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01-19-2012 Planning Commission Packet
V.OLD BUSINESS: VI.PUBLIC HEARINGS: Special Permit Code Amendment Comprehensive Plan VII.OTHER BUSINESS: VIII.WORKSHOP: Code Amendment Code Amendment IX.ADJOURNMENT: PLANNING COMMISSION - AGENDA REGULAR MEETING 7:00 P.M.January 19, 2012 CALL TO ORDER: ROLL CALL: Declaration of Quorum PLEDGE OF ALLEGIANCE: APPROVAL OF MINUTES: December 15, 2011 Shriners Circus (MF# SP 2011-016) Zoning Code Revisions (Title 25) Hens & Rabbits in "R" Zones (MF# CA 2012-001) 2011 Comprehensive Plan Update (MF# CPA 2011-001 Revisions to P.M.C. Title 25 (Zoning) (MF# CA 2011-006 Variable Rear Setback for Accessory Structures in Suburban Zones (MF#2011-007) REGULAR MEETING December 15, 2011 PLANNING COMMISSION MEETING CALL TO ORDER: The meeting was called to order at 7:00pm by Chairman Cruz. POSITION MEMBERS PRESENT MEMBERS ABSENT No. 1 Michael Levin No. 2 James Hay No. 3 Andy Anderson No. 4 Alecia Greenaway No. 5 Joe Cruz No. 6 Kurt Lukins No. 7 Zahra Kahn No. 8 Jana Kempf No. 9 Vacant APPEARANCE OF FAIRNESS: Chairman Cruz read a statement about the appearance of fairness for hearings on land use matters. Chairman Cruz asked if any Commission member had anything to declare. No declarations were made. Chairman Cruz then asked the audience if there were any objections based on a conflict of interest or appearance of fairness questions regarding the items to be discussed this evening. There were no objections. ADMINISTERING THE OATH: Chairman Cruz explained that state law requires testimony in quasi-judicial hearings such as held by the Planning Commission be given under oath or affirmation. Chairman Cruz swore in all those desiring to speak. APPROVAL OF MINUTES: Chairman Cruz motioned to approve the minutes dated November 17, 2011. Commissioner Hay moved, seconded by Commissioner Anderson, that the minutes dated November 17, 2011 be approved as mailed. The Motion passed unanimously. PUBLIC HEARINGS: A.Block Grant Administration Reallocation of 2012 Community Development Block Grant (CDBG) Funds (MF# BGAP 2011-008 Chairman Cruz read the master file number and asked for comments from staff. Community 86 Economic Development Director, Rick White, explained that staff is requesting reallocation of 2012 Community Development Block Grant funds.In August 2011 the Planning Commission considered an array of block grant requests for funding for the calendar year of 2012. One of the projects the Commission recommended for approval was an Eastside Community Park for funding roughly $231,000. That project will not go forward due to the difficulty in locating a suitable site and obtaining state grant for the bulk of the construction costs.Another item that was recommended for approval by the Commission was the Kurtzman Park Neighborhood Improvement project approved for $200,000 and ADA Ramp Retrofitting city-wide for $150,000. The Kurtzman Neighborhood Improvement project has been a three-year process done in various stages; LID 146 completed in 2010, LID 148 nearly complete, and the third area is still in process due to obtaining the necessary right-of-way for City Standard Improvements.Because of the difficulty obtaining right-of-way, a portion of Sycamore Avenue and Alton Street had to be removed from the proposal and staff attempted the LID with a new boundary, and eventually the east side of Cedar Avenue had to be removed, making the boundary down to Hugo Street and the west side of Cedar Avenue. In each of the LID's block grant funds have been a contributor of 50%-60% of project costs. Since the Eastside Community Park project will not go forward,staff asked for a recommendation from the Planning Commission to City Council to allocate a portion of that $230,000 to this remaining project in Kurtzman Park, Phase III.The total estimated cost for this LID, including just Hugo and Cedar, are approximately $625,000 with the added money that would come from the reallocation funds.Block Grant would make up about $355,000, which is roughly 50% or higher after contingencies are taken into account. What's left will go into the city-wide ADA Ramp Retrofitting. Chairman Cruz asked staff if money could be skimmed from the ADA Retro-fitting to give more money to PowerZone, a youth center, since they were requesting more money at previous meetings since they asked for $35,000 and the Planning Commission gave them $7,000. Mr. White reminded the Planning Commission that the City is up against a public service- cap, which is regulated by HUD. By HUD regulation, the City cannot give social activities more money, however, CDBG Allocations will be addressed again in January 2012. No members in the audience chose to speak for the Public Hearing. Commissioner Anderson moved, seconded by Commissioner Hay that the Planning Commission recommend that the City Council approve the use of funds for the Reallocation of 2012 Community Development Block Grant funds as set forth in the December 15, 2011 packet. The motion passed unanimously. Staff explained that this will go to City Council Regular Meeting, December 19, 2011. B.Comprehensive Plan 2011 Comprehensive Plan Update (MF# 2011- 0011 Chairman Cruz read the master file number and asked for comments from staff. Community 86 Economic Development Director, Rick White, explained the status of the Pasco School District's Capital Facilities Plan, as it pertained to the 2011 Comprehensive Plan Update. The School District provided the Capital Facilities Plan to staff on December 14, 2011. Due to the short notice staff recommended the hearing be continued until the January 19, 2012 meeting. Mr. White provided a brief synopsis of the School District's Capital Facilities Plan which outlines the District's needs for the next six years and identifies enrollment projections and matches the projections with facility needs. The Plan outlines measures the School District has already taken or is considering to alleviate the space needs, including multi-track scheduling, the re-organization of elementary schools to include sixth-graders to postpone the need to build another middle school for five or six years. The School District also made adjustments in their plan to consider portables as a certain percentage of permanent classroom capacity.In terms of space, Pasco School District is over capacity.The School District has a problem with portables because they can't continue to install them due to capacity problems with cafeterias and um space. The School District is now seeking mitigation for development impacts and the City is left with a system that is essentially producing great inequities for development on new lots versus existing lots because Pasco does not have an impact fee ordinance. Development on new lots requires mitigation while development on existing lots can occur without necessary mitigation. The current situation is the worst of both worlds because it does not help the School District and confuses the development process creating uncertainty and more or less becomes a moratorium on new development. Rick White addressed impact fees briefly by indicating that Capital Facility Plans for School Districts must be reviewed every two years to determine whether or not the enrollment projections justify impact fees. It's not necessarily the case that once an impact fee is in place that it lasts forever. Some Districts on the west side of the State have actually seen a reduction in growth, a population loss, and they have not been able to justify continuation of impact fees so they are no longer in effect.If the City gets to the point where the voters determine that growth has or will pay its fair share for facilities and/or we have an industrial tax base that lessens the burden on residential properties, Pasco might also be in a position someday to exempt new homes from impact fees because the formula would not call for their continuation. Rick White explained that at the January 19, 2012 meeting, a representative of the School District will speak to explain the Capital Facilities Plan and any questions the Commission might have. Commissioner Anderson moved, seconded by Commissioner Greenaway to continue the hearing on the Comprehensive Plan updates until the January 19, 2012 Planning Commission Meeting. The motion passed unanimously. OTHER BUSINESS: A.Workshop Revisions to P.M.C. Title 25 (Zoning) Chairman Cruz read the master file number and asked for comments from staff. City Planner, David McDonald, explained that the P.M.C. Title 25 zoning regulations in place today were adopted in 1999.It was explained that over time as an ordinance is implement in the real world it becomes clear that certain sections of the code could be improved or corrected. That is the reason for bringing the proposed revisions to the Planning Commission.The proposed code revisions were briefly discussed. Some of the changes were the result of changes in State laws or the, building code. Chairman Cruz requested clarification in regards to mineral resources. There's a difference between a mineral resource or a mining area and production of chemical processing, such as asphalt since they are not the same thing. Gravel cannot be mined everywhere however, asphalt can be made anywhere that it is zoned, so these are two separate things and should be addressed as such. Rick White added the revisions were broken down into two sections: perfunctory and substantive.One of the largest substantive changes, while still under review by the Council, is the keeping of hens. Another revision redefines the term "nightclub" and "dance club" to make those terms conditional uses, where they are not now. They are permitted in C-1 Zones but one of the substantive amendments would make them a conditional use Chairman Cruz agreed with the definition change to the term "dance club" because he felt eighteen and under dance clubs are unfairly grouped with "dance clubs" and thinks the differences need to be clarified to distinguish between adult and child amusement. Dave McDonald also highlighted a proposed change in the C-1 District that would prohibit, car washes within 300 feet of residential areas due to noise concerns. Chairmen Cruz asked then if a car wash would be permitted if it was attached to a fuel filling station. David McDonald answered that it would only be allowed if it was 300 feet away from a residential area. With little further discussion or business, the Planning Commission was adjourned at 7:35 p.m. Respectfully submitted, David McDonald, Secretary REPORT TO PLANNING COMMISSION MASTER FILE # SP 2011-016 APPLICANT:El Katif Shriners HEARING DATE: 1/19/2012 7217 W. Westbow Ave. ACTION DATE: 1/19/2012 Spokane, WA 99224 BACKGROUND REQUEST:SPECIAL PERMIT:Location of a Temporary Use (Shriners Circus) in a RT (Residential Transition) Zone PROPERTY DESCRIPTION: Legal:A portion of the west 1/2 of Section 15 Township 9 North Range 29 east lying northerly of the northerly line of Highway I- 182 except the west 1630 feet thereof. General Location:6200 Burden Blvd. (Northerly 500 feet of the GESA Stadium parking lot) Property Size:Approximately 68 acres (Circus site 5.75 acres) ACCESS: The GESA parking lot site has direct access from Burden Boulevard and Homerun Road. UTILITIES:All municipal utilities currently serve the site. LAND USE AND ZONING: The parcel has split zoning. A majority of the parcel is zoned RT (Residential Transition) while the portion of the parcel to be used for the circus is zoned C-1 (Retail Business). The parcel contains a parking lot, baseball stadium and the Tri-Cities youth soccer complex. The Soccer Complex and Ball Stadium were originally established with approval of Special Permits. The zoning and land use of the surrounding properties are as follows: NORTH:C-1 - Commercial Businesses SOUTH:R-3 - Hwy I-182 & Four-Plexes EAST:C-1 & R-1 - Single Family Residences WEST:C-1 - TRAC COMPREHENSIVE PLAN: The Comprehensive Plan designates this area for Government/Public uses. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project.Based on the SEPA checklist, the adopted City Comprehensive Plan, City development regulations, and other 1 information, a threshold determination resulting in a Determination of Non-Significance (DNS) has been issued for this project under WAC 197-11-158. ANALYSIS The Shriners have operated a benefit circus in Pasco for a number of years. (For twenty years an annual circus was located in the Edger Brown Stadium. After the football field was replaced with artificial turf the circuses had to find new locations on which to operate.) For the last two years the Shriners Circus has been located on TRAC property at the corner of Homerun Road and Convention Place. Due to scheduling conflicts the site on the TRAC property is not available this year. The Shriners have located a potential site for the circus adjacent to the TRAC Facilities at the north end of the GESA Stadium parking lot. The GESA Stadium parking lot is zoned RT (Residential Transition) and as such does not permit the location of a circus. However, PMC 25.86.030 permits the granting of Special Permits for uses not otherwise permitted in a zoning district provided the use is clearly temporary in nature and the use does not involve the erection of permanent structures.It is under the provisions of PMC 25.86.030 that the Shriners have applied for a Special Permit to operate their benefit circus in the GESA Stadium parking lot. The Shriners are seeking Special Permit approval that would allow the benefit circus to be located on in the GESA parking lot on an annual basis. The proposed circus would arrive in the early spring of each year and provide shows for four (4) consecutive days. The hours of operation will be between 1 lam and lOpm. The benefit program which involves hiring a professional circus company such as Tarzan Zambini, will arrive in self- contained circus vehicles, set up the main circus tent and arrange their equipment on-site. Diesel generator(s) will power the operations. The GESA Stadium parking lot is part of the TRAC/Pasco Sports Complex which was specifically developed for regional events,trade shows, recreational events and sports tournaments. The site in question contains a parking lot with over 1,110 parking stalls, an outdoor baseball stadium and multiple (16+) outdoor soccer fields. The parking lot can be directly accessed from Burden Boulevard or Homerun Road without traversing other properties. The TRAC Facilities directly to the west contain the TRAC event center and annex building, an RV park for TRAC patrons, outdoor stables for rodeo animals, the City's Softball Complex and several large parking lots that are used for parking and various outdoor events. Past use of TRAC property has demonstrated the Shriners Circus does not conflict with the events and activities occurring in and around the TRAC event center or on nearby sports facilities such as the GESA Stadium, the Softball Complex and the Soccer Complex. No complaints have been -, received by the City as a result of the Shriners Circus operation on the TRAC property. The circus is anticipated to serve a maximum of approximately 2,000 people which is a significantly lower than the attendance at major TRAC events or a sellout crowd at the 3,500 seat GESA Baseball Stadium. The proposed location for the Shriners Circus is considerably closer to residential neighborhoods than the former location at the corner of Convention Place and Homerun Road. The proposed site is located about 440 feet south of the Sunny Meadows subdivision and about 600 feet west of the Linda Loviisa subdivision.The Sunny Meadows subdivision is separated from the circus site by Burden Boulevard, and commercial properties containing offices and a mini-storage facility.The Linda Loviisa subdivision is separated from the circus site by an 8 foot block wall and 600 feet of soccer fields.By contrast the Edger Brown Stadium, which was home to benefit circuses for many years, is located within 170 feet of a residential subdivis ion. In terms of noise impacts, the diesel generator(s) will be housed inside of a noise deadening container and should not be a nuisance to surrounding businesses or residences.Traffic may be noticeable to surrounding properties but should not exceed that experienced during a baseball game. Other aspects of operational logistics such as Fire Code compliance and sanitation will be addressed during the Temporary Event licensing stage. Conditions may be added to the Temporary Event license. INITIAL STAFF FINDINGS OF FACT Findings of Fact must be entered from the record. The following are initial findings drawn from the background and analysis section of the staff report. The Planning Commission may add additional findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. The site is located in the 6200 block of Burden Boulevard. The site is located in the northem 500 feet of the GESA Baseball Stadium parking lot. Much of the site is zoned RT (Residential Transition). The portion of the parcel to be used for the circus is zoned C-1 (Retail Bus ines s). The Comprehensive Plan designates the site for Govemment/Public uses. The site is part of the TRAC/Pasco Sports Complex which was specifically developed for regional events, trade shows, recreational events and sports tournaments. 3 Trade shows,regional events,and sports tournaments occur continuously all year at the TRAC/Pasco Sports Complex facilities. The Shriners Circus will last for four (4) consecutive days once per year. For the past 2 years the Shriners Circus has located on TRAC property at the comer of Convention Place and Homerun Road. Prior to the installation of artificial turf, circuses were an annual event at the Edger Brown Stadium on Sylvester Street. Edger Brown Stadium is located in an R-1 (Single Family Residential) zoning district. Circuses in the Edger Brown Stadium were located 170 feet from a residential neighborhood. The GESA Stadium parking lot site is located in an RT zoning district. Circuses are not a permitted use in residential zoning districts. PMC 25.86.030 permits the granting of Special Permits for uses not otherwise permitted in a zoning district provided the use is clearly temporary in nature and the use does not involve the erection of permanent structures. The Shriners Circus does not involve the erection of permanent s tructures. The proposed circus site is located 440 to 600 feet from residential neighborhoods. The site is buffered from residential neighborhoods by a major arterial street, commercial property and buildings, a soccer complex and a block wall. The Shriners benefit circus has operated on adjoining TRAC property for the past 2 years without complaints about noise or other issues. CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT The Planning Commission must make Findings of Fact based upon the criteria listed in P.M.C. 25.86.060. The criteria and staff listed findings are as follows: 1.Will the proposed use be in accordance with the goals, policies, objectives and text of the Comprehensive Plan? The Comprehensive Plan Land Use Designation for the site is Government/Public.The TRAC Facility, GESA Stadium and Tri-Cities Youth Soccer Association complex were previously developed as the result of receiving Special Permits. These facilities are intended to serve the general public consistent with the designations of the Comprehensive Plan. The policies of the Plan are designed to address the general welfare of the community. The proposed circus will provide recreational opportunities for some residents thereby addressing general welfare needs within the community. 4 Will the proposed use adversely affect public infrastructure? The proposed circus will operated for four days per year and is self- contained with respect to public infrastructure needs. Public streets will be the only infrastructure impacted by the proposal.However, Burden Boulevard was specifically designed with four lanes to handle event traffic from the TRAC/Pasco Sports Complex. Will the proposed use be constructed, maintained and operated to be in harmony with the existing or intended character of the general vicinity? The site is part of the TRAC/Pasco Sports Complex which was developed specifically for recreational events,trade shows,rodeos,sporting tournaments, seasonal sporting events and similar one time or temporary events.The proposed Shriners Circus has been a part of the existing character of the TRAC/Pasco Sports Complex for the past two year and has operated in harmony with said facilities. The proposed circus is similar in nature to other events occurring in the general vicinity and is anticipated to be operated in harmony with these events as it has in the past. Will the location and height of proposed structures and the site design discourage the development of permitted uses on property in the general vicinity or impair the value thereof? The TRAC /Pasco Sports Complex was purposefully developed for recreational events, trade shows, rodeos, sporting tournaments, seasonal sporting events and similar one time or temporary events such as circuses. Properties nearby the TRAC/Pasco Sports Complex continue to be developed with commercial or residential buildings indicating temporary and seasonal events that regularly occur on or near the site do not discourage development of permitted uses within the general area.The main tent associated with the proposed circus will not be taller than the sun screen structure of the GESA Stadium and will not be taller than the TRAC building, the softball complex lighting and the cellular tower in the TRAC RV Park. Will the operations in connection with the proposal be more objectionable to nearby properties by reason of noise, fumes, vibrations, dust, traffic,or flashing lights than would be the operation of any permitted uses within the district? Temporary one time seasonal events occur in and around the site continually during the year. The proposed circus has been a part of those events for the past two years. Past operations of circuses in the general vicinity have not created objectionable conditions for other uses and temporary events occurring in the vicinity. Past circuses have proven to be no more objectionable than other uses periodically held on-site or at the TRAC facility. 5 6.Will the proposed use endanger the public health or safety if located and developed where proposed, or in any way will become a nuisance to uses permitted in the district? The only uses that will occur on the site and adjoining TRAC properties will be similar temporary and seasonal events. The TRAC/Pasco Sports complex was specifically developed for these types of events. Previous circuses on the TRAC property have not become a nuisance or a hazard to the public or to other activities in the area. APPROVAL CONDITIONS The Special Permit for a circus shall apply to Tax Parcel # 117370015; The Special Permit may be renewed annually for a three year period after Director review of nuisances, complaints or issues concerning circus operations. Subsequent renewal after the initial three year period must be through the Special Permit process (PMC 25.86); The circus must comply with all fire and health and safety codes; The site must be maintained free of litter and trash during the circus event; The site must be cleaned and left as it was prior to the circus event; The circus event, including set-up and dismantling, shall not occur for more than seven days in any calendar year; Diesel generators must be located to the south and west of the main circus tent; The circus must obtain a special event license approval each year. RECOMMENDATION The Shriners have been discussing the proposed circus move with staff since the early summer of 2011. Other staff activities have postponed this item from being present to the Planning Commission until now.Staff is therefore recommending this matter be forwarded to the City Council after the initial hearing. MOTION:I move to close the hearing on the proposed temporary circus and initiate deliberations. MOTION for Findings of Fact:I move to adopt Findings of Fact and Conclusions therefrom as contained in the January 19, 2012 staff report. MOTION for Recommendation:I move based on the Findings of Fact and Conclusions therefrom the Planning Commission recommend the City Council grant a special permit to El Katif Shriners for the location of a temporary circus with conditions as contained in the January 19, 2012 staff report. 6 ff5 19 1111,1m,zintEInzw-i Err, r 1111111M.M0 111 ;:empom-4giftwommorAmm..riN" immlr tsar let =NIMajtean Implsmon.a rinna4111)IltsE eirairaVrAZION Ityp011i ljt. WON Maw kA1111Olean P4-#12 Mai MIN -/11112IrrolaWriggistr.la = oast%mmtrlimlbwriaNNIIIMPL. 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UMW cfri ;ILA IIIMIIIIMBIPa illiniang 2VilIMI minimum Er m.w4E -*--: mumm immus muumuu E.Er Aili4 aplaiEnoohu.IMM111111111.1. 111111M Zoning Item: El Katif Shriners Circus Man Applicant: El Katif Shriner File #: SP2011-016 c-1 R-1 MIMEO/ 4$1.11111/ 11111111 111111111 4111411.=w. MMI W. pp pailluuuuI jolopo Looking North Looking East Looking Southeast Looking South 11. Looking West Looking Northwest s MEMORANDUM January 19, 2012 TO:Planning Commission FROM:Jeffrey B. Adams, Associate Planner RE:Rabbit hutches/chicken coops and runs to be located within five feet of alleys. Issue statement The City Council recently passed an ordinance amending PMC Chapters 25.20, 25.22, 25.24, 25.26, 25.28, 25.30, 25.32, 25.34, 25.36, and 25.38 to allow for the keeping of rabbits and chicken hens in residential zones, with provisions limiting number of animals, yard location and size of rabbit hutches/chicken coops and runs. During the course of the Council discussion it was suggested that hutches, coops and runs could be located within five (5) feet of property lines along alleys, rather than the ten (10) required by the newly passed ordinance. This Code Amendment proposal is to change the rear yard setback requirements for rabbit hutches/chicken coops and runs to allow them to be located within five (5) feet of rear property lines when the rear property line abuts an alley. Staff does not see this proposal as one adversely affecting the community health, safety or welfare, and considers it a minor amendment. As such, the Planning Commission is requested to both consider the proposal through tonight's public hearing, and also offer Council a recommendation. Findings of Fact Rabbits and chickens are currently allowed in all residential zones in the City. The Pasco Municipal Code (PMC) allows for the keeping of up to 20 rabbits and chickens in the RS-20, RS-12, and R-S-1 zones for personal use, provided there is a minimum lot size of 22,000 square feet (PMC 25.12.040) and allows for the keeping of up to 40 rabbits and chickens in the RS-20, RS-12, and R-S-1 zones for personal use, provided there is a minimum lot size of 32,000 square feet (PMC 25.12.040). PMC Title 25 currently allows up to 3 (each) dogs, cats, rabbits, and/or chickens, not to exceed 6 animals total, in all residential zones, except as noted above in #2. Rabbit hutches and chicken houses in the RS-20, RS-12, and R-S-1 zones must be located at least ten feet from any adjoining or abutting Page 1 o12 property held under separate ownership and twenty-five feet from a public roadway. Rabbit hutches and chicken houses in all residential zones zones must be located at least ten feet from any property line and must be located behind the rear property line of the house, except as noted in #4 above. A request has been received to consider an amendment to the Pasco Municipal Code to allow that hutches, coops and runs could be located within five (5) feet of property lines along alleys, rather than the ten (10) required by the newly passed ordinance. Recommendation MOTION:I move the Planning Commission adopt the Findings of Fact as contained in the January 19, 2012 staff memo on Code Amendments for PMC Section 25. MOTION:I move the Planning Commission recommend the City Council adopt the proposed Code Amendments modifying PMC Chapters 25.20, 25.22, 25.24, 25.26, 25.28, 25.30, 25.32, 25.34, 25.36, and 25.38 as indicated on the attached Ordinance to allow hutches, coops and runs to be located within five (5) feet of property lines along alleys in residential ("R") zoning Districts. Page 2 of 2 ORDINANCE NO. AN ORDINANCE RELATING TO ZONING AND AMENDING PMC TITLE 25 DEALING WITH RABBIT HUTCHES/CHICKEN COOPS AND RUNS BEING LOCATED WITHIN FIVE FEET OF ALLEYS IN RESIDENTIAL ZONING DISTRICTS. WHEREAS, cities have the responsibility to regulate and control the physical development within their borders and ensure that the public health, safety and welfare are maintained: and, WHEREAS, the City of Pasco has zoning regulations that encourage orderly growth and development of the city, and, WHEREAS, the City Council has reviewed the Planning Commission's recommendations, and has determined that to further the purpose of the comprehensive planning and to maintain and protect the welfare of the community, it is necessary to amend PMC Title 25, NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PASCO, WASHINGTON, DOES ORDAIN AS FOLLOWS: Section 1. That Section 25.20.030 of the Pasco Municipal Code be and the same is hereby amended to read as follows: 25.20.030 PERMITTED ACCESSORY USES. The following uses shall be permitted as accessory in the R-T district: Accessory dwell i ngs: Home occupations (see definition in Section 25.12.220): Ranch and farm buildings appurtenant to an agricultural use and agricultural uses (limited), as defined in Section 25.12.040, except that the keeping of animals shall be permitted on parcels consisting of at least ten thousand (10,000) square feet over and above an area equal in size to 12,000 square feet set aside for the dwelling on the parcel: and Uses incidental and customary to a permitted use. (Ord. 3354 Sec. 2, 1999.); The keeping of dogs and cats provided such number of animals does not exceed three dogs and three cats: For lots with a minimum of 5,000 square feet but less than 22,000 square feet and containing only one single-family dwelling unit, the keeping of dogs, cats, rabbits, and chicken hens, provided such number of animals does not exceed three dogs, and/or three cats, and/or three rabbits and/or three chicken hens, the total number of animals not to exceed six: in all cases, animals shall not be allowed to roam or fly to other properties: roosters are not allowed. Structures related to rabbits and/or chicken hens, such as rabbit hutches and/or chicken coops, must be at least ten (10) feet from any property line, may not exceed six (6) feet in height and thirty (30) square feet in size, and must be located behind the rear line of the dwelling. Rabbit hutches and/or chicken coops adiacent an alley may be placed within five (5) feet of the alley line provided there are no openings in the wall parallel to the alley. Property owners shall not allow such structures to become a nuisance due to noise or odor. Page 1 of 7 Section 2. That Section 25.24.030 of the Pasco Municipal Code be and the same is hereby amended to read as follows: 25.24.030 PERMITTED ACCESSORY USES. The following uses shall be permitted as accessory to a permitted use in the R-S-12 suburban district: Detached residential garages as defined in Section 25.12.200, provided they do not exceed 18 feet in height and 1,200 square feet in area Home occupations as defined in Section 25.12.220: Storage buildings not exceeding 260 square feet of gross floor area and fifteen feet in height: provided no container storage, as defined in Section 25.12.430, shall be permitted. For each additional 12,000 square feet of lot area the gross floor area of storage sheds can be increased by 260 square feet: Agricultural uses (limited), as defined in Section 25.12.040, except that the keeping of animals shall be permitted on parcels consisting of ten thousand (10,000) square feet over and above an area equal in size to 12,000 square feet set aside for the dwelling on the parcel: One animal unit (as defined in Section 25.12.065) shall be allowed for each full ten thousand square foot increment of land over and above an area equal in size to 12,000 square feet set aside for the dwelling on the same parcel: provided that all barns, barnyards, chicken houses, or corrals shall be located not less than twenty-five feet from a public roadway and not less than ten feet from any adjoining or abutting property held under separate ownership: and provided said number of chickens, fowl or rabbits does not exceed 2 animal units: The keeping of dogs and cats provided such number of animals does not exceed three dogs and three cats: Family day care home in conformance with WAC 388-73 as now existing and as amended and Chapter 25.66: and Accessory dwellings. (Ord. 3688 Sec. 2, 2004: Ord. 3354 Sec. 2, 1999.) For lots with a minimum of 5,000 square feet but less than 22,000 square feet and containing only one single-family dwelling unit, the keeping of dogs, cats, rabbits, and chicken hens, provided such number of animals does not exceed three dogs, and/or three cats, and/or three rabbits and/or three chicken hens, the total number of animals not to exceed six: in all cases, animals shall not be allowed to roam or fly to other properties: roosters are not allowed. Structures related to rabbits and/or chicken hens, such as rabbit hutches and/or chicken coops, must be at least ten (10) feet from any property line, may not exceed six (6) feet in height and thirty (30) square feet in size, and must be located behind the rear line of the dwelling. Rabbit hutches and/or chicken coops adiacent an alley may be placed within five (5) feet of the alley line provided there are no openings in the wall parallel to the alley. Property owners shall not allow such structures to become a nuisance due to noise or odor. Section 3. That Section 25.26.030 of the Pasco Municipal Code be and the same is hereby amended to read as follows: 25.26.030 PERMITTED ACCESSORY USES. The following uses shall be permitted as accessory to a permitted use in the R-S-1 suburban district: Detached residential garages as defined in Section 25.12.200, provided they do not exceed 15 feet in height and 1,000 square feet in area except on lots that are 12,000 square feet or more the height may be increased by 3 feet and the area may increase by 200 square feet: Home occupations as defined in Section 25.12.220: Page 2 of 7 Storage buildings not exceeding 200 square feet of gross floor area and fifteen feet in height: provided no container storage, as defined in Section 25.12.430, will be permitted: Agricultural uses (limited), as defined in Section 25.12.040, except that the keeping of animals shall be permitted on parcels consisting of ten thousand (10,000) square feet over and above an area equal in size to 12,000 square feet set aside for the dwelling on the parcel: One animal unit (as defined in Section 25.12.065) shall be allowed for each full ten thousand square foot increment of land over and above an area equal in size to 12,000 square feet set aside for the dwelling on the same parcel, provided that all barns, barnyards, chicken houses, or corrals shall be located not less than twenty-five feet from a public roadway and not less than ten feet from any adjoining or abutting property held under separate ownership, and provided said number of chickens, fowl or rabbits does not exceed 2 animal units: The keeping of dogs and cats provided such number of animals does not exceed three dogs and three cats: Family day care home in conformance with WAC 388-73 as now existing and as amended and Chapter 25.66: and Accessory dwellings. (Ord. 3688 Sec. 3, 2004: Ord. 3354 Sec. 2, 1999.) For lots with a minimum of 5,000 square feet but less than 22,000 square feet and containing only one single-family dwelling unit, the keeping of dogs, cats, rabbits, and chicken hens, provided such number of animals does not exceed three dogs, and/or three cats, and/or three rabbits and/or three chicken hens, the total number of animals not to exceed six: in all cases, animals shall not be allowed to roam or fly to other properties: roosters are not allowed. Structures related to rabbits and/or chicken hens, such as rabbit hutches and/or chicken coops, must be at least ten (10) feet from any property line, may not exceed six (6) feet in height and thirty (30) square feet in size, and must be located behind the rear line of the dwelling. Rabbit hutches and/or chicken coops adiacent an alley may be placed within five (5) feet of the alley line provided there are no openings in the wall parallel to the alley. Property owners shall not allow such structures to become a nuisance due to noise or odor. Section 4. That Section 25.28.050 of the Pasco Municipal Code be and the same is hereby amended to read as follows: 25.28.050 DEVELOPMENT STANDARDS. (1) Minimum lot area: Seven thousand two hundred (7,200) square feet Density: One dwelling unit per lot, except as provide in 25.28.030 (7): Maximum Lot Coverage: Forty (40) percent: Minimum Yard Setbacks: Front: Twenty (20) feet. Side: Five (5) feet. Rear: Principal Building: Equal to the height of the dwelling. Accessory structures. Accessory structures adjacent an alley may be placed on the alley line provided there are no openings in the wall parallel to the alley. Garages with vehicle doors parallel to an alley shall be set back from the alley twenty (20) feet. Where there is no alley, the setback shall be five (5) feet. Structures related to rabbits and/or chicken hens, such as rabbit hutches and/or chicken coops, must be at least ten (10) feet from any property line, may not exceed six (6) feet in height and thirty (30) square feet in size, and must be located behind the rear line of the dwelling. Rabbit hutches and/or chicken coops adiacent an alley may be placed within five (5) feet of the alley line provided there are no openings in the wall parallel to the alley. Property owners shall not allow such structures to become a nuisance due to noise or odor: Page 30f 7 (5) Maximum building height: Principal building. Twenty-five (25) feet, except a greater height may be approved by special permit. Accessory buildings: Fifteen (15) feet. (6) Fences and hedges: See Chapter 25.75: (7) Parking: See Chapter 25.78: (8) Landscaping: See Chapter 25.75: and (9) Residential Design Standards: See Chapter 25.70.085 (Ord. 3731 Sec. 10, 2005: Ord. 3354 Sec. 2, 1999.) Section 5. That Section 25.30.050 of the Pasco Municipal Code be and the same is hereby amended to read as follows: 25.30.050 DEVELOPMENT STANDARDS. (1) Minimum lot area: Seven thousand two hundred (7,200) square feet: (2) Density: One dwelling unit per lot, except as provided in 25.30.030 (7): (3) Maximum Lot Coverage: Forty (40) percent: (4) Minimum Yard Setbacks: Front: Twenty (20) feet. Side: Five (5) feet Rear: Principal Building: Equal to the height of the dwelling, but not less than ten (10) feet. Accessory structures. Accessory structures adjacent an alley may be placed on the alley line provided there are no openings in the wall parallel to the alley. Garages with vehicle doors parallel to an alley shall be set back from the alley twenty (20) feet. Where there is no alley, the setback shall be five (5) feet. Structures related to rabbits and/or chicken hens, such as rabbit hutches and/or chicken coops, must be at least ten (10) feet from any property line, may not exceed six (6) feet in height and thirty (30) square feet in size, and must be located behind the rear line of the dwelling. Rabbit hutches and/or chicken coops adiacent an alley may be placed within five (5) feet of the alley line provided there are no openings in the wall parallel to the alley. Property owners shall not allow such structures to become a nuisance due to noise or odor: (5) Maximum building height: Principal building. Twenty-five (25) feet. Accessory buildings: Fifteen (15) feet. (6) Fences and hedges: See Chapter 25.75: (7) Parking: See Chapter 25.78: and (8) Landscaping: See Chapter 25.75. (Ord. 3354 Sec. 2, 1999.) Section 6. That Section 25.32.050 of the Pasco Municipal Code be and the same is hereby amended to read as follows: 25.32.050 DEVELOPMENT STANDARDS. (1) Minimum lot area: Seven thousand two hundred (7,200) square feet: Density: One dwelling unit per lot, except as provided in 25.32.030 (7): Maximum Lot Coverage: Forty (40) percent: Minimum Yard Setbacks: Front: Twenty (20) feet. Side: Five (5) feet. Rear: Principal Building: Equal to the height of the dwelling, but not less than ten (10) feet. Page 4 of 7 Accessory structures. Accessory structures adjacent an alley may be placed on the alley line provided there are no openings in the wall parallel to the alley. Garages with vehicle doors parallel to an alley shall be set back from the alley twenty (20) feet. Where there is no alley, the setback shall be five (5) feet. Structures related to rabbits and/or chicken hens, such as rabbit hutches and/or chicken coops, must be at least ten (10) feet from any property line, may not exceed six (6) feet in height and thirty (30) square feet in size, and must be located behind the rear line of the dwelling. Rabbit hutches and/or chicken coops adiacent an alley may be placed within five (5) feet of the alley line provided there are no openings in the wall parallel to the alley. Property owners shall not allow such structures to become a nuisance due to noise or odor: (6) Maximum building height: Principal building. Twenty-five (25) feet. Accessory buildings: Fifteen (15) feet (7) Fences and hedges: See Chapter 25.75: (8) Parking: See Chapter 25.78: and (9) Landscaping: See Chapter 25.75. (Ord. 3354 Sec. 2, 1999.) Section 7. That Section 25.34.050 of the Pasco Municipal Code be and the same is hereby amended to read as follows: 25.34.050 DEVELOPMENT STANDARDS. (Minimum lot area: Five thousand (5,000) square feet: (2) Density: One dwelling per 5,000 square feet of lot area except as provided in 25.34.030 (7): (3) Maximum Lot Coverage: Forty (40) percent: (4) Minimum Yard Setbacks: Front: Twenty (20) feet. Side: Five (5) feet. Rear: Principal Building: Equal to the height of the dwelling. Accessory structures. Accessory structures adjacent an alley may be placed on the alley line provided there are no openings in the wall parallel to the alley. Garages with vehicle doors parallel to an alley shall be set back from the alley twenty (20) feet. Where there is no alley, the setback shall be five (5) feet. Structures related to rabbits and/or chicken hens, such as rabbit hutches and/or chicken coops, must be at least ten (10) feet from any property line, may not exceed six (6) feet in height and thirty (30) square feet in size, and must be located behind the rear line of the dwelling. Rabbit hutches and/or chicken coops adiacent an alley may be placed within five (5) feet of the alley line provided there are no openings in the wall parallel to the alley. Property owners shall not allow such structures to become a nuisance due to noise or odor: (5) Maximum building height: Principal building: Twenty-five (25) feet, except a greater height may be approved by special permit. Accessory buildings: Fifteen (15) feet. (6) Fences and hedges: See Chapter 25.75: (7) Parking: See Chapter 25.78: (8) Landscaping: See Chapter 25.75: and (9) Residential Design Standards: See Chapter 25.70.085. (Ord. 3731 Sec. 14, 2005: Ord. 3354 Sec. 2, 1999.) Page 50f 7 Section 8. That Section 25.36.050 of the Pasco Municipal Code be and the same is hereby amended to read as follows: 25.36.050 DEVELOPMENT STANDARDS. (1) Minimum lot area: Five thousand (5,000) square feet: (2) Density: One dwelling unit per 5,000 square feet of lot area for single family dwellings and 3,000 square feet of lot area for multiple family dwellings: (3) Maximum Lot Coverage: Sixty (60) percent: (4) Minimum Yard Setbacks: Front: Twenty (20) feet. Side: Five (5) feet. Rear: Principal Building: Equal to the height of the dwelling. Accessory structures. Accessory structures adjacent an alley may be placed on the alley line provided there are no openings in the wall parallel to the alley. Garages with vehicle doors parallel to an alley shall be set back from the alley twenty (20) feet. Where there is no alley, the setback shall be five (5) feet. Structures related to rabbits and/or chicken hens, such as rabbit hutches and/or chicken coops, must be at least ten (10) feet from any property line, may not exceed six (6) feet in height and thirty (30) square feet in size, and must be located behind the rear line of the dwelling. Rabbit hutches and/or chicken coops adiacent an alley may be placed within five (5) feet of the alley line provided there are no openings in the wall parallel to the alley. Property owners shall not allow such structures to become a nuisance due to noise or odor: (5) Maximum building height: Principal building: Thirty-five (35) feet, except a greater height may be approved by special permit. Accessory buildings: Fifteen (15) feet. (6) Fences and hedges: See Chapter 25.75: (7) Parking: See Chapter 25.78: and (8) Landscaping: See Chapter 25.75: (9) Residential Design Standards: See Chapter 25.70.085. (Ord. 3731 Sec. 16, 2005: Ord. 3354 Sec. 2, 1999.) Section 9. That Section 25.38.050 of the Pasco Municipal Code be and the same is hereby amended to read as follows: 25.38.050 DEVELOPMENT STANDARDS. (1) Minimum lot area: Five thousand (5,000) square feet: Density: One dwelling unit per 5,000 square feet of lot area for single family dwellings and 1,500 square feet of lot area for multiple family dwellings: Lot Coverage: Sixty (60) percent: Minimum Yard Setbacks: Front: Twenty (20) feet. Side: Five (5) feet. Rear: Principal Building: Equal to the height of the dwelling. Accessory structures. Accessory structures adjacent an alley may be placed on the alley line provided there are no openings in the wall parallel to the alley. Garages with vehicle doors parallel to an alley shall be set back from the alley twenty (20) feet. Where there is no alley, the setback shall be five (5) feet. Structures related to rabbits and/or chicken hens, such as rabbit hutches and/or chicken coops, must be at least ten (10) feet from any property line, may not exceed six (6) feet in height and thirty (30) square feet in size, and must be located Page 60f 7 behind the rear line of the dwelling. Rabbit hutches and/or chicken coops adjacent an alley may be placed within five (5) feet of the alley line provided there are no openings in the wall parallel to the alley. Property owners shall not allow such structures to become a nuisance due to noise or odor: (5) Maximum building height: Principal building. Thirty-five (35) feet, except a greater height may be approved by special permit. Accessory buildings: Fifteen (15) feet. (6) Fences and hedges: See Chapter 25.75: (7) Parking: See Chapter 25.78: and (8) Landscaping: See Chapter 25.75: (9) Residential Design Standards: See Chapter 25.70.085. (Ord. 3731 Sec. 18, 2005: Ord. 3354 Sec. 2, 1999.) Section 10. This ordinance shall be in full force and effect five days after passage and publication as required by law. PASSED by the City Council of the City of Pasco,at its regular meeting of ,2012. Debra L. Clark City Clerk Page 7 of 7 Leland B. Kerr City Attorney Matt Watkins Mayor ATTEST:APPROVED AS TO FORM: MEM ORA NDUM DATE:January 6, 2012 TO:Planning Commission FROM:Dave McDonald, City Planner SUBJECT:Commehensive Plan UDdate (MF# CP2011-001) The City is required by the Growth Management Act to develop and adopt a Comprehensive Plan The Plan must be reviewed and if necessary updated every seven years. The Plan can also be updated on a more frequent basis as conditions change within the community. However, Plan updates cannot be more frequent than once a year. The last major Comprehensive Plan update began in 2007 and was completed in 2008. As a result of community growth over the past four years, industrial infrastructure improvements, adoption of the Pasco Bicycle Pedestrian Master Plan, the Broadmoor Concept Plan,the Marine Terminal/Boat Basin Plan, and a request for a Comprehensive Plan amendment from the Pasco School District there is a need to consider revisions to the Comprehensive Plan. The proposed Comprehensive Plan revisions are explained under the following headings: Land Use Map and Growth Area Boundary Update The following points represent changing conditions which warrant modification to the Land Use Map and Growth Area Boundary: In 2009 the Broadmoor Concept Plan was completed.The Broadmoor Concept Plan altered the Land Use Designations in the Road 100/Broadmoor Interchange area by expanding both the Mixed Residential and Commercial areas to the west. The Marine Terminal and Boat Basin Plan was adopted in the fall of 2010. The Marine Terminal and Boat Basin Plan is a sub area plan that provides a more detailed view of future land uses between the Cable Bridge and Osprey Pointe south of Ainsworth Street. During the last couple of years the City has invested two million dollars in improvements to the north end of Capital Avenue. Capital Avenue was extended one mile north to provide a connection with East Foster Wells Road.The road was constructed to industrial standards (additional base and asphalt) 1 with curb and gutter to provide access to the industrial lands on the east side of SR-395 south of East Foster Wells Road. A mile of sewer line was also installed along with 1.25 miles of water line. Every 600 feet, 8 inch lateral sewer lines were stubbed out east and west of Capital Avenue to provide sewer service to future industrial users.The water line was also stubbed out to both sides of Capital Avenue. Finally, the water line was extended west in Foster Wells and connected under SR-395 to a main line on the west side of SR-395. A spare 12 inch line was placed under SR- 395 for future needs. In 2010 the City bored under SR-12 and placed a large casing with four pipes of varying sizes under the freeway. This $600,000 plus project was the first phase of a multi-phase infrastructure project to provide utilities to current and future industrial users in and around the Lewis Street/Kahlotus Highway Interchange. Two million dollars of sewer improvements will be connected to the SR- 12 casing in the next few years and an additional $800,000 will be devoted to water system improvements. The water system will aid in the future expansion of industrial processing and will provide fire protection that is currently lacking in the County east of SR- 12 . Section lines or portions thereof are often used to delineate the Pasco Urban Growth Area Boundaries. The east line of Section 35, Township 9 North Range 20 East along the Snake River northerly of the SR-12 Bridge dissects part of the Tidewater Barge Terminal. A small portion of the Tidewater Terminal is located outside of the current UGA boundaries.Future annexation and provisions of municipal services will be problematic if the Tidewater property continues to be divided by the UGA boundary. Under the provisions of the Growth Management Act, urban growth is to be confined within Urban Growth Areas (UGA). The UGA should include areas that will provide for a broad range of land uses including nonresidential uses (RCW 36.70A.110). The broad range of land uses should include a reasonable "land market supply factor" to provide for a range of commercial and industrial land (RCW 36.70A.110). County- wide Planning Policies suggest UGA's should include lands already characterized by urban growth and as having existing public facilities and services (water and sewer) to serve existing and future growth [Policy No. 2 (C)].The City has recently completed $2.6 million of utility improvements to serve the lands suggested for inclusion in the UGA (see UGA Map attached).Another 2.8 million dollars is planned to be spent installing utilities to serve properties near the Kahlotus/Lewis Street Interchange. Although not a changing condition the fact that the State Department of Natural Resources (DNR) owns 640 acres of land east of SR-395 has a significant impact on the availability of industrial land for development purposes. The DNR property is essentially unavailable for future industrial development because the DNR will not sell property. The DNR's mandate for generating funding for schools requires the 1 agency to perpetually lease their land rather than sell it for development. The DNR property is basically unavailable for future development as envisioned in the Comprehensive Plan until the property is sold. Map Updates Over one thousand seven hundred (1,700) residential lots have been developed with homes since the last major Comprehensive Plan update was initiated in 2007. As a result, the base maps within the Comprehensive Plan are out of date and no longer reflect the street layout of the City. Capital Facilities Update Capital Facilities planning is a mandatory requirement of the Growth Management Act [RCW 36.70A.070(3)].Capital facilities include city streets, parks, public buildings, water and sewer infrastructure and facilities of other public subdivisions of government such as the School District the Irrigation District and the PUD. Information related to these special services districts are contained in either the Capital Facilities Chapter of the Comprehensive Plan or the Non-City Utilities Chapter of the Plan In January of 2011 the Pasco School District submitted a letter to the City (attached) explaining the District had outgrown its ability to provide schools for new development without new development contributing to the cost of providing the schools. The District further explained in their letter that the City could not approve residential subdivisions unless the city finds adequate provisions are made for schools (RCW 17.110). The School District placed the City on notice that without impact fees or SEPA mitigation for new residential development there will not be adequate provisions made for schools.The imposition of impact fees requires the City to amend the Comprehensive Plan by incorporating the Pasco School District's Capital Facilities Plan into the City's Capital Facilities Element of the Comprehensive Plan By Resolution (attached) the School District has requested the City amend the Comprehensive Plan and adopt an impact fee ordinance. The Goals and Policies section of the Capital Facilities Element of the Comprehensive Plan contains a policy (CF-5-A) that states the City is to work with the School District to coordinate District facility plans with the Comprehensive Plan and encourage the appropriate location of schools throughout the community. While the current Plan (Volume II page 45) makes reference to the School District Facilities Plan but the District Plan it is not part of the City's Comprehensive Plan The Comprehensive Plan does however call for the City to work with the School District during the development review process to insure impacts of development on the School District are minimized.In the past this was accomplished by forwarding copies of proposed plats to the School District for review and comment. During this process the city had developers set aside land the School District could purchase adjacent to sites dedicated for parks, thereby reducing the overall cost for school site acquisition.Due to the pace of growth this is no longer adequate to meet school 3 needs; hence the January 2011 letter from the District requesting the imposition of school impact fees on new development. Incorporating the School District Capital Facilities Plan within the City's Comprehensive Plan will require amendments to both Volumes I and II of the Comprehensive Plan The Pasco School District adopted their Capital Facilities Plan for 2011-2017 on December 13, 2011. The Capital Facilities Plan along with a brief memorandum to the Planning Commission dated January 4, 20 12 providing an explanation of the plan is attached.A representative of the School District will be present at the hearing to provide an in-depth explanation of the plan and will be available to answer Planning Commission questions. Findinzs of Fact The following are findings drawn from the background and analysis section of the staff report.The Planning Commission may add additional findings to this listing as the result of factual testimony and evidence submitted during the public hearing. The Growth Management Act requires the development of local Comprehensive Plans The Comprehensive Plan can be updated no more than once a year. The Growth Management Act mandates specific elements to be included within comprehensive plans including an element for capital facilities. Over One thousand seven hundred residential lots have been developed with homes since the last major Comprehensive Plan update was initiated in 2007. As a result, the base maps used for the various maps within the Comprehensive Plan are out of date and no longer reflect the street layout of the City. In 2009 the Broadmoor Concept Plan was completed. The Broadmoor Concept Plan altered the Land Use Designations in the Road 100/Broadmoor Interchange area by expanding both the Mixed Residential and Commercial areas to the west. The Marine Terminal and Boat Basin Plan was adopted in the fall of 2010. The Marine Terminal and Boat Basin Plan is a sub-area plan that provides a more detailed overview of future land uses between the Cable Bridge and Osprey Pointe south of Ainsworth Street. The City has invested $800,000 in the past two years to improve the Capital Avenue connection with East Foster Wells Road. Capital Avenue was improved to industrial standards with curb, gutter, storm drainage and a thickened road base and asphalt. The City has invested $1,200,000 in water and sewer line improvements during the past two years to extend water and sewer lines in Capital Avenue and connect the water line to the west side of SR-395. The water and sewer utilities have been stubbed with lateral lines to serve properties on both the east and west side of Capital Avenue. In 2010 the bored a casing under SR-12 and placed four pipe lines in the casing for a cost of $600,000. This is the first phase of a multi-phase infrastructure project to provide utilities to current and future industrial 4 users in and around the Lewis Street/Kahlotus Highway Interchange. Two million dollars of sewer improvements will be connected to the SR- 12 casing in the next few years and an additional $800,000 will be devoted to water system improvements. The water system will aid in the future expansion of industrial processing and will provide fire protection that is currently lacking in the County east of SR-12. Section lines are often used to identify the extent of the Urban Growth Area around the City of Pasco. In one case the use of section lines cause the Urban Growth Boundary to inadvertently dissect the Tide Water Marine Terminal facilities causing a portion of the Tide Water Marine Terminal be inside the UGA and a portion of the Terminal to be outside the UGA. RCW 36.70A.110 encourages Urban Growth Areas to include a broad range of land uses including a reasonable "land market factor" to ensure there is a wide range of land available for all uses including commercial and industrial uses. County-wide Planning Policies suggest UGA's should include land already characterized by urban growth and having existing public facilities and services (water and sewer) to serve existing and future growth [Policy No. 2 (C)]. The city has spent $2.6 million on water sewer for industrial development needs east of SR 395 and SR-12. Another $2.8 million of utility improvements will occur over the next few years. A portion of the land proposed to be included in the UGA was previously located within the UGA but was removed from the UGA because the land was developed with a large commercial dairy.The dairy has been relocated. Comprehensive Plan Policy CF-5-A explains the City should work with the School District to coordinate facility plans with the Comprehensive Plan and encourage appropriate location and design of schools throughout the community. The "Schools" section of the Capital Facilities Element (page 45 Vol. II) states the City will continue to work with the School District during the development review process to ensure that the impacts of development on the school district are minimized. In the past the School District and the City have worked together to ensure park sites were located adjacent to elementary schools to reduce the cost of land acquisition for the School District. McGee Elementary, Robinson Elementary, Maya Angelou and the future Rd 60 Elementary schools are examples of where schools and parks have been co-located to reduce costs. On January 11, 2011 the Pasco School District informed the City by letter that the School District had outgrown its ability to continue providing schools without requiring development served by the schools to contribute to the cost of providing the schools. By letter dated January 11, 2011 the Pasco School District notified the City and County that without impact fees or mitigation under SEPA there are not adequate provisions for schools. RCW 58.17.110 (1) requires the City to determine if adequate provisions have been made for parks playgrounds schools and school grounds and other public facilities during the plat (subdivision) review process. 5 2 1.RCW 58.17.110 (2) prohibits the City from approving a preliminary plat unless written findings indicate that adequate provisions have been made for public facilities including schools and school grounds. 00.The Pasco School District No. 1 Capital Facilities Plan 2011-2017 was adopted by the Pasco School Board on December 13, 2011. The School District Capital Facilities Plan identifies school facilities that are necessary to meet the educational needs of the growing student population within the Pasco School District. The Pasco School District enrollment is projected by the Office of the Superintendent of Public Instruction to increase by 5,384 students in the next six years. Based on enrollment projections, space needs and measures, the School District Capital Facilities Plan outlines the needs for new capital facilities for the next 6 years. The District Plan outlines the issues facing the District and identifies measures the District has taken to deal with burgeoning school enrollments. RCW 58.17.110 (2) is currently creating a moratorium on new residential development in Pasco unless developers/builders reach an agreement with the School District to make provisions for additional classroom capacity. All new residential dwelling units have an impact on classroom space not just those dwellings built in subdivisions approved after April, 2011. Without a school impact fee in place market inequities are created between builders of dwellings in subdivisions approved after April 2011 and builders in subdivisions approved prior to April 2011. Incorporating the Pasco School District Capital Facilities Plan within the Comprehensive Plan would allow the city to implement a school impact fee ordinance for new development impacting the School District. Implementation of a school impact fee ordinance would enable the community to address the statutory requirements of RCW 58.17.110 prohibiting the approval of new preliminary plats unless provisions are made for schools and school grounds. Recommendations MOTION:I move the Planning Commission adopt the Findings of Fact as contained in the January 19, 2012 staff memo dealing with Comprehensive Plan Updates. MOTION:I move the Planning Commission recommend the City Council amend the Comprehensive Plan by updating the base maps, modifying the Urban Growth Area, adopting by reference the Broadmoor Concept Plan and the Marine Terminal/Boat Basin Plan and including the Pasco School District Capital Facilities Plan in the City's Capital Facilities. MOTION:I move the Planning Commission recommend the City Council adopt a school impact fee. 6 MEMORANDUM DATE:January 4, 2012 TO:Planning Commission FROM:David McDonald, City Planner SUBJECT:Pasco School District Capital Facilities Plan The Pasco School District has submitted their Capital Facilities Plan for the years 2011-2017. The Capital Plan identifies school facilities that are necessary to meet the educational needs of the growing student population of the Pasco School District.The District has prepared this plan to provide information to the community, Franklin County, the City of Pasco and developers regarding the District's facilities and forecasted needs for the next six years. The Capital Plan identifies existing and future enrollment numbers and then matches those numbers to facility and space needs. The Plan outlines the issues facing the District and also identifies the measures that the District has enacted to deal with the burgeoning school population. These measures include consideration of multi-track scheduling, reorganization of the elementary and middle school structures to include sixth-graders in the elementary school facilities and acknowledging that portables will now make up a permanent portion of the District's capacity for facilities. Based on those enrollment numbers, space needs and measures, the Capital Plan outlines the capacities of expanded or new capital facilities over the next six years, using the inventory of existing facilities, the standard or service for educational needs and the rate of student growth as a base. The Capital Plan then outlines financing of those capital investments. A portion of the funding capacity includes the assumption of an impact fee.The Capital Plan identifies how the impact fee is calculated for a single-family and multi-family dwelling.The impact fee calculation provides the actual cost per student for needed facilities and then provides a number of "credits" against that actual cost. These credits include factors for State funding that is provided for new public educational facilities, a factor for the percentage of portables now used as permanent capacity, a factor for the portion of student growth that is attributable only to "new housing", a factor for the property taxes that will be paid by the owner of the new dwelling and an adjustment to the calculation that removes middle school construction as a result of the restructuring of the grades included in elementary school facilities. 1 Although the Capital Plan includes the impact fee cakulation based on a State recognized formula for such fees, the actual impact fee itself (assuming one is adopted) will be the result of an impact fee ordinance. The Capital Plan lays the ground work for the development of such an ordinance. The Pasco School District is at its physical and funding capacity for new facilities. Staff believes that an impact fee ordinance is the most equitable method of providing for a portion of the needed funding for School District facilities. With the current lack of an impact fee, the City, the School District and developers of new residential lots and projects are in a losing position. There is the continuing development of single family homes on existing lots that is contributing to the over- capacity of School District facilities, and this development is not mitigating its impacts. In addition, we have a "moratorium" on new development since state law cannot allow the approval of new subdivisions because the School District does not have capacity to handle new students. This results in an inequity between existing lots and newly created lots. It requires the developers of newly created lots to enter into individual agreements with the School District for mitigation measures. This provides a great deal of uncertainty and is likely to result in new subdivisions paying a higher share of the costs of providing school facilities since the cost adjustments in the District's proposed impact fee calculation do not apply to individual mitigation agreements. Staff believes that the Planning Commission should provide a recommendation to City Council on the adoption of a school impact fee.Staff recommends that the Planning Commission forwards a recommendation to City Council that include inclusion of the School District's Capital Plan into the City's Comprehensive Plan and that the City adopt a school impact fee ordinance. 2 PASCO SCHOOL DISTRICT NO. 1 CAPITAL FACILITIES PLAN 2011 -2017 BOARD OF DIRECTORS Sherry Lancon, President William Leggett, Vice President Jeffery Dong, Member Ruben Peralta, Member Ryan Brault, Member SUPERINTENDENT Saundra L. Hill ASSISTANT SUPERINTENDENT OF OPERATIONS John Morgan Adopted by the Pasco School Board December 13, 2011 Pasco School District Capital Facilities Plan Pagel of 21 November 2011 SECTION 1 INTRODUCTION A.Purpose of the Capital Facilities Plan Washington land use and environmental laws include schools in the category of public facilities and services for which cities and counties must plan. When new development places demands on schools, cities, counties and developers must ensure school facilities are adequate to accommodate the additional demands. School districts adopt capital facilities plans to assist counties and cities to address legal requirements to ensure adequate school facilities will exist to serve new development. The capital facility plans identify school facilities that are necessary to meet the educational needs of the growing student populations. The Pasco School District has prepared this Capital Facilities Plan (the "CFP") to provide the community, Franklin County, the City of Pasco and the developers information regarding the District's facilities and forecast needs for the next six years (2011-2017). In accordance with capital facilities planning under the Growth Management Act, this CFP contains the following elements: The District's standard of service or educational program standards which is based on program year, class size by grade span, number of classrooms, types of facilities and other factors identified by the District. An inventory of existing capital facilities owned by the District, showing the locations and capacities of the facilities, based on the District's standard of service. Future enrollment forecasts for elementary, middle, and high schools. A forecast of the future needs for capital facilities and school sites based on the District's enrollment projections. The proposed capacities of expanded or new capital facilities over the next six years based on the inventory of existing facilities and the standard of service. The cost for needed facilities and the plan for financing capital facilities within projected funding capacities. A school impact fee calculation identifying the amount single-family and multi-family developers should pay to mitigate the impacts new construction of single-family and multi-family homes has on the District. Pasco School District Capital Facilities Plan Page 2 of 21 November 2011 B.Overview of the Pasco School District The Pasco School District serves students in the City of Pasco and in unincorporated Franklin County. The Pasco community is experiencing accelerated growth and has experienced significant growth for the past fifteen years. Pasco is near six other school districts: North Franklin, Star, Columbia, Finley, Kennewick, and Richland. The District serves over 15,600 students. The District currently has one (1) early learning center, seven (7) elementary schools serving K-5, four (4) elementary schools serving grades 1-5, three (3) middle schools serving grades 6-8, two (2) high schools serving grades 9-12 and one alternative middle/high school serving grades 6-12. The District also has 171 portable classrooms that provide capacity for 4,275 students. The most significant issues facing the District in terms of providing classroom capacity to accommodate existing and projected demands follow. K-12 facility needs have been projected for the short and long term. Presently, the elementary and middle schools are housing students in excess of capacity. Providing the educational programs that are either required by the state and federal government, or that are desired by the public for quality education, requires additional facility space. For example, to provide for the visual and performing arts programs the District must find additional facility space that can accommodate music instruction without interrupting general education classrooms. The District is expected to experience significant growth in Franklin County. Over 2000 residential lots have been previously approved by the City of Pasco without school capacity mitigation remain vacant and the market continues to consume them at the rate of over 400 per year. Developers continue to approach the City for additional new residential development, which is subject to SEPA mitigation. This continued growth is of concern in light of the overcrowding and inadequate capacity at the existing schools. The District must obtain a super majority vote (60% yes votes) to secure the funds that are necessary to build new schools. The most recent bond to address current needs failed with just a 48% yes vote. Assessed property values in Franklin County are relatively low, which limits the district's bonding capacity and increases the tax burden on district patrons. Pasco's per pupil AV in 2009-10 was $311,000 placing Pasco 271st out of the 295 districts, the largest district in the bottom 25. The majority of this assessed value is in residential property with a Pasco School District Capital Facilities Plan Page 3 of 21 November 2011 serious lack of commercial and industrial value. This makes it more difficult to obtain the voters' approval on bond measures. There is a shortage of large parcels that are suitable as school sites and as growth continues to occur there will be fewer suitable sites to acquire at prices the District's taxpayers will support in the locations where the largest growth is occurring. The prolonged and significant growth in the District has resulted in enrollment that significantly exceeds capacity in the school facilities. The District, out of necessity, must look at less desirable methods of providing education such as Multi Track Year Round Education, double shifting and other solutions that create a subpar learning environment. The District also has to increase the number of students that are served in portables beyond generally acceptable levels that strain and exhaust the school's infrastructure or lease and renovate facilities never intended for serving children as schools. These approaches to providing more capacity to serve students may be implemented on a short term and temporary basis until measures can be taken to permanently increase capacity in the schools. SECTION 2 DISTRICT EDUCATIONAL PROGRAM STANDARDS School facility and student capacity needs are dictated by the types and amounts of space required to accommodate the District's adopted educational program. The role that quality education plays in growing a strong local economy is vital.In order to accomplish the community value of having a strong local economy, schools must have quality facilities. These facilities serve as the supporting space for developing the whole child within a community to prepare them for a competitive global economy. The educational program standards which typically drive needs for educational space for students include grade configuration, optimum facility size, class size, educational program offerings, supplemental program offerings, specialty spaces, classroom utilization and scheduling requirements. On October 11, 2011, the Pasco School Board voted to adjust the elementary schools' configuration from a K-5 model to a K-6 model in order to serve the enrollment growth at a reduced per pupil cost to Pasco taxpayers. This shift delays the need for a middle school but increases the need for additional elementary schools. The per pupil cost for elementary schools is significantly less than the cost for a middle school. While the District is exploring and may implement Multi Track Year Round Education, double shifting, changes to service area boundaries, increased use of portables and/or use of leased facilities, these measures are temporary. They are not the preferred or permanent standard of service. Pasco School District Capital Facilities Plan Page 4 of 21 November 2011 In addition to student population, other factors such as collective bargaining agreements, government mandates, and community expectations affect classroom space requirements. Space is necessary for regular classrooms, the fine and performing arts, physical education, special education, Highly Capable, English as a Second Language (ESL), technological applications, computer labs, preschool and daycare programs, and other specialized programs. Space must be provided for common areas such as media centers, gyms, cafeterias, kitchens, and auditoriums. Space is needed for groups of students and employees to work together. These programs can have a significant impact on the available student capacity within school facilities. Further, the community expects all spaces to be well utilized during the school day and available after the school day for public use. A. District Educational Program Standards: Core program includes the following: Core classroom space for all curriculum areas which includes space for group learning, direct instruction, and individual student work to meet the rigors set forth in state standards. Science classroom space that supports advanced coursework (including water, sinks, gas, fume hoods, and safety equipment). Students must achieve rigorous state-mandated science standards. This requires specialty space that is not met by adding portables. High school and middle school science lab space is a high priority. Physical education space is needed for students to meet rigorous health and fitness standards. This includes covered areas, fields, gymnasiums, and other multi-use spaces. Technological competency is expected for all students. Space must be allocated for technological equipment and applications in classrooms and specialty spaces. Space must also be provided for state assessments required to be administered to every student on a computer. Square footage for this equipment and its infrastructure is not calculated in current state allowances, yet must be provided. Art, music, and theatre arts spaces are critical to the core program for students. Spaces are necessary to adequately meet the rigorous standards of these state required programs and programs that are local priorities. The visual and performing arts programs for students are a high priority for the Pasco community and adequate space needs to be provided. Library/media services (research, technology, collaboration) and space must be provided for students to achieve the rigors in the core program. In an information-driven environment, student access to information through appropriately sized library/media spaces is essential. Extra-curricular activities need adequate space in order to safely support program activities. Special programs are essential to meet the needs of special populations. Pasco School District Capital Facilities Plan Page 5 of 21 November 2011 Special Education services are delivered at each of the schools within the District. Program standards and services vary based on the disabling conditions of the students and their Individual Education Plans (IEP). Implementing each student's IEP requires large and small specialty spaces, which the District must provide. Program standards change as a result of various external or internal influences. External influences include changing federal mandates, funding changes, and the introduction of new technological applications which meet the needs of students. Internal influences include modifications to the program year, class size, grade configurations, and facility changes. For example, some students require significant equipment from wheel chairs to specialized equipment for toileting. Others need room specially designed and equipped for security. Special populations receive special support. Specialty space is essential to delivery of this support. Federal and state programs, including Title 1/LAP Reading and Math and Highly Capable, provide limited funding and do not legally allow for the expense of adding facilities to support them. Early childhood programs for special needs students are legally mandated, essential educational programs to develop early childhood literacy skills and are vital to the community. These programs require specialty space which is not funded by the state. Supplementary services in core academic areas (tutoring, on-line learning) and providing multiple pathways to prepare students for a broader range of post- secondary learning opportunities require additional spaces that have not been calculated in current state square footage allowance formulas. Support services are often overlooked services and are essential to a quality educational program. Food delivery, storage, preparation, and service require spaces that are specially designed and equipped also need specific attention. As student populations increase, adequately calculating space needs for this core service is crucial to the overall planning of the facility. Adequacy in planning for this space has significant impacts on the overall learning environment for students if not done appropriately. Transportation support centers are required to handle growing transportation needs. Maintenance and administrative support facilities must also be considered and are often overlooked as core support services. Space for legally-mandated records retention must also be provided. State-approved secured space must be provided for high stakes state assessment materials. B. Elementary Educational Program Standards The District educational program standards, which directly affect school capacity, include: Class sizes for grades K-1 are targeted not to exceed 25 students per class. Class sizes for grades 2-6 are targeted not to exceed 29 students per class. Pasco School District Capital Facilities Plan Page 6 of 21 November 2011 Music, which includes both strings and band instruction along with general music, will be provided in separate classrooms. Physical education instruction must be provided in a full size area. Some special education services are provided in a self-contained classroom for some children, while others need highly specialized services. This means that some special education classes have much smaller class sizes than general education classes, based on the individual needs of the students. Title I and LAP programs may require specialized areas. All elementary schools will have a library/media resource center, which includes space for a technology lab. A sufficient number of computer labs will be available and must be provided for state-mandated testing for all students. A specialized science lab for grades 4-6 will be available. C. Middle and High School Program Standards The District education program's standards, which directly affect middle school and high school capacity include: Class sizes for 6ffi grade are not to exceed 29 students per class. Class sizes for grades 7-8 are not to exceed 32 students per class or 155 students per day. Class sizes for high school grades 9-12 are not to exceed 32 students or 155 students per day. The middle and high school classroom utilization standard is set at a factor of 85% (based on a regular school day) due to the need to provide planning and teaming periods. Special education services are provided in a self-contained classroom for some children, while others need highly specialized spaces. Students will also be provided other programs in classrooms or specialty classrooms, such as computer labs, individual and large group study rooms, practice labs and production rooms. Each school will have an adequate Library/Media Center. Career and Technical Education requires specialized spaces suited to the curriculum. SECTION 3 CAPITAL FACILITIES INVENTORY The facilities inventory serves to establish a baseline for determining the facilities necessary to accommodate future demand (student enrollment) at acceptable levels of service. This section provides an inventory of capital facilities owned and operated by the District including schools, portables, undeveloped land and support facilities. School facility capacity was inventoried based on the space required to accommodate the District's educational program standards. The capacity does not include temporary capacity that may be provided through alternative delivery methods, like Multi Track Year Round Education, double shifting, excessive use of portables or use of leased facilities. Pasco School District Capital Facilities Plan Page 7 of 21 November 2011 A. Schools The District currently maintains one (1) early learning center, seven (7) elementary schools serving K-5, four (4) elementary schools serving grades 1-5, three (3) middle schools serving grades 6-8, two (2) high schools serving grades 9-12. The District also operates an alternative program for middle and high school students in portable facilities. Based on the October 11, 2011 action of the Pasco School Board, the elementary configuration will be changed to include sixth grade, if necessary, for the purposes of reducing the cost of new school construction for Pasco taxpayers. School capacity is based on the number of teaching stations within each building and the space requirements of the District's current educational programs. This capacity calculation is used to establish the District's baseline capacity, and to determine future capacity needs based on projected student enrollment. The District believes educational programs are best delivered in brick and mortar facilities. However, the prolonged and significant rate of growth, and the state funding policy of not providing state match until there are unhoused students, requires use of portables. In light of this, the District plans to house some elementary, middle and high school population permanently in portables. The number of portables counted as permanent capacity varies by building and is calculated based upon the reasonable maximum each building's infrastructure can accommodate to provide all the components of an adequate educational program, which include the ability to meet health and fitness requirements, to feed students, to provide for adequate music, band and orchestra instruction, to host the minimal amount of parent and family programs, to provide for safety in the pickup and drop off of students as well as provide classroom space. The portable classrooms housing more students than the amount determined maximally reasonable for each school are deemed to provide temporary capacity and are not included in the district's permanent capacity calculations. The school capacity inventory is summarized in Tables 1, 2, and 3. Pasco School District Capital Facilities Plan Page 8 of 21 November 2011 Table 1 - Elementary School Brick and Mortar Inventory Table 2 - Middle School Brick and Mortar Inventory Table 3 High School Brick and Mortar Inventory Pasco School District Capital Facilities Plan Page 9 of 21 November 2011 Early Learning Center Location Yr Built/ Remodel Acres Bldg Area sq ft Teaching Stations* Brick & Mortar Capacity Captain Gray (K)**1102 N. 10th Ave 1986 8.6 47,478 22 484 Elementary Schools (K-5) Edwin Markham 4031 Elm Rd 1962/1984 12 34,898 13 312 James McGee 4601 N Horizon Dr 1981 14 44,774 20 480 Mark Twain 1801 Road 40 1953/1999 15 52,725 18 432 Maya Angelou 6001 Road 84 2004 13 59,630 27 648 Ruth Livingston 2515 Road 84 1977 14 44,717 20 480 Whittier 616 N Wehe Ave 1998 16 46,845 19 456 Virgie Robinson 125 S Wehe Ave 2005 13 59,630 24 576 Elementary Schools (1-5) Emerson 1616 W Octave St 1997 8.6 46,845 22 528 Longfellow 301 N 10111 Ave 1989 6 44,325 20 480 Robert Frost 1915 N 22"d Ave 1997 10.6 46,845 20 480 Rowena Chess 715 N 24Th Ave 2000 11 49,360 23 552 TOTAL 578,072 248 5,908 Middle Schools (6-8) Location Yr Built/ Remodel Acres Bldg Area sq ft Teaching Stations* Brick & Mortar Capacity*** Ellen Ochoa 1801 E Sheppard St 2002 36 115,029 30 637 McLoughlin 2803 Road 88 1982 30 133,161 37 787 Stevens 1120 N 22"d Ave 1960/1984/ 2005 12.7 91,934 28 595 TOTAL 340,124 95 2,019 High Schools (9-12) Location Yr Built/ Remodel Acres Bldg Area sq ft Teaching Stations* Brick & Mortar Capacity*** Pasco High School 1108 N 10til Avenue 19531 972i 1993'2005 34 255,992 86 1,827 Chiawana HS 8125 W. Argent 2009 BO 337,703 102 2,167 New Horizons 3110 Argent Road All inventory in portables TOTAL I 593,695 188 3,994 " The elementary capacity was calculated on 24 students to each teaching station using the state's calculation of number of teaching stations per school, realizing some teaching stations serve substantially fewer and others substantially more than 24. Rooms such as music rooms, special education rooms, LAP rooms, library, computer labs and science rooms, advanced placement rooms, and similar rooms that are used for special programs have been included in the number of teaching stations reported above. However, there are 35 teaching stations that are used to deliver special programs in the elementary schools, which cannot be used to serve the standard class size of 25 to 29 students. There are 29 teaching stations that are used to deliver special programs in the middle schools, which cannot be used to seive the standard class size of 29 to 32 students. There are 9 teaching stations that are used to deliver special programs in the high schools, which cannot be used to serve the standard class size of 32 students, The number of teaching stations in this chart excludes portables. "Captain Gray Early Learning Center was calculated using 22 students per teaching station. Permanent capacity for secondary schools is calculated by multiplying the number of teaching stations times the students per classroom defined in the educational standards, times the 85% efficiency factor. The efficiency factor recognizes the time teaching stations are not used due to circumstances such as teacher planning periods. B. Portables Portables are used to house students until growth slows to a more manageable level and until funding can be secured to construct permanent facilities. Because of the prolonged and significant rate of growth in the District, students may be permanently served in portables. To the extent the District is unable to accommodate enrollment in brick and mortar facilities and the limited number of permanent portables, additional portables may be used to provide temporary capacity. The inventory of portables identifies the facilities that are used as regular teaching stations, special programs and other educational purposes. Also noted is the number of portables that are providing permanent capacity. Table 4 Portables Inventory 'To seive approximately 1 517 of the enrolled elementary students in portables, 63 of the 80 portable classrooms provide permanent capacity. Portable classrooms that are needed to serve more than the 1517 students are considered temporary housing " McGee has one double portable (2 classrooms) that are not full size classrooms and are not suitable for general education classes, thus limiting their use. Pasco School District Capital Facilities Plan Page 10 of 21 November 2011 School Portable Classrooms Elementary Robert Frost 5 Virgie Robinson 6 Rowena Chess 5 Ruth Livingston 13 Whittier 9 Captain Gray 6 Total Elem 80* School Portable Classrooms Elementary Edwin Markham 3 Emerson 1 James McGee 14 Longfellow 4 Mark Twain 8 Maya Angelou 6 To serve approxinnately 575 of the enrolled middle school students in portables, 20 of the 48 portable classroonns provide permanent capacity. Portables that are needed to serve the remaining enrolled nniddle school students are temporary capacity. All the portable classrooms currently at the high schools are deemed to provide permanent capacity. Support Facilities In addition to schools, the District owns and operates facilities that provide operational support functions to the schools. An inventory of these facilities is provided in Table 5. Table 5 - Support Facility Inventory Land Inventory Table 6 Unimproved Parcels Owned by the District Pasco School District Capital Facilities Plan Page 11 of 21 November 2011 School Portable Classrooms Middle Ellen Ochoa 8 McLoughlin 26 Stevens 14 Total Middle 48** School Portable Classrooms High Pasco High 25 New Horizons 16 Total High 41*** Facility Location Building Area sq ft Booth Bldg District Office 1215W Lewis Street 55,000 Building 2107M &0 3412 W Stearman Avenue 28,000 Parcel Location Area Acres Notes Roads 48752 21.93 Acres Potential elenn or ELC site Frey's Addition/Block 18 1.88 acres N California St..32 acres Rd 60/Sandifur 8 acres Elementary site Rd 52/Powerline 41 acres Middle School site N California/Spokane St 6.25 acres Adjacent to Whittier Henry St. between 22/24 1.9 acres Adjacent to Stevens SECTION 4 STUDENT ENROLLMENT PROJECTIONS A. Projected Student Enrollment The District's enrollment projections are based on an estimate by the Office of the Superintendent of Public Instruction (OSPI). OSPI estimates future enrollment for all Washington State school districts. OSPI uses a modified cohort survival methodology to forecast future enrollment. This methodology estimates how many students in one year will attend the next grade the following year by looking at historical data. The methodology also forecast how many new kindergarten students will enroll based on the number of live births in the county and historical averages for the number of children that enter kindergarten relative to the number of live births. The enrollment forecast is more accurate in the earlier years and less accurate in later years. The adjusted forecast is released annually in November. TABLE 7- ENROLLMENT FORECAST WITH K-5 CONFIGURATION Reflects the actual student enrollment for October 1, 2011. The updated OSPI forecast will not be available until the end of November 2011. Pasco School District Capital Facilities Plan Page 12 of 21 November 2011 Grade 2011 2012 2013 2014 2015 2016 2017 K 1,408 1,471 1,534 1,597 1,660 1,723 1,788 1 1,428 1,485 1,552 1,618 1,685 1,751 1,817 2 1,371 1,470 1,528 1,597 1,665 1,734 1,802 3 1,385 1,407 1,508 1,568 1,638 1,708 1,779 4 1,235 1,423 1,445 1,549 1,611 1,683 1,755 5 1,298 1,252 1,442 1,465 1,570 1,633 1,706 Total Elem 8,125 8,508 9,009 9,394 9,829 10,232 10,647 7,971* 6 1,186 1,317 1,270 1,463 1,486 1,593 1,657 7 1,189 1,212 1,346 1,298 1,495 1,518 1,627 8 1,189 1,210 1,233 1,370 1,321 1,521 1,544 Total Mid 3,564 3,739 3,849 4,131 4,302 4,632 4,829 3,498* 9 1,520 1,697 1,727 1,760 1,965 1,886 2,172 10 1,013 1,063 1,187 1,208 1,231 1,368 1,313 11 865 838 879 982 999 1,108 1,131 12 757 787 762 800 894 909 926 Total High 4,155 4,385 4,555 4,750 5,089 5,181 5,542 4,164* TOTAL 15,844 16,632 17,413 18,275 19,220 20,045 21,017 15,633* The Multi Track Year Round Task Force recommended that sixth grade become a part of the elementary schools, thereby decreasing a need for middle school space and increasing the need for elementary schools which saves the taxpayers the higher cost of building a new middle school. The board approved the configuration change on October 11, 2011. The projections using the new configuration follow in Table 8. TABLE 8- ENROLLMENT FORECAST WITH K-6 CONFIGURATION * Reflects the actual student enrollment for October 1, 2011. The updated OSP I forecast will not be available until the end of November 2011. SECTION 5 CAPITAL FACILITIES NEEDS A. Facility Needs Facility needs are derived by subtracting existing capacity from the existing and forecast enrollment. The District's current capacity, its educational programs, standard of service and enrollment forecast are used to determine its facility needs. Existing needs are derived by subtracting the current capacity from the students that are currently enrolled. The six year needs equal the forecast enrollment in Pasco School District Capital Facilities Plan Page 13 of 21 November 2011 Grade 2011 2012 2013 2014 2015 2016 2017 K 1,408 1,471 1,534 1,597 1,660 1,723 1,788 1 1,428 1,485 1,552 1,618 1,685 1,751 1,817 2 1,371 1,470 1,528 1,597 1,665 1,734 1,802 3 1,385 1,407 1,508 1,568 1,638 1,708 1,779 4 1,235 1,423 1,445 1,549 1,611 1,683 1,755 5 1,298 1,252 1,442 1,465 1,570 1,633 1,706 6 1,186 1,317 1,270 1,463 1,486 1,593 1,657 Total 9,311 9,825 10,279 10,857 11,315 11,825 12,304 Elem 9,147* 7 1,189 1,212 1,346 1,298 1,495 1,518 1,627 8 1,189 1,210 1,233 1,370 1,321 1,521 1,544 Total 2,378 2,422 2,579 2,668 2,816 3,039 3,171 Mid 2,322* 9 1,520 1,697 1,727 1,760 1,965 1,886 2,172 10 1,013 1,063 1,187 1,208 1,231 1,368 1,313 11 865 838 879 982 999 1,108 1,131 12 757 787 762 800 894 909 926 Total 4,155 4,385 4,555 4,750 5,089 5,271 5,542 High 4,164* TOTAL 15,844 16,632 17,413 18,275 19,220 20,045 21,017 15,633* 2017 minus the existing capacity, or the current needs plus the needs to serve increased student enrollment attributed to growth. As shown in Table 9 below, by 2017 in a K-6 elementary configuration, the district needs to add capacity to serve 4879 elementary school students, 221 middle school students and 749 high school students. Table 9 Enrollment, Capacity and Needs * Current capacity equals capacity in the brick and mortar facilities reflected in the inventory of facilities, plus permanent portable capacity, to the maximum extent possible yet able to maintain an optimal educational environment within each school's infrastructure limitations. **Capacity to house the projected remaining 1,136 unhoused students is not included in either Phase one or two to account for what may be an overestimate by OSPI of Pasco's growth by 2017. Because this document must be updated every two years, the enrollment projections will be updated based on real enrollment numbers. To serve the projected 21,017 students in 2017, the District needs to restructure its grade configuration to become K-6 elementary schools and 7-8 middle schools. This postpones the need to construct another middle school for about six years but creates the need to construct five schools serving elementary students, which could be four 750-student elementary schools and one 600 student early learning center serving half day kindergarteners. It must also add portables at the elementary schools and add capacity at the high school level. The District's current permanent facility needs are for 1722 K-6 elementary students (Current K-6 enrollment at 9147 minus permanent capacity of 7425). Reconfiguring the grade levels provides for adequate middle school capacity by using both brick and mortar and permanent portable capacity at reasonable maximum levels until at Pasco School District Capital Facilities Plan Page 14 of 21 November 2011 Facilities Current Brick & Mortar Capacity Current Permanent Portable Capacity Total Current Capacity* 2017 Projected Enrollment 2017 Projected Facility Needs Needs Remaining after Phase 2 Brick & Mortar Additions Needs Remaining after Phase 2 Portables Elementary (K-6)5,908 1,517 7,425 12,304 4,879 1,279 559 Middle (7-8)2,019 575 2,594 3,171 577 577 577 High (9-12)3,994 799 4,793 5,542 749 0 0 Totals 11,921 2,891 14,811 21,017 6,205 1856 1,136** least 2016. This was calculated using the October 2011 state count of students who are actually enrolled and attending Pasco Schools then subtracting the total capacity. B. Planned Improvements To serve the forecast growth, the District will construct needed facilities in phases. In the first phase, the District will construct two 750-student elementary schools, one early learning center and add portables. An early learning center is recommended for two reasons. First, since it would be designed for kindergarten needs, the cost per square foot is less. Second, an early learning center allows for the whole school to focus solely on the needs of the young learner and provides an enriched educational experience. The District will also make facility improvements needed to maintain current facilities adequately to serve existing students. While the Phase 1 improvements are being constructed, the District will start working on financing and plans to construct two additional 750-student elementary schools, add capacity at the high schools and add additional portable classrooms at the new elementary schools as needed. The additional capacity and costs for the planned improvements is shown in Table 10. Table lo Added Facility Capacity and Costs Pasco School District Capital Facilities Plan Page 15 of 21 November 2011 Needed Facility Improvements Additional Capacity Total Cost PHASE 1 New Elementary School #13 750*$23,827,071 New Elementary School #14 750 $27,044,006 New Early Learning Center 600 $20,717,573 Facility Site Needs 0 $5,100,000 Structural Needs o $525,000 HVAC Needs 0 $1,500,000 Energy Efficiencies 0 $700,000 Portables 144 Elem- 150 HS $1,350,000 300 Total Costs $80,763,650 PHASE 2 New Elementary School #15 750 $27,044,006** New Elementary School #16 750 $27,044,006 CHS Expansion 600--$5,600,000*** Portables 576 Elern $2,700,000 Total $62,388,012 This amount is less than the other elementary schools because the district already owns the land and has already completed much of the architectural and engineering work in preparation for construction. The cost for schools in future phases is a conservative estimate using the cost to construct the Phase 1 schools and reflects the estimates based on the prevailing wage and green building laws. The cost for inflation has not been included.It will be captured when this CFP is updated. The Early Learning Center would serve 600 full time students, meaning that it could serve up to 1200 half day kindergarteners. To serve the remaining forecast K-6 growth, the District would need to add 54 more portable classrooms. However, it is estimated that space will exist on the elementary campuses to only add 30 portable classrooms, totaling 110 portable classrooms. The 30 new classrooms can serve another 720 students for a total of 2,237 K-6 students served in portables all of which are permanent. Of the 110 portable classrooms, 93 classrooms would be considered permanent capacity after Phases one and two.The remaining portable classrooms, or 17 of the 110 portable classrooms, will provide temporary interim capacity and are not counted as permanent capacity. After adding portables to the maximum amount possible, 559 K-6 students will remain unhoused after Phase two. (See Table 11 for details.) About six portables will need to be added at the high school level to serve about 150 more students as permanent capacity. School impact fees may be used to pay for the cost of portables. The cost to add capacity for 600 high school students is conservative and is based on an estimate of $232 per sq ft (10% more than the original construction of $211) for about 1,000 square feet per classroom for 24 classrooms (includes allowance for halls and stairwells). (The cost of per square foot in western Washington ranges from $289-$312.) Chiawana was originally designed to add the additional classrooms to the wings of the school to absorb future growth. The 24 classrooms will house about 600 additional students. Therefore, about six portable classrooms will need to be added to house the remaining 149 students in the projection and are scheduled in Phase 1. Shown in Table 11 is the analysis of the amount of current permanent K-6 portable capacity and an estimate for the future. No set percentage is possible due to the individual characteristics and limitations of each school and site. The district has analyzed each site to determine the maximum enrollment possible yet maintain a quality educational program and all of its components. Table 11 - Analysis of K-6 Permanent and Temporary Portable Capacity Enroll Maximum Reasonable Enroll for Optimal Quality B/M capacity Unhoused Max - B/M=ilst in perm portables # Portable Classrooms as perm Temporary Port Classrooms *Portable capacity at unbuilt schools sites are estimates of 6 classrooms per new school. Pasco School District Capital Facilities Plan Page 16 of 21 November 2011 Total Portable Classrooms Remaining Unhoused St udents 2011 2017 After Phase 1 2017 After Phase 2 7,971 12,304 12,304 7,425 9,669 11,745 5,908 8,008 9,508 1,517 *144 *576 63 69 93 17 17 17 80 86 110 559 *The permanent capacity attributed to portable classrooms at those schools that are not yet built is only an estimate and subject to change once sites are secured and designs are finalized. In 2017, the OSPI enrollment forecast projects that the District will be serving 21,017 students. Table 12 shows the current capacity, the added capacity for the planned improvements, the total capacity when the planned improvements are complete, and the forecast enrollment. As shown in Table 12, when all the planned improvements are constructed the District will have permanent capacity to serve 11,745 out of the 21,017 projected students. Capacity to house the projected remaining 780 unhoused students is not included in either Phase one or two to account for what may be an overestimate by OSPI of Pasco's growth by 2017. Because this document must be updated every two years, the enrollment projections will be updated based on real enrollment numbers. Table 12- Planned Capacity and Forecast Enrollment in a K-6 Configuration *Includes brick and mortar schools and portables. Table 13 - Planned Capacity and Forecast Enrollment Pasco School District Capital Facilities Plan Page 17 of 21 November 2011 Facilities 2017 Projected Enrollment Total Current Capacity* 2017 Projected Facility Needs Increased Capacity from Phase 1 2017 Facility Needs after Phase 1 Increased Capacity from Phase 2 Total CapacitIfafter Phases 1 and 2 2017 Facility Needs after Phases 1 and 2 Elementary (K-6)12,304 7425 4,879 2,244.2,635 2076.11,745 559 Middle (7-8)3171 2,594 577 o 577 o 2,594 577 High (9-12)5,542 4,793 749 150 599 600 5,543 (1) Totals 21,017 14,811 5,849 2,394 3,811 2,676 19,882 1,136 Facility Current Capacity* Added Capacity Total Planned Capacity Forecast Enrollment Remaining Projected Unhoused Students Elementary (K-6)7,425 4,320 11,745 12,304 559 Middle (7-8)2,594 0 2,594 3,171 577 High (9-12)4,793 750 5,543 5,542 (1) TOTAL 14,811 5,070 19,882 21,017 1,136 *Total planned capacity in Phase 1 includes six portable classrooms at the elementary level, all of which are considered permanent capacity. After Phase 2 construction, 24 more portable classrooms will be considered permanent capacity. The 6 portable classrooms for the high school are also considered permanent capacity. The District's ability to fund the planned improvements that will add capacity is dependent upon the passage of bond elections at a 60% supermajority and capital construction funds from the state. Numbers for permanent portable classroom capacity for schools not yet constructed are only estimates and may change based on site selection and layout. SECTION 6 CAPITAL FACILITIES FINANCING PLAN Planned Improvements Planned improvements in Phase 1 include the construction of two elementary schools and one early learning center, the addition of six portable classrooms at the high school level and another six portable classrooms at the elementary level. The District also needs to acquire school sites and must make a variety of improvements that are needed at existing facilities. When the planned Phase 1 improvements are constructed there will be permanent capacity for 9,669 students. Financing for Planned Improvements General Obligation Bonds Bonds are typically used to fund construction of new schools and other capital improvement projects. Bonds are then retired through collection of property taxes. The District must pass a bond election with a 60% majority since it is the primary source of funding for the capital improvements listed in this plan. State Capital Construction Funds State Capital Construction funds come from the Common School Construction Fund ("the fund"). Bonds are sold on behalf of the Fund, and then retired from revenues accruing predominantly from the sale of timber from the common school lands.If these sources are insufficient, the Legislature can appropriate funds or the State Board of Education can change the standards. School districts may qualify for state match funds for specific capital projects based on a prioritization system. Based on the District's assessed valuation per student, the formula in the state regulations and the significant number of unhoused students (calculated by the State's definition), the District is currently eligible for state match funds for new schools at a factor of approximately 86% within the state's calculation formula only if local voters approve the funds for the local portion of the projects. Impact or Mitigation Fees Impact or mitigation fees are a means of supplementing traditional funding sources for construction of public facilities needed to accommodate new development. School impact fees or SEPA mitigation fees are generally collected by the permitting agency at Pasco School District Capital Facilities Plan Page 18 of 21 November 2011 the time plats are approved or building permits are issued. Improvements that do not add capacity and that are constructed to existing schools to serve existing enrollment, are not included in impact fee or mitigation fee calculations. The existing needs and deficiencies are excluded from the cost that is attributed to growth because impact and mitigation fees cannot be used to remedy existing deficiencies. C. Six-Year Financing Plan Table 14 demonstrates how the District intends to fund new construction and improvements to school facilities in the first phase of the Capital Facility Plan. A similar financing plan will be prepared for improvements that are planned for Phase 2 once the improvements in Phase 1 are under construction. The financing components include a bond issue, state match funds, and impact fees. Projects or portions of projects which remedy existing deficiencies are not appropriate for impact fees. Thus, fees collected from new developers will not be used to finance projects or portions of projects which remedy existing deficiencies. Table 14- Capital Facilities Financing Plan Phase 1 This number is an estimate of state match and is subject to verification by OSPI. ** This number is an estimate that assumes housing development will occur at a rate similar to what has been experienced the past six years and impact fees in the amount of at least $4,683.34 will be collected from builders for every new housing unit. 'This amount is less than other similar elementary schools because the district already owns the land and has already completed much of the architectural and engineering work in preparation for construction. SECTION 7 SCHOOL IMPACT OR MITIGATION FEES The Growth Management Act (GMA) authorizes jurisdictions to collect impact fees to supplement funding of additional public facilities needed to accommodate new development. The State Environmental Policy Act requires mitigation of impacts that new development has on schools and the State Subdivision Act requires there be adequate provision for schools prior to approving subdivisions. Impact fees or mitigation fees address these legal requirements. They cannot be used for the operation, maintenance, Pasco School District Capital Facilities Plan Page 19 of 21 November 2011 Project Added Capacity Cost Unsecured Funds Bonds State Match.Impact Fees.. New Elementary School #13 750 $23,827,071"""$9,757,686 $13,169,385 $900,000 New Elementary School #14 750 $27,044,006 $11,647,044 $14,496,962 $900,000 New Early Learning Center 600 $20,717,573 $9,612,446 $10,655,127 $450,000 Facility Sites 0 $5,100,000 $5,100,000 $0 $0 Existing Facility Improvements 0 $2,725,000 $2,725,000 $0 $0 Portables 300 $1,350,000 $0 $0 $1,350,000 TOTAL 2400 $80,763,650 $38,842,176 $38,321,474 $3,600,000 repair, alteration, or replacement of existing capital facilities used to meet existing service demands. Fee Calculations Franklin County and the City of Pasco have not adopted a school impact fee ordinance. However, the District's Capital Facility Plan addresses the forecast growth for which the City and County must plan, and it identifies the need to collect fees to address a portion of the cost the District will incur to build facilities to serve growth. The fees have been calculated using a standard school impact fee formula that is authorized by the Growth Management Act and adopted in Washington counties and cities. The fees, calculated as shown in attached Appendix A, are based on the District's cost per dwelling unit to construct new elementary and middle schools to add capacity to serve new development. Construction costs do not include that portion of the total cost to build new schools that is being incurred to serve unhoused students (to remedy existing deficiencies). Credits have been applied in calculating the fees to account for future state match funds the District could receive and projected future property taxes that will be paid by the owner of the dwelling unit. The fees have been discounted by 25% to minimize the impacts the fees may have on new development and ensure new development is not paying more than its fair share. District's Proposed Fees The District requests collection of school impact fees in the amounts of: Single Family:$4,683.34 Multi-Family:$4,525.86 Pasco School District Capital Facilities Plan Page 20 of 21 November 2011 PASCO SCHOOL DISTRICT 2011 Impact Fee Calculation si p =ICS(SF)-(S1t1)-((1 +iY" -I 01° x .4.417x TL,Rj jx.4 FC i(1 + Single Family Residence: Multi-Family Residence: 25% reduction APPENDIX A Pasco School District Capital Facilities Plan Page 21 of 21 November 2011 Elementary Middle School High School Formula $72,263,650.00 50.00 $675,000.00 Facility Cost 2244 300 150 Additional Capacity $32,20305 S0.00 $4,500.00 Cost per Student (CS) 0.350 0.120 0 120 Student Factor (SF) $11,271.07 90.00 $540.00 CS x SF $18017 $18017 $18017 Boeck Index 90.00 117 00 130.00 OSPI Sq FI 86 10%86.10%86.10%State Match Eligibility % 54,886.48 S0.00 $0.00 State Match Credit (SM) $6,384.59 $0.00 $540.00 CS x SF - SM $6,924.59 Cost per Multi-Family Residence 0.0434 Average Interest Rate 0.529355058 Tax Credit Numerator 0 06637401 Tax Credit Denominator 7975336462 Tax Credit Multiplier (TCM) $46,800.00 Average Assessed Value (AAV) 371650 68 TCM x AAV 0 00240 Tax Levy Rate (TLR) S89010 TCM x AAV x TLR =(TC) $6,034.48 Cost per Multi-Family Residence - Tax Credit $1,508.62 25% reduction (A) $4,525.86 Calculated Multi- Family Fee Amount TBD Recommended Fee Amount Elementary Middle School High School Formula S72,263,650.00 S0.00 5675,000.00 Facility Cost 2,244 300 150 Additional Capacity $32,203 05 50 00 54,500 00 Cost per Student (CS) 0.450 0.180 0 190 Student Factor (SF) $14,491.37 $0.00 $855.00 CS x SF $16017 $16017 $18017 Boeck Index 90 00 117 00 130 00 OSPI Sq Ft 8610%86.10%86.10%State Match Eligibility % S6,282 62 SO OD 50 00 State Match Credit (SM) S8,208.76 S0.00 $355.00 CS x SF - SM $9,063.76 Cost per Single Family Residence 0 0434 Average Interest Rate 0.529355058 Tax Credit Numerator 0.06637401 Tax Credit Denominator 7 975336462 Tax Credit Multiplier (TCM) S147,600.00 Average Assessed Value (AAV) 1177159 66 TCM x AAV 0 00240 Tax Lew Rate (TLR) $281930 TCM x AAV x TLR =(TC) $6,244.46 Cost per Single Family Residence - Tax Credit $1,561 11 25% reduction (A) $4,683.34 Calculated Single Family Fee Amount TBD Recommended Fee Amount \V* Pasco School District #1 C. L.Booth Education Service Center 1215 W.Lewis Street Pasco,Washington 99301 Board of Directors e (509) 546-2801 i FAX (509) 543-6781El11,1*(1i.?)15111C1"#1 Franklin County Board of Commissioners 1 016 North 4IhAve Paseo, WA 99301-3706 honorable Commissioners, Mayor and Council Members: As Directors of the Pasco School District, we are writing to inform you of the difficult situation our District has been facing and to request your support in addressing it. Our community has experienced significant growth for the past several years. The Paseo School 'District has grown 4% to 7% every year for the past ten years. Student enrollment has increased by over 6,200 students (71%) during that time, or an average of 620 students a year for ten years, which is enough to fill a new school every year. While we support a vibrant community, we are at a point where the District does not have space in its schools to serve families from new development. The District needs ne.v development that places demands on the school facilities to contribute to a portion of the cost for schools. The Washington Growth Management Act requires Franklin County and the City of Paseo to plan for growth. Your Comprehensive Land Use Plans must ensure public facilities and services will be in place to serve new development. Public facilities and services include schools and public education. To ensure schools and public education are available to serve students from new development, we encourage Franklin County and the City of Paseo to adopt the Paseo School District's Capital Facilities Plan and adopt a school impact fee ordinance. We understand these are tough economic times and the imposition of school impact fees rnay be unpopular with some of the people or organizations we are all elected to represent. At the same time, we have outgrown our ability to continue providing schools without requiring the development that will be served by the schools to contribute to the costs. Requiring developers to pay a portion of the costs for schools ensures everyone that benefits by quality schools contributes to the costs. When developers do not pay school impact fees, the entire cost for new schools is paid by taxpayers. These are the same taxpayers that have already paid taxes for new schools. We have heard from taxpayers that they are no longer willing to bear the entire financial burden of paying for schools Equal Opportunity Employer Mayor and Paseo City Council Members 525 North 316 Ave Pasco, WA 99301 , January l I, 2011. 1 HAL I. when the schools are needed to serve new development. They want new development to contribute to the cost; or they want growth to pay its fair share.' In light of situation the Pasco School District is in, and given requirements in state law to ensure school facilities are available to serve new development, we adopted the enclosed resolution. As reflected in the resolution, we adopted the 2010-2016 Pasco School District C'apital Facilities Plan, which includes impact fees as a source of funding that is needed to pay a portion of the costs for schools that are needed to serve gTowth. The Capital Facilities Plan and a sample school impact fee ordinance also are enclosed. We would like our staff to work with your staff to bring these matters before your Planning Commissions and before the Board of County Commissioners and City Council for formal action. lf Franklin County and/or the City of Pasco are unwilling to adopt the District's Capital Facilities Plan and a school impact fee ordinance, the Pasco School District will be requesting that the County and City refuse to approve new residential developments unless the developers have mitigated the impacts their development have on schools. Depending on the size of the proposed development, developers may be asked to dedicate property for a school site, construct school facilities (including but not limited to portables), or pay the costs the District will incur for the property and facilities that are needed to serve the proposed development. While we would prefer to have developers mitigate their impacts through the payment of school impact fees, if that is not an action the County and/or City is willing to take, we will be forced to request other mitigation measures; we simply don't have capacity in our schools and must receive assistance from developers. Recently the District requested notice of every proposed residential development in the County and City. By this letter, and through comments we will submit in response to notice of proposed residential developments, the District is notifying the County and City that new residential development will have a significant adverse impact on schools (which are capital facilities that must be addressed under the State Environmental Protection Act (SEPA)). To satisfy legal requirements under SEPA, residential developers will need to mitigate the impacts their proposed development have on schools. Under the State Subdivision Act, the County and City cannot approve residential subdivisions unless you find there are "adequate provisions for schools." The District is notifying the County and City that without impact fees or mitigation under SEPA, there are not adequate provisions for schools. Some in our community nave suggested new development pays its way because new development generates sales tax and increases the average assessed value (AAV) of property. School districts do not receive sales tax revenue to nay for school facilities. School districts also do not receive additiona) funds when the AAV of property in the district increases. Insteao, the amount of money a school district receives for school facilities is the fixed amount of the oond measure, wnich must be approved by 60% of the voters. When new development occurs, the amount approved in the bond measure is paid for by more taxpayers, which means existing taxpayers pay less but the District receives the same fixed amount and no more_ Celebrating academics, diver..40. and innovation. We appreciate your consideration of the District's request and would be happy to participate in a work session to discuss the issues the District is facing, the enclosed Capital Facilities Plan and solutions that will address our mutual needs.If you would like to schedule a work session, or if you have questions, please contact Superintendent Saundra Hill at 509.546.2800. We look forward to notice of the date and time when our request will be formally considered. Sincerely, PASCO SCHOOL, DISTRICT BOARD OF DIRECTORS \ 1 Jeffrey Dong! Member Pete Felsted, Member Ceiebrating academics, diversity and innovation. John Hergen, Memb r e.,Encl.Capital Facilities Plan Draft impact fee ordinance Pasco School Board Resolution 809: Impact Fees c:Saundra L. Hill, Superintendent Fred Bowen, C:ounty Administrator Gary Crutchfield, City Manager '\\\kS\s".),, Shen-y Lanco ,President William V. reCgett,(*ce President L'ASCO SCHOOL DISTR1CI. #1 Pasco School District No. Resolution No. 809 ADOPTION OF THE 2010-2016 PASCO SCHOOL DISTRICT CAPITAL FACILITIES PLAN AND SCHOOL IMPACT FEES WHEREAS, counties and cities in the State of Washington adopt comprehensive land use plans in accordance with the Growth Management Act (GMA); and WHEREAS, comprehensive plans that are adopted under the GMA must address the provision of public services for future growth and development; and WHEREAS, public schools are one of the public services that, with assistance from school districts, the counties and cities must plan for; WHEREAS, the Pesco School District desires to work with Franklin County and the City of Pesco in planning for growth and implementing the GMA through the adoption of the Pasco School District Capital Facilities Plan; WHEREAS, the GMA authorizes Franklin County and the City of Pasco to collect school impact fees from residential development in order to ensure that school facilities are available to serve new growth and development; WHEREAS, the District's student enrollment is projected to increase over the next six years due to growth in unincorporated Franklin County and the City; WHEREAS, the District will need to build new facilities to add capacity to serve the increased enrollment; WHEREAS, existing funding sources are not sufficient to fund the new facilities that are needed to serve the increased enrollment; WHEREAS, the District requests that Franklin County and the City of Pesco supplement their Comprehensive Land Use Plans to address the school facility needs reflected in the 2010 2016 Pesco School District Capital Facility Plan; and WHEREAS, the District requests that Franklin County and the City of Pasco adopt a school impact fee ordinance and collect school impact fees in an amount set forth in the 2010 2016 Capital Facility Plans; Page 1 of 2 NOW THEREFORE, BE IT RESOLVED that the 2010-2016 Pasco School District Capital Facilities Plan (CFP) is hereby adopted. The District shall submit this CFP to Franklin County and the City of Pasco for adoption as a supplement to the County's and City's Comprehensive Land Use Plans and take any actions that are necessary to support the County's and City's adoption of school impact fees. BE IT FURTHER RESOLVED that the District respectfully requests Franklin County and the City of Pasco impose and collect school impact fees on behalf of the District in the amount of $6,012 per single family home and $5,272 per multi-family unit. 70-- ADOPTED THIS l4V day of December, 2010. ATTEST: (Ai Sherry Lancon, William .4.1-aundra L. Hill,Superin4 ndent & Secretary to the Board Leggett, o e President Hergert, Member Page 2 of 2 Correspondence Dave McDonald From:Preston K Ramsey III pkriii©msn.corn> Sent:Thursday, October 20, 2011 4:59 PM To:Dave McDonald Cc:Maggie Lyons Subject:Planning Commission Comments (Tonight's agenda item VIII-A) Attachments:FBA-Rd 68-aerial overlay copy.pdf; ATT75444.htm Mr. McDonald, Please accept the following as FBA Land Holdings comments for the record at tonight's meeting: FBA Land Holdings, LLC (a subsidiary of the Metropolitan/Summit Creditors Trust) owns approximately 32 acres of undeveloped multifamily-zoned residential land in Pasco (please see attached aerial overlay). The Trust is in the process of selling these lands in order to repay it's creditors (approximately 300 qf which live in the Tri-Cities area). The School District is proposing an impact or mitigagtion fee of $5,272 per unit fOr multifamily housing construction. The affect such afee would have on land values (and ability to sell) are significant. A fact already demonstrated by the slowing of development since the School Districts Capital Facilities Plan was released and voluntary mitigation agreements have been imposed as a condition of plat approval by the PC. For the numbers, R-4 zoned land can accommodate up to 25 units per acre (although design/configuration usually dictates a density closer to 21 units per acre). Using the realist figure, the impact or mitigation fee would be $110,713/acre (or $2.54/ft). Using the 'Ulf density allowance, the fee is $131,800 ($3.03/sf). Under either scenario, the impact fee alone meets or exceeds the lands market value. Therefbre, the fee amount proposed by the School District is economically not feasible. Our hope is that both the facility requirments and a realist way in which revenue can be generated for school needs are closely examined and discussed so that an equitable solution for all involved is ultimately reached. It's our understanding that tonight's record will remain open through the Nov 17 Planning Commission Hearing, so ve'll have an additional opportunity to comment further. Sincerely, Preston Ramsey on behalf of FBA Land Holdings LLC ' r '.164 ar" (44TII STREET PLACE I I 6-11811-010 - "-N I NASH HERITAGE VILLAGE PHASE 1 1STUDEBAKER /, 404. ary 04, I[i 1,11 'Mal yialAngelou Element .1_111 VILLAGE PHASE 2 731 O o os DESOTO 46 1 1 1 1 1 1 1 VINTAGE VILLAGE PHASE CDRDL'i 1 I I COLUMBEA PLACE PHASE 3 COLUMBIA PLACE PHASE 2 OL UMBIA PLACE PHASE r[ SHORT PLAT M-05 (11 i t 1 /-1) COLUMBIA PLACE PASE 4 RUSH CREEK SHORT PLAT 2403.21 COLUMBIA PLACE p.As DESCHUTES i --BROADMOORE PARK NO 1 i 11 1, illSANDIFUR BF. OIII I I I/ ISLAND ESTATES PHASE 1 11111111/ ISLi1ND EST-TATES PHASE 6I ...---MOOR. PLACE PHASE 1,IIIII (IIIIIIIMILISCAND ESTATES PHASE1.)''RAD POWER LINE BINDING SITE PLAN 2606-01 BINDING SITE PLAN 20415-03) Dave McDonald From:Preston K Ramsey III <pkriii©msn.com> Sent:Thursday, November 17, 2011 4:53 PM To:Lave McDonald Cc:Preston K Ramsey Ill Subject:Impact Fee Ordinance Mr. McDonald, Please accept these additional comments for tonight's record: As demonstrated below, we are very concerned about the potential impacts of any new fee on the housing market and regional economy and are monitoring this process closely. Our expectation is that the City will conduct a comprehensive review of the School Districts Revised Capital Facilities Plan once it is made available, preferrably with independent third-party peer review of the Districts assumptions and conclusions. We will also be conducting a thorough review of the updated CFP to ensure that it is legally defensible, and we hope and expect that the City will work with us to ensure that review is complete and all our questions are answercd before it adopts any new fee ordinance. Sincerely, Preston Ramsey on behalf of FBA Land Holdings LLC Begin forwarded message: From: Preston K Ramsey III <pkriii@msn.com> Subject: Planning Commission Comments (Tonight's agenda item VIII-A) Date: October 20, 2011 4:59:03 PM PDT To: mcdonalddbasc:o-wa.ciov Cc: Maggie Lyons <maigiel metmtg.com> Mr. McDonald, Please accept the following, as FBA Land Holdings comments for the record at tonight's meeting: FBA Land Holdings, LLC (a subsidiary qf the Metropolitan/Summit Creditors Trust) owns approximately 32 acres of undeveloped multifinnily-zoned residential land in Pasco (please see attached aerial overlay). The Trust is in the process of selling these lands in order to repay it's creditors (approximately 300 of which live in the Tri-Cities area). The School District is proposing an impact or mitigagtion fe of $5,272 per unit for multifámily housing construction. The qffect such afee would have on land values (and ability to sell) are significant. A _fact already demonstrated by the slowing of development since the School Districts Capital Facilities Plan was released and voluntary mitigation agreements have been imposed as a condition of plat approval by the PC. For the numbers, R-4 zoned land can accommodate up to 25 units per acre (although design/configuration usually dictates a density closer to 21 1117itS per acre). Using the realist figure, the impact or mitigation fee would be $110,713/acre (or $2.54/ft). Using the full density allowance, the fee is $131,800 ($3.03/sf). Under either scenario, the impact fee alone meets or exceeds the lands market value. Therefbre, the fee amount proposed by the School District is economically not feasible. Our hope is that both the facility requirments and a realist way in which revenue can be generated for school needs are closely examined and discussed so that an equitable solution fbr all involved is ultimately reached. It's our understanding that tonight's record will remain open through the Nov 17 Planning Commission Hearing, so we'll have an additional opportunity to comment further. Sincerely, Preston Ramsey on behalf of FBA Land Holdings LLC 2 Volume I Goals & Policies Comprehensive Plan City of Paseo, Washington 2007 to 2027 This comprehensive plan and the preparatory work which created it were paid fbr in part by a grant from the State of Washington, administered by the Department of Community, Trade and Economic Development. CITY OF PAS CO iiiiiiii1111111111111111111011" Source Documents The source documents primarily used as functional comprehensive plans for infrastructure and the six-year capital improvement plans are prepared routinely and updated annually as required for obtaining funding fi-om the State. The individual capital improvement plans define projects and proposed funding for those projects required, first to rehabilitate existing facilities and secondly to provide level of service (LOS) capacity to accommodate new growth. Generally, the proposed new capacity, replacement and rehabilitation of capital facilities, and financing for the next six -years reflects the general planning goals and policies, as well as land use infrastructure requirements, identified in Pasco's longer-range planning documents. These documents include: The Transportation Element, and related regional and county transportation plans; The Comprehensive Park and Recreation Plan and Trails Plan; Water, Sewer, and Stormwater Comprehensive Plans; and Specific facility plans for infrastructure improvements and city- owned buildings. Paseo School District No. 1 Capital Facilities Plan Other source documents include, plans for schools, the irrigation district, the Benton-Franklin Council of Governments Regional Transportation Plan, the Columbia Basin Ground Water Management Area Plan, and other service providers. Supplemental Plans The Broalmoor Concept Plan (2009) The Broadmoor Concept Plan covers approximately 1,100 acres o f land north and west of the Broadmoor/I-182 Interchange. The goal of the Broadmoor Concept Plan is to provide a more detailed level of guidance for future development in the Broadmoor area than is provided for in the Comprehensive Plan, The Broadmoor Concept Plan (2009) and any subsequent amendments thereto is made part of this Comprehensive Plan by reference. Boat Basin Marine Terminal Plan (2010) The Boat Basin Marine Terminal Plan covers that portion of the City located Capital facilities Element 22 south of Ainsworth Avenue between the Cable Bridge and Osprey Pointe in the Big Port of Pasco. The goal of the Boat Basin Marine Terminal Plan is to provide a m ore detailed level of ,guidance for future redevelopment of the Marine Terminal and Boat Basin area than is provided for in the Comprehensive Plan. The Boat Basin Marine Terminal Plan (2010) and any subsequent amendments thereto is made part of this Comprehensive Plan by reference. The Capital Facilities Element is designed to comply vvith the following state GMA planning goals: Public facilities and services. Ensure that those public facilities ancl services necessary to support development shall be adequate to serve the development at the time the developPnent is available fbr occupancy and use vvithout decreasing current service levels below loce-illy established pninimum standards. The state goals, in turn, led to the following Countywide Planning Policies (CPP) that provide specific g,uidance to the analysis and policies developed in this Element (note that only those policies or portions pertaining to infrastructure are included here): POLICY No. 1 Policies to Imp lement RCW 36.70A.020. The Comprehensive Plans of Franklin County and each of its cities therein shall be prepared and adopted with the objective to facilitate economic prosperity by accommodating growth consistent with the jóllowing: 2. Avoid Sprawl: The inappropriate conversion of undeveloped land shall be avoided. Urban development shall be confined to appropriate areas within urban growth boundaries. 5. Permits.. Applications fbr permits should be processed in a timely and fair- manner to ensure predictability. 10. Public Facilities and Services: EnSUre that those public facilities and services necessary to support development shall be adequate to serve development at the time the development is available fbr occupancy and use without decreasing current service levels below locally established pninimum standards. POLICY No. 2 G) Municipalities should limit the extension of water and sewer service to Capital facilities Element 23 prowth Management Mandate _ay= Concurrency Management IL A concurrency management system is a regulatory process that establishes procedures to determine if public facilities have adequate capacity to accommodate a proposed development. The process uses criteria adopted and implemented in the municipal code. Under the GMA, concurrency must be established for transportation facilities; however jurisdictions may establish concurrency for any public facility or service.The City of Pasco adopted Ordinance # 3821 establishing concurrency procedures for transportation facilities in conjunction with new development. Six Year Capital Improvement Plan The Capital Improvement Plan (CIP) sets out the capital projects the city plans to undertake within the next six years to support implementation of the Comprehensive Plan.The six year schedule is up-dated annually, with the first year of the schedule acting as the capital budget for the current fiscal year. During the annual updating of the six-year schedule, cost estimates, and funding sources are updated and revised to reflect changed conditions or new information available to the city. The CIP and the twenty-year Capital Facility Plan should be revised to include additional projects that may be needed to maintain adopted levels of service. Pasco School District #1 Capital Facilities Plan The School District Capital Facilities Plan sets forth the Districts educational progr, am standards (Level of Service) classroom sizes, core progr, ams and services necessary for the education of children within the District. The plan also identifies the Capital Facilities needs to accommodate project student enrollment over the next six years. The financing plan within the Capital Facilities Plan includes bonds, State matching funds and school impact fees as methods of raising capital for construction of school facilities. The District Capital Facilities Plan is included as a part of this Comprehensive Plan in the Capital Facilities Element in Volume II. Administrative Actions The Comprehensive Plan includes policies that should be carried out through a dm in istrative actions. These actions include developm ent review, developm ent permitting, preparation of reports, milking information available to the public, and review for concurrency. Development review practices must be continually monitored to ensure administrative fiinction are consistent with and support the policies of the Comprehensive Plan. Introducti on 5 Volume II Supporting Elements Comprehensive Plan City of Pasco, Washington 2007 to 2027 This comprehensive plan and the preparatory work which created it were paid fór in part by a grant from the State of Washington, administered by the Department of Community, Trade and E COPI 01111C Development. Capital Facilities I ntroduction Land use decisions such as annexation or commercial versus residential zoning, etc., have direct impacts upon the City financial capa.bilities and lia.bilities in both the immediate and distant futures. Because of this relationship the Growth Management Act (RCW 36.70A.070[3])requires that local governments include capital budgeting as an active planning function. The GMA requires that capital budgeting support the land use to meet the infrastructure dema.nds of growth then the land use element should be adjusted to protect the integity of the financial capa.bilities of the respective local government. The specific Statutory [RCW 36.70A.070(3)] requirements for capital facilities planning are provided as follows: 1."(3) A capital facilities plan element consisting of:(a) an inventory of existing capital facilities owned by public entities, showing the locations and capacities of the capital facilities. (b) a foreca.st of the future needs for such capital facilities; (c) the proposed locations and capacities of expanded or new capital facilities. (d) at least a six-year plan that will finance such capital facilities within projected funding, capacities and clearly identify sources of pub lic m on ey for such purposes; and (e) a requirem ent to reassess the land use element if probable funding falls short of meeting existing needs and to ensure that the land use element, capital facilities plan element, and financing plan within the capital facilities plan element are coordinated and consistent." Capital facilities planning is a tool that deliberately brings to the surface for public exa.mination, the financial decisions necessary to maintain and improve the physical attributes of the City. Capital improvement projects are to be based upon the needs, of the community and are to be consistent with, and promote the City's Comprehensive Plan. Under the GMA and countywide planning policy framework, urban gowth begins in the unincorporated areas adjacent to a. city. Counties use rural rather than urban standards for housing and other development. This pra.ctice has alwa.ys left the expensive questions associated Capital Facilities '41"-1°-171 BUTTERFIEI WATER TREATMENT PI decisions. If there is, insufficient funding with urba.nization to the time of a.nnexation before they are answered. The City is the s,ole supplier of water and sewer utilities., emergency medical service, and recreation s,ervices within the Urban Growth Area.. It is anticipated this will continue and no joint financing of urban semices will occur in the near future. No joint financing of urban level utilities and facilities is proposed by the City. The planning coordination required by the GMA is, viewed as a continuing process and close coordination of land development standards for the Urban Growth Area is, an objective of tha.t continuing process. When land development standards are either common or consistent between the City and County for the Urban Growth Area., relative future financial relief will be felt by the City's capital facilities budget. Capital Improvement Project Developmentwr Capital improvement projects are those major, non-reoccurring expenditures that have a useful life of five years orinare and a minimum cost of $25,000. Specific types of capital improvement projects include one or more of the following: Any acquisition of land for a public purpose; Any constniction of a new fa.cility such as a. public building, water lines, or play field, or an addition to, or expansion of such a fa.cility; A.ny non-recurring rehabilitation (i.e., something which is infrequent and would not be considered annual or other recurrent maintenance) or major repair of all or a part of a building, its grounds, or a facility, or of equipment; Purcha.se of major equipment; Any planning, feasibility, engineering, or desim stady related to an individual capital improvement project or to a program that is, implemented through individual capital improvement projects. Capital Facilities Types The City of Pasco has a wide range of facilities which it funds to varying degrees based upon budget capabilities and priorities. These are: storm drainage (collection system) major and minor arterial streets,' ( between major intersections) Capital Facilities pedestrian and bicycle linkages and routes 29 potable water system (treatment, storage, distribution) sanitary sewer system (collection system, treatment system) park and open space system (including land support for existing or future educational facilities) emergency response facilities (fire, paramedic, police) community beautification (directed toward land acquisition and landscaping (with irrigation system) for any and all parts of the City public building construction and remodeling (libraries, city offices, community centers, maintenance buildings, etc.) Special service districts and utility companies represent a.n a.dditional range of capital facilities. These are: schools public utility districts irrigation districts Capital Budgeting Project Consideration Factor&__1 I.The following criteria are the ba.sis for decision-making concerning new and proposed continuing capital budget items for the City of Pa.sco: Public Safety: The project must identify a clea.r and immediate safety risk. Requests from departments, which deal principally with public safety, such a.s Fire and Police, do not a.utomatically meet this standard. Another depa.rtment, such as Parks and Recreation, could have a project that addresses a clear and immediate safety issue. Public Health:Benefit to the environment and public health is a primary consideration. This consideration is only used when public health is a critical factor; a matter of necessity, rather than a matter of choice. For example all water or sewer projects concern public health; however, this consideration would be used only when urgent. Continual health hazards, however, would make a water or sewer project virtually mandatory. Legal Requirement: Many federal and state ga.nts are contingent upon local pa.rticipation, and such intergovernmental a.greements require legal compliance. Court orders and judgments (e.g.,annexation, property owner rights, environmental protection); also represent legal requirements which may affect a CIP project. Consideration must be given to both existing legal requirements Capital Facilities 30 (e.g., federallstate stipulation that earmarked funds must be spent by a certain date), and anticipated legal requirements (e.g., pending annexation which is expected to be a.pproved by the end of the year). Related Projects: CIP projects in one category are essential to the success of projects in other categories. In some instances, a street should not be developed until a storm drain has been completed. Obviously, park development cannot proceed until parkland has been acquired, but the development may also depend upon the completion of a. street project to provide access to the park. In addition, significant federal or state uants might be involved, and the City would be required to provide its matching share or forfeit the grant. Related projects by other agencies may a.ffect a saving which should be pursued. Consistency with Current Comprehensive Plan: A master plan for a specific category of public facilities has long-term objectives set during the planning process. City departments ha.ve an obligation to request C IP projects that support and implement the sta.ted goals and objectives of the master plan. Consideration should not be given here to a.ny project that (loes nothing to a.ctively implement th e plan, or adverse ly affects th e plan. Net Impact on Future Operating Budgets: The substantial cost impact of a proposed CIP project on future operating budgets of the City is an important factor in the City 's decision to construct the project. In some cases, however, a project may generate enough revenue to offset, or even exceed, fature operating costs (e.g., water or sewer treatment plant, stadium, airport, etc.). Other: There are additional priority factors that departments may include for evaluation. Some of these additional factors for consideration could include public support, level of service, cost savings to the City, and impact on economic development. Why Plan For Capital Facilities There are at least three reasons to p lan for capital facilities: ( I ) good management, (2) gowth management, and (3) eligibility for gants and loa.ns. Good Management Planning for major capital facilities and their costs enables City of Pa.sco to: Demonstrate the need for facilities and the need for revenues to pay for them; Estimate future operation/maintenance costs of new facilities that will impact the annual budget; Capital Facilities 31 Take advantage of sources of revenue (i.e., grants, impact fees, real estate excise taxes) that require a CIP in order to qualify for the revenue; and Get better ratings on bond issues when the City borrows money for capital facilities (thus reducing interest rates and the cost of borrowing money). Growth Management Capital improvements plans are necessary in the comprehensive plan in order to: Provide capital facilities for land development that is envisioned or authorized by the land use element of the comprehensive plan; Maintain the quality of life for existing and future development by establishing and maintaining standards for the level of service of capital facilities; Coordinate and provide consistency among the many plans for capital improvements, including: Other elements of the comprehensive plan (i.e., transportation and utilities elements), Master plans and other studies of the local government, Plans for capital facilities of state and/or regional significance, Plans of other adjacent local governments, and Plans of special districts. Ensure the timely provision of adequate facilities to support existing populations and future development; Document all capital projects and their financing (including projects to be financed by impact fees and/or real estate excise taxes that are authorized by the State of Washington Growth Management Act (GMA)). The CIP is the element that makes the rest of the comprehensive plan "real". In reality, the CIP determines the quality of life in the community. Eligibility for Grants and Loans The State of Washington Department of Commerce's Public Works Trust CapitalFac'ilities 32 Fund requires that local governments have some t3.,pe of CIP in order to be eligible for gants and loans. Some other grants, and loa.ns have similar requirements (i.e., Intera.gency for Outdoor Recreation), or give preference to governments tha.t have a CIP. Revenue sources are of several types and are designed either for one specific application or may be used for a variety of projects. As an example, sources of grant money for transportation facility construction are dedicated to that single general purpose. State statues set out the povv'ers local governments have for funding capital and other projects. There are four generic types of local government project funding: Taxes; Fees; Grants; and Dedicated Funds from State revenues. The follos,ving is a description of funding sources. Property Tax Property tax levies are the most frequently used means of supporting operational a.nd maintenance expenses dile to the reoccurring nature of both. It is also used to in general obligation bond debt service costs. Under State law local governments are prohibited from increasing the property tax levy more than the lesser of 1% or the implicit price deflator as of July of the previous year. General Obligation Bonds There are two types of general obligation bonds. Those approved by the voters and those limited in amount that may be approved by the elected body of the county, city or special district, called councilma.mic bonds. Voter-approved bonds, increase the property tax rate so tha.t for a given a.ssessed value on a property, the owner will pay a higher percenta.ge in taxes. This increa.se in taxes collected a.cross the properties, of the a.ffected districts is exclusive13., dedicated to paying off the debt and interest of the money borrowed under the authority of the a.pproved banding mea.sure. As assessed property values increa.se, the bonds ma.3., be paid off in a shorter timeframe than originally projected. Approval for general obligation bonds requires 60 percent of the number of voters provided the voter turnout is at lea.st 40 percent of the turnout a.t the last previous general election. Councilmanic bonds are different than voter-approved bonds because they do not have associated with them the authority to raise taxes. Councilmanic bonds must be paid off from the operating budget created with general tax revenues. Lease-Purchase arrangements also fall in this general type of financing public facilities. Capital Facilities 33 Revenue Sources 41111111FrrmillIMM., The amount of local government debt allowable in the form of general obligation bonds is limited to 7.5 percent of the taxable value of property in the jurisdiction. This is divided so that a jurisdiction cannot use all of its bonding capacity for one type of improvement. The total general obligation bonding capability is divided as follows: 2.5 percent general purpose use; 2.5 percent for utility bonds, and; 2.5 percent open space and park facilities. If the jurisdiction has an approved general purpose bond with unused capacity, as much as 1.5 percent of the 2.5 percent may be used as councilmanic bonds. Real Estate Excise Tax RCW 82.46 authorizes the collection of a real estate excise tax levy of .25 percent of the purchase price of real estate within the City, at the time of sale. The legislature approved in the Growth Management Act an additional .25 percent excise tax that is dedicated to the support of the capital facilities of the community. Presumably this added money is to help a community deal with the "concurrency" requirements of the GMA. Concurrency is the requirement that land development cannot occur unless an urban level of facilities and services are provided at the time (concurrently) a land development is ready for occupancy. The first .25 percent excise tax also was dedicated to the planning and construction of urban services and facilities, but the two provisions differ a little as illustrated in the following. The first .25 percent of the real estate excise tax is for the following and includes the items listed for the second .25 percent excise tax: The acquisition of parks and recreation facilities, planning, acquisition, construction, reconstruction, repair, replacement, rehabilitation or improvement of law enforcement facilities, fire, protection facilities, trails, libraries, administrative and judicial facilities, and water front flood control projects, and housing projects subject to certain lira itations. The second .25 percent of the real estate excise tax and may be applied to: The planning, acquisition, construction, repair, replacement, rehabilitation or improvement of streets, roads, highways, sidewalks, street and road lighting systems, traffic signals, bridges, domestic water systems; storm and sanitary sewer systems, parks and recreation facilities. Business and Occupation Tax RCW 35.1 1 authorizes cities to collect this tax on the gross or net income of businesses, not to exceed a rate of .2 percent. Revenue thus received m ay be used for capital facilities acquisition, construction, maintenance and operations. Voter approval is required to initiate the tax or increase the tax rate to be applied Local Option Sales Tax Local government may collect a tax on retail sales of up to 1.1 percent, of which .1 percent can be used only for criminal justice purposes. Imposition of this tax requires voter approval. CapitalFac'ilities 34 Utility Tax RCW 35.21 authorizes cities to place a tax on the gross receipts of electricity, gas, garbage, telephone, cable TV, water, sanitary sewer and storm water management providers. The current rate is 8.5 percent. Community Development Block Grant Federal Department of Housing and Urban Development makes financial assistance available through this program to local general purpose governments. This money must be applied for by the local government and must be used for eligible activities meeting the national objects of the program. Community Economic Revitalization Board The State Department of Trade and Economic Development provides low interest loans and occasional grants to finance public sewer, water, access roads, bridges, and other facilities in support of a specific private sector development project which will trade goods and services outside of the State. One of the objectives is to create one job per each $3000 of loan or grant money made availab le. Public Works Trust Fund Grant The State Departm ent of Trade and Econom ic Development provides low interest loans for capital facilities, planning, emergency planning and construction of bridges, roads, domestic water, sanitary sewer, and storm water. Applicant jurisdictions must have a capital facilities plan in place and must be levying the original .25 percent real estate excise tax. Construction and emergency planning projects must be for construction or reconstruction of existing capital facilities only. Capital Improvement Planning projects are limited to streets and utilities. Special Purpose Districts RCW 67.38.130 authorizes cultural arts, stadium/convention special purpose districts with independent taxing authority to finance capital facilities. The special district requires a majority voter approval for formation and has an annual funding limit of $25 per $1000 of assessed valuation; these districts may be formed across the borders of other governmental units. Emergency Medical Services The State authorizes $.50 per $1,000 assessed valuation property tax levy which may be enacted by fire and hospital districts, cities, towns, and counties. Fire Districts The State authorizes a levy limit of $1.50 per $1,000 of assessed valuation for fire and emergency medical response service. Fire Impact Fees RCW 82.0250-090 authorizes a charge (impact fee) to be paid by new CapitalFac'ilities 35 development for its fair share of the cost of the protection and emergency medical service facilities required to serve the development. Impact fees must be used for capital facilities necessitated by growth, and not to correct existing deficiencies in levels of service. Impact fees cannot be used for operating expenses. Park and Recreation Services Area RCW 36.68.400 authorizes park and recreation service areas as junior taxing districts for the purpose offinancing the acquisition, construction, improvement, maintenance or operation of any park, senior citizen activity center, zoo, aquarium and recreational facility. The maximum levy limit is $.15 per $1000 assessed valuation. The Park and Recreation Service District can generate revenue from either the regular or excess property tax levies and through general obligation bonds, subject to voter approval. User Fees and Program Fees Fees or charges for using City owned property, facilities or programs, such as swimming lessons. Park Impact Fees RCW 82.02.05 0.090 authorizes local governments to enact impact fees to fund parks and recreational facilities necessary to serve new development. These impact fees must be used for capital facilities necessitated by growth, and not to correct existing deficiencies in levels of service or operating expenses. School Impact Fees RCW 82.02.050-090 authorizes local governments to enact impact fees as a condition of development approval for a proportionate share of the cost to fund school facilities that reasonably benefit new development. State Parks and Recreation Commission Grants These State grants are for park capital facilities acquisition and construction, and require a 50 percent local match. Motor Vehicle Fuel Tax RCW 82.36 authorizes this tax, which is administered by the State Department of Licensing, and paid by gasoline distributors. Cities and counties receive 11.53 percent and 22.78 percent, respectively, of the motor vehicle fuel tax receipts. Revenues must be spent for highway purposes including the construction, maintenance and operation of city streets, county roads and State highways. Local Option Fuel Tax RCW 82.80 authorizes this countywide local option tax equivalent to 10 percent of the statewide motor vehicle fuel tax and a special fuel tax of 2.3 cents per gallon. Revenues are distributed back to the county and its cities on a weighted per capita basis (1.5 for population in unincorporated areas and CapitalFac'ilities 36 1.0 for population in incorporated areas). Revenues must be spent for highway purposes (construction, maintenance, operation). Transportation Benefit District RCW 35.21.225 authorizes cities to create transportation districts with independent taxing authority for the purpose of acquiring, constructing, improving, providing, and funding any city street, county road or state highway improvement within the district. Road Impact Fees RCW 82.02.050.090 authorizes cities and counties to exact road impact fees from new development for its fair share of the system improvement cost of roads necessary to serve the development. Impact fees must be used for capital facilities necessitated by gr ow th , and not to correct existing deficiencies in levels of Service. Impact fees cannot be used for operating expenses. Local Option Vehicle License Fee RCW 82.80 authorizes a county-wide localop ton fe up to _ inaximum "suns ". Rvenues are Is 11 u ac o thc coun y and ct Ics within thc Street Utility Charge RCW 35.95.040 authorizes cities to charge for city street utilities, to maintain, operate and preserve city streets. Facilities which may be included in a street utility, including street lighting, traffic control devices, sidewalks, curbs, gutters, parking facilities and drainage facilities. Households and businesses may be charged a fee up to 50 percent of actual costs of construction, maintenance and operations while cities provide the remaining 50 percent. The fee charged to businesses is based on the number of employees and may not exceed $2 per full-time employee per month. Owners or occupants of residential property are charged a fee per household which may not exceed $2 per month. National Highway System Grants The Washington State Department of Transportation awards grants for construction and improvement of the National Highway System. In order to be eligible projects must be a component of the National Highway System and be on the Regional Transportation Improvement Plan. Funds are available on an 86.5 percent Federal to a 13.5 percent local match, dependent upon the proposed project's ranking is sufficiently high enough on the Regional TIP list. CapitalFac'ilities 37 Surface Transportation Program Grants This provides grants for road construction, transit capital projects, bridge projects, transportation planning, and research and development. To be eligible, a project must have a high enough ranking on the Regional TIP list. Funds arc mat-tre-extended-t-reyorreH-97 Federal Aid Bridge Replacement Program Grants The Washington State Department of Transportation provides grants on a statewide priority for structurally deficient or functionally obsolete bridges. Funding is on an 80 percent Federal to 20 percent local match. Federal Aid Emergency Relief Grants This funding source is limited to restoration of roads and bridges on the federal aid system which are damaged by natural disasters or catastrophic failures. Funding is available at an 83.13 percent Federal to a 16.87 percent local match. Urban Arterial Trust Account Grants The Washington State Transportation Improvement Board manages funding for projects to alleviate and prevent traffic congestion. Project funding is an 80 percent Federal and a 20 percent local match. Transportation Improvement Account Grants The Washington State Transportation Improvement Board manages funding for projects to alleviate and prevent traffic congestion caused by economic development growth. Eligible projects should be multi-agency, multi-modal, congestion and economic development related which are partially funded locally. Funding is an 80 percent Federal to a 20 percent local match. Sewer Districts/Users Fees This is a special purpose district that must be established by the voters of the affected area. Once established with an operating levy it may assess properties in the district for operating and other expenses within approved limits and perform all the duties and responsibilities related to the construction, maintenance, and operation of sewage collection and treatment. The State authorizes cities, counties and special purpose districts to collect fees from waste water generator. Fees may be based upon the amount of potable water consumed or may be flat rate fees. The revenue may be used for capital facilities or operating and maintenance costs. System Development Fees The State authorizes a fee to connect to a sanitary sewer system based upon the capital cost of serving the new connection. CapitalFac'ilities 38 Centennial Clean Water Fund Grant The State Department of Ecology issues grants and loans for the design, acquisition, construction and improvement of water pollution control facilities and related activities to meet State and Federal requirements and protect water quality. Future funding for this program cannot be reliably forecasted. State Revolving Fund Loans The State Department of Ecology administers low interest loans and loan guarantees for water pollution control projects. Applicants must demonstrate water quality need, have a facilities plan for water quality treatment, show ability to repay a loan through a dedicated source of funding, and conform to other State and Federal requirements. Department of Ecology Grants The State Department of Ecology grants to local governments for a variety of programs related to solid waste, including Remedial Action Grants to assist with local hazardous waste sites, Moderate Risk/Hazardous Waste Implementation Grants to manage local hazardous waste, and Food and Yard Waste Composing Grants. Flood Control Special Purpose District RCW 86.15.160 authorizes flood control special purpose districts with independent taxing authority (up to a $.50 property tax levy limit without voter approval), to finance flood control capital facilities. In addition, the district can, with voter approval, use an excess levy to pay for general obligation dept. This is unneeded in the Pasco urban growth area. Storm Drain Utility Fee The State authorizes cities and counties to charge a fee to support storm drain capital improvements. The fee is usually a flat rate per month per residential equivalency. Residential equivalencies are based on an average amount of impervious surface. Commercial property is commonly assessed a rate based on a fixed number of residential equivalencies. Storm Drainage Payment In Lieu of Assessment Revenues from this fund may be used for the construction, maintenance and/ or repair of storm drainage facilities, acquisition of property, or related debt service. Utility Revenue Bonds and Property Tax Excess Levy See above for a general discussion of general obligation bonds. The amount of local government debt for utility bonds is restricted by law to 25 percent of the taxable value of property. Local government utilities tend to use bonds backed by utility user fees rather than general obligation bonds. CapitalFac'ilities 39 Capital Improvements Plan The C apital fin provem entsP Ian (C IP)supports the C ity ofP as co 's C ompreh ens ive Plan. That CIP and amendments thereto is made a part of this Comprehensive Plan by reference. The referenced C IP is presented in three sections: Introduction: Purpose, benefits, and methodology of the CIP. Fiscal Policies: Statements of requirements and guidelines that are used to finance the CIP. III.Capital Improvements: List of proposed capital projects, including project costs, revenues, and timing, as well as future operating costs. The total cost of Capital Improvement Projects for 2012 2017 is: Cost During the annual budgeting cycle the budgeted amounts per type of facility are changed to reflect the completion of some projects and the addition of others. Transportation Capital Improvement Prográ. The Benton-Franklin Council of Governments is the designated Regional Transportation Planning, Organization (RTPO) a.nd Metropolitan Planning Organization (MPO).It maintains the regional plans for all modes of transportation and allocates federal transportation funds for local improvements. That progam is updated yearly and is incorporated in this plan by reference. Capital Facilities 40 Type of Facility (in thousands) General 16,605 Park 2,475 Street Overlays 6,880 Street Coon struction 97274 Water 26,707 Sewer 19,828 Process Water Reuse Facility 5,550 Storm Water 583 Iirigation 1,401 Studies/Ma.ster P Fans 848 Total $ 178,151 The City maintains a record of properties it ha.s a.ccumulated from gifts, ta.x foreclosures, and purchases. The Planning Department has compiled a record of properties called the PASCO PROPERTIES PROFILE. The Properties Profile changes regularly as property is gained or sold by the City. This management tool helps enable the City to use a.11 its available resources more effectively as it gows. This report may be viewed in the Planning Department. Xater & Sewer The City of Pa.sco is responsible for providing water and sewer senice to the community. The City operates tvvo water filtration plants, a water distribution and storage system, and a wa.ste water collection system a.nd treatment facility. Other utilities are opera.ted by other public and private providers. The City utilities require expansion and maintenance which take resources. The following Table No. 2., shows how the demand for senices has increased. Potable Water1.11.1111111.1 The delivery of safe drinking water is the most important utility service the City provides. Potable water is a necessary component of urban level residential,commercial and industrial growth. The City builds capacity into the water system for effective fire suppression in structures which is an important safety measure. Pasco currently has a very efficient storage and distribution system which inc ludes all unincorporated lands within the urban gowth area. The City water system is highly sophisticated and includes two water treatment plants, resenfoirs, pump stations and pipelines that serve the Pasco Urban Growth Area. Pro ess is being made through the City's efforts to bring former private systems in previously unincorporated Pasco up to American Water Works standards. General Statistics 2006 2007 2008 2009 2010 2011 Population Served (City)47,610 50,210 52,290 54,531 56,300 61,000 City Area (sq. miles except river)33.6 33.6 33.6 33.6 33.6 33.6 Capital Facilities 41 Iroperties ..11101=0 The City system includes two water fiit-rat-fan treatment pla.nts and three water reservoirs. The following is a list of key system water fixtures. Butterfield Water Treatment Plant capacity 30 million gallons per day Riverview Heights reservoir - 10 million gallons. Road 68 standpipe - 2.7 million gallons (currently used for irrigation water) Rd 68 Composite Tower - 2.5 million gallons Broadmoor Boulevard reservoir I million gallons West Pasco Water Treatment Plant clear well -1 million uallons The City water distribution system has been arranged into three (3) service zones. Generally these service zones may be described as: Service Zone I:South of I-1 82 and west of the railroa.d yard Service Zone 2:East of the railroad yard, the southern portion of the airport and a strip south of I-I 82 between Service Zone 1 and Service Zone 3 Service Zone 3:Generally north of I-132 and encompa.ssing most of the north part of the city. The City has been implementing the Comprehensive Water Senice Plan with facility improvements that have been made in recent years. That Plan and amendments thereto is made a part of this Comprehensive Plan by reference. The following Ta.ble No. 3 provides a statistical picture of the City's water system. Capital Facilities 42 Water 2006 2007 2008 2009 2010 2011 Mains (miles)288.81 291.75 298.42 301.60 306.11 309.38 Fire Hydrants (no.)1887 1906 1966 1997 2036 2069 Services 15021 15208 15508 15748 16081 16305 Average Pressure (p.s.i.)70 70 70 70 70 70 Number of Valves 6066 6129 6302 6369 6467 6540 Water Treatment Plant Capacity (mgd)24 24 24 24 30 30 Water Treatment Plant Peak Day Prod. (mgd)26.6 22.7 24.8 30.1 26.7 N/A Water Treatment The City of Paseo draws water for domestic use from the Columbia River for the both water treatment pla.nts serving Paseo. The river water requires treatment bet-ore being piped to customers. The main treatment pla.nt (Butterfield) is located at "A" Street and 12th Avenue and can produce 30 million gallons of water per day (NIGD). The secondary treatment plant (West Paseo Water Treatment Plant WPWTP) located at 11315 West Court Street, can produce 6 million gallons per da.y. The Court Street plant was designed for expansion up to 18 million gallons per da.y. The raw inta.ke for the WPWTP will be upgra.ded in 2012. The City of Paseo Comprehensive Water System Plan, prepared by HDR in June 2001, anticipated that the maximum capa.city of the existing water treatment plant could likely meet the projected growth of the City's existing UGB until 2010 to 2012.In 'anticipation of growth beyond 2012 the city purchased a site on West Court Street for a. second treatment faci Eity. The pumping faci Eity for the raw water inta.ke has alrea.dy been constructed. In addition to the Franklin County Irrigation District, the City provides irrigation water. The City purchased the Water. Inc. system in 2003 1,-vhich serves properties along the I-182 corridor. The system has more than qua.drupled in size since the City's purchase as seen in the TabEe No4 below. In 2005 the City compEeted an I-182 Corridor Irrigation System Plan. Said irrigation plan and amendments thereto is hereby made a. part of this Comprehensive Plan. Sanitary Sewers -nir In a.ddition to water service, urban development with its associated concentration of people requires sanitary sewers to safeguard the public health. The current wastewater interceptor system is capable of a.ccommodating the entire Paseo urban growth area when fully developed. Capital Facilities 43 Water 2006 2007 2008 2009 2010 2011 Water Treatnnent Plant 10.9 11.4 11.5 12.1 13.4 N/AAverage Day Prod.(mgd) Water Treatment Pl.1.62 1.62 1.62 1.62 1.62 1.62Storage Cap. (mgd) Reservoir Capacity (million gallons)13.5 13.5 13.5 13.5 13.5 13.5 Irrigation 2006 2007 2008 2009 2010 2011 M ains (miles)63.43 66.80 68.26 72.98 79.75 83.94 Number of Services 3356 3526 3598 3660 3749 3812 Number of Valves 1012 1062 1094 1322 1606 1809 Irrigation ..i.p.11116=11 Se-Wage Treatment The City of Paseo sewage treatment facility was updated in 1998 2009 and is currently operating at approximately 78% 55% of ca.pa.city. The plant is ca.pa.ble of handling a population of about 72,000 80,600. The current City population is 50,210 61,000. The Pasco UGA population is projected to reach 87,300 by the year 2027.Planning is currently underway for determining a location of a second treatment facility. The second treatment fa.cility will provide a.dditional capacity to cover the short fall and futui-e growth beyond th e p ann in g h or iz on .Fun ding for the faci lity will be through the capital improvements process a.nd will come from the sewer utility fund. The City has a goal of extending municipal sewer to un-served portions of the city a.nd improve affected streets, providing for recovery of the cost over time as adjacent properties choose to connect to sewer. This is being done through the local improvement district (LID) process and on select streets in recently annexed neighborhoods without LID 's. This process ena.bles the city to provide sewer service to areas that are la.cking service while at the same time upgrading the substandard county roads that have been annexed. The City under separate study has completed a Comprehensive Sewer Plan. That Plan and amendments thereto is made a. part of this Comprehensive Plan by reference. An illustrated inventory of the sanitary sewer system is shown in Table No.5. Storm Water Storm water is handled in Paseo by the storm sewer system, on-site collection and dissipation systems or gassy swales along roadways. The storm water sewer system has been used in the older parts of the City to accept storm run- off from adjacent land developments as well as streets. In recent years the City has been requiring development to mitigate the effects of storm water collection at projects. This eliminates the need for an extensive storm sewer system. Street drainage in newer area.s is a.lso accomplished in a similar fa.sh ion by the use of catch basins and drain fields or grassy swa.les along the side of the street or by Capital Facilities 44 Sanitary Sewer 2006 2007 2008 2009 2010 2011 Mains (miles)206.5 213.1 216.2 219.8 224.0 226.0 Number of Manholes 3656 3758 3819 3891 3972 4008 Number of Services 12023 12302 12488 12776 13195 13403 Force Main 5.52 5.52 5.52 5.52 5.52 5.52 Pi p Stations 10 11 11 11 Sewage Treatment Plant Capacity (Pop. Equiv)72000 72000 72000 80600 80600 80600 Sewage Treatment Plant 3.2 3.1 3.3 3.6 3.9 N/ADaily Treatment (mgd) collection ponds. The arid a.nd often windy clima.te which evaporates, moisture quickly enables these methods to function effectively and avoids impa.cting the waters of the Columbia River. It is anticipated the City of Pasco will continue to require on s ite storm wa.ter retention M ethods through the planning period and beyond. Ta.b le No.6 contain S'an inventory of the storm water system. General education in Pa.sco is provided by the Pa.sco School D istrict. The School District's latest Facilities Plan wa.s prepared in 2002.This plan identified educational facilities needs in the Pa.sco School District over a 20 - ,7ear planning horizon.The plan compared the district's current facilities to present and future educational needs. Alternates to satisfy projected educational needs are identified in the plan and recommendations are presented to ensure facilities are available to in eet the needs of student enrollments. The plan identified the need for three new elementary schools a.nd a high school. Two of the three elementary schools have been constnicted and the high school is under construction. The need for school sites, buildings and supporting facilities vyill continue to g ow as population expands. The School facilities plan will be updated in 2008. The City will continue work with the school district during the development review process to insure that the impa.cts of development on the school district are m inim iz ed. Public Facilities in the State of Washington are defined as capital facilities owned and operated by governmental entities and include school facilities (RCW 82.02.090 [7]). The Pasco School District is, the governmental entity that provides general education sen'ices (K-12) w ithin the Pasco Urban Growth Area.. The School District prepares Fa.cility Plans including Capital Fa.cility Pla.ns to assist with planning for future school fa.cility needs. The current Capital Facilities Plan (2011-20 17) provides the community with the District's facility and forecast needs for the next six years. Capital Facilities 45 Storm Water System 2006 2007 2008 2009 2010 2011 Lines - Miles 40 40 40 40 42 43 atch Basins (no.)2664 2738 2801 2878 30139--3,17 6 Manholes 1229 1231 1231 1231 1243 1252 Exfiltration Storm Drain (Miles)13.31 13.84 14.44 15.45 16.05 16.29 In accordance with capital facilities p lanning under the Growth ManagementAct, the School District Capital Facilities Plan contains the following elements: The District's standard of service, or educational program standards which are based on program year, class size by grade span, number of classrooms, types of facilities and other factors identified by the District. An inventory of existing capital facilities owned by the District, showing the locations and capacities of the facilities, based on the District's standard of service. Future enrollment forecasts for elementary, middle, and high schools. A forecast of the future needs for capital facilities and school sites based on the District's enrollment projections. The proposed capacities of expanded or new capital facilities over the next six years based on the inventory of existing facilities and the standard of service. The cost for needed facilities and the plan for financing capital facilities within projected funding capacities. A school impact fee calculation identifying the amount single-family and multi-family developers should pay to mitigate the impacts newconstruc- tion of single-family and multi-family homes has on the District. The School District's Capital facilities Plan projects student enrollment will increase to over 21,000 students by 2017, an increase of 5,000 students over the 2011 enrollment. To serve the forecasted increases in student enrollment the District will need to construct four new elementary schools, two middle schools and add capacity for approximately 1,600 high school students. Financing for planned school facilities is explained in Section 6 of the CFP. School capital facilities are financed through general obligation bonds, State Common School Construction Funds and impact or mitigation fees. General obligation bonds are the primary source for capital improvement projects within the School District. The general obligation bonds are often augmented with funding from the State Common School Construction Fund. The Growth Management Act authorizes the use of impact fees to supplement funding for the construction of public school facilities needed to accommodate increases in student enrollment due to new development in the community. CapitalFac'ilities 46 School impa.ct fees are a means of addressing the legal requirements that provisions ha.ve been made for schools and school gounds as a pa.rt of the development process. The City is, required by law (RC W 58.17.110) to determine whether or not provisions have been made for all types of public facilities, including schools, when new subdivisions are being reviewed for a.pproval. The la.w prohibits the city from approving a subdivision unless written findings show appropriate provisions have been made for schools and school gounds. The Paseo School District has placed the City on notice through written correspondence (letter dated 1/11/2011) that the District has outgrown its ability to provide schools for the community without requiring development that will be served by the schools to contribute to the cost of the schools. Mitigating the Unpacts of new development on the school system through individual review of new plats addresses only part of the development equation in the City.Development can occur in any area of the community on the numerous subdivisions that have been approved in past years as well as in new subdivisions. School impact fees rather than individual mitigation would apply to all new residential development thereby addressing the requirement to provide for schools and school grounds in a holistic fashion rather than a piecemeal fashion. Adoption of School Capital Facilities Plan" The Paseo School District No.1 Capital Facilities Plan (2011-2017) and any subsequent amendments thereto is made a part of this Comprehensive Plan by reference. A copy of the CFP is atta.ched in Appendix VII. Essential Public Facilities Essential public facilities are capital facilities typically difficult to site because of potential adverse impa.cts related to size, bulk, hazardous chara.cteristics, noise, or public health and safety.Essential public facilities can be publicly of privately owned and include, but are not limitecito the following: Airports, highways of state-wide significance, state or regional tra.nsportation correctional institutions, solid wa.ste handling facilities, sewa.ge treatment facilities, state educational facilities, in health facilities, .substance abuse facilities, group homes, correctional work release facilities, juvenile care and treatment centers, any and all facilities for incarceration and facilities identified by the office of Fina.ncial Management consistent with RCW 36.70A .200. The GMA precludes local comprehensive plans or development regulations from prohibiting the siting of essential public facilities. (RCW 36.70A.200 [5]). Essentialpublic facilities are listed as unclassified uses in the city 's development regulations. As such these uses are generally not restricted by ZOTling districts, Non-City Utili ti es 47 but due to their nature require extraordinary review through the special permit review process prior to locating within the city. Unclassified uses are listed in PMC 25.86.020 and include the facilities discussed above. A few of the essential public facilities located in Pasco include, the Tri-Cities Airport, the Basin Disposal solid waste transfer station, the Franklin County jail, the Benton-Franklin Detox Center, the BN SF Classification yard, Columbia Basin College and the Chevron Tank Farms. The distinction between lands identified for public purposes, as shown on the land use map contained in Appendix VIII, and essential public facilities can create confusion. Table No. 7 below illustrates the distinction. Distinguishing Public Purpose Lands from Essential Public Facilities Public Purpose Lands Essential Public Facilities FOCUS: Lands needed to accommodate public facilities, Lands needed to provide the full range of services to the public provided by government, substantially funded by government, contracted for by government, or provided by private entities to public service obligations. Examples: Utility Corridors Transportation Corridors Sewage Treatment Facilities Storm water Management Facilities Recreation Facilities Schools Other Public Uses FOCUS: Facilities needed to provide public services and functions that are typically difficult to site. Those public facilities that are usually unwanted by neighborhoods, have unusual site requirements, or other features that complicate the siting process. Examples: Airports Large-scale Transportation Facilities State Educational Facilities Correctional Facilities Solid Waste Handling Facilities & Landfills Inpatient Facilities (Substance Abuse Facilities, Mental Health Facilities & Group Homes). Non-City Utilities 48 MI:1111101,1176tY000.0.*0 40*144 ait -Inn 11 11111.1w,, HUI !!!!rillgiii: a. 111111111/ Jun= IN 'TY OP ACCURACY. The in Or, of Pnno. irs employees a Pa de* hupry regard,*^6 Legend Low-Density Residential Mixed Residiential High-Density Residential Mixed Residential/Commercial Proposed UGA Changes Commercial Industrial Government/Public Open Space/Parks Land Use Map Comprehensive Plan 2011 Update See ::asin/ Marine Term Plan -N- Legend Urban Growth Area City Limits Proposed UGA Changes NO T/C F: NO W ARRAN Y OF ACC URAC Y. I he infonratiso shown so Me attas hest 4A3p w3i compiled kr use ky the City of P3SCO. its employees and ccoss1130113 . Ch. City of Pa.o d.... ,.:.L warrart the as corasy of anytlens set forth on the nv p. Any serson or entity reeraestins a sopy shovld sop:last 311 independe re regarding the Dist-rnation shown on Me map, it/shading blit not lirrited to, Me location of S5S5 prop erL lioo, sows. streets, sti lxivisions, or other geo!.fl5hG feat ores. Sash fee Pores may or nay not e sist and nV,, may not esist at the 10406011 shwen. Neither the City of Passo no- its etnpleyees .or *fillers Mall be liable Ice infarction shown on this ma p. nor for any oral re present progided based la son said rro p. Urban Growth Area F64,120; E 1374 H ,PAIIREIN smiinrz.zsimi 1 111M 1110.11111111 1111111111= 1111111 21111111:1111: 12-1 111111111111116111=1 IS 11111111= NM 1111111111/MM.immIN= .11112,70,2.4iik:Z7-"? 41.1'' . Hie: alimION:11 2411.1111 .11 MINNOW 1....... Ansimalla AID. 11M1Ver P.M II iE rip E mir11.=Mill- HMINB_:-11 =_ill=ii1=iiLfi m.-1.8-...m 'Nos..... : --.n -.II i 5:: imrr MIMIC i=ima mme Blimmommiiii-i mum immil ilr...-LANs Ni iiiii=:um 11=12.===---1--L :: :mu. auk mil immaiMi.hamI1III11111111-4ALIII.E..MUNITI gig igis IsEATIMI MN ll mu.11111. :ii =-1=1:11.""" - '1 .11.1. nip IiIIIII.V.1"EOM:am A: 6'6 "1 ="" "'N"'"'"P"1111' '''"'.1"11911 E''''Illii "' L'"'"u-'11"1E Ei 11=......I.SME ..., ein . ,70. gsroMEMiiiAl...-Tittelm=1... immiNill."4kEti mutarai_. 30.:94F__ITii5 Lin! 440.4117iiim=2111 .1 1:1Miq as 1,11 al rA =.i EINEMIEI./An I at ii /.1.111 1=1:1 i Ile.; Illittl: 12[111:11E K aziall:I-4. "HIM& Legend Airport Reserve Urban Growth Boundary Proposed UGA Changes NOTICF: NO WARRANT Y OF ACM/RAC. Y. Theinforondion 00-en Ole allaeberd map ea. compiled forisee hy i he CAI,rPaeco,emy bf ees and consulianis. The Cuy Pa.boo dues noi uaLSYMil Ihe accurac, ,r anyilin? se, roll, on he map. eny porson or eni by moped bid coy,' OICUld condud an rndepeneen Inqsory inpandrnp lie Informal ion Nix.rn on Ihe map. incLodine hui noi limbed io, ibe bcaiion of any propen,K., Norm.suhdivisiore, or oiber geogiraphie fed ules. Such lealunoe. ma, or ma, rol esisi and may on ma, mil esel ihe loc. ion shoe, Neill, ht Cii$ or Pa.sco nor iis employees o Ricer. shall he liable for informalion shown on ibis map, nor for any oral reppaemaiion pros-Anil hasei upon said map. Airport Reserve 111=lk wiiiejiLlikl4r. Legend Parks Schools Urban Growth Boundary Proposed UGA Changes NOTICF: NO WARRANT Y OF ACCURAC. Y. Tbeinforredion 00-en Ole allaeberd map dad compiled r-h i be (by or Padco,emybçnee and consulianie. Th CiÌ fPaeeo dun rem u,7771 Ihe accurac, ,r anyllin? eel roll, on be may en, prreon or enlils rerpralind coy,' OICUld andeicl an redependeri Inqsory meandrne I he Informal ion OT Ihe map. inc Ltdine hul noi limbed io, ibe bpaiion or ny properi,exam. Melanie, euhdirisiorn, or oiber gtogsaybic trieb Pealed,. ma, or ma, rel eeiel and may, ma, nel ter, al Ihe loc. ion eboen.tht, be C,P r Paco nor ile employee. 'r c.diall he liable Par informalion ebown on II ap, nor Ihr any oral reppaenivion pneeidelhaani upon said map. 7687::=,.. 2111LMI Vona s FA4,*6111111 I I I I I RE r: a I M I I I111111 1111=Z11111111111 111111 *'4, t..... III 11111 171121rei 11121711M'all..11111111 I1b. 1,11111111 .,-, =al._01A..._12111mimin mulib .. mina =z mmi ¡el.li:Wm immil - lb .,, 41:::. .17...71. I..;.=ii72.2= 2:362116.11.102 :11:::::10.:1 =rim RPIIIINTIurii-=2=1111111 MN a= = M= mum EINEP411.11.1.2.61.1.1.1. riummin.itim,nrominilliiii 7711111rj....4.11 illiliwaltjal.,:.7.4' 7- i---n:,:..z.1711;111;17..."............._:... __..,,,i.w.,_..,..,_...1 .. ...41 I IIIIIu11E1ammonia ==1110.1 ..14:714EIMAr 211 Mt§ ....In 111M 111111111= 1111111111= 11111111In116 111111=IS E111111 NI 1111111111M =1111111111M !NZ= r..i...........-rim- Parks & Schools (7 Ha E Pr, ' -,'''P ...g.: offill0-,.......-......4..,,ulm ,.,51071.11wHirt _____ow'/.111::Iiiilkig Vallinliin 1 ---smftell4 .N 1 wilarael La lollul. Mn',......= imims mum t2: 11 Uilligi ilErliilm NI ii: wilion..:::Illooll-.4111 Wilpina Illig s Mvii.IN inlin1111111-nimr.,:illium Em..a mime - Ili oL. s..son irripirr4ammg.¡E 9.9.2Inim Eritmq.r.7.AINIIIIIIIIIiiiiiim 11111 lll 1111111111 M E = :11.= :Mill MN II IE ZIM!S g F.:: nly-2 z m ll mi Mip11113 . _ M=EINIIN =1121;g4-___I 1=1;'1P1.''all''''IIMMan Inimm. aim immiimmzimil. Snow= ;mi 1 ilsozA4 '' MI lumm= 41' ------IIIRSAMIRIIIIBEEUMIlit: gill. 1111111"1 111Til! Ilinfie.tri.177,,,,,,,77a 611:1111:41:11...126.""iiirliruittlrellliiillImin.:14, , lm A 11.1 a MP EbbMnilballffg sh9.,ammo :rm. 11111..a. =mm =ME nu-mom'IN= '''' Inum: 1111111111111111 Z 1111..11111111 IIMMB11111111MOW MEE 11111 11111= M111111= M11111111111 1E1111111111M MEMIE11112= IMMM tzrz = .1.41 ffialPAIS-No EasToredos HI 41111111111V2 111111 Legend Resource Lands Urban Growth Boundary Proposed UGA Changes NOTICF: NO WARRANT Y OF ACCURAC. Y. Tbeinforddlion ,110-en Ihe allaeberd map compiled r-h i be Cii rPadco, ieemyb,,, and consulianie. Th CiÌ fPdeeo dun veSTIMI Ihe accurac, ,r anyllin? eel roll, on be may en, prreon or enlils rerprnlind coy,' andeiel an redependeri Inqsory meandrne I he Informal ion N1,411071 Ihe map. incLtdine hui noi limbed io, ibe bcdiion of ny properi, lin, eon.,euhdirisiorn, or oiber gtogedybic Stieb lealed, ma, or ma, rel eeiel and may, ma, nol ter, al Ihe local ion eboe,tht, be C,P r Pa.sco nor ile employee. al-oft-Icon 4211 he liable for informalion ebown on II ap, nor for any oral reppaenivion pneeidelhadei upon said map. 1111111 11= 1111111111= Resource Lands Legend Urban Growth Area City Limits Proposed UGA Changes NO T/C F: NO W ARRAN Y OF ACC URAC Y. I he infonratiso shown so Me attas hest 4A3p w3i compiled kr use ky the City of P3SCO. its employees and ccoss1130113 . Ch. City of Pa.o d.... ,.:.L warrart the as corasy of anytlens set forth on the nv p. Any serson or entity reeraestins a sopy shovld sop:last 311 independe re regarding the Dist-rnation shown on Me map, it/shading blit not lirrited to, Me location of S5S5 prop erL lioo, sows. streets, sti lxivisions, or other geo!.fl5hG feat ores. Sash fee Pores may or nay not e sist and nV,, may not esist at the 10406011 shwen. Neither the City of Passo no- its etnpleyees .or *fillers Mall be liable Ice infarction shown on this ma p. nor for any oral re present progided based la son said rro p. Urban Growth Area Legend NO IM F: NO W ARRAN Y OF ACC unac Y.i nfon.rati on shwan on the atlas Ned 34,3 p ae 3i compiled for use by. the City a Pasco, its employees and c cossItants. TY, City ) 333 o does mt warrart the 34 oraoy of arritti n3 act forth on the ma p. Any serson or entity reoroestin3 a oopy hovld condust independert bq.ry reganding br Hot/nation show., on the map, itsdading bat not linited to, the location of any property lines, sows, streets, stibivisions, or other seosraplic feat ores. $ash lea tares may or ...ay mat esist and y may esist at th, I 040tiOn shown. Netther the oty IPasoo nor i. eroplcy s off, «rs than be ha ble 1 or inforation shown on thi map, ..J oral C. p(.?flbon proaided based la ton said ma p. Aquatic Wetlands/Riparian Areas Steep Slope Liquefaction Susceptibility Urban Growth Boundary Proposed UGA Changes Critical Areas ,ok\ lu IIIuuuIuI nrionl-ET Fr..= in seempi NO IM F: NO W ARRAN Y OF ACC unac Y.i nfon.rati on shwan on the atlas Ned 34,3 p ae 3i compiled for use by. the City a Pasco, its employees and c cossl tan.. TY, City a )333 o does mt warrart the 34 oraoy of arritti n3 act forth on the ma p. Any serson or entity reoroestin3 a oopy hovld condust independert bq.ry reganding br Hot/nation show., on the map, itsdading bat not linited to, the location of any property lines, sows, streets, stibivisions, or other seosraplic feat ores. $ash lea tares may or ...ay mat esist and y may esist at 16,10406011 shown. Netther the oty IPasoo nor i. eroplcy rrs off, «rs than be ha ble 1 or inforation shown on thi map, ..J oral C. p(.?flbon proaided based la ton said ma p. Legend Transit Routes C-21_ I Transit Route 60 Il Transit Route 67ITransit Route 62 Transit Route 120 II1 Transit Route 64 Transit Route 160ITransit Route 65 Transit Route 225ITransit Route 66 Urban Growth Boundary Proposed UGA Changes 138 135 Legend NOTICF, NO WARRANT Y OF ACCURAC. Y. Theinforredion 00-en an hallaeb, map Ads compiled foresee hy i he Cii rPanco,emybçnee and consulianin. 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MI I= MEMORANDUM DATE:December 9, 2011 TO:Planning Commission FROM:Shane O'Neill, Planner I SUBJECT:Revisions to PNIC Title 25 (Zoning) Over the years, administration of the Zoning regulations found in Title 25 of the Paseo Municipal Code (MAC) has revealed the need for certain modifications to provide clarity or to address changing conditions within the community.As such, the Planning Department has undertaken the task of inventorying sections of the code that may warrant modification. The proposed modifications are divided into two categories; they are substantive and perfunctory. The list of perfunctory, revisions is intended to contain less complex it.ems having, minor bearing on regulations. Types of peifunctory changes include grammatical and punctuation con-ections,single word or phrase addition/removal, deletion of extraneous definitions and relocation of code sections to correct sequential order. The list of substantive revisions can be characterized as pertaining mostly to the need to clarify existing definitions. One other notable substantive change is the inclusion of nightclubs into the list. of Conditional Uses in the C-1 zone. A workshop has been scheduled for the December 15, 2011 Planning Commission meeting to review possible modifications of the zoning regulations. PERFUNCTORY REVISIONS PMC Citation Revision Explanation 25.04.020(2) To provide adequate open space for light and air,to prevent overcrowding of the land, and to lessen reduce congestion on the Grammatical correction streets. 25.08.020 CONFLICTING PROVISIONS. Where this Title imposes a greater restriction upon land, buildings, Of structures than is imposed or required by other rules, regulations, standards, policies, ordinances, contracts, covenants public or private, deeds, or statutes lawfully adopted by the City of Pasco, the provisions of this Title shall govern and take precedent. In the case of conflicts between the text, maps and tables of the this Title, the text shall unless otherwise st.at.ed. Grammatical correction govern 2 25,12.055 AMUSEMENT GAME DEVICE. "Amusement game device" means a machine or other device, whether mechanical, electrical, or electronic, to be operated by the public for the purpose of entertainment, amusement or as a game, the object of which is to SCOre high or low by comparison to the score of other players, playing concurrently or not, or to demonstrate skill or competence against an opponent, whether the opponent is the device or another person. It shall include such devices tables, billiard tables,devicoG Update definition to match current technology as pool pinball machines., and which uso a video tube arcade video and similar devices which useg,ames television screens or monitors to reproduce symbolic figures and lines intended to be representative of real games or activities. 25.12.130 BUILDING HEIGHT."Building heioht" means the vertical distance L-..L,. from the finished datum to Definition revision to match IBCaveragegrade above a reference measured the highest of the coping of a flat. roof Of to the deck line of apoint mansard roof or to the average height of the highest of agable pitched _ :_ (1)The f the highest finishedelevationadjoining sidewalk or five foot horizontal diGtance theground Gurface within a of exterior the building finished isNvall of when such sidewalk or ground surface not more than ten feet above lowest finished grade; (2)An elevation ten feet higher than the lowest finished grade the highest finished described in Itemwhensidewalk or ground surface 1 is than ten feet lowest finishedabovemoreabove grade. The vertical distance from grade plane to the average height of the highest roof surface. Said grade plane represents the average finished g,round level adjoining, the building exterior walls. Where the finished ground slopes away from the exterior walls, the reference plane shall be established by the lowest points within the area between t.he building and the lot line or, where the lot line is more than 6 feet from the building, between the building and a point. 6 feet from the building. 25,12.150 COMMUNICATION TOWER. "Communication tower"a free- standing, or building mounted structure, including, appurtenances and antenna intended for airway communication purposes, such as a television antenna or HAM radio tower. This definition does not include Wireless Communications Towers defined in- under Section Grammatical 25.12.485. 25.12.151 COMMUNITY SERVICE HOUSING.Community Service HOUSirlP Relocated from 25.12.457means a facility that principally offers or provides subsidized housing on a daily, weekly or monthly basis and provides one or more of the additional following services at a cost, if any, subsidized by charitable Of government agencies, including: A) Meals and food; B) Child or adult daycare services; C) Employment, substance abuse or behavior counseling,;and D) Medical,dental Of mental health services; regardless of whether such community social and health welfare 3 services are provided on premises or off the premises for the benefit of such residents. 25.12.158 DANCE HALL. "Dance hall" means an enclosed space where public A definition of "dance hall" is needed.dances are held and where alcohol and/or food may he sold, 25.12.160 DAY CARE CENTER, FAMILY HOME NURSERY --To be consistent with the State --Replaced in State law --To match the practice of family home daycare SCHOOL, FAMILY HOME DAY CARE PRESCHOOL. "Day type daycare center, nursery school, preschool" means any of group for i I dren inclUding fofcare program f:,Ch of aclultg,nUfgery Gchools the for inchildren under minimum agc education public schools, cooperative nursery schools,for children,parent playgyoups preschool covering after school care for school children, and whichprograme d 1 dpr vid organiz arning and education Kp ri I] CC G, proyid Guch establishments are state and conducted accordancelicensed by the in with state requirements. For the of this Title, the followingpurpose definitions shall also apply to day-care center, babysitting care, family home day cart, family home preschool/nursery schools nursery schools or preschools: (I)Babysitting care: Means a dwelling which provides to for less than twenty-occasional custodial care children,periods of four hours, who do not reside within the residence of the person the Eabysitting is inprovidingcare.care not necessarily provided forexchange compensation. (2)Home based day care: Family Home Day Care: Nleans a home licensed by the Department of Social and Health Services and in direct learning daywhichcare, supervision and opportunities which care is are regularly for not more than twelve (12) children orprovided for less than 24 hours. Home baGed day iGadults Of periods of care in home itsallowedanyregardless of zoning classification. (3)Mini day Means than thecare center:a place, other home of the which regular custodial care for one toprovider,provides twcly for f lcss than 21 hourG.childr n or adults p riods (4)Day-care center: Means a place which provides regular cuGtoclial scheduled care for twelve or more than twelve children or adults, for periods of less than twenty-four hours. (5)Family Home Preschool/Nursery Schools: Means a home thator place provides regular eti-s4e1-iiii care and/or organized learning and educational experiences for not more than twelve children. (6)F am ily Home Day Care P To v i der: M tans a person NV h 0 provides direct care, supervision, behavior management, and early learning opportunities for twelve Of fewer children in their family home living quarters for periods of less than twenty-four hours. (7)Family Home Child Care: means a facility licensed to provide direct care, supervision and early learning, opportunities for twelve or fewer children, in the home of the licensee where t.he licensee resides and is the primary provider. 4 (8)Preschool Center: Means a place that provides regular custodial care and/or organized learning and educational experiences for more than twelve children. 25.12.188 EXOTIC/WILD ANIMAL. "Exotic/Wild Animal" includes but is not New definition needed limited to anyone of the following,: lions, tigers, wild cats (including, lynx and bobcats), wolves, bears, apes, monkeys, and raccoons, dang,erous reptiles such as alligators, poisonous reptiles, or similar wild and exotic animals. 25.12.190(2)25.12.190 FACTORY ASSEMBLED HOME. A factory assembled home is defined as either: (1)A factory built structure that was constructed in accordance with the U.S.Department of Housing and Urban Development requirements and bearing an appropriate Department. of Labor and Industries insignia indicating such compliance, or; (2)A factory built structure designed for human occupancy, which is entirely or substantially prefabricated or assembled at a place other than a building site and is transported to a building site on streets or highways and there affixed to a permanent foundation.A factory assembled home must be constructed to International Building Code standards as adopted by the City of Pasco for on-site construction, the Washington State Energy Code and all other uniform codes adopted by the City of Pasco governing the construction of residential structures. Update needed by revisions to the State Building Code 25.12.196 FAMILY HOME. "Family Home" means a single dwelling, unit. and New definition needed accessory buildings occupied for living purposes by a family which provides permanent provisions for living, sleeping, eating, cooking, and sanitation. 25.12.200 GARAGE, RESIDENTIAL.. "Residential garage" means a structure on the same lot with and accessory to a principally permitted use, used for storage only.. Residential Garages shall not contain bathrooms, Provides more criteria to make a better use distinction for permits to improve detached garages/shops showers, or other furnishings or living space appurtenances set up for habitation purposes. 25.12.220 HOME OCCUPATION. "Home occupation" means a profession. trade, skill or service possessed and utilized, in whole or in part, by a family member(s) for monetary gain within or upon the premises of a permanent dwelling unitg in a residential district. A home occupation shall not involve wholesale or retail sales of any general or specific line of merchandise, products, goods or wares upon said premises, unless such articles are produced thereon in the conduct of the profession, trade, skill or service; or the merchandise is sold strictly Will allow retail home occupations with certain criteria through the internet and/or direct mail service. 25.12.265 means a not meeting Refine definition25.12.265 LOT, FLAG. "Flag lot"large lot minimum frontage requirements and where access to the public 4:c=44 rig,ht-of-way is by a narrow private right-of-way or driveway. Flag lot also means a recessed interior lot with an extended driveway. 25.12.290 LOT, WIDTH OF. "Width of lot" means the average, width measured at right angles to the depth. Refine definition 5 25,12.310 MINI-STORAGE FACILITY. "Mini-storage facility"means a building or group of buildings consisting of small, self-contained units for the storage of household or business goods or recreational vehicles, Clarification hazardougprovided no gubgtancec Of COIlditiOnf: are maintained within the facility. 25.12.315 MOBILE HOME "Mobile home" means a single family dwelling.To match the State definitionthirty two body feet or more in length and eight body feet or more in width,n, after n, on etrecte anddesigned for transportati fabricati on OWIl wheels, and used as ali-i-ghways its designed to be dwelling with Or WithOUt a foundation Mien connected to a requiredpermanent. utilities, and an of andhavinginsignia issued by the Department.Labor Industries before June 15, 1976and constructed a factory-built dwelling built prior to .Tunt 15, 1976, to standards ot.her than the United States department of housing and urban development coche, and acceptable under applicable state codes in effect at the time of construction or introduction of the home into the state. Mobile homes have not been built since the introduction of the United States department of housing and urban development manufactured home construction and safety act; 25.12.320 means a vehicular of unit.Refine. definitionMOTOR HOME. "Motor home"type recreational vehicle Or device,whether licensed or unlicensed, primarily designed as a temporary living quarters for recreation, camping, or travel use, which contains its own motive power. 25.12.327 NIGHTCLUB. "Nightclub" means an establishment that provides Definition added entertainment and has as its primary source of revenue (al the sale of alcohol for consumption on the premises and (b) cover charges.It should not mean premises wherein such beverages are sold in conjunction with the sale of food for consumption on the premises and the sale of said beverages comprises less than 25 percent of the gross receipts. 25.12.330 NON-CONFORMING- USE. "Non-conforming, use" means a use of land existing at the time of the enactment of this Title and which does not conform to the regulations of the district or zone, in which it is situated. Simple correction 25.12.345 OPEN SPACES, "Open spaces-" means an unoccupied space open to the sky on the same lot with a building. Clarification 25.12.355 PARCEL. See definition of a "lot" under 25.12.235.Clarification 25.12.380 SANITARIUM OR SANITORIUM. "SanitariUM Of sanatorium"Not needed :---:--:.:._._-. a profit.. 25.12.397 SHOP. A "shop" means a residential garage as defined under Makes shops and detached garages synonyMOUS 25.12.200 25.12./115 Not neededSTABLE, PRIVATE. "Private building ingtable" means an accessory horses kept for f hire,which are private UGC and not r remuneration,r 6 sale. 25.12/120 STABLE, PLTBLIC "Public Stable" means a building in which horses Not needed are kept for remuneration, hire,. or sale. 25.12.430 STORAGE, CONTAINER."Container storage"means a unit originally or specifically used Of designed to store goods or merchandise during shipping Of hauling by a vehicle, including but not limit.ed to rail cars of any kind, truck trailers or multi-modal shipping containers.This definition also includes mobile homes used for Refine definition storage rather than habitation. 25.12:157 COMMUNITY SERVICE HOUSINCi C:ommunity Service Housing means a facility that principally offers or provides subsidized housing on a daily, weekly or monthly basis and provides one or more of the additional following, services at a cost, if any, subsidized by charitable or government agencies, including: A) Meals and food; B) Child or adult daycare services; C) Employment, substance abuse or behavior counseling; and D) Medical, dental Of mental health services; regardless of whether such community social and health welfare services are provided on premises or off the premises for the benefit of such residents. Relocated to 25.12.151 25.12.470 VEHICLES."Vehicles"means motorized and non-motorized Definition expansion mechanical devices designed for movement by means of wheels, skids or runners of any kind, and specifically including all such automobiles, buses, trucks, cars, vans, and motor homes eVen though they may be at. any time immobilized in any way for any period of time for whatever duration; and also including boats trailers, and such recreational vehicles as defined herein. 25.12.480 WINERY (CON1MERCIAL). "Commercial winery" means a facility designed for crushing, pressing, fermenting, bottling and cellaring for A Refine definition wine retail and wholesale purposes.commercial winery producet. less than 50,000 cases of wine a year. 25.12.490 YARD, FRONT. "Front yard" means an open and unoccupied space, herein,the full the lot between Refine definition except as provided extending width of any building and any street right-of-way adjacent the lot. The front yard shall be determined by measuring perpendicular from the street right-of-way to the closest point of the building. 25.12.495 Refine definition"REAR YARD" means an open and unoccupied space, except as heroin,.the full the lot between theprovidedextending across width of principal building, and t.he rear lot lint and measured perpendicular from the rear lot line to the closest point of the building; and shall not include any front setback area on corner lot.s. For a corner lot the rear yard shall be parallel to t.he shortest lot line common to an adjacent. lot. 25.16.010 ESTABLISHMENT OF ZONING- DISTRICTS. For the purpose of promoting the public health, safety, morals, and general welfare of the City, the City is divided into the following types of zones: R-T District Residential Transition District R-S-20 District.Residential Suburban District. To include districts added by amendment. after original ordinance WaS created 7 R-S-12 District Residential Suburban District R-S-1 District Low-Density Suburban Residential District R-1 District Low-Density Residential District R-1 -A District Low-Density Residential Alternative District. R-1-A2 District Low-Density Residential Alternative District R-2 District Medium-Density Residential District. R-3 District.Medium-Density Residential District R-4 District High-Density Residential District RP District Residential Park District O District Office District. C-1 District Retail Business District. C-2 District Central Business District. C-2 Overlay District Central Business Overlay District C-3 District General Business District C-R District Regional Commercial District BP District Business Park District. 1-182 Overlay District I-182 Conidor Overlay District I-1 District Li;_g,ht Industrial District 1-2 District Medium Industrial District. 1-3 District Heavy Industrial District 25.22.030(3)Storage buildings cumulatively not. exceeding 480 square feet of gross Refining, language to match intentfloor area and fifteen feet in height; provided no container storage, as defined in Section 25.12.430, shall be permitted. For each additional 20,000 square feet of lot area, the gross floor area of storage sheds can be increased by 400 square feet; 25.22.030(4)(4) Agricultural uses (limited), as defined in Section 25.12.040, (except that the keeping, of animals shall be permitted on parcels consisting, of ten thousand (10,000) square feet over and above an area equal in size to 12,000 square feet set aside for the dwelling on the parcel); Punctuation 25.22.030(5)(5) One animal unit. (as defined in Section 25.12.065) shall be allowed for each full ten thousand square foot increment of latid over and above an area equal in size to 12,000 square feet set aside for the dwelling, on the same parcel; provided that all barns, barnyards, chicken houses, or con-als shall be located not less than twenty-five feet from a public roadway and not less than ten feet from any held Eliminating, redundant language adjoining or abutting property under separate ownership; and provided said number of chickens, fowl or rabbits does not exceed 2 animal units; 25.24.030(3)(3) Storage buildings cumulatively not exceeding 260 square feet of Refining language to match intentgross floor area and fifteen feet in height; provided no container storage, as defined in Section 25.12.430, shall be permitted. For each additional 12,000 square feet of lot area the gross floor area of storage sheds can be increased by 260 square feet; 25.24.030(4)(4) Agricultural uses (limited), as defined in Section 25.12.040, (except. that the keeping of animals shall be permitted on parcels consisting of ten thousand (10,000) square feet over and above an area equal in size Clarification 8 to 12,000 feet for the dwelling thesquareset a side aside on parcel); 25.24.030(5)(5) One animal unit. (as defined in Section 25.12.065) shall be allowed for each full ten thousand square foot increment of land over and in to 12,000 feet for t.he Clarification above, an area equal size square set a r:ide. aside dwelling on the same parcel; provided that all barns, barnyards, chicken houses, Of con-als shall be located not less than twenty-five feet from a public roadway and not less than ten feet from any heldadjoining or abutting property under separate ownership; and provided said number of chickens, fowl or rabbits does not exceed 2 animal units; 25.42.020(8)(j)Shoe repair shops,,Punctuation 25.42.020(8)(k)Upholstery shops.relocation 25.42.020(12)relocationUpholGtery EhopG. 25A4.030 25.44,030 PERMITTED ACCESSORY USES.The foll 0 Wing accessory uses and buildings, as respectively defined in Sections 12.12.020 25.12,020 12.12.115 25.12.115,be in Correction and shall permitted the C-2 district: 25.66.090 TRANSFER OF LOC:ATION. No home be Grammaticaloccupation maybe may transferred to a different location without first obtaining a II eNV home occupation license authorizing, it.s conduct at. t.he proposed location. 25.70.160(3)Landscape and Buffering,. In addition to t.he landscape provisions of Chapter 25.75, the Planning Commission may require additional Grammatical landscape features to insure the be inensureproposed winery will harmony with and not impair the value of present and future development of adjacent lands. The spacing of shade trees in all buffer areas shall not be greater t.han thirty linear feet.. Buffer area trees shall be a caliper size of one and one-half inch at t.he planting; 25.74.030(2)FRONT YARD. Where any front yard is required, no building.Con-ection structure, satellite dish, stationary equipment or clothes linesplay clothesline shall be hereafter erected, altered, or placed so that any portion thereof shall be nearer to the front property line than t.he distance indicated by t.he depth of t.he required front yard, except: 25.75.070(3)(3) All parking lot buffers, and interior parking lot landscape areas shall be treated with a variety of landscape elements with no less than 65 percent of said landscaped areas treated with live veg,etation at t.he time of planting: Punctuation 25.78.170(6)Restaurants - One space for each one hundred square feet of floor area Clarification SUBSTANTIVE REVISIONS 9 PMC Citation Revision Ex lanation 25.20.030 25.20.030 PERMITTED ACCESSORY USES. The following uses shall be permitted as accessory in the R-T district: (1) Accessory dwellings; (2) Home occupations (see definition in Section 25.12.220); (3) Ranch and farm buildings appurtenant to an agricultural use and agricult.ural uses (limited), as defined in Section 25.12.040, except that t.he keeping, of animals shall be permitted on parcels consisting, of at. least ten thousand (10,000) square feet over and above an area equal in size to 12,000 square feet set aside for t.he dwelling on t.he parcel; and (4) Uses incidental and customary to a permitted use. (Ord. 3354 Sec. 2, 1999.); (5) The keeping of clogs and cats provided such number of animals does not exceed three dogs and three cats; ,6) For lot.s with a minimum of 5,000 square feet but less than 22,000 --- Amendment dealing with chicken hens --- To clarify practice and to create consistency with other residential districts square feet and containing only one single-family dwelling unit., t.he keeping of dogs, cats, rabbit.s, and chicken hens, provided such number of animals does not exceed three dogs, and/or three cats, and/or three rabbits anchor t.hree chicken hens, t.he total number of animals not to exceed six; in all cases, animals shall not be allowed to roam or fly to other properties; roosters are not allowed. (7) Family day care home in conformance with WAC 388-73 as 110W existing and as amended and PMC Chapter 25.66; and (8) Family home preschool in conformance with PMC Chapter 25.66; 25.22.030 25.22.030 PERMITTED ACCESSORY USES. The followino useszr.. shall be permitted as accessory to a permitted use in the R-S-20 suburban district: (I)Detached residential garages as defined in Section 25.12.200, provided they do not exceed t.he height. of 18 feet and are no larger than 1,200 square feet in area; (2)Home occupations as defined in Section 25.12.220; (3)Storage buildings not. exceeding 480 square feet of gross floor area and fifteen feet in height; provided no container storage, as defined in Section 25.12.430, shall be permitted. For each additional 20,000 square feet of lot area, the gross floor area of storage sheds can be increased by 400 square feet; (4)Agricultural uses (limit.ed), as defined in Section 25.12.040, except that the keeping of animals shall be permitted on parcels consisting of ten thousand (10,000) square feet over and above an area equal in size to 12,000 square feet set aside for the dwelling on the parcel; (5)One animal unit (as defined in Section 25.12,065) shall be allowed for each full ten thousand square foot increment of land over 10 and above an area equal in size to 12,000 square feet set aside for t.he dwelling on the same parcel; provided t.hat all barns, barnyards, chicken houses, or con-als shall be located not less than twenty-five feet from a public road W ay and not less t.han ten feet from any adjoining or abutting property held under separate ownership; and provided said number of chickens, fowl or rabbit.s (loes not exceed 2 animal units; (6)The keeping of dogs and cats, provided such number of animals (loes not exceed three clogs and three cats; (7)Family day care home in conformance with WAC 388-73 as now existing and as amended and PMC Chapter 25.66; and (8)Family home preschool in conformance with PMC Chapter --- To clarify practice 25.66-and to create (9)Accessory dwellingsi consistency with other (10)..-7-4- For lots with a minimum of 5,000 square feet but less than residential districts 22,000 square feet and containing, only one single-family dwelling --- Amendment unit, the keeping of clogs. cat.s, rabbits, ancl chicken hens, provided dealing with chicken such number of animals does not exceed three dogs, and/or three cats,hens and/or three rabbits and/or three chicken hens, t.he total number of animals not to exceed six; in all cases, animals shall not be allowed to roam or fly to ot.her properties; roost.ers are not allowed. 25.22.040(5)CONDITIONAL USES. In addition to the unclassified uses listed in Chapter 25.86, the following uses may be permitted by special permit as provided in Chapter 25.86: (I)Churches and similar places of worship; (2)Public libraries, and municipal office buildings; (3)Public and private schools, public parks and playgrounds; (4)Fire department station houses; (5)Private nimery school,child mini day care, andpreschool, child day care center Day care centers and preschool centers; (6)Agricultural use (commercial); and, (7)Buildings in conjunction with an agricultural use (limited), provide(' the parcel contains at. least. 5 acres and t.he building will not. be used for the conduct or support of any business activity; and --- For clarification purposes (8)-Unclassified uses as list.ed in Section 25.86.020 25.24.030 PERMITTED ACCESSORY USES.The following uses shall be permitted as accessory to a permitted use in the R-S-12 suburban district: (I)Detached residential garages as defined in Section 25.12.200, provide(' t.hey do not. exceed 18 feet in height and 1,200 square feet in area; (2)Home occupations as defined in Section 25.12.220; (3)Storage buildings not exceeding 260 square feet of gross floor area and fifteen feet in heig,ht; provided no container storag,e, as defined in Section 25.12.430, shall be permitted. For each additional 12,000 square feet of lot area t.he gross floor area of storage sheds can 11 be increased by 260 square feet; (4)Agricultural uses (limit.ed), as defined in Section 25.12.040, except that the keeping of animals shall be permitted on parcels consisting, of ten thousand (10,000) square feet over and above an area equal in size to 12,000 square feet set aside for the dwelling on the parcel; (5)One animal unit (as defined in Section 25.12.065) shall be allowed for each full ten thousand square foot increment of land over and above an area equal in size to 12,000 square feet set aside for the dwelling on the same parcel; provided that all barns, barnyards, chicken houses, Of con-als shall be located not less than twenty-five feet frorn a public roadway and not less t.han ten feet from any adjoining or abutting property held under separate ownership; and provided said number of chickens, fowl or rabbits does not exceed 2 animal units; (6)The keeping of clogs and cat.s, provided such number of animals does not exceed three dogs and three cats; (7)Family day care home in conformance with WAC 388-73 as now existing and as amended and Chapter 25.66; and (8)Family home preschool in conformance with PMC Chapter --- To clarify practice 25.66.and to create (9)Accessory dwellings;consistency with other (10)(44 For lots with a minimum of 5,000 square feet but less than residential districts 22,000 square feet and containing only one single-family dwelling --- Amendment unit, the keeping, of dogs, cats, rabbits, and chicken hens, provided dealing with chicken such number of animals does not exceed three dogs, and/or three cats,hens and/or t.hree rabbits and/or three chicken hens, t.he total number of animals not to exceed six; in all cases, animals shall not be allowed to roam or 1-1,,' to other properties; roosters are not allowed. 25.24.040 CONDITIONAL USES. In addition to the unclassified uses listed in For clarification Chapter 25.86, the following uses may be permitted by special permit as provided in Chapter 25.86: purposes (1)Churches and similar places of worship; (2)Public libraries, and municipal office build.inRs; (3)Public and private schools, public parks and playgrounds; (4)Fire department station houses; Private day(5)nursery s:.-..hool, preschool, child mini care, and child day care center Day care centers and preschool centers; and (6)Agricultural use (commercial); and (7)Buildings in conjunction with an agricultural use (limited.) provided the parcel contains at least. 5 acres and t.he building will not be used for the conduct or support of any business activity; and (8)Unclassified uses as list.ed in Section 25.86.020 25.26.030 PERMITTED ACCESSORY USES.The followino uses shall bebuses-, permitted as accessory to a permitted use in the R-S-1 suburban district: 1 2 (1)Detached residential garages as defined in Section 25.12.200, provided t.hey do not. exceed 15 feet in height and 1,000 square feet in area; except on lots that are 12,000 square feet or more the height may be increased by 3 feet and the area may increase by 200 square feet.; (2)Home occupations as defined in Section 25.12.220; (3)Storage building,s not. exceeding 200 square feet of gross floor area and fifteen feet in height; provided no container storage, as defined in Section 25.12.430, will be permitted; (4)Agricultural uses (limit.ed), as defined in Section 25.12.040, except that the keeping of animals shall be permitted on parcels consisting of ten thousand (10,000) square feet over and above an area equal in size to 12,000 square feet set aside for the dwelling on t.he parcel; (5)One animal unit (as defined in Section 25.12.065) shall be allowed for each full ten thousand square foot increment of land over and above an area equal in size to 12,000 square feet set aside for t.he dwelling on the same parcel, provided that all barns, barnyards, chicken houses, Of corrals shall be located not less than twenty-five feet from a public roadway and not less than ten feet from any adjoining or abutting property held under separate ownership, and provided said number of chickens, fowl or rabbits clots not exceed 2 animal units; (6)The keeping of clogs and cats, provided such number of animals (loes not exceed three clogs and three cats; (7)Family day care home in conformance with WAC 388-73 as now existing and as amended and Chapter 25.66; and (8)Family home preschool in conformance with PMC Chapter --- To clarify practice 25.66.and to creat.e (9)Accessory dwellings;consistency with other (10)(7) For lots with a minimum of 5,000 square feet but less than residential districts 22,000 square feet and containing, only one single-family dwelling --- Amendment unit, the keeping of clog,s, cats, rabbits, and chicken hens, provided dealing with chicken such number of animals does not exceed three dogs, and/or three cats,hens and/or t.hree rabbits and/or three chicken hens, t.he total number of animals not to exceed six; in all cases, animals shall not be allowed to roam or fly to ot.her properties; roost.ers are not. allowed. 25.26.040 CONDITIONAL USES. In addition to the unclassified uses listed in For clarification Chapter 25.86, the following, uses may be permitted by special permit as provided in Chapter 25.86; purposes (1)Churches and similar places of worship; (2)Public libraries, ancl municipal office buildings; (3)Public and private schools, public parks and playgrounds; (4)Fire department station houses; Private day(5)nursery school, preschool, child mini care, and child clay care center Day care centers ancl preschool centers; and (6)Agricultural use (commercial). and 13 (7)Unclassified uses as listed in Section 25,86.020 25.28.030 25.28.030 PERMITTED ACCESSORY USES. The followino uses._,- shall be permitted as accessory to a permitted use in the R-1 low density residential district: (I)Detached residential garages as defined in Section 25.12.200, provided t.hey do not. exceed 15 feet in height. and 1,000 square feet in area; except on lc)ts that are 12,000 square feet or more the height may be increased by 3 feet and the area may increase by 200 square feet; (2)Home occupations, as defined by Sect.ion 25.12.220; (3)Storage buildings not exceeding, two hundred square feet of gross floor area and fifteen feet in height.; provided no container storage, as defined in Section 25.12.430, shall be permitted; (4)The renting of rooms for lodging purposes only; provided, however, such accommodations shall not exceed two persons in a single-family dwelling. One off-street parking space, per roomer, must be provided in addition to the requirement set forth under Section 25.78.170(5); (5)The keeping of dogs and cats, provided such number of animals (loes not exceed three clogs and three cats; (6)Family clay care homes in conformance with WAC 388-73 as now exist.ing ancl as amended and Chapter 25.66; and (8)Family home preschool in conformance with PMC Chapter 25.66; (9)Accessory dwellings;--- To clarify practice (10)(7) For lots with a minimum of 5,000 square feet but less than ancl to create 22,000 square feet and containing, only one single-family dwelling consistency with other unit, the keeping of clogs, cats, rabbits, and chicken hens, provided residential districts such number of animals does not exceed three dogs, and/or three cats,--- Amendment dealing with chickenand/or three rabbits and/or three chicken liens, the total number of animals not to exceed six; in all cases, animals shall not be allowed to hens roam or fly to other properties; roosters are not. allowed. 25.28.040 CONDITIONAL USES. In addition to the unclassified uses listed in For clarification Chapter 25.86, the following uses may be permitted by special permit as provided in Chapter 25.86: purposes (I)Churches and similar places of worship; (2)Public libraries, and municipal office buildings; (3)Public and private schools, public parks and playgrounds; (4)Fire department station houses; and (5)Private numery school,child mini day care, andpreschool, day Daychildcarc nt r care centers and preschool centers; and (6)Unclassified uses as list.ed in Section 25.86.020 25.30.030 25.30.030 PERMITTED ACCESSORY USES. The followino uses._,- shall be permitted as accessory to a permitted use in the R-1-A District; (1)Detached residential garages, as defined in Section 25.12.200, provided they do not exceed fifteen feet in height. and 1,000 square feet. 1 4 in area; (2)Home occupations, as defined in Section 25.12.220; (3)Storage buildings not exceeding two hundred square feet of gross floor area and fifteen feet in height.; provided no container storage, as define in Section 25.12.430, shall be permitted; (4)The renting of rooms for lodg,ing purposes only; provided, however, such accommodations shall not exceed two persons in a single-family dwelling. One off-street parking space, per,roomer, must be provided in addition to the requirement set forth under Section 25.78.170(5); (5)The keeping, of dogs and cat.s, provide(' such number of animals (loes not exceed three dogs and three cats; (6)Family day care homes in conformance with WAC 388-73 as now existing and as amended and Chapter 25.66; and (8)Family home preschool in conformance with PMC Chapter --- To clarify practice 25.66.ancl to create (9)Accessory dwellings;consistency with other (10)(7) For lots with a minimum of 5,000 square feet but less than residential districts 22,000 square feet and containing, only one single-family dwelling --- Amendment unit, the keeping of dogs, cat.s, rabbits, and chicken hens, provided dealing with chicken such number of animals does not exceed three dogs, and/or three cats,hens and/or t.hree rabbits and/or three chicken hens, t.he total number of animals not to exceed six; in all cases, animals shall not be allowed to roam or flv to ot.her ro e erties roost.ers are not. allowed. 25.30.040 CONDITIONAL USES. In addition to the unclassified uses listed in For clarification Chapter 25.86, the following uses may be permitted by special permit. as provided in chapter 25.86: (I)Churches and similar places of worship; (2)Public libraries, and municipal office buildings; (3)Public and private schools, public parks and playgrounds; (4)Fire department station houses; and Private I,day(5)numery sch ol, prcGch child mini care, and child care center care centers and preschool centers; anddayDay (6)Unclassified uses as list.ed in Section 25.86.020 25.32.030 25.32.030 PERMITTED ACCESSORY USES. The following uses shall be permitted as accessory to a permitted use in the R-1 A2 District; (1)Detached residential garages, as defined in Section 25.12.200, provided they do not exceed fifteen feet in heig,ht and 1,000 square feet in area; (2)Home occupations, as defined in Section 25.12.220; (3)Storage buildings not exceeding two hundred square feet of gross floor area and fifteen feet in height, provided no container storage, as define in Section 25.12.430, shall be permitted; (4)The renting of rooms for lodging purposes only, provided, however, such accommodations shall not exceed two persons in a 1 5 single-family dwelling. One off-street parking space, per,roomer,. must be provided in addition to the requirement set fc)rth under Section 25.78.170(5); (5)The keeping of clogs and cats, provided such number of animals (loes not exceed three dogs and three cats; (6)Family clay care homes in conformance with WAC 388-73 as now existing and as amended and Chapter 25.66; and (8')Family home preschool in conformance with PMC Chapter --- To clarify practice 25.66:and to create (9)Accessory dwellings;consistency with other (10)4-4) For lots with a minimum of 5,000 square feet but less than residential districts 22,000 square feet and containing, only one single-family dwelling --- Amendment unit. the keeping of dogs, cats, rabbits, ancl chicken hens, provided dealing vvith chicken such number of animals does not exceed three clog,s, ancl/c)r three cats,hens and/or t.hree rabbits and/or three chicken hens, the total number of animals not to exceed six; in all cases, animals shall not be allowed to roam or fly to ot.her properties; roost.ers are not allowed. 25.32.040 CONDITIONAL USES. In addition to the unclassified uses listed in For clarification Chapter 25.86, the following uses may be permitted by special permit. as provided in Chapter 25.86: (I)Churches and similar places of worship; (2)Public libraries, and municipal office buildings; (3)Public and private schools, public parks and playgrounds; (4)Fire department station houses; and Private day(5)nursery school, preschool, child mini care, and child day care center Day care centers and preschool centers; and (6)Unclassified uses as list.ed in Section 25.86.020 25,34.020(4)PERMITTED USES. The following uses shall be permitted in the R-2 To create consistency district:with the chanoe tob (I)Single-family dwellings;25.34.050(2) (2)New Factory assembled homes; (3)Two-family dwellings; (4)NIultiple Multi-family dwellings; and (5)Nothing contained in this section shall be deemed t.o prohibit. the uses c)f vacant prc)perty fc)r gardening or fruit. raising. 25.34.030 25.34.030 PERMITTED ACCESSORY USES. The followinb o uses shall be permitted as accessory to a permitted use in the R-2 district: (I )Detached single family residential garages, as defined in Section 25.12.200, provided they do not exceed fifteen feet in height and 1,000 square feet in area; (2)Home occupations as defined by Section 25.12.220; (3)Storage building,s not exceeding two hundred square feet of gross floc)r area and fifteen feet in height; provided no container storage, as defined in Section 25.12.430, shall be permitted; (4)The keeping, of dogs and cats prc)vided such number of animals does not exceed three dogs and three cats; 16 (5)Family day care homes in conformance with WAC 388-73 as now existing and as amended and Chapter 25.66; (6)The renting of rooms for lodging purposes only; provided, however, such accommodations shall not exceed two persons in a single family dwelling. One off-street parking space per roomer must be provided in addition to the requirement set forth under Section 25.84.170(5); and (8')Family home preschool in conformance with PMC Chapter --- To clarify practice 25.66.and to create (9)Accessory dwellings in single family homes;consistency with other (10)4-4 For lots with a minimum of 5,000 square feet but less than residential districts 22,000 square feet and containing, only one single-family dwelling --- Amendment unit. the keeping of dogs, cats, rabbits, and chicken hens, provided dealing vvith chicken such number of animals (loes not exceed three clog,s, ancl/c)r three cats,hens and/or t.hree rabbits and/or three chicken hens, the total number of animals not to exceed six; in all cases, animals shall not be allowed to roam or fly to ot.her properties; roost.ers are not allowed. 25.34.040 CONDITIONAL USES. In addition to the unclassified uses listed in For clarification Chapter 25.86, the following uses may be permitted by special permit. as provided in Chapter 25.86: (I)Churches and similar places of worship; (2)Public libraries, and municipal office buildings; (3)Public and private schools, public parks and playgrounds; (4)Fire department station houses; and Private day(5)nursery school, preschool, child mini care, and child day care center Day care centers and preschool centers; and (6)Unclassified uses as listed in Section 25.86.020 25,34.050 DEVELOPMENT STANDARDS. (1)Minimum lot.area:Five To make practice clear thousand (5,000) square feet;and avoid pro blems (2) Only one single family dwelling, shall be permitted per lot.Multi-with utilities and other family units shall be permitted based on the density standards in municipal services Section 25.34.050(3); R4 (3) Density: One dwelling, per 5,000 square feet of lot area except as provided in 25.34.030 (7); (3) (4) Maximum Lot Coverage: Forty (40) percent; (44 (5) Minimum Yard Setbacks: (a) Front: Twenty (20) feet, (b) Side: Five (5) feet. (c) Rear: Principal Building: Equal to t.he height of t.he dwelling,. Accessory structures. Accessory structures adjacent an alley may be placed on t.he alley line provided there are no opening,s in t.he wall parallel to the alley. Garages with vehicle dc)ors parallel to an alley shall be setback from the alley twenty (20) feet, Where there is no alley the setback shall be five (5) feet.. 4)(6) Maximum building height: (a) Principal building: Twenty-five (25) feet., except a greater height. 1 7 may be approved by special permit. (b) Accessory buildings: Fifteen (15) feet.. 4:64 LIFences and hedges: See Chapter 25.75; 444(8) Parking: See Chapter 25.78; 4:g 4 L9_1 Lanciscaping: See Chapter 25.75; and _(-94 (10) Residential Design Standards: See Chapter 25.70.085. 25.36.030 25.36.030 PERMITTED ACCESSORY USES. The followin;_2, uses shall be permitted as accessory to a permitted used in the R-3 district.: (1)Detached single family residential garages, as defined in Section 25.12.200, provided t.hey do not exceed fifteen feet in height and 1,000 square feet in area; (2)Home occupations as defined by Section 25.12.220; (3)Storage buildings not exceeding two hundred square feet of gross floor area and fifteen feet in height; provided no container storage, as defined in Section 25.12.430, shall be permitted; (4)The keeping of dogs and cats, provided such number of animals does not exceed three dogs and three cats; (5)Family day care homes in conformance with WAC 388-73 as now existing and as amended and Chapter 25.66; (6)The renting of rooms for lodging puToses only, provided such accommodations shall not exceed two persons in a single-family dwelling. One off-street parking space per roomer must be provided in-addition to the requirement set forth under Section 25.78.170(5); and (8)Family home preschool in conformance with PMC Chapter --- To clarify practice 25.66;and to create (9)Accessory dwellings in single family homesi consistency with other (10)-7.4. For lots with a minimum of 5,000 square feet but less than residential districts 22,000 square feet and containing, only one single-family dwelling --- Amendment unit, the keeping of dogs, cats, rabbits, and chicken hens, provided dealing with chicken such number of animals does not exceed three dogs, and/or three cats,hens anchor three rabbits and/or three chicken hens, the total number of animals not to exceed six; in all cases, animals shall not be allowed to roam or fly to other prcperties; roosters are not. allowed. 25.36.040 (1)Churches and similar places of worship;For clarification (2)Public libraries, and municipal office buildings; (3)Public and private schools, public parks and playgrounds; (4)Fire department station houses; and (5)Private day'turnery Gchool, preGchool, child mini care, and day Daychildcare center care centers and preschool centers; and ( 6)Unclassified uses as listed in Section 25.86.020 25.36.05()DEVELOPMENT STANDARDS.(1)Minimum lot. area:Five thousand (5,000) square feet;To make practice clear (2) Only one single family dwelling shall be permitted per lot.Multi-and avoid problems family units shall be permitted based on the density standards in with utilities and other Section 25.34.050(3);municipal services 1 8 (72*1-1).Density: One dwelling unit per 5,000 square feet of lot area for single family dwellings and 3,000 square feet of lot area for multiple family dwellings; Maximum Lot. Coverage: Sixty (60) percent; 4445) Minimum Yard Setbacks: (a)Front: Twenty (20) feet.. (b)Side: Five (5) feet. (c)Rear: Principal Building: Equal to the height of the dwelling. Accessory structures.Accessory structures adjacent an alley may be placed on t.he alley line provided there are no openings in t.he wall parallel t.o t.he alley.Garages with vehicle doors parallel to an alley shall be set.back from the alley twenty (20) feet.Where there is no alley, the setback shall be five (5) feet. (5)(6) Maximum building height.: (a)Principal building:Thirty-five (35) feet, except a greater height may be approved by special permit.. (b)Accessory buildings: Fifteen (15) feet. (7647) Fences and hecl;?,es: Set Chapter 25.75; and(8) Parking: See Chapter 25.78; (78-)91 Landscaping: See Chapter 25.75; 4-9-)4-10)Resiclential Design Standards: See Chapt.er 25.70.085. 25.38.030 25.38.030 PERMITTED ACCESSORY USES. The following uses shall be permitted as accessory to a permitt.ed use in the R-4 district: (I)Detached single family residential garages, as defined in Section 25.12.200, provided they do not exceed fifteen feet in height and 1,000 square feet in area; (2)Home occupations as defined by Section 25.12.220; (3)Storage buildings not exceeding two hundred square feet of gross floor area and fifteen feet in height; provided no container storage, as defined in Section 25.12.430, shall be permitted; (4)The keepin;?, of clog,s and cat.s, provided such number of animals (loes not exceed three clogs and three cats; (5)Family day care homes in conformance with WAC 388-73 as now existing and as amended and Chapter 25.66; (6)The renting of rooms for lodging purposes only, provided such accommodations shall not exceed two persons in a single-family dwelling. One off-street parking space per roomer must be provided in addition to t.he requirements set forth under Section 25.78.170(5); and (8)Family home preschool in conformance with PMC Chapter --- To clarify practice 25.66-and to create (9)Accessory dwellings in single family homesi consistency with other (10')-7-4- For lots with a minimum of 5,000 square feet but less than residential districts 22,000 square feet and containing, only one single-family dwellin,g --- Amendment unit, the keeping of dogs, cat.s, rabbits, and chicken hens, provided dealing with chicken such number of animals does not exceed three dogs, anchor three cats,hens and/or three rabbits and/or three chicken hens, the total numbeT of 1 9 animals not to exceed six; in all cases. animals shall not be allowed to roam or fly to other properties; roosters are not. allowed. 25.38.040 CONDITIONAL USES. In addition to the unclassified uses listed in Chapter 25.86, the following uses may be permitted by special permit as provided in Chapter 25.86: For clarification (I)Churches and other places of worship; (2)Public libraries and municipal office buildings; (3)Public and private schools, public parks and playgrounds; (4)Fire department station houses; and (5)Private numery school,child mini day care, andpreschool, child day care center Day care centers and preschool centers; and ( 6 )Unclassified uses as listed in Section 25.86.020 25.38.050 25.38.050 DEVELOPMENT STANDARDS. (1)TvIinimum lot area:To make practice clear Five thousand (5,000) square feet;and avoid problems (2) Only one single family dwelling shall be permitted per lot..Multi-with utilities and other family units shall be permitted based cm the density standards in municipal services Section 25.34.050(3.); (2)(3) Density: One dwelling unit per 5,000 square feet of lot area for single family dwellings and 1,500 square feet of lot area for multiple family diAlellings; Lot. Coverage: Sixty (60) percent; 44(5) Minimum Yard Setbacks: (a)Front: Twenty (20) feet.. (b)Side: Five (5) feet. (c)Rear: Principal Building: Equal to the height of t.he dwelling. Accessory structures.Accessory structures adjacent an alley may be placed on the alley line provided t.here are no openings in t.he wall parallel to the alley.Garages with vehicle doors parallel to an alley shall be set.back from the alley twenty (20) feet..Where t.here is no alley, the setback shall be five (5) feet. (44(6) Maximum building height: (a)Principal building. Thirty-five (35) feet, except a greater height may be approved by special permit. (b)Accessory buildings: Fifteen ( 1 5) feet.. (-6--)(7)Fences and hedges: See Chapter 25.75; andParking: See Chapter 25.78; -84(9) Landscaping: Set Chapter 25.75; 4:9-4(10)Resiclential Design Standards: See Chapter 25.70.085. 25.41.040 CONDITIONAL USES. The following uses are permitted subject to the approval of special permit as provided in Chapter 25.80: For clarification (I)Police and fire stations; (2)Churches and similar places of worship; (3)Private nursery school,child mini day cart andpreschool, da)'Daychildcare center care centers and preschool centers; and (4)Dwelling units provided the units are within the principal building, are all above the ground floor of said building, and the 20 ground floor of said building is designed or intended to be used for a principally permitted use,; and (5)Unclassified uses as listed in Section 25.86.020 25.41.050(3)(a)(a) Front: Fifteen (15) feet, except where adjoining a residential district in 25.74.030 there be To simplify, the requirementv,,hich case shall prevail.shall provided a setback equal in width or depth to that required in the residential district. 25.41.050(3)(b)(b) Side: Five (5) feet except where adjoining a residential district in 25.71.030 there bewhich case ghall prevail shall provided a setback To simplify the requirement equal in width or depth to that required in the residential district. 25.41.050(3)(c)(c) Rear: None required, except where adjoining a residential district in which case 25.71.030 ghall prevail. there shall be provided a setback To simplify the requirement equal in width or depth to that required in the residential district. 25.41020(12)CarWaSheti provided they are located more than 300 feet from a To address residential concerns about noise and loitering residential district; 25.42.040(6)(6) Dance halls and nightclubs To address residential concerns about noise and late night loitering and other disturbances 25.44.050(8)Card rooms, bingo parlors, dance halls, nightclubs and similar places;For clarification 25.44.040(2)(2') Unclassified uses per Section 25.86.020 Clarification 25.44.060(3)(a)(a) Front: None required except where adjoining a residential district in 25.71.030 there be To simplify, the requirementwhich case shall prevail.shall provided a setback equal in width or depth to that required in the residential district. 25.44.060(3)(17)(b) Side: None required except where adjoining a residential district in which case 25.71.030 shall prevail, there shall be provided a setback To simplify the requirement equal in width or depth to that required in the residential district. 25.44.060(3)(c)(c) Rear: None required except where adjoining a residential district in which case 25.71.030 shall there shall be a setback To simplify the requirementprevail,provided equal in width or depth to that required in the residential district. 25.46.020(1)(1) All uses permitted in the C-1/ C-2 districts;Clarification 25.46.040(4)(4) Unclassified uses Clarification 25.46.050(3)(a)(a) None required except. by 25.75 and 25.78 and except. where To simplify, the requirementadjoining a residential district in which case 25.71.030 shall prevail, there shall be provided a setback equal in width or depth to that required in the residential district. 25.48.050(3)(b)(b) Side: None required except where adjoining a residential district. in which case 25.71.030. shall prevail. there shall be provided a setback To simplify the requirement equal in width or depth to that required in the residential district. 25.48.050(3)(c)(c) Rear: None required except where adjoining a residential district in which case 25.71.030 shall prevail. there shall be provided a setback To simplify the requirement 21 equal in width or dept.h to that required in the adjacent residential district. 25.50.040(4'1 (4) Unclassified uses Clarification 25.52.020(5)(5) Electrical PoWer plants are a Heavy Industrial (I-3) Use. central pow& Gtation; 25.66.020 PROHIBITED HOME OCCUPATIONS.Due to the increased possibility for generating hazardous or nuisance conditions,the following uses and those similar in nature shall not be permitted as home occupations:vehicle repair and/or maintenance; rebuilding motors; painting vehicles; ammunition reloading; vvelding; sheet metal To address the issue of commercial ammunition reloading in a residential setting shops; upholstering; firewood cutting and any group H Occupancy as defined in the International Building and Fife Code adopted by the City. 25.66.040(9)No occupation requiring, the customer Of Client to be present upon the premises while the profession, trade, skill Of service is performed shall be allowed, except for private tutoring or instruction for 3 or fewer Allows student tutoring as a home occupation students per 24-hour period; 25.66.060 Any An appeal of the City Planner's decision to deny a home Conection be filod in Section 25,S1.090occupation shall accordanco with and shall be reviewed by the Hearing Examiner in accordance with Sections 2.19.090 through 2.19.110. Appeals may only be filed by the applicant. 25.68.010 PURPOSE. A density increase chapter is established to provide a means whereby an increase in the number of dwelling units may be achieved beyond that amount permitted in the base density of the R-2, and R-3 and R1 residential districts. The intent is to create a flexible Density increases for the R-4 District would promote overcrowding, and may not be feasible considering heig,ht restrictions and parking requirements. The current. R-4 standards have a built- in density increase in that the R-4 density was increased slightly when the R-5 District was eliminated may years ago. means by which developers may voluntarily incorporate architectural creativity, site and aesthetic considerations in the design of residential developments that achieve a more efficient site plan, result in a physical development which blends more favorably or harmoniously with neighboring uses, uses within the vicinity, and increase the quality of the living environment for its future residents, 25.68.020 MAXIMUM INCREASE. The lot area per dwelling unit ratio within the R-2, R-3 and R 4 residential districts may be reduced in accordance with the provisions of this Chapter. The maximum available reduction is as follows: (I)R-2 District: May be reduced a maximum of one thousand four hundred square feet, from five thousand square feet per dwelling unit Density increases for the R-4 District would promote overcrowding and may not be feasible considering height restrictions and 22 to three thousand six hundred square feet per dwelling unit; (2)R-3 District: May be reduced a maximum of one thousand square feet, from 3,000 square feet per dwelling unit to 2,000 square feet per dwelling, unit. ; and parking requirements. The current. R-4 standards have a built- in density increase in that the R-4 density was increased slightly when the R-5 District was eliminated may years ago. R 4 District:May be five hundred(3)reduced a maximum of square feet., from one thousand five square feet dwelling unit to oneper thouGand five hundmi feetsquare per ciwellin2, unit. 25.70.020 PERMITTED LAND USES. Table 70 1 "Permitted Land Uses" is,Table originally established in 1999 and has never been updated incorporated this is insertedas part of section as a reference guide and the this The land listed in Table 70 1atend of chapter.uses are designated byas permitted right. (P), accessory (A) or requiring a conditional use (CUP).permit 25.70.060 CARETAKER'S RESIDENCE. In the commercial and industrial districts, a caretaker's residence may be permitted by special permit as an accessory use,provided the following circumstances are demonstrated by the applicant: (1) The caretaker's residence is solely intended to provide security for the established principal permitted use of the property; (2) The caretaker's residence is not within a substantially developed Additional criteria to clarify the intent of a caretaker's residence is for security in remote and unpopulated areas of the City residential or commercial neighborhood; (3) The residential structure, to include factory assembled homes, will be located on a parcel at least two times the size of the caretaker's residence; and (4) The structure will conform to other applicable codes and regulations for residential structures. A special permit granted for a caretaker's residence may be reviewed annually upon written request of owners of property within three hundred feet of such residence or upon written request of the city building official.In the absence of written request for review, the special permit shall automatically be extended for one year. 25.70.088 EXOTIC: ANIMALS. Exotic animals as defined in Section 25.12.188 To provide direction with respect with exotic animals. Research continuing are prohibited in within the City of Pasco. 25.70.110(b)Whenever production in any area used as a gravel pit., sand pit, clay pit, Of quarry shall have been completed, then all plants, buildings, structures and equipment shall be entirely removed from such property and stockpiles shall be removed or back-filled into the pit within one year after such completion. When production shall have been completed, then the owner shall take such measures to rehabilitate the area as deemed reasonable by the city engineer and or as required in the special permit. A reclamation bond or surety may be required. To provide the community with additional options when dealing with mineral resource uses 25.74.020 Table originally established in 1999 SITE DESIGN REQUIREMENTS AND STANDARDS. Tables 74 1 and 71 2, "Site Design Requirements and Standardg", are incorporated 23 and has never been updated ---------.- -- -.:... this chapter. These requirements are hereby established for all zoningdevelopment in the districts indicated. 25.74.030 (4)REAR YARD. Where any rear yard is required, no building shall hereafter be erected or altered so that any portion thereof may be nearer to the rear lot line than the distance indicated by the required rear yard, except: (a)Eaves, cornices, steps, platforms, and open porches may extend into the rear yard, but not more than 4 feet; (b)An open or enclosed porch shall be considered part of a building in the determination of the rear yard setback and lot coverage. (ci Patio trellises, pergolas, sun screens or awnings at.t.ached to a Addresses community needs dwelling at Or below t.he cave are not considered part of t.he building for set.back purposes in the R-1, R-2, R-3 and R-4 Districts, however in no case shall said structures be located closer than 10 feet from the rear property line in R-1 and R-2 Districts or 8 feet in R-3 or R-4 Districts. 25.74.040 lb '- ----Referenced tables create confusion : ----.:. height set fort.h in Table 71 1 and 71 2, with the following, conditions in the C 3 zone: ExceptionG t.o Height. RegulationG. ChimncyG,tankG,(1)water towers,lofts,bulkheads,penthouses,scenery elevators,stacks, ---,_-- mansards,and emular structures and necessary mechanical be to height theappurtenances may rected any not exceeding croGG 20 the floor.sectional area of percent of ground (2)The to theabove exceptions shall not apply structureG within deGignated airport zoneG. 25.75.05(1 Design Standards (3) Commercial and Industrial Districts. (A)The first. 10 feet of all commercial and industrial property Conection Clarification abutting an arterial street and t.he first 5 feet of all commercial and industrial property abutting a local access street shall be treated with landscaping at t.he time the property is developed. No less than 65 percent of the landscaped area must be treated with live vegetation at the time of planting (B.) (A) In addition to the requirements contained in this chapter and unless specified otherwise in Chapter 25.58.050, commercial and industrial zoned properties adjacent to properties in less intense zoning districts shall have a 10 foot landscape buffer on the side immediately adjacent to less intense zoning, districts. The landscaped buffer shall meet the following standards: (B)commercial and shall meetLandscape buffers in industrial districts the following standards: (1) Live vegetation within t.he landscape buffer shall be planted 24 with a mix of evergreen and deciduous trees and shrubs interspersed throughout the landscape buffer; (2) The live vegetation shall consist of 40 percent evergreen trees. (3) Trees shall be provided at a minimum rate of one tree for every 20 linear feet of property line and spaced no more than 30 feet on center spacing along each property line, unless planted in groupings of 3 trees, with groupings spaced no more than 50 feet on center along each property line; (4) Shrubs shall be provided at a minimum rat.e of 1 per 8 linear feet of property line and spaced no more than 16 feet apart on center; (5) Parking lots located adjacent to properties in less intense zoning districts require 100 percent of the landscape buffer to be planted with live veg,etation. 25,75.070 (1) The width of lot buffers shall be dependent upon theparking To clarify landscaping requirementsofparkingrelationand Gtrek right oflocationthelot in t.o the building follows:: as Parking lots between the building to(a)and an- adjacent arterial streets shall have a MiniMUM buffer of 10 feet between the parking lot and the property line. (b) Parking lots between the building and adjacent to local access streets and alleys shall have a minimum buffer of 5 feet between the parking lot and the property line. 25.78.070(3)Shared Uses. Owners of two or more uses, structures, or parcels of land within three hundred feet of each other may share the same parking or loading area when the hours of operation do not overlap, The owners of two or more uses, structures, or parcels within three hundred feet of each other may also share facilities concutrently; however, the total parking requirements shall be the sum of the requirements for each individual use. Whenever shared parking is allowed under this section, the parking lot shall be signed so as to reasonably notify the public of the availability of use, and spaces shall not be assigned, allocated or reserved between use; a notarized shared Additional requirement to establish shared parking parking agreement signed by the owner(s) filed with the County Recorder's Office shall be required for shared parking between two or more separate tax parcels under separate ownership. 25.78.100 SPECIAL EVENT PARKING LOTS. (1) Special event parking lots used on an infrequent basis such as those associated with seasonal play fields and the Edgar Brown Stadium shall be exempt from Edgar Brown stadium parking lot is now completely pavedprovisions of this chapter except subsection 25.78.090 (7). 25 25.78.110 HANDICAPPED PARKING. Handicapped parking shall be designed State law changed and provided for in accordance with t.he International Building Code as adopted RCW 19.27. and Chapter 51 10 WAC Section 7508 25.86.010 GENERAL PROVISIONS. Unclassified uses enumerated in Section Clarification/ 25.86.020, conditional uses list.ed within each district, and any ot.her correction to reflect uses specifically refened to this chapter shall be subject to t.he criteria required to regulations contained in this chapter, in addition to all applicable requirements of this Title.All such uses, due to their nature, are deemed to require special review to consider, on a case by case basis, their impacts on adjacent uses, uses within the vicinity and the grant a Special Permit infrastructure which would serve them.Conditional uses and other uses specifically referred to this chapter may be permitted only in their respective districts.Unclassified uses may be permitted within any district where not otherwise prohibited. 25.86.020 UNCLASSIFIED USES.The following uses shall be considered unclassified: (1)High schools,colleges,universities,vocational schools, business colleges and other similar academic or skills training facilities or inst.it.utions not heretofore permitted within any district; (2)Cemeteries, crematories, mausoleums, and other places of burial or interment of remains; (3)Churches; (4)Community service facilities, as defined in Sections 25.12.155 and 25.12.156; (5)Airports, heliports, or any other landing or maneuvering, space for aircraft, toget.her with terminals and other customary facilities accessory to the unclassified use; (6) Golf courses, pitch and putt courses, miniature golf courses, water parks, sports complexes, riding, stables, and similar facilities for public,Clarification private or membership use; (7)Monasteries, convents or other functionally similar facilities; (8)Mines, quarries and gravel pits; (9)Landfills, garbage clumps, and resource recovery facilities; (10)Off-site parking lots, except those required for a residential use, provided such parking area is not more than five hundred feet from the building; (11)Electrical substations and load transfer stations, natural gas booster stations, and other similar utility facilities; (12)Park and ride lots, off-street transfer stations Of other similar facility involving the storage, start-up, idling and movement of public or private operated carrier, charter Of transit buses, vans, and similar vehicles; and (13)Agricultural use (commercial) except in areas 1,000 feet from a residential zoning district., subdivision Of dwelling unit.. 26 25.86.040 APPLICATION REQUIREMENTS. Applications for special permit shall include t.he following: (1)Present use of the land and structures, if any; (2)Detailed description of the proposed use; (3)Description of any existing zoning ordinance violation; (4)A sit.e map Of plan drawn neatly and to scale, showing, the following: (a)Exterior property lines and any adjacent public street or alley rights-of-way. (b)Existing and proposed buildings and other structures. (c)Existing and proposed points of ingress and egress, drives and driveways and circulation pattern. (d)The location of existing and proposed parking areas with each parking space shown. (e)Existing,and proposed open spaces and landscape areas. (5)Certificate of ownerghip and a list of owners, with For clarification and consistency with practice three hundred feet theaddresses, of all property within of applicaneE by licensed Title Theproperty, as provided and certified a company property owner's notarized signature acknowledging the application. 414+1- (6)Any other pertinent information that may be necessary to determine if the use meets the requirements of this Title. 25.86.110 EXPIRATION. Unless otherwise specified within the special permit.. the applicant shall commence the special use authorized or obtain a building permit for construction of authorized facilities within 6ii* To provide consistency with practice months after the effective date of the special the timepermit period specified in the approved special permit, or the special permit shall expired.In the case of temporary, special permits, unless otherwise specified within the permit, the permit shall expire after six (6) months from its effective date.Within thirty (30) days after the date of expiration, the applicant shall have removed from the premises the temporary use and any improvements of a temporary nature authorized by t.he permit.. 25.86.120 EXTENSIONS. A one time extension of a special permit The City Clarification Council may be grante4 a one-time extension without a public hearing, provided t.he extension cloes not exceed six months and an application for extension is submitted to the City Planner no later than thirty days after prior to the expiration date of the special permit.. This provision (loes not apply to temporary special permits. 25.88.020 INITIATION OF AMENDMENTS. (1)Zoning Map: (a)Any person,firm,corporation,group of individuals, or municipal department may pet.ition for a zone For clarification and consistency with practice change with the following exceptions: (i)If the person, firm, corporation or group of individuals does not have legal ownership of the parcel of land under consideration for rezoning, t.he petition shall not be accepted. All petitions submitted must contain t.he notarized signat.ure of the legal owner of the property. The legal owner is considered to be the owner of record. (2)Text: (c)Any resident or property owner within the Pasco Urban Area may petition the City Council for a text. amendment.A petition to amend the text does not obligate the C:ity Counc il to foll OW through with the petitioned amendment. 27 MEMORANDUM DATE:January 12, 2012 TO:Planning Commission FROM:Shane O'Neill, Planner I SUBJECT:Code Amendment Variable Rear Setback for Accessory Structures in Suburban Zones (MF# CA2011-007) This Code amendment stemmed from a complaint regarding effects the height allowance for detached shops and garages has on neighboring property owners. Current Code language allows detached shops and garages in suburban zones (RS-1, RS-12 & RS-20) to be a maximum of 18 feet in height measured to the mid-roof-line (half way between the eve and the peak). Additional Code language restricts accessory structures from exceeding the height of the home. Accessory structures in suburban zones, regardless of height, have minimum side and rear setbacks of five (5) feet. The tables below illustrate a proposal for a variable rear yard setback dependent upon height and size. Since the allowable accessory structure floor area is divided into two categories in the Code, sheds and garages/shops, the maximum shed size is used as a breaking point for applicability of the variable rear setback.An accessory structure height of twelve (12) feet is also used as a breaking point for applicability of the variable rear setback.Specific height thresholds and rear setbacks may be valuable discussion points. With respect to consistency with Franklin County zoning standards, neither current City Code nor any of the proposals precisely mirror County standards. Current County Code permits the following: Accessory Structure Rear Setback RS-12 Zone 15' Ht. max. Accessory Structure Rear Setback RS-20 Zone 18' Ht. max. Alternate 2 most closely reflects Franklin County zoning standards. Alternates 1 & 2 use a twelve (12) foot height as the threshold for applying an increased rear setback while Alternates 3 & 4 use a ten (10) foot height as the threshold for applying an increased rear setback. A ten foot height limit is similarly use in Title 25 as a criterion for applying a reduced front setback for accessory structures. The concept behind Alternate 5 is that for every foot of height increase the minimum rear setback increases by one foot. Pagel of 4 Under 1200ft 2 S' Under 1200ft 2 10' ALTERNATE 1: ALTERNATE 2: Accessory Structure Variable Rear Setback Table RS-1 Zone Accessory Structure Variable Rear Setback Table RS-12 Zone Accessory Structure Variable Rear Setback Table RS-20 Zone Accessory Structure Rear Setback Table RS-1 Zone Accessory Structure Rear Setback Table RS-12 Zone Accessory Structure Rear Setback Table RS-20 Zone Page 2 of 4 <12' Ht.>12' Ht. Over 200ft 2 S'15' <12' Ht.>12' Ht. Over 260ft 2 S'15' <12' Ht.>12' Ht. Over 200ft 2 S'10' <12' Ht.>12' Ht. Over 260ft 2 S'10' <12' Ht.>12' Ht. Over 480ft 2 S'10' <12' Ht.>12' Ht. Over 480ft 2 S'15' ALTERNATE 3: ALTERNATE 4: Accessory Structure Variable Rear Setback Table RS-1 Zone Accessory Structure Variable Rear Setback Table RS-12 Zone Accessory Structure Variable Rear Setback Table RS-20 Zone Accessory Structure Rear Setback Table RS-1 Zone Accessory Structure Rear Setback Table RS-12 Zone Accessory Structure Rear Setback Table RS-20 Zone Page 3 of 4 <10' Ht.>10' Ht. Over 200ft 2 S'15' <10' Ht.>10' Ht. Over 260ft 2 S'15' <10' Ht.>10' Ht. Over 200ft 2 S'10' <10' Ht.>10' Ht. Over 260ft 2 S'10' <10' Ht.>10'Ht. Over 480ft 2 S'10' <10' Ht.>10' Ht. Over 480ft 2 S'15' ALTERNATE 5: Accessory Structure Rear Setback Table RS-1 Zone ALTERNATE 6 (No Action): Accessory Structure Rear Setback Table RS-1 Zone Accessory Structure Rear Setback Table RS-12 Zone Accessory Structure Rear Setback Table RS-20 Zone <15'Ht. Accessory Structure Rear Setback Table RS-12 Zone <18' Ht. Accessory Structure Rear Setback Table RS-20 Zone <10' Ht. < 11' Ht. < 12' Ht. <13' Ht.14' Ht. <15' Ht. >200ft.2 5'6'7'8'I 9'10' <10' Ht. < 11' Ht. < 12' Ht. <13' Ht. <14' Ht. <15' Ht. <16' Ht. <17' Ht. <18' Ht. >260ft.2 5'6'7'8'9'10'11'12'13' <10' Ht. < 11' Ht. < 12' Ht. <13' Ht. <14' Ht. <15' Ht. <16' Ht. <17' Ht. <18' Ht. >480ft.2 5'6'7'8'9'10'11'12'13' Under 1000ft 2 S' Under 1200ft 2 5' <18'Ht. Under 1200ft 2 S' Page 4 of 4