designates this site as both Medium -Density
Residential (Parcel 114330052 to the north) and Mixed Residential/Commercial
(Parcels # 114330053 and 114330054 to the south).
37.3.1.5.1. The Medium -Density Residential allows for a variety of residential
housing at a density of 6 to 20 dwelling units per acre and may be zoned
R-2 through R-4 (Medium- and High -Density Residential), and RP
(Residential Park);
37.3.1.5.2. The Mixed Residential/Commercial designation accommodates a
diverse range of housing at a density of 5 to 29 dwelling units per acre, as
well as nonresidential uses such as commercial uses, neighborhood retail
and office uses, parks and recreation areas, and civic uses, and allows R-1
through R-4 (Low- Medium- and High -Density Residential), C-1 (Retail
Business), O (Office), and MU (Mixed -Use) zones
37.3.1.6. Housing Goal H-4: Support efforts to provide affordable housing to meet
the needs of the community. The site has both the Medium -Density Residential
and the Mixed Residential/Commercial Comprehensive Plan land use
designations. The Medium -Density Residential designation allows for a variety
of residential housing. The Mixed Residential/Commercial designation
accommodates a diverse range of housing, as well as nonresidential uses such
as commercial, neighborhood retail, and office uses, parks and recreation areas,
and civic uses.
37.3.1.7. Utilities Policy UT-1-A: Ensure that public water and sewer services are
available concurrently with development in the urban growth area. Public water
is located in Burns Road to the south. The City has recently initiated the
development of a Sewer Local Improvement District (LID) which will benefit
this development, as well as the adjacent Pasco School District High School #3,
and the Madison Park North and Raven Place subdivisions to the east. The
proposal would bring public water and sewer to and through the property for
each lot and provide a closer access point for existing properties that may want
to connect or bring utilities to their property.
37.4. The proposed subdivision conforms to the general purposes of any applicable
policies or plans which have been adopted by the City Council;
37.4.1. The City Council has adopted the Pasco Comprehensive Plan, which contains
various goals and policies to which the proposal conforms (see example policies
under (3) of this section). Further, the proposal conforms with some of Council's
2022-2023 goals such as:
37.4.1.1. Economic Vitality: Implementation of the Comprehensive Land Use Plan
through related actions including zoning code changes, phased sign code update,
and development regulations and standards. In November of 2023 the City
PP2022-003
GLACIER PARK
Page 8 of 12
Council passed Ordinance 4700 relating to residential design standards. These
standards provide various housing types, lot sizes, frontage widths, etc., which
the proposed plat will conform to and implement.
37.5. The proposed subdivision conforms to the general purposes of this title;
37.5.1. Title 21 "Pasco Urban Area Subdivision Regulations" contains requirements and
procedures for various subdivision types. Requirements include those for streets, lots
and blocks, and application materials for each type of subdivision action. The
proposed subdivision meets the requirements of Title 21 at time of application, in
virtually all respects.
37.6. The public use and interest will be served by approval of the proposed subdivision.
37.6.1. The proposed plat, if approved, will be developed in accordance with all City codes
and 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.
38. An open record public hearing was held, after legal notice, on November 15, 2024.
39. Appearing and testifying on behalf of the Applicant was Peter Harpster. Mr. Harpster testified
that he was an agent authorized to appear and speak on behalf of the property owner and
Applicant. Mr. Harpster stated the applicant agreed with all the representations within the staff
report and had no objections to any of the proposed conditions of approval. He also stated that
an archeological survey had been performed.
40. No member of the public testified at the hearing.
41. The following exhibits were admitted into the record:
41.1.
Exhibit 1
Reused Staff Report;
41.2.
Exhibit 2
Application;
41.3.
Exhibit 3
Maps, Photos, Site Plan;
41.4.
Exhibit 4
Comments, Noticing Docs;
41.5.
Exhibit 5
SEPA docs — Entire;
41.6.
Exhibit 6
File of Record.
42. The City of Pasco Hearing Examiner considered all evidence within the record in rendering
this decision.
43. Any Conclusion of Law that is more correctly a Finding of Fact is hereby incorporated as such
by this reference.
II. CONCLUSIONS OF LAW
1. The Hearing Examiner has been granted the authority to render with decision
PP2022-003
GLACIER PARK
Page 9of12
2. As conditioned, this project is consistent with the Pasco Comprehensive Plan and Pasco
Municipal Code.
3. Any Finding of Fact that is more correctly a Conclusion of Law is hereby incorporated as
such by this reference.
III. DECISION
Based on the above Findings of Fact and Conclusions of Law, PP2022-003 is hereby APPROVED
subject to the following Conditions of Approval.
IV. CONDITIONS OF APPROVAL
1. The Glacier Park subdivision shall be developed in substantial conformance with the
submitted plat. The Glacier Park subdivision shall contain up to 250 residential lots and 311
residential units.
2. All improvements shall be in accordance with the Pasco Municipal Code effective at time of
complete application submittal. 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 International Fire Code. If there are any conflicting
regulations in any of these documents, the more stringent regulation shall apply.
3. No utility vaults, pedestals, or other obstructions will be allowed at street intersections.
4. The face of the final plat shall include this statement: "As a condition of approval of this 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."
5. 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."
6. Water rights associated with the Property sufficient to serve the proposed development shall
be transferred to the City as a condition of approval in accordance with PMC 3.35.160 and
21.05.120. If insufficient 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.
7. Only City utilities and other utilities with franchise agreements are allowed in the public
right-of-way.
8. Per PMC 21.35.100, all utilities serving the subdivision, including overhead power, are
required to be re-routed below ground. This does not apply to high -voltage overhead
transmission lines not serving the subdivision.
PP2022-003
GLACIER PARK
Page 10 of 12
9. 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 the City of Pasco written
support/approval of the proposed development from all outside utilities, public and private.
10. All fee payments for bonding of right-of-way improvements and water rights must be paid at
or before the time of approval of final plat.
11. Street lighting will be required per City standards.
12. All stormwater is required to be maintained and treated on site in accordance with
Washington State Department of Ecology and City of Pasco Standards.
13. All utilities are to be extended to -and -through the property being developed.
14. Lots below 4,000 sq. ft. shall be developed with structures as permitted in Table 25.22.030
(1) of the PMC. Minor lot line adjustments may be permitted on the final plat to adjust lot
sizing. Proposals for minor adjustments shall be submitted to Pasco Community and
Economic Development Department for review in accordance with PMC 21.25.080.
15. All lots without frontage on a public street shall comply with and meet the requirements of
PMC 21.20.060.
16. The final plat shall detail existing conditions, such as the names of neighboring subdivisions
and property lines of all adjacent properties.
17. All corner lots and other lots that present difficulties for the placement of yard fencing shall
be identified in the notes on the face of the final plat(s). The final plat(s) 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."
18. The developer shall install a 6-foot tall common "estate type" masonry fence adjacent to the
rear line of all lots backing Burns Road and Convention Drive. The wall details must be
included on the subdivision construction drawings. All final plat(s) shall include a note that
clearly indicates the maintenance responsibility for the estate fence is the responsibility of the
property owners adjoining the fence. A concrete mow strip shall be installed under any
common fence as directed by the City Parks Division and shall be approved by the Parks
Department prior to installation.
19. The developer/builder shall pay the City a "common area maintenance fee" pursuant to PMC
25.180.060 and PMC 3.00 not to exceed $475 per lot, upon issuance of building permits for
homes. These funds shall be placed in a fund per PMC 3.00, and be used to finance the
maintenance of arterial boulevard strips. The City shall not accept maintenance responsibility
for the landscaping abutting said streets until such time as all fees are collected for each
phase that abut said streets.
20. The final plat(s) shall contain a 10-foot utility easement parallel to all streets unless otherwise
required by the Franklin County PUD.
21. Lots abutting Burns Road and Convention Drive shall not have direct access to Burns Road
or Convention Drive. Access shall be prohibited by means of deed restrictions or statements
on the face of the final plat(s).
PP2022-003
GLACIER PARK
Page 11 of 12
22. A 12-foot multi -use asphalt pathway shall be provided fronting both Burns Road and
Convention Drive.
23. Kau Trail Road from the west right-of-way line of the future extension of Convention Drive
to the east right-of-way line of Road 68 shall meet the street improvement standards of
Franklin County Code, as directed by the Franklin County Public Works Program Manager.
24. Applicant shall work with the Pasco School District (PSD) Construction Project Manager to
provide an enhanced mid -block crossing at Road 64 between the Glacier Park subdivision
and the new PSD High School #3. The cost of the enhanced mid -block crossing will be split
between PSD and Glacier Park.
25. Traffic impact fees in the amount of $220,199.00 shall be paid.
26. Traffic, park, and school impact fees will be collected prior to issuance of individual building
permits for each new dwelling after final plat recordation. Credits and reductions to the
traffic and park impact fees will be provided when and where appropriate in accordance with
PMC 3.40.090 and PMC 3.50.070.
Dated this a11&7 day of November, 2024
CITY OF PASCO HEARING EXAMINER
Andrew L. Kottkamp
Absent a timely appeal, this Decision is final'
' See Ch. 36.70C RCW (establishing a 21 day appeal period to superior court, and setting forth necessary review
contents, along with filing and service requirements).
PP2022-003
GLACIER PARK
Page 12 of 12