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HomeMy WebLinkAbout03-15-2012 Planning Commission Packet PLANNING COMMISSION - AGENDA REGULAR MEETING 7:00 P.M. March 15, 2012 I. CALL TO ORDER: II. ROLL CALL: Declaration of Quorum III. PLEDGE OF ALLEGIANCE: IV. APPROVAL OF MINUTES: February 16, 2012 V. OLD BUSINESS: A. Preliminary Plat Navigator Villas, 47-Lots (Multi-family) (Stealth Development) (MF# PP 2012-001) B. Special Permit Location of a Contractor's Facility in a C-3 (General Business) Zone (Culbert Construction) (MF# SP 2012-002) VI. PUBLIC HEARINGS: A. Zoning Rezone from R-1 (Low Density Residential) to R-3 (Medium Density Residential) (Pasco Family Housing) (MF# Z 2012-001) B. Zoning Rezone from RT (Residential Transition) to R-3 (Medium Densitv Residential) (David Richards) (MF# Z 2012-002) C. Special Permit Location of a private bus terminal (Frontieras Travel) (MF# SP 2012-003) D. Special Permit Pasco School District Elementary (Renewal) (MF# SP 2012-004) E. Special Permit Location of a Caretaker's Facility in an I-1 (Light Industrial) Zone (Dean Shelton) (MF# SP 2012- 005) F. Preliminary Plat Desert Estates III, Phase 9, 34-Lots (Barton Laser Leveling) (MF# PP 2012-0021 VII. OTHER BUSINESS: A. Block Grant Contract 2011 Community Housing Development Organization (CHDO) Set-Aside Grant (MF# BGCA 2011-008) B. Sewer Master Plan Appointment To Sewer Master Plan Advisory Committee (INFO WILL BE DISTRIBUTED AT THE 3/15/2012 MEETING) VIII. ADJOURNMENT: REGULAR MEETING February 16, 2012 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. o Vacant No. 7 Zahra Khan 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. There were no declarations. 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: Commissioner Greenaway moved, seconded by Commissioner Hay, that the minutes dated January 25, 2012 be approved as mailed. The Motion passed unanimously. PUBLIC HEARINGS: A. Preliminary Plat Navigator Villas, 47-Lots (Multi-family) (Stealth Development) (MF# PP2012-001) Chairman Cruz read the master file number and asked for comments from staff. David McDonald, City Planner, discussed the preliminary plat proposed for multi-family housing located at the SW corner of future Powerline Road and Road 68. The property is permitted to be developed for multi-family housing since it is zoned as R-4 (High Density Residential). Surrounding zoning and land uses were explained and the overall plan to divide the site into 46 four-plea lots and 2 duplex lots was reviewed. The property will have access from Road 68. -1- State law requires the City to make a determination on preliminary plats as to whether or not provisions have been made for school facilities and playgrounds. RCW 5817.110 prohibits a City from approving any preliminary plat where provisions have been made for schools. The School District has indicated that if the developer would mitigate that impact through the payment of fees or other kinds of payments that would satisfy the requirements of RCW 5817.110. The balance of the written report was reviewed for the benefit of the Planning Commission. It was pointed out that the developer would need to enter into an agreement with the Pasco School District for mitigation of school impacts. The agreement needs to be recorded prior to approval of the final plat. Commissioner Hay asked staff what the sidewalk configuration would be on Powerline Road. Mr. McDonald answered that on Powerline Road the sidewalks are silent. Sandifur Parkway has curvilinear sidewalks on both sides, as it is a major arterial street. Powerline Road is envisioned to be developed with a boulevard features and could include curvilinear sidewalks to match the sidewalks on Sandifur Parkway. Commissioner Hay responded that it would be appropriate to have curvilinear sidewalks since it will be an arterial road. Commissioner Khan questioned how the increased traffic on Road 68 would be alleviated. Mr. McDonald answered that the developer will be required to finish the west half of Road 68 up to Powerline Road. In addition the developer will be required to pay the traffic mitigation fee, which in this case is $435 per unit. That money will go into a fund for the City to add traffic signals and make other traffic improvements to accommodate the increases in traffic. Steve White, 3710 East Man G'War Lane, Nampa, ID, the applicant, gave a presentation to the Planning Commission illustrating work that his company has done in the past and what the plans are for Navigator Villas. Mr. White explained that Stealth Development goes into a project with one property manager, meaning there could be multiple owners but only one management company, creating more continuity for all of the tenants. The Homeowner's Association will maintain all of the garages, carports, and pay all of the sewer/water fees. Mr. White also reviewed his proposed phasing. Chairman Cruz asked Mr. McDonald where staff stood in regards to the phasing of the project as requested by the developer. Mr. McDonald answered that the conditions could be amended to specify the phasing. Robert Schutz, 2308 Road 44, was concerned about public safety and cleanliness in the area. He gets a lot of trash in his fence line on Powerline Road. Mr. Schutz supports the development. Chairman Cruz asked Mr. Schutz if Big R Stores was interested in his property a few years back. Mr. Schutz replied that they were and that he currently has people interested in the property but the hold-up is sewer and water. Chairman Cruz asked if the developer would mind if staff had a condition in regards to reducing the hump in the road to prevent traffic problems. Mr. White answered that his Civil Engineer, Gary Hall, already has plans for balancing the site, where the hump is and the road will be widened per City requirements with sidewalk, curb and gutter to match up with the existing apartments. In regards to the litter, there will be a full-time -2- superintendent on site to police the litter. Sewer and water will be brought all the way through the frontage of the property and to the intersection of Road 68 and Powerline Road. Commissioner Hay moved, seconded by Commissioner Kempf to close the hearing on the proposed subdivision and initiate deliberations and schedule adoption of Findings of Fact, Conclusions and a Recommendation to the City Council for the March 15, 2012 meeting. The motion passed unanimously. B. Zoning Rezone from R-1 (Low Density Residential) to R- 3 (Medium Density Residential) (Pasco Family Housing) Chairman Cruz read the master file number and asked for comments from staff. David McDonald, City Planner, discussed the proposed rezone of the site located west of Charles Avenue between Adelia Street and Alvina Street from an R-1 (Low Density Residential) and C-1 (Retail Business) to an R-3 (Medium Density Residential). The property was platted in 1911 and has remained undeveloped since that time. The properties directly to the west of the site are vacant and zoned C-3 (General Commercial) and the properties to the north, south and east are zoned R-1 (Low Density Residential). The site is comprised of two separate parcels totaling 3.58 acres. The two parcels are divided by the unimproved right-of-way of East George Street. One major concern neighbors have when properties are up for potential rezone from low density residential to high density residential is the possible impact the high density zoning may have on the values of properties in the adjacent lower density zoning district. A recent search of the Franklin County Assessor Records in February of 2012 indicates that in many cases this may be more of a perception than a fact. For example, the single-family homes that share a common lot line with the Stonegate Apartments have generally increased in value in the last four years. Other examples were given to illustrate the point. Another concern neighbors have is the increased traffic through the neighborhood. This particular property could be developed with 15 to 20 single-family homes which would generate 150 to 200 vehicle trips per day. The proposal is to develop with 51 apartment units which would generate 336 daily vehicle trips. Following review of the written report it was recommend the hearing be continued to allow Staff time to meet with the applicant to discuss traffic and access issues related to development of the site. Chairman Cruz asked staff if this item has been brought to the Planning Commission before. Mr. McDonald stated the Planning Commission had previously discussed a Comprehensive Plan Amendment designating the site mixed residential. Keith James, 2304 South Meadowview Road, Green Acres, WA represented Pasco Family Housing. Pasco Family Housing is an entity owned by Catholic Housing Services of Eastern Washington. They have developed two other farm-worker housing projects. This site is for a third proposed project. Their most recent, the Bishop Topel Haven Apartments, included 43 units. Those units were full within 60 days with a waitlist of 260 families, which indicates a need in the community for this type of housing. Project information is still limited since the site is still under contract for purchase, which means if the rezone goes through and Pasco Family Housing does not close on the property therefore the project could become someone else's project. The units proposed are townhome style with 2, 3 and 4 bedroom units. Chairman Cruz asked Mr. James to go over their management policies. -3- Mr. James responded that Pasco Family Housing hires a third-party management company, Coast Property Management. They have managed thousands of units and have a regional manager in the area in addition to an onsite manager which would be the same in the proposed project. Chairman Cruz asked Mr. James if there have been any code enforcement issues or additional police presence at Bishop Topel Haven compared to the surrounding neighborhood. Mr. James answered that he wasn't aware of any issues. Gracie Chacon, 323 North Charles Avenue, is the Captain of Charles Avenue Block Watch Program. They are concerned about the safety of the neighborhood. They feel there should be more single family homes rather than more apartments and that single family homes would be better for the community and more stable. Safety is a concern due to a possible increase in robberies, theft and gang activity. Danny Jimenez, 323 North Charles Avenue, he is worried about increased traffic that would come with multi-family housing as well as an increase in crime. Anita Soto, 209 North Franklin, owns property in the area and is worried about the traffic. She has trucks and has had broken windows and stolen batteries out of the trucks. She is worried that another apartment complex would bring more crime and trouble for them. Chairman Cruz discussed items to look at for the nest meeting which were crime and traffic solutions. Commissioner Khan moved, seconded by Commissioner Greenaway to continue the hearing to the March 15, 2012 Planning Commission meeting. The motion passed unanimously. C. Zoning Rezone from R-T (Residential Transition) to R-3 (Medium Density Residential) (David Richards) Chairman Cruz read the master file number and asked for comments from staff. Rick White, Community & Economic Development Director, discussed the proposed rezone from RT (Residential Transition) to R-3 (Medium Density Residential). The parcel was platted in the mid-1960's and annexed into the City in 1982. Located on the east side of Road 90, south of Wilshire Drive, the area is developed to the north and east with single family homes and zoning. To the south and to the west are vacant properties. The RT zone is essentially "holding" zone until utilities and road infrastructure is provided and a decision is rendered on the best zoning for the area. The applicant is requesting a zone change to R-3 which allows for up to one dwelling per 3,000 square feet for multiple family dwellings and single family housing for a minimum lot size of 5,000 square feet. Staff has provided an initial review for criteria for considering a rezone application which are explained in PMC 25.88.030. The request meets many of the parameters for a recommendation for approval but without an indication of a development plan or a concept plan, it's currently difficult to gage the impact on adjacent properties. Dave Larson, 1721 West 391h Avenue, Kennewick, WA discussed the proposed plan on behalf of David Richards, the applicant. He explained that the intent of the project is to get the property rezoned so that there would be flexibility in their plans. Mediterranean Villas, a property to the west, is the general idea for this project. There has been discussion with their investors to make the properties for people age 55 and older and a gated community. The intent is not to build an -4- apartment complex. The maximum height would not exceed 35 feet and would not be anything over what the existing surroundings have. Tom Russell, 8814 Wilshire Drive, had two concerns. The first was the impact on the schools in the area. The second was the lack of parks in the area since the only park that is close is at the school. Chairman Cruz asked staff if the development was set as a 55 and older housing community if they would still have to pay the school impact fees. Mr. White answered that many impact fee ordinances exclude senior housing from payment of impact fees however the impact fee ordinance is not yet in place so the answer is unclear at the present time. Duncan Nisbett, 9013 Cheshire Court, was concerned about the impact on the schools as well as traffic. The intersection on Sandifur and Road 90 is becoming dangerous. If the proposed rezone occurs and developers move forward, Mr. Nisbett feels something needs to be imposed to make the intersection safe, such as a concrete divider or a stoplight. Mike Maier, 6105 Dorchester Court, posed a question to staff if there would be anything prohibiting the applicant from getting a rezone to R-3 and then selling the property to someone else and that new developer building 35 foot tall buildings that would back the fence to the people who live on Wilshire. Mr. White answered that through the public hearing process if continued to the next meeting would allow time for staff to add conditions because as it stands, there is nothing to prevent that situation from happening. Mr. Maier said that his property backs up to Mediterranean Villas and he feels that they are nice kept up properties and if he knew for sure that something like Mediterranean Villas would be placed on the proposed property, he would not take issue with the rezone. Mr. Maier then asked staff about setbacks on the side which is 5 feet, could they build a 35 foot building 5 feet off of the road. Mr. White answered that at this point it is unknown but will be looked at if the hearing is continued. Tim Armstrong, 6007 Road 90, wanted to reiterate that the owners of the single-family dwelling units adjacent to the proposed property are concerned with potential crime, traffic and home values. Without a definite proposal with clear plans it is hard to decide if it would be a good idea to rezone. Dina Sullivan, 6211 Westmorland, was concerned about traffic. Currently the neighborhood is already dangerous for walking because of the lack of sidewalks. Ms. Sullivan asked if the developer would only be required to put in sidewalks to the end of their development. Chairman Cruz answered that typically the developer only has to put in sidewalk to the end of their property. Richard Leigh, 9007 Wellington Drive, wanted to address issues brought up by staff in regards to multi-family dwellings and single family home property values. The examples that staff listed in regards to multi-family dwellings next to single family dwellings were all existing multi-family dwellings and single-family homes were later built. With the proposed rezone and project, it is single-family dwellings that exist with the multi-family dwellings proposed to be built. In this case, Mr. Leigh feels that it would negatively affect the property values of the single-family dwellings. -5- Victor Owens, 8910 Wilshire, asked if changing to the zoning to R-2 instead of R-3 and if that would allow the developer to still have multi-family dwellings and allow them to do what they have planned. Mr. White answered that changing to zoning to R-2 would still allow for multi-family dwellings but the density would not be as great and the maximum height for a building would be 25 feet instead 35 feet. Without more detailed plans from the developer at this time it is hard to tell if R-2 zoning would still allow the developer to do what they have planned. Commissioner Greenaway moved, seconded by Commissioner Hay to continue the open record hearing to the March 15, 2012 Planning Commission meeting. The motion passed unanimously. D. Special Permit Location of a Contractor's Facility in a C-3 (General Business Zonel Chairman Cruz read the master file number and asked fur cocrunents from staff. Shane O'Neill, Planner I, discussed the proposed special permit for the location of a contractor's facility in a C-3 (General Business) zone. Mr. O'Neill reviewed the written report and discussed access zoning and surrounding land uses. The site was the location of a trucking company when the developers of the Tierra Vida subdivision applied for residential zone in 2003. Mr. O Neill also reviewed the recommended approval conditions for the Special Permit. Steve Culbert, 4908 Sonora Drive, agreed with the recommendations made by staff. He asked why a 15 foot landscaping buffer was being recommended when municipal code typically only requires 10 feet. Mr. M cDonald answered that the municipal code only requires a 10-foot buffer, however with the special permit process the buffer could be increase and with residential lots immediately north of the fence, the additional feet would keep the equipment farther away from residential lots. Chairman Cruz added that due to the proximity to the residential units to the north, the additional distance would help. Mr. Cruz asked the applicant if that additional footage would cause a problem. Mr. Culbert responded that the additional footage for the buffer did not bother him, he just wanted clarification. Mr. Culbert would rather not have to move the fence back. It is something he wouldn't mind looking at in the future but currently he would like to hold off. Mr. McDonald stated the recommendation was to move the fence to make the landscaping visible. Chairman Cruz asked Mr. Culbert if he was alright with the proposed conditions in the staff report. Mr. Culbert answered that he was fine with the proposed conditions with time. He would like to be able to do the work in stages rather than all at once, such as the buffer, then the waterline, then the landscaping and then the fence. This way all of the conditions could be met and it would help in terms of financing the project. Commissioner Greenaway asked if the fence could be done at a later date to assist the applicant. -6- Mr. McDonald answered that it is something that could be looked at. Commissioner Khan moved, seconded by Commissioner Greenaway to close the hearing on the proposed contractor's facility and initiate deliberations and schedule adoption of Findings of Fact, Conclusions and a Recommendation to the City Council for the March 15, 2012 meeting. With little further discussion or business, the Planning Commission was adjourned at 8:45 p.m. Respectfully submitted, David McDonald, City Planner -7- REPORT TO PLANNING COMMISSION MASTER FILE NO: PP 2012-001 APPLICANT: Stealth Development HEARING DATE: 2/ 16/2012 3710 E Man O'War Ln ACTION DATE: 3/15/2012 Nampa, ID 83686 BACKGROUND REQUEST: Preliminary Plat: Navigator Villas, 47-Lots (Multi-Family) 1. PROPERTY DESCRIPTION: Legal: Lots 1 & 2 Short Plat 2003-21 General Location: The S/W corner of Road 68 and Powerline Road Property Size: 10.8 Acres Number of Lots Proposed: 46 lots and 1 Tract Square Footage Range of Lots: 8,225 ft2 to 17,951 ft= Average Lot Square Footage: 9,880 ft2 2. ACCESS: The property will have access from Road 68. 3. UTILITIES: Municipal sewer currently exists along the east boundary of the site in an easement adjacent to Road 68. Water service is currently available from the main in the Road 68 easement. 4. LAND USE AND ZONING: The site is zoned R-4 (High Density Residential). Surrounding properties are zoned and developed as follows: NORTH: A - Agriculture (County Zoning) SOUTH: R-4 - Stone Gate Apartments EAST: R-T - Vacant Farm ground WEST R-1 - Single Family Residences 5. COMPREHENSIVE PLAN: The Comprehensive Plan indicates the site is intended for mixed residential development. According to the Comprehensive Plan, mixed residential development means 5 to 20 dwelling units per acre. The criteria for allocation under the future land use section of Volume II of the Comprehensive Plan (Vol. II, page 17) encourages development of lands designated for mixed residential uses when or where: sewer is available, the location is convenient to major circulation routes, the site serves as a transition between more intense uses and low density uses, and when there is a market demand. Goal H- 2 suggests the City strive to maintain a variety of housing options for residents of the community. Goal LU-2 encourages the maintenance of established neighborhoods and the creation of new neighborhoods that are safe and enjoyable places to live. I 6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. Based on the SEPA checklist, the adopted City Comprehensive Plan, City development regulations, comments received from the Pasco School District, and other information, the City has issued a Mitigated Determination of Non-Significance (MDNS) for this project under WAC 197-11-158. To mitigate the impacts associated with the proposed Navigator Villas Subdivision the developer will need to enter into an agreement with the Pasco School District, as authorized under RCW 82.02.020. The terms of said agreement may include impact fees or other remuneration to ameliorate the impacts that 99 new students will have on the School District. ANALYSIS The site was initially designated for mixed residential development under the Comprehensive Plan in 1995. The R-4 (High Density Residential) zoning was established in 2003 around the time Columbia Place (to the west) received Preliminary Plat approval. The applicant is proposing to subdivide the site in question into 46 lots to allow the construction of 46 four-plexes and two duplexes. Each four-plex and duplex will occupy one lot. The proposal for Navigator Villas is identical to the process that was used for the development of the Villages at Chapel Hill. Individual lots were created through the platting process with a common driveway and parking area and a common lot for a management office and club house. The Island Estates Row Home development in the Island Estates subdivision (Phase 8) and the Mediterranean Villas subdivision are also examples of multi-family developments that were established through the platting process. Each of these subdivisions were zoned for multi-family development and later platted into individual lots. The lot lines within these subdivisions became the common boundary line separating the dwelling units. LOT LAYOUT: The proposed plat contains 46 lots; with the lots varying in size from 8,225 square feet to 17,951 square feet. The Plat also contains a 4,006 square foot tract that will be developed as a common playground area. The proposal is consistent with the density requirements of the R-4 zoning of the site. RIGHTS-OF-WAY: The plat fronts Road 68 and Powerline Road. Both roads will be developed to City standards. UTILITIES: The developer will be responsible for extending utilities into the plat. A common utility easement will be provided through the parking lot and internal access driveway through the development. The final location and width of the easements will be determined during the engineering design phase. The 2 Franklin County PUD has identified the need for easements on both sides of the internal access way. The PUD permits common use of utility trenches which enables the easement to be used by other utility providers. The City Engineer will determine the specific placement of fire hydrants and streetlights when construction plans are submitted. As a general rule, fire hydrants are located at street intersections and with a maximum interval of 300 feet between hydrants on the same side of the street. Streetlights are located at street intersections, with a maximum interval of 300 feet on residential streets, and with a maximum interval of 150 feet on arterial streets. The intervals for street light placements are measure along the centerline of the road. Street lights are place on alternating sides of the street. STREET NAMES: Road 68 and Powerline Road are already named. IRRIGATION: No irrigation pipe installation will be required as a part of this plat. WATER RIGHTS: Water rights for this area have been previously assigned to the City. FINDINGS OF FACT State law (RCW 58.17.010) and the Pasco Municipal Code require the Planning Commission to develop Findings of Fact as to how this proposed subdivision will protect and enhance the health, safety and general welfare of the community. The following is a listing of proposed "Findings of Fact": Prevent Overcrowding: Density requirements of the R-4 zone are designed to address overcrowding concerns. The R-4 zone permits a density of 29 dwelling units per acre. The proposed plat has a density of 16.3 units per acre. No more than 60 percent of each lot is permitted to be covered with structures per the R-4 zoning standards. Parks Opens Space/Schools: City parks are located in Columbia Place and Island Estates. The proposed subdivision will be served by Ruth Livingston Elementary School, McLoughlin Middle School and Chiawana High School. The Preliminary Plat was submitted to the School District for review. The School District has indicated (see attached letter dated February 3, 2012) they do not have capacity at Livingston or McLoughlin to serve the additional enrollment expected from the proposed subdivision. The table below illustrates the School Districts capacity constraints. The City is required by RCW 58.17.110 to make a finding that adequate provisions are being made to ameliorate the impacts of the proposed subdivision on the School District. The proposed Plat cannot be recommended for approval unless the Planning 3 Commission finds adequate provisions have been made for the schools. The School District has requested the impacts be mitigated. Without a specific impact fee ordinance the mitigation can be achieved by the developer entering into a voluntary agreement with the School District as authorized under RCW 82.02.020. The voluntary agreement would specify the type or form of mitigation being provided by the developer. The mitigation could take the form of an impact fee cash payment to the District, the construction of portable classrooms or combination of fees and in-kind services. Requiring the developer to enter into an agreement with the School District for the payment of mitigation fees or other kinds of remuneration would be one method of addressing the finding requirements of RCW 58.17.110. Note: (On March 5, 2012 the City Council adopted Ordinance # 4046 establishing a School Impact Fee. The ordinance was adopted to address identified impacts of new residential development on the Pasco School District. The impact fee applies to both single-family and multi-family development. The School Impact Fee Ordinance will address the School District's concern about the need for mitigation described in this section. However, because the ordinance was adopted after the public hearing was closed the information contain herein cannot be modified.) SCHOOL CAPACITY OCTOBER 2010 ENROLLMENT Ruth Livingston 500 3001 McLoughlin 1,000 1 ,433 Middle Chiawana High 2 ,200 2 ,032 Effective Land Use/Orderly Development: The Plat is laid out for multi- family development as identified in the Comprehensive Plan. The maximum density permitted by the zoning regulations is 29 dwelling units per acre. The developer is proposing a density of 16.3 units per acre. The proposed development will provide for the continuation of improvements (curb, gutter, sidewalk and utilities) to Road 68. The development will also provide approximately the first 625 feet of street improvements for Powerline Road west of Road 68. Safe Travel & Walking Conditions: The Plat is connected to the community by Road 68 and Powerline Road. Sidewalks will be installed in conjunction with the construction of the apartment buildings. The sidewalk along Road 68 will connect with the sidewalk previously installed on Road 68 with the 4 construction of the Stone Gate Apartments and must conform to current City standards and Amercians with Disabilities Act (ADA) requirements. Adequate Provision of Municipal Services: All lots within the Plat will be provided with water, sewer and other utilities. Provision of Housing for State Residents: The proposed Preliminary Plat contains 46 multi-family building lots, providing an opportunity for the construction of 176 dwelling units. Adequate Air and Light: The maximum lot coverage limitations and building setbacks will assure that adequate movement of air and light is available to each lot. Proper Access & Travel: The streets adjoining the Plat will be paved and developed to City standards to assure proper access to the property. Road 68 provides access to Sandifur Parkway, Burden Boulevard and I-182. The Preliminary Plat was submitted to the Transit Authority for review. (The discussion under "Safe Travel" above applies to this section also.) Comprehensive Plan Policies & Maps: The Comprehensive Plan designates the Plat site for mixed residential development. Policies of the Comprehensive Plan suggest the City strive to maintain a variety of housing for residents. Other Findings: • The site is within the Pasco Urban Growth Boundary. • The State Growth Management Act requires urban growth and urban densities to occur within the Urban Growth Boundaries. • The Comprehensive Plan identifies the site for mixed residential development. • The site is zoned R-4 (High Density Residential). • The site was zoned R-4 in 2003. • The Housing Element of the Comprehensive Plan encourages the development of a variety of residential densities and housing types. • The Transportation Element of the Comprehensive Plan encourages the interconnection of neighborhood streets to provide for the disbursement of traffic. • The School District has purchased sites for future schools at the northwest corner of Road 60 and Sandifur Parkway (elementary school) and at the end of Road 52 (middle school). • A recent bond measure to fund construction of the Road 60 and Road 52 schools failed. 5 • The School District has provided data indicating Pasco schools lack the capacity to accommodate additional students. • The School District by letter dated February 3, 2012 requested the impacts to the School District created by the proposed Plat be mitigated. • RCW 58.17.110 requires the City to make a finding that adequate provisions have been made for schools before any preliminary plat is approved. • The School District indicated by letter dated February 3, 2012 mitigation fees address the requirement to ensure adequate provisions are made for schools. • The City of Pasco has adopted school impact fee ordinance compelling new housing developments to provide the School District with mitigation fees. The fee is effective April 16, 2012. • RCW 82.02.020 authorizes the School District to enter into agreements with developers for the purpose of mitigating the impacts new development may have upon the School District. The terms of such agreements may include the payment of school impact fees. • The Comprehensive Plan indicates Powerline Road will be an arterial street. • The site borders on a partially developed section of Road 68. CONCLUSIONS BASED ON THE FINDINGS OF FACT Before recommending approval or denial of the proposed Plat the Planning Commission must develop Findings of Fact from which to draw its conclusion (P.M.C. 26.24.070) therefrom as to whether or not: (1) Adequate provisions are made for the public health, safety and general welfare and for open spaces, drainage ways, streets, alleys, other public ways, water supplies, sanitary wastes, parks, playgrounds, transit stops, schools and school grounds, sidewalks for safe walking conditions for students and other public needs; The proposed Plat will be required to develop under the standards of the Municipal Code and the standard specifications of the City Engineering Division. These standards for streets, sidewalks, and other infrastructure improvements were designed to ensure the public health, safety and general welfare of the community are secured. These standards include provisions for streets, drainage, water and sewer service and the provision for dedication of right-of-way. The Preliminary Plat was forwarded to the Franklin County PUD, the Pasco School District and Ben-Franklin Transit Authority for review and comment. The School District indicated that there are capacity constraints at Ruth Livingston Elementary and McLoughlin Middle School. To address the capacity issues and ensure adequate provisions are made for schools the 6 District is asking the developer to enter into an agreement with the Pasco School District to mitigate the impacts the development will have upon the provision of schools and school services. City parks are located in the subdivisions to the west and southwest of the site. All new developments participate in establishing parks through the payment of park fees at the time of permitting. (2) The proposed subdivision contributes to the orderly development and land use patterns in the area; The proposed Plat makes efficient use of vacant land and will provide for additional housing following the designation of the Comprehensive Plan and the established Zoning. The proposed subdivision will contribute to the widening and improvement of Road 68 to the north end of the City limits and will also contribute to the construction of the first 625 feet, plus or minus, of Powerline Road extending West of Road 68. (3) The proposed subdivision conforms to the policies, maps and narrative text of the Comprehensive Plan; The Comprehensive Plan land use map designates the site for mixed residential development. The Housing Element of the Plan encourages the promotion of a variety of residential densities including multi-family development. The Transportation Element of the Plan suggests major streets should be beautified with trees and landscaping. (4) The proposed subdivision conforms to the general purposes of any applicable policies or plans which have been adopted by the City Council; Development plans and policies have been adopted by the City Council in the form of the Comprehensive Plan. The proposed subdivision conforms to the policies, maps and narrative text of the Plan as noted in number three above. (5) The proposed subdivision conforms to the general purposes of the subdivision regulations. The general purposes of the subdivision regulations have been enumerated and discussed in the staff analysis and Findings of Fact. The Findings of Fact indicate the subdivision is in conformance with the general purposes of the subdivision regulations provided certain mitigation measures are provided for (i.e. school impact mitigation). (6) The public use and interest will be served by approval of the proposed subdivision. 7 The proposed Plat, if approved, will be developed in accordance with all City standards designed to insure the health, safety and general welfare of the community are met. The Comprehensive Plan will be implemented through development of this Plat. These factors will insure the public use and interest are served. PLAT APPROVAL CONDITIONS 1. At the time lots are developed, all abutting roads and utilities shall be installed to City standards as approved by the City Engineer. This includes, but is not limited to water and sewer lines, streets, street lights and storm water retention. Sidewalks must be installed with the frontage improvements for Road 68 and Powerline Road. The Sidewalks along Powerline Road shall follow the curvilinear pattern established on Sandifur Parkway. The handicapped accessible pedestrian ramps must be completed with the street and curb improvements prior to final Plat approval. All proposed utilities must be installed underground by the developer at the developer's expense. Phasing of improvements shall occur as provided on the preliminary plat. The Plat shall be completed in two phases. 2. The sewer main line shall be extended through the length of the property and terminate in the right-of-way north of the proposed development. Sewer mains must terminate in manholes; cleanouts will not be permitted. 3. A fifteen-foot sewer easement must be dedicated to the City. The easement shall begin at the terminus of the existing sewer easement, shall be centered on the proposed sewer main extension, and shall continue through the length of the property. 4. Powerline Road shall be constructed to a 3/4 street standard with a minimum of 28' of pavement. The pavement section shall consist of 3" HMA, 2" CSTC, and 8" CSBC. Construction of Powerline Road shall occur in conjunction with each phase of the subdivision and must be completed in no less than two phases. 5. Improvements to Powerline Road must include curb and gutter, sidewalk, landscaping and irrigation. All landscaping and irrigation plans shall be reviewed and approved by the Parks Department prior to installation. 6. A temporary turn around shall be provided on the West end of Powerline Road for emergency vehicle use. 7. The developer must file Covenants, Conditions, Restrictions and Reservations (C, C & R's) establishing an Owners Association with management and maintenance responsibilities for all common areas, driveway and parking club houses, parking structures and easements. Said C, C & R's must run with the land and be binding on all heirs, 8 assigns, transferees and subsequent successors in interest. The C, C & R's must allow the annexation of all pleases of the plat and bind all pleases to the same. 8. All Final Plats shall include a note clearly indicating maintenance responsibility for excess right-of-way landscaping on Powerline Road and Road 68, is the responsibility of the Owner's Association as per the recorded C, C & R's. The Auditors file number of said recording must also be show on the Final Plats. 9. All Final Plats shall include a note clearly indicating maintenance and repair of the driveways, parking lots, parking structures, playgrounds and all improvements on Lot 17 are the responsibility of the Owner's Association as per the recorded C, C & R's. The Auditors file number of said recording must also be show on the Final Plats. 10. Lots abutting Powerline Road shall not have direct access to said road. Access shall be prohibited by means of deed restrictions or statements on the face of the Final Plat(s). 11. Access to and from Road 68 will be limited to two common driveways as shown on the preliminary plat. No other access will be permitted to Road 68. The northern driveway on Road 68 shall be located no closer than 125 feet from the intersection of Road 68 and Powerline Road. Other means of access shall be prohibited by the means of deed restrictions or statements on the final plat. 12. An additional 10 feet of right-of-way must be dedicated for Road 68. The west half of Road 68 measured from the centerline of the road shall be 50 feet. 13. The developer shall install a common "Estate Type" fence/wall six-feet in height along the property line bordering the Powerline Road right-of-way. The fence must be constructed of masonry block and designed to minimize graffiti. A fencing detail must be included on the subdivision construction drawings. Consideration must be given to the vision triangle at the intersection of Road 68 and Powerline Road. Maintenance and upkeep of said fence must be the responsibility of the subdivision Owners Association. All Final Plats shall include a note that clearly indicates the maintenance responsibility for the estate fence is the responsibility of the Owner's Association including the removal of graffiti. 14. The developer/builder shall pay the "traffic impact fee" established by ordinance at the time of issuance of building permits for homes. Fees collected shall be placed in a fund and used to finance signalization and other improvements necessary to mitigate traffic impacts on the circulation system within the I-182 corridor. 15. No utility vaults, pedestals, or other obstructions will be allowed at street intersections. 16. The on-site water system shall be looped to the water main with the construction of the first phase of this development. Premises isolation from 9 the domestic water system shall be maintained by backflow prevention as prescribed by the Public Works Department. 17. At the time of initial construction plan review for the first phase of this development, the developer shall provide a water model for the entire development. The water model shall contain a pressure and flow analysis, shall indicate the location and values of existing pressure, and shall identify the flow data used in the analysis. Data from this analysis will be used to verify adequate flaw and pressure for the development. 18. All storm water is to be disposed of per City and State codes and requirements. 19. The developer shall insure active and ongoing dust, weed and litter abatement activities occur during the construction of the subdivision and construction of dwellings thereon. 20. The developer shall prepare a dust, weed and erosion control plan to be approved by the City prior to approval of any construction drawings for the first phase of the subdivision. 21. The developer shall be responsible for the creation of record drawings. All record drawings shall be created in accordance with the requirements detailed in the Record Drawing Requirements and Procedure form provided by the Engineering Division. This form shall be signed by the developer prior to construction plan approval. 22. All engineering designs for infrastructure and Final Plat drawings shall utilize the published City of Pasco Vertical Control Datum and shall be identified on each such submittal. 23. Final Plats shall contain easements parallel to all streets. The common driveway and parking areas shall also be identified as an easement. An additional easement shall be provided as needed for the Franklin County PUD for electrical vaults. The width and length of the additional PUD easement shall be determined by the PUD. 24. The Final Plats shall contain the following Franklin County Public Utility District statement: "The individual or company making improvements on a lot or lots of this Plat is responsible for providing and installing all trench, conduit, primary vaults, secondary junction boxes, and backfill for the PUD's primary and secondary distribution system in accordance with PUD specifications; said individual or company will make full advance payment of line extension fees and will provide all necessary utility easements prior to PUD construction and/or connection of any electrical service to or within the Plat". 25. Street lighting must be installed to the City of Pasco/Franklin County PUD standards and as directed by the City Engineer. Residential street lights are typically installed every 300 feet, and collector/arterial type street lights are typically installed every 150 feet. Street light positioning is alternating and is measured along the centerline of the road. 10 26. Prior to the City of Pasco accepting construction plans for review the developer must enter into a Storm Water Maintenance Agreement with the City. The developer will be responsible for obtaining the signatures of all parties required on the agreement and to have the agreement recorded with the Franklin County Auditor. The original signed and recorded copy of the agreement must be presented to the City of Pasco at the first intake meeting for construction plans for each phase of development. 27. The developer will be required to conform to all conditions set forth in the Storm Water Maintenance Agreement including, but not limited to, regular cleaning and maintenance of all streets, gutters, catch basins and catch basin protection systems. Cleaning shall occur on a regular basis to ensure that no excess buildup of sand, trash, grass clippings, weeds or other debris occurs in any portion of the streets, gutters, or storm water collection facilities. Cleaning and upkeep of the streets, gutters, and storm water collection facilities must be to the satisfaction of the City Engineer. The developer will be responsible for operating and maintaining the storm drain system in accordance with the Storm Water Maintenance Agreement for a period of up to five ,years from the date of Final Plat approval for each phase or until the system is accepted by the City of Pasco. The City of Pasco's acceptance of construction plans for subsequent phases of the subdivision will be contingent upon the developer satisfying all requirements of the Storm Water Maintenance Agreement. 28. The developer will be required to comply with the City of Pasco Civil Plan Review process. 29. Prior to Final Plat approval the developer must provide the City with written notification from the School District that mitigation provisions have been made to address the concerns identified in the School District's letter dated February 3, 2012. RECOMMENDATION MOTION: I move to adopt Findings of Fact and Conclusions therefrom as contained in the March 15, 2012 staff report. MOTION: I move based on the Findings of Fact and Conclusions, as adopted, that the Planning Commission recommend City Council approve a Preliminary Plat for the Navigator Villas Subdivision with the conditions as listed in the March 15, 2012 staff report. ii 0 Item: Preliminary Plat Navigator Villas ver"ew Applicant- Map File PP *2012-001 di w -rri-- =i► ` 20 0.05510`"��+ 4iT: OLE ISO • Item : Preliminary Plat Navigator Villas Vicinit N Applicant. Stealth Development Map File # : PP 2012-001 r - Y r Y W ylwr err POWER,L■IIV�E��OA� �, -- -- _:- •�1TwY'�1L1� �S ' ` S.NOQUAL'MIE'DR SITE SKAGIT OR ' z - co r 1 1 Land Use Item: Preliminary Plat Navigator Villas Applicant: Stealth Development N Map File #: PP 2012-001 Utility SFDU Agriculture (county) {County) (County) OWERLON&WIDAID CAinr-unWi���w SNOQUALMIE DR SFDUs SITE Agriculture SKAGIT DR z J a MultimlFamily --Ij I N� R Zoning Item: Preliminary Plat Navigator Villas Applicant: Stealth Development N Map File #: PP 2012-001 AP-20 RR-1 (County) (County) OWERLINEoR0AD C�-iTM-uMii$ SNOQUALMIE DR R=11 SITE RT SKAGIT DR z J a � o � o R-4 N� R Building Item: Preliminary Plat Navigator Villas Layout 'j File PP 2012-001 00 E Looking North � •a Looking Northeast _ i� AALm low - s Looking East T�'��V�►'+�' + Looking Southeast JWe- 7.W- IRIUW 73K OK R _ ' +' �.* ♦ Mme-. - r • �4 • �� '.fir�,; •., _ -'^i, . _ _ Looking South SAM- ........ Looking West 'YIN lit.. � ,� .A Al � ei'—T �_ _}r'�'�` � • �. _�`_ �7 I _ oaf . •�i�jl` � ..I_a��. �`^t .tom• .'f�.'r'� ;, .i y'!"*,ti .t -�� �� �-.�y� ,.►- ' _ F ` _ _ 7 _ _l .• I`• a Looking Northwest IMP _ _ 1.� fa •�_. ��� . eI� •' • - � � .J• )to a i i.:•1e� of�. � REPORT TO PLANNING COMMISSION MASTER FILE # SP 2012-002 APPLICANT: Culbert Construction HEARING DATE: 2/16/2012 4908 Sonora Drive ACTION DATE: 3/15/2012 Pasco, WA 99301 BACKGROUND REQUEST: SPECIAL PERMIT: Location of a Contractor's Facility in a C-3 (General Business) Zone 1. PROPERTY DESCRIPTION: Legal: A portion of the southeast 1/4 of the southwest 1/4 of Section 27, Township 9 North, Range 29 East as identified under Franklin County Assessor parcel numbers 113730142 & 113730124 General Location: 3905 East "A" Street Property Size: Approximately 4 acres 2. ACCESS: The site has access from "A" Street. 3. UTILITIES: All municipal utilities are currently available for extension to the site in the adjacent right-of-way and utility easement. 4. LAND USE AND ZONING: The site is zoned C-3 (General Business) and currently contains an excavation contractor's facility. The zoning and land use of the surrounding properties are as follows: NORTH: R-1 - Tierra Vida Subdivision SOUTH: I-1 - Automotive Wrecking Yard EAST: C-3 - Vacant/scale & potato shed WEST: C-3 - Vacant 5. COMPREHENSIVE PLAN: The Comprehensive Plan designates this area for Mixed Residential/Commercial uses. 6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. Based on the SEPA checklist, the adopted City Comprehensive Plan, City development regulations, and other information, a threshold determination resulting in a Determination of Nan-Significance (DNS) has been issued for this project under WAC 197-11-158. 1 ANALYSIS The applicant proposes to locate a contractor's facility/plant (excavation contractor) on two parcels zoned C-3 (General Business) in the 3900 block of "A" Street. The site was previously used by a trucking firm and contains a 3,200 square foot metal building with an office and shop, a small storage building and a graveled storage ,yard. The shop building was originally constructed in the early 1970's as a service garage. The purpose of the C-3 zone is to provide areas for more intense commercial land uses, including non-retail commercial businesses which are primarily related to vehicle rather than pedestrian traffic. Some of the permitted uses in the C-3 zone are: heavy machinery sales and service, automotive sales and service and lumber sales businesses. The applicant's proposed use is similar in nature to that of a heavy equipment sales and service facility. Although not specifically listed as a permitted use within the C-3 District, contractor facilities have long been viewed as a permitted use within the District. There are several examples of contractor's facilities/laydown ,yards on properties zoned C-3. These examples include the following: Phoenix Excavating (Commercial Ave.), Huesitos Landscaping (Spokane St.), Frontier Fence (Commercial Ave.), and the WSDOT maintenance ,yard. These types of businesses are typically characterized by outdoor storage of construction supplies and equipment. Most of the contractor ,yards in the City are located on sites that are more than 300 feet from a residential district. Historically, with a few exceptions, most of the contractor's facilities located in C-3 zones have been in areas near industrial zones (Columbia East) or near other C-3 areas (Oregon Avenue Corridor). In June of 2011 the City Council amended the Zoning Code by [PMC 25.46.040(4)] adding contractor's plants within 300 feet of a residential zone to the list of permitted conditional uses in the C-3 zone; thereby requiring special permit review prior to their location. The special permit process allows the Planning Commission to recommend conditions of approval that will afford amelioration of possible impacts, noise or otherwise, that a contractor's facility may have on a residential neighborhood. STAFF FINDINGS OF FACT Findings of Fact must be entered from the record. The following are initial findings drawn from the background and analysis section of the staff report. The Planning Commission may add additional findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1. The site contains two parcels: 113730142 & 113730124. 2. The site is zoned C-3 (General Business). 3. The site is approximately 4 acres. 4. The site was developed with a 3,200 square foot service garage in 1972. 5. The site was used as a truck and equipment storage ,yard for many years. 6. The Tierra Vida subdivision is located directly north of the site. 7. The Tierra Vida subdivision was zoned R-1 (Low-Density Residential) in 2003. 8. The Final Plat for Tierra Vida Phase 2 contains the following statement: "This plat is adjacent to property zoned C-3 (General Business) and as such lots in this plat will periodically experience impacts of noise and dust associated with the operation of permitted uses such as potato/onion sheds, heavy equipment repair and similar uses." 9. The site was the location of a trucking company when the developers of the Tierra Vida subdivision applied for a residential rezone in 2003. 10. Properties to the east and west of the site are zoned C-3. 11. A large potato warehouse with truck scale is located on the parcel to the east of the proposed site. 12. Pasco Auto Wrecking is located directly south of the site on the south side of"A" Street. 13. Pasco Auto Wrecking has been located at 3602 East "A" Street since the 1950's. 14. PMC 25.46.040(4) requires special permit review for contractor's plants within 300 feet of any residential zone. 15. The applicant is an excavation contractor. 16. The applicant participated with the developer of the Tierra Vida subdivision in the construction of a block wall to separate the proposed contractor storage yard from residential property to the north. 17. The site is accessed directly from "A" Street. There is no connection to the site from the streets in the Tierra Vida subdivision. 3 CONCLUSIONS BASED ON 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? Policy LU-4-A encourages the location of commercial facilities at major street intersections to avoid disruptions to residential neighborhoods. The subject site is only accessible from "A" Street and is located 1200 feet west of US Highway 12; allowing their vehicles to access Highway 12 without traveling through residentially zoned property. Policy LU-1-13 encourages enhancement of the physical appearance of the community. The proposal can be conditioned to require landscaping improvements thereby enhancing the physical appearance of the area. 2. Will the proposed use adversely affect public infrastructure? All municipal utilities are currently available for extension to the site from surrounding streets. Commercial development standards require right-of-way improvements on all road frontages to bring the bordering roadways and sidewalks up to current standards. Water and sewer demands of the proposed use will be minimal. A fairly recent Local Improvement District (LID#145) constructed right-of-way improvements such as curbs, gutters and sidewalks along "A" Street. 3. Will the proposed use be constructed, maintained and operated to be in harmony with the existing or intended character of the general vicinity? The proposed site is in an area of the community that has historically been characterized predominantly by industrial and heavy commercial uses. The character of the area changed somewhat in 2004 with the construction of the first phase of Tierra Vida. The character of the surrounding properties to the south and east remain as industrial or heavy commercial however the character of the property to the north has change to residential. Conditions related to buffering and landscaping will be needed to protect the residential properties to the north. 4. Will the location and height of proposed structures and the site design discourage the development of permitted uses on property in the general vicinity or impair the value thereof? 4 The 3,200 square foot metal building on the site is 16 feet in height which is well below the maximum structure height of 45 feet. The building is also located closer to "A" street than the back property line thereby minimizing impacts to neighboring properties to the north. The structures on the site have not discouraged the development of the Tierra Vida subdivision to the north. 5. Will the operations in connection with the proposal be more objectionable to nearby properties by reason of noise, fumes, vibrations, dust, traffic, or flashing lights than would be the operation of any permitted uses within the district? The operation of the proposed facility will create an equal or lesser degree of noise, fumes, vibration and dust as regularly permitted uses in the C-3 zone. Similar uses and contractor facilities are located in other C-3 areas of the community which do not generate complaints to the City. However the site in question is located adjacent to the Tierra Vida subdivision and therefore conditions related to buffering and landscaping will be needed to protect the residential properties to the north. 6. Will the proposed use endanger the public health or safety if located and developed where proposed, or in any way will become a nuisance to uses permitted in the district? The proposed use is similar in nature to uses permitted within the C-3 District and the (I-1) Light Industrial District to the south. The future site design involves limited construction. Operations of the facility will not impair or deter the development of other C-3 or I-1 zoned properties in the vicinity nor will the operations of the proposed use become a nuisance to permitted uses in the surrounding C-3 properties. However without conditions related to buffering and landscaping the proposal may become a nuisance to the Tierra Vida subdivision. APPROVAL CONDITIONS 1. The Special Permit shall apply to parcels 113730142 & 113730124; 2. Prior to connection to the water system the applicant must extend a water line across the length of parcel 113730124. The water line shall be placed approximately 15 feet north of the edge of the "A" Street pavement and aligned with the existing water main line installed at the intersection of Tierra Vida Lane and "A" Street. The extension shall be a 12-inch line and shall connect to the existing water line in the utility easement east of the property. Water line extension shall be completed by March 3, 2014; 5 3. A solid masonry wall at least 6 feet in height as measured from the north side of the property line must be maintained along all portions of the northern property lines abutting the Tierra Vida subdivision; 4. A fifteen (15) foot wide irrigated landscape buffer containing pine trees planted at a minimum rate of one pine tree for every thirty (30) linear feet shall be located along the entire length of the wall abutting Tierra Vida subdivision. Additionally the landscape buffer shall contain shrubs equal to a rate of one shrub for every 10 feet linear feet of the buffer strip. Said landscape buffer shall be completed by October 31, 2012; 5. A 10-foot wide landscape strip shall be required along the entire frontage of "A" Street (exclusive of driveways) containing a minimum of 65% live vegetation. The landscaped strip shall also contain deciduous trees spaced at 50 foot intervals. Said landscaping shall be completed by March 3, 2014; 6. Fencing along "A" Street shall be relocated to the north side of the "A" Street landscaping strip. Said fencing shall be completed by March 3, 2014; 7. All driveway entrances shall be constructed per City of Pasco Standards and have asphalt aprons that extend a minimum of 20 feet beyond the Right-of-Way line. Driveway apron improvements shall be complete by March 3, 2014; 8. Heavy construction equipment (excavators, backhoes, scrapers, bulldozers, etc.) shall only be stored on Parcel # 113730124; 9. Smaller pieces of equipment (trucks & trailers) may be store on Parcel # 113730142 provided they are located 50 feet or mare from the north property line; 10. All outdoor lighting shall be shielded from spilling onto adjacent residential properties; 11. The special permit shall be null and void if the applicant fails to complete any of the required improvements by the dates listed in the approval conditions above. RECOMMENDATION MOTION for Findings of Fact: I move to adopt Findings of Fact and Conclusions therefrom as contained in the March 15, 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 Culbert Construction for the location of a contractor's facility with conditions as contained in the March 15, 2012 staff report. 6 Vicinity Item: Contractor's Facility in C-3 r • Map Applicant: Culbert Construction N File #: SP2012-002 r � i T ., SITE EAST .,B„ STREET 1►rr .�.?�.• ti y y f Item: Contractor's Facility in C-3 Land Use . MapApplicant: Culbert Construction N File #. SP2012-002 Flea Market Electrical Substation t Vacan GS, 12 Heavy Comm. Tlip Vacant 4 Single Family T 0 P z CT Residences ° Z M1 a � +� Vacant � Res. � \ \ � Vacant Vacant \SITE\ acility � "All ST Vacant 0 Industrial Industrial ° Vacant Vacant Indmstrial ' Ll • Item: Contractor's Facilit in C-3 Zon�n . Applicant: Culbert Construction Map File #. SP2012-002 C-3 QP (General Business) R-1 a P -7c (Low Density Residential) z4 ►� MI LAG as�� - Z C-1 R-3 SITE (Mediwn Density Residential) (Retail Business) \� "A" ST .00100 oill EAST F N ISTREET- (Light Industrial) r - Looking North (at west end of site) 4 4f A mar � � � s - • e- s�v ��.ws,��'3`.. � _-. , , � y �, MR Ap ' -�t�•�'�_y� ' ,ter. ''•��. !� r..� ,�� � r� � �>�A � ,� —� p '! � �f _ -- or Looking Northeast �k1 1� ti Looking South to the Site (residential lots in foreground I �_ • d J ` l Street ' Y p S T �. Looking Nest x . .m _ REPORT TO THE PLANNING COMMISSION MASTER FILE NO. Z 2012-001 APPLICANT: Pasco Family Housing HEARING DATE: 2/ 16/2012 12 E. Fifth ACTION DATE: 3/15/2012 Spokane, WA 99202 BACKGROUND REQUEST: REZONE Rezone from R-1 (Low-Density Residential) and C-1 (Retail Business) to R-3 (Medium-Density Residential) 1. PROPERTY DESCRIPTION: Legal: All of Block 3 Whitehouse Addition and Lots 11-24 Block 2 Whitehouse Addition together with adjoining vacated right-of-way. Location: The west side of Charles Avenue between Adelia Street and Alvina Street. Property Size: 3.58 Acres 2. ACCESS: The property has access from Charles Avenue on the east and Alvina Street from the south. 3. UTILITIES: All utilities are available to the site. 4. LAND USE AND ZONING: The site is currently zoned R-1 (Low Density Residential) and C-1 (Retail Business). The site is vacant and contains a block building that was once used as an auto repair shop. Surrounding properties are zoned and developed as follows: North "R-1" Low Density Residential - Highland Park South "R-1" Low Density Residential - Single Family & Vacant East "R-1" Low Density Residential - Single Family West "C-3" General Business - Vacant 5. COMPREHENSIVE PLAN: The Comprehensive Plan Land Use Map designates this area for Mixed Residential uses. Goals of the Comprehensive Plan suggests the City strive to maintain a variety of housing options for residents of the community (H-2) and supports efforts to provide affordable housing to meet the needs of low and moderate income households (H-5). Plan Goal LU-2 also encourages the maintenance of established neighborhoods and the creation of new neighborhoods that are safe and enjoyable places to live. 6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this Project. Based on the SEPA checklist, the adopted City 1 Comprehensive Plan, City development regulations, and other information, a threshold determination resulting in a Determination of Nan-significance (DNS) has been issued for this project under WAC 197- 11-158. This is a non-project action and will therefore have no immediate effect on the Pasco School District. ANALYSIS The property consists of two separate parcels totaling 3.58 acres. The two parcels are divided by the unimproved right-of-way of East George Street. The northern most parcel located between Highland Park on the north and East George Street on the south contains 1.98 acres. The balance of the property is located south of East George Street and westerly of Charles Avenue. This property was platted in lots and block in 1911 and has remained mostly undeveloped since that time. The property north of George Street contained one single-family house which was demolished in 2003. For many ,years Lots 13- 18 of Block 24 located south of George Street were used as a vehicle storage ,yard that was filled with broken down and partially dismantled cars, barrels and other items. Lots 19-24 of the same block contained an automotive shop (the shop building still remains on the property) at least one house and a large storage building. In the early 1990's the City required the property owner to remove the slum and blight conditions cause by the impound ,yard, the accumulation of debris and the substandard buildings located on the property. The property remains undeveloped in a substandard condition today as a result of the lack of infrastructure improvements (no gutter, sidewalk, street lights, storm drainage, etc) and the existence of dead trees, weeds and the dumping that has occurred on the site. The site is located between property that is zoned C-3 (General Commercial) on the west and R-1 (Low Density Residential) on the east. Recognizing sound planning practices often suggest there should be a transition or gradation of land uses from more intense uses to less intense uses the City Council designated the site for mixed residential during the last major Comprehensive Plan update in 2008. The site is currently zoned R-1 and C-1. The C-1 District permits the development retail, office and commercial services such as retail stores, automotive repair shops, tire store, restaurants and taverns. One of the major concerns property owners often have about the location of higher density residential zoning adjacent to low density zoning is the possible impacts the high density zoning may have on the values of properties in adjacent lower density zoning district. A search of the Franklin County Assessor Records in February of 2012 indicates that in many cases this may be more of a perception than a fact. For example the single-family homes that share a common lot line with the Stonegate Apartments have generally increased in value in the last four ,years. All of the homes in question were constructed two ,years after the construction of the Stonegate Apartments. Similarly the single-family homes in the Loviisa Farms subdivision constructed directly across Chapel Hill Boulevard from the Sandy Heights RV Park and the Silver Creek Apartments have appreciated in value. It should also be pointed out that the single-family homes located on Charles Avenue were constructed long after the Pasco Housing Authority constructed the multi-family housing units directly to the east. According to the records of the Franklin County Assessor's (2012) the homes in the 300 block of North Charles Avenue have increase in value since they were constructed in 2007. In the cases referenced above it should be noted that the apartment complexes and RV park are not accessed directly from the same street the lower density housing is accessed. The apartment buildings may be considerably higher than the adjoining single-family homes and may impact privacy in rear,yards but the traffic impacts are significantly reduced due to the location of access driveways. For example the new multi-family complex built at the southwest corner of Wehe Avenue and Spokane Street is accessed from Spokane Street rather than Wehe Avenue, which fronts future single family residential lots. Even though the property in question is identified in the Comprehensive Plan for mixed use residential development the Planning Commission should consider ways of ameliorating traffic impact to the neighborhood by conditioning where the location of access driveways should be located. The site is large enough to permit the construction 15 to 20 single family homes which would generate 150 to 200 vehicle trips through the neighborhood each day. If the site was developed with 51 apartment units about 336 vehicle trips could be expected in the neighborhood or about 136 more vehicle trips than would be generated by single family homes. Multi-family complexes are often located on or convenient to major streets. The proposed site is accessed only by local streets through the surrounding neighborhood. Bonneville Street and California Avenue are both located on the western edge of the proposed site and could provide an alternate means of accessing the site. If Bonneville Street and other streets to the west were used as the main access there would be little need for traffic from future development on the site to used Charles Avenue or other neighborhood streets to the east. Staff met with the applicant and discussed the issues related to access and as a result of that discussion the applicant has agreed to a concomitant agreement limiting access from the west only. During the initial hearing on this matter the Planning Commission asked staff to provide some information about crime statistics related to low income housing complexes. In a study prepared by the Urban Land Institute (High Density Development Myth & Fact 2005) it was reported that crime rates at higher-density developments are not significantly different than crime rates for 3 lower-density development (See Exhibit # 1). Other recent studies confirm the fact that low-income housing does not necessarily cause increases in crime rates (See Exhibit #2 Cornell University Study Abstract). Other studies have considered both the impacts on crime and property values as they related to the development of affordable housing and have concluded affordable housing does not increase crime or reduce neighboring property values (See Exhibit #3 Myths & Facts about Affordable & High Density Housing and Exhibit # 4 Princeton University Study Abstract). (Full copies of the referenced studies are available in the Planning Office.) The initial review criteria for considering a rezone application are explained in PMC. 25.88.030. The criteria are list below as follows: 1. The changed conditions in the vicinity which warrant other or additional Zoning: • The Comprehensive Plan designation for the property in question was changed from Low Density Residential to Mixed Residential in 2011. • Sewer service was extended north in Charles Avenue from George Street in 2 00 7. • The former auto storage ,yard on the property has been removed. • All single-family homes have been removed from the property. • The commercially zoned portion of the property has not been used for commercial purposes for approximately 30 years. • The most recent residential development within the vicinity has been the construction of a multi-family complex directly north of the Whittier Elementary School at the southwest corner of Wehe Avenue and Spokane Street. • Much of the commercially zoned property along Oregon Avenue has been developed in the last 20 ,years. • Commercial development is beginning to extend east of Oregon Avenue. 2. Facts to justify the change on the basis of advancing the public health, safety and general welfare. The property has remained largely undeveloped for 100 ,years and has seen a regression in development over the past 25 ,years with the removal of all housing units and removal of the former automotive repair shop from the property. Rezoning the property to R-3 Medium Density Residential will provide additional flexibility for site development providing a catalyst for the development of the partially improved streets in the neighborhood and providing a buffer between the lower density development to the east and the commercially (C-3) zoned property to the west. 3. The effect it will have on the nature and value of adjoining property and the Comprehensive Plan. 4 The proposal is supported by the Comprehensive Plan Land Use Map. Rezoning the property and eliminating the commercial zoning from the neighborhood could enhance development options for the site benefiting the neighborhood by completing street improvements and eliminating nuisance conditions created by the weeds and dead trees on the property. The rezone would also eliminate any chance for commercial activities to be re-established in the neighborhood. The properties on Charles Avenue east of the commercial zoned portion of the site have decreased in value in recent ,years per Franklin County records. Based on experience in other neighborhoods where multi-family development has occurred improvements on the site and the property clean-up associated therewith may improve property values in the neighborhood. 4. The effect on the property owners if the request is not granted. The current R-1 and C-1 zoning has been in place for 30 years or more and has not encouraged development on the property and in fact the property has remained largely undeveloped since it was platted 100 ,years ago. The proposed rezone may provide the property owner with some flexibility for development and may make the installation of streets and utilities more affordable. If the request is not granted it is probable the property will continue to remain vacant as both commercial and single- family development on the property has proven to be unviable. 5. The Comprehensive land use designation for the property. The Comprehensive Plan designates the site for Mixed Density Residential development. The proposed rezone will bring the zoning into conformance with the Plan. STAFF FINDINGS OF FACT Findings of fact must be entered from the record. The following are initial findings drawn from the background and analysis section of the staff report. The Planning Commission may add findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1) The site is currently zoned R-1 (Low Density Residential) and C-1 retail Business. 2) The property to the west is zoned C-3 and the property to the east is zoned R-1 and R-2. 3) The Comprehensive Plan designates the site for Mixed Residential development. 4) The property was platted into lots and blocks 100 ,years ago. 5) The one remaining house on the site was demolished in 2003. 5 6) The property is vacant and undeveloped except for a vacant block building formerly used as an automotive shop. 7) Commercial use of the C-1 portion of the site has not occurred for approximately 30 ,years. 8) The site has never been improved with standard streets, curb, gutter, storm drainage and other infrastructure typical of an urban setting. 9) Multi-family duplex units are located directly east of the homes in the 300 block of Charles Street. 10) The multi-family duplex units directly east of the homes in the 300 block of Charles Street were constructed in 1978. 11) According to the records (2012) of the Franklin County Assessor's office the homes in the 300 block of Charles Avenue have increase in value. 12) According to the records (2012) of the Franklin County Assessor's office the homes in the 200 block of Charles Avenue east of the commercial portion of the site and not sharing a common property line with multi- family housing have decreased in value in recent ,years. 13) Single-family residential homes developed in the Loviisa Farms subdivision across Chapel Hill Boulevard from the 200 unit Silver Creek Apartment complex and the Sandy Heights RV park have increased in value (per Franklin County records 2012) in recent years. 14) The single-family homes on Klickitat Lane sharing a common property line with the 200 unit Stonegate apartment complex were constructed after the Stonegate Apartments were constructed. The homes on Klickitat lane have increased in value (per Franklin County records 2012) in recent years. 15) Studies prepared by the Urban Land Institute, Cornell University, Princeton University, and the California Department of Housing and Community Development (Higher Density Development Myth and Facts, 2005; Low Income Housing Development and Crime, Cornell University 2010; Do Affordable Housing Projects harm Suburban Communities? Crime, Property Values and Property Taxes in Mt. Laurel, New Jersey 2011; Myths and Facts About Affordable & High Density Housing, 2 00 2. Full copies of these reports are on file in the Planning Office.) 16) As the result of Commercial development along Oregon Avenue over the past 20 years few properties are left to develop on Oregon Avenue. Remaining vacant commercial properties east of Oregon Avenue toward Highland Park and the site in question are beginning to develop. 17) If a 51 apartment unit apartment complex was developed on the site it would generate 136 more vehicle trips per day than if the site was developed with 20 single-family homes. 6 CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of a rezone, the Planning Commission must develop its conclusions from the findings of fact based upon the criteria lis ted in P.M.C. 25.88.060 a nd determine whether-o r- no t. (1) The proposal is in accord with the goals and policies of the Comprehensive Plan. The goals and policies of the Comprehensive Plan encourage the development of old and netu neighborhoods into safe and enjoyable Places to line (Goal 1;U-2). The Comprehensive Plan also encourages the development of a variety of residential environments (Goal H-2) and the Plan and supports efforts to provide affordable housing to meet the needs of loxu and moderate income households (Goal H-5). (2) The effect of the proposal on the immediate vicinity will not be materially detrimental. The property in question has remained largely undeveloped for the past 100 years. Rezoning the property may provide some flexibility for development options which could lead to the improvement of the streets and utilities in the neighborhood thereby improving conditions in the neighborhood that have only been partially developed over the post 100 years. The proposed rezone is being requested to alloru the construction of up to 51 apartment units. Fifty-one apartment units xuould generate (per- the ITE THp Generation Manual 8th Edition) approximately 136 more vehicle trips on local streets than a 20 unit single-family development. The additional traffic could be vierued by the neighborhood as having a detrimental impact on the neighborhood. (3) There is merit and value in the proposal for the community as a whole. As a whole the larger- community xuourd benefit from the proposal additional housing units permitted by a rezone of the property and the community xuould benefit from the development clean-up of an underdeveloped neighborhood. In this respect there is merit and value to the proposal. From the prospective of the immediate neighborhood the completion of neighborhood streets and the elimination of a parcel overgroxun ruith xueeds xuould have merit but the additional traffic would not. (4) Conditions should be imposed in order to mitigate any significant adverse impacts from the proposal. 7 The rezone should be conditioned to limit access to the property in such a manner- as to ameliorate the impacts of additional traffic on Charles Avenue. (5) A concomitant agreement should be entered into between the City and the petitioner, and if so, the terms and conditions of such an agreement. A concomitant agreement is necessary to ensure concerns of increased traffic in the neighborhood are addressed. RECOMMENDATION MOTION: I move to adopt Findings of Fact and Conclusions therefrom as contained in the March 15, 2012 staff report. MOTION: I move, based on the Findings of Fact and Conclusions therefrom, the Planning Commission recommend the City Council approve the Rezone from C-1 (Retail Business) and R-1 (Low Density Residential) to R-3 (Medium Density Residential), with a concomitant agreement prohibiting access to the property from Charles Street. 8 Item: Rezone R- 1 to R-3 Vicinity . Map Applicant: Pasco Family Housing IV N File # . Z 2012-001 ff- AM h J ws Aw t P I je'— # i • _^ � •�.�� b `• * v � ..rte. �" -. _'Y F _ ,k;, ' - , a :. SITE _ y Luj auj 4 a LWJ LU p� ry r� LL • /1 �. - Z '1EJJ111S ST Land Item: Rezone r I to R-3 Use Applicant: Pasco Family Housing IV N Map File Z 2012-001 EM1 M! M! M! IMMI IM IMMI IM M! IM M! IM IMMI MIM! IMMI IMIM MIM IMMI IMMI IM IMMI IMIM IMMI IMIM IM IM IMI ALi OWN Rezone r I to R-3 Zoning Item:Map File Z 2012-001 Looking • Looking Northeast Looking East Looking Southeast 4µ �f Looking ♦�,\� �\ice •4 I• jn p � r �► � e i•, Looking Southwest (from George Street) _ - ,• i � {� � � �,� ,p rte_ Looking Northwest low r REPORT TO THE PLANNING COMMISSION MASTER FILE NO. Z 2012-002 APPLICANT: David Richards HEARING DATE: 2/ 16/2012 6150 Canoga Ave #214 ACTION DATE: 3/15/2012 Woodland Hills, CA 91367 BACKGROUND REQUEST: REZONE Rezone from RT (Residential Transition) to R-3 (Medium-Density Residential). 1. PROPERTY DESCRIPTION: Legal: Cole's Estates Lot 5. Location: The 5900 Block of Road 90 Property Size: Approximately 4.8 acres 2. ACCESS: The property has access from Road 90 along the west property line. 3. UTILITIES: All utilities are available to the site. 4. LAND USE AND ZONING: The site is currently zoned RT (Residential Transition). The site is vacant. Surrounding properties are zoned and developed as follows: North R-1 (Low Density Residential) - SFDUs South C-1 (Commercial) - Vacant East R-1 (Low Density Residential) - SFDUs West RT (Residential Transition) - Vacant 5. COMPREHENSIVE PLAN: The Comprehensive Plan Land Use Map designates this area for mixed residential uses. 6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. Based on the SEPA checklist, the adopted City Comprehensive Plan, city development regulations, and other information, a threshold determination resulting in a Determination of Nan-significance (DNS) has been issued for this project under WAC 197- 11-158. ANALYSIS The property is approximately 4.8 acres fronting on Road 90 along the west property line. The lot was platted under Franklin County zoning as part of a large-lot rural subdivision in 1967, before the City annexed the area in 1982. The residential subdivisions to the north and east were subsequently rezoned 1 to R-1 and have largely been built out with single-family residences. Properties to the west were rezoned with higher density R-3 zoning and developed with the Mediterranean Villas condominiums. Adjacent properties to the south were rezoned to C-1 and are vacant. Properties further to the south have been developed with a mini-storage and a few professional office buildings. The C-1 District permits the development retail, office and commercial services such as retail stores, automotive repair shops, tire stores, restaurants and taverns. Applicant wishes to rezone the subject property to allow for residential development consistent with the general vicinity. The City of Pasco Comprehensive Plan shows the property to be within a mixed-density residential designation. The developer is seeking a zone change from RT (Residential Transition) to R-3 (Medium-Density Residential) to match that of the Mediterranean Villas properties to the west. The R-3 Zone allows for up to one dwelling per 3,000 square feet for multiple family dwellings, with up to 60% lot coverage and building heights up to 35 feet without a special permit. One concern that may arise from surrounding residential owners is the possibility of a tall apartment located close to their single-family residence blocking light and views, and encroaching on their privacy. Another major concern property owners often have about the location of higher density residential zoning adjacent to low density zoning is the possible impacts the high density zoning may have on the values of properties in adjacent lower density zoning district. A search of the Franklin County Assessor Records in February of 2012 indicates that in many cases this may be more of a perception than a fact. For example the single-family homes that share a common lot line with the Stonegate Apartments have generally increased in value in the last four ,years. All of the homes in question were constructed two ,years after the construction of the Stonegate Apartments. Similarly the single-family homes in the Loviisa Farms subdivision constructed directly across Chapel Hill Boulevard from the Sandy Heights RV Park and the Silver Creek Apartments have appreciated in value. Some studies (See Exhibit #1, Higher-Density Development Myth and Fact, 2005, Urban Land Institute) have shown that higher density development has no negative impact on values of surrounding single-family detached homes. A neighborhood example of this fact can be found in Mediterranean Villas. Mediterranean Villas has not caused a reduction the value of homes in the Broadmoor Estates subdivision. The City's Comprehensive Plan Land Use Map indicates the property in question should be utilized for mixed residential uses. Land Use Policy LU-3-B encourages "infill and density including planned unit developments to protect open space and critical areas, and provide recreational areas and amenities in support of more intensive, walkable neighborhoods." Land Use Policy LU-3-E calls for designating "areas for higher-density residential development where utilities and transportation facilities enable efficient use of capital resources." Housing Policy H-1-B encourages "the location of medium and high density housing in locations that will avoid the need for access through lower density residential neighborhoods." Housing Policy H-1-D directs the City to "avoid large concentrations of high-density housing." Housing Policy H-2-A calls for the City to "Allow for a full range of residential environments including single family homes, townhouses, condominiums, apartments, and manufactured housing." Housing Policy H-4-B requires the City to "Maintain development regulations and standards that control the scale and density of accessory buildings and homes to maintain compatibility with other residential uses." The initial hearing on this matter was continued until the March 15, 2012 to allow Staff time to meet with the applicant to discuss the intent of the rezone and what type of development options the applicant was planning to pursue. In those discussions staff learned the applicant was primarily interested in senior or retirement housing and was planning on keeping the density at 30 units. That density represents about one unit per 7,000 square feet of gross land area. The first phase of Mediterranean Villas has a density equal to one unit per 5,253 square feet of gross lot area. If the property was rezoned as requested the applicant or future purchasers could build out the property with one unit per 3,000 square feet for a total of 68 units. A concomitant agreement would be necessary to bind the applicant and or future developers to the desired density of 30 units. The initial review criteria for considering a rezone application are explained in PMC. 25.88.030. The criteria are listed below as follows: 1. The changed conditions in the vicinity which warrant other or additional zoning: Adjacent residential development and groxuth ruithin the City make the zone change appropriate, timely, and consistent xuith the City's Comprehensir.�e Plcm.. Properties to the north and east have been rezoned to R-1 and developed with Single-Family residences. The property to the south has been rezoil.ed C-1 in anticipation of future commercial development. properties to the ruest h.ar.'e been rezoned R-3 zoning and developed ruith condominiums. 2. Facts to justify the change on the basis of advancing the public health, safety and general welfare: The rezone xuill create a medium density transition or buffer- between residential l areas to the east and north and commercial zones to the south. A rezone from BT to R-3 ruould encourage "infill and density including planned unit developments to protect open space and critical areas," as per Land Use policy LU--3-B, and alloxu for "higher-density residential development where utilities and transportation facilities enable efficient use of capital resources," in keeping xuith Land Use Policy LU--3-B. This rezone ruou ld also "Alloru for a full range of residential environments including single family homes, toxunhou ses, condominiums, apartments, and manufactured housing," consistent ruith Housing Policy H-2-A. 3. The effect it will have on the nature and value of adjoining property and the Comprehensive Plan: 3 A search of the Franklin County Auditor's records (February 2012) in that in areas of the community where multi family development is located adjacent to lotuer- density development there is no diminu Lion in the value of the su rrou riding single-family homes. Studies by the Urban Land Institute (See Exhibit #1, Higher-Density Development Myth and Fact, 2005, Urban Land Institute) confirm this fact. Even so neighbors are often concerned about the impact of higher- density development upon the character- of the surrounding neighborhood. To address those concerns it tuou ld be appropriate to include a concomitant agreement tuith the proposed rezone. Rezoning the property tuith a concomitant agreement limiting the density, building heights and setbacks and limiting the ability for increased building heights tuill address neighborhood concerns tuhile a llotuing implements Lion of the Comprehensive plan. 4. The effect on the property owners if the request is not granted: If the request is not granted it is probable the property tuill continue to remain vacant, and/or- the otuner- may submit a rezone for a different residential designa Lion. 5. The Comprehensive Plan land use designation for the property: The Comprehensive plan Land Use Map designates the site for- medium-density residential uses. The proposed rezone tuill bring the zoning into conformance tuith the plan. STAFF FINDINGS OF FACT Findings of Fact must be entered from the record. The following are initial Findings drawn from the background and analysis section of the staff report. The Planning Commission may add Findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1. The site is currently zoned RT (Residential Transition) and has been zoned RT for approximately 30 years. 2. The site borders R-1 Zones to the north and east, which are developed with single-family homes. 3. The Comprehensive Plan designates the site for medium-density residential uses. 4. The property was platted in 1967 as part of a rural, large-lot subdivision. 5. The site is vacant. 6. The site was annexed by the City of Pasco in 1982 (ORD #2388). 7. The purpose of the Mixed Residential area is to serve as a buffer or transition between low-density residential and commercial districts. 8. Applicant is requesting a change of zoning from RT to R-3. 9. Properties to the west are zoned R-3 and have been developed with condominiums. 10. The R-3 Zone allows for one dwelling per 3,000 square feet for multiple family dwellings, or up to 68 units. 4 11. The R-3 Zone allows for building heights up to 35 feet without a special permit. With approval of a special permit the height can be increased. 12. The current RT zoning permits building heights up 35 feet. 13. Single-family residential homes developed in the Loviisa Farms subdivision across Chapel Hill Boulevard from the 200 unit Silver Creek Apartment complex and the Sandy Heights RV park have increased in value (per Franklin County records 2012) in recent ,years. 14. The single-family homes on Klickitat Lane sharing a common property line with the 200 unit Stonegate apartment complex were constructed after the Stonegate Apartments were constructed. The homes on Klickitat lane have increased in value (per Franklin County records 2012) in recent years. 15. A Urban Land Institute Study conducted in 2005 (Higher-Density Development Myth and Fact) indicates there is no impact on the value of homes located near higher density development compared with homes that are not near higher density development. 16. The location of the Mediterranean Villas adjacent to the Broadmoor Estates subdivision has not limited development within Broadmoor Estates or decreased the value of homes in that subdivision. CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of a Rezone, the Planning Commission must develop its conclusions from the Findings of Fact based upon the criteria listed in P.M.C. 25.88.060 and determine whether or not: 1. The proposal is in accordance with the goals and policies of the Comprehensive Plan. The proposal is consistent xuith many of the goals and policies of the Comprehensive plan. The Comprehensive plan also encourages the development of a variety of residential environments (Goal H-2) and the plan and supports efforts to provide affordable housing to meet the needs of loxu and moderate income households (Goal H-5). However, conformance ruith H-4-B cannot be determined due to lack of a concept or development plan.. 2. The effect of the proposal on the immediate vicinity will not be materially detrimental. Through past experience in the community and conformation from studies it is believed the rezone ruill not have any adverse effect on adja cent property values. However, the general character- of the surrounding neighborhood may be impacted if the property in question develops to the maximum density permitted under- the proposed zoning. Likeruise the location of higher- density buildings xuithin 5 feet of side property lines may also have a detrimental impact on the character- of the neighborhood. To address these issues it may be appropriate to include a concomitant agreement ruith the proposed rezone. 5 3. There is merit and value in the proposal for the community as a whole. Adjacent residential development and groxuth ruithin the City make the zone change appropriate, timely, and consistent xuith the City's Comprehensive plan. The rezone xuill create a medium density transition between residential areas to the east and north and commercial zones to the south and tuest. 4. Conditions should be imposed in order to mitigate any significant adverse impacts from the proposal. Conditions should be imposed to address concerns over possible impacts to the character- of the surrounding neighborhood due to building density, setback concerns and the opportunity for special permit approval to exceed established building heights. 5. A Concomitant Agreement should be entered into between the City and the petitioner, and if so, the terms and conditions of such an agreement. A Concomitant Agreement is xuarranted for the purpose of adjusting building setbacks and limiting the density to densities similar- to those permitted in the Mediterranean Villas development to the ruest. This xuould reduce the overall density from 68 units to 30 units. Increasing setbacks for- side yards from 5 feet to 15 feet, limiting building height to 30 feet and prohibiting the opportunity for- special permit approval on height increases xuill help ameliorate concerns about impacts to the character-of the neighborhood. RECOMMENDATION MOTION: I move to adopt Findings of Fact and Conclusions therefrom as contained in the March 15, 2012 staff report. MOTION: I move, based on the Findings of Fact and Conclusions therefrom, the Planning Commission recommend the City Council approve the Rezone from RT (Residential Transition) to R-3 (Medium Density Residential), with a concomitant agreement limiting the density to 30 units, restricting side ,yard setbacks to a minimum of 15 feet and prohibiting special permits for increases in building heights and limiting building heights to 30 feet. 6 • • ty Item.: Rezone RT to R-3 Vlclnl applicant: Dave Richards N Map File # : z 2012-002 GTiO; tax E �CUMMM �EL�LLI ; " - �JC;KER DR. CP w.1 ,, 01- WSTUTODR _ -T ;m lm OVERL/ fDCT; -- HUD,S o r ,WILSHIRE DR ' i _ SITE P7ACKARD DR r W w. _ ir r Q -I�. . Jam° • ''f 1 - F7 ' . F LU �, ,7t - NASH DR Jr UIL ti , . i • D O.TO DRe-,- r 9' O Item: Rezone RT to R-3 Land Use A -Plicant: Dave Richards Map File # : Z 2012-002 �■ii � t 1V loom h I ki,I'd M I I SIM D ' O :4111, Vacant F171 101 O Zoning Item: Rezone RT to R-3 Map Applicant: Dave Richards File # : Z 2012-002 MEN 1V SITE NONE Ogg 9 111 F171 101 f ISE) AAqIJONbull 00_1 Looking North Looking Northeast R - Ae 4, Looking East ■ b, Looking South ' a ti Looking Southwest s, fl ~`- - • 1 � � �• • 3� .'� -. .1_; ,,�; .�- '. ` � - rte �'' ; _ _yam i ".�►t t _4 • '- _ - y'�,- "' . lip.�r•f. Ir . .. �" 'L�.• .mot • ..�1 _ y �. 'S J•• '}Y h`/..,.: ,(� ,r_�'' Wit!,"� +l. -. —I vtt, ..� ••4!'41_,y.4�• `"s'a�' '4'`_r' !��..�_��} �vr ' �.,} .� .�_.: • , � ". .'t�• •:,�, t �.�r� .Any 1. :�':+�, .,�"- _ . _ t ty� � _ .' � � '�'- '' mow,, ` �• �'` ;`r,��a�r 'hi' -.. - '� - � ' or -Out.#. . REPORT TO PLANNING COMMISSION MASTER FILE NO: SP 2012-003 APPLICANT: Griselda Melendez HEARING DATE: 3/15/12 516 S. 6th Street ACTION DATE: 4/19/ 12 Yakima, WA 99301 BACKGROUND REQUEST: SPECIAL PERMIT: Location of a private bus terminal (Fronteras Travel) (Griselda Melendez) (2 05 S. 4th Avenue) 1. PROPERTY DESCRIPTION: Legal: Lots 13-17, Block 19, Gerry's Addition General Location: 205 S. 4th Avenue Property Size: 14,300 square feet 2. ACCESS: The site is adjacent to South 4th Avenue. 3. UTILITIES: Water and sewer services are located in the alley to the east. 4. LAND USE AND ZONING: The site is currently zoned C-3 (General Business) and is vacant. Surrounding zoning and land uses are as follows: NORTH- C-2 Farmer's Market parking lot SOUTH- I-1 Vacant EAST- C-3 & C-2 Commercial/old motel WEST- I-1 Golden Nugget nightclub 5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site for commercial uses. The Comprehensive Plan (Goal TR-2) encourages the efficient use of multi-modal transportation systems, which would include bus and van services for residents. 6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. Based on the SEPA checklist, the adopted City Comprehensive Plan, City development regulations, and other information, a threshold determination resulting in a Determination of Nan-significance (DNS) has been issued for this project under WAC 197- 11-158. 1 ANALYSIS A private van/bus service has been operating at 205 S. 4th Avenue for approximately 4 ,years without the benefit of a City business license. The business owner applied for a business license in 2010 and was informed by staff that a license could not be issued for the van/bus services until a special permit had been granted for the site. A Special Permit was approved by the City Council in July of 2010 with a condition the applicant obtain a business license by October 2010. The applicant failed to obtain a business license and is now facing code enforcement action. Upon receiving notice of the need for a business license the applicant submitted an application. Staff was unable to approve the license because the Special Permit had expired. This request is similar to other private bus service applications that have been reviewed by the Planning Commission in the past. Private bus/van services have operated with Special Permit approval at 115 N. 4th Avenue, 1320 N. 4th Avenue, 702 W. Lewis Street and 1011 W. Sylvester Street. There is also a bus/van service (Estrella Blanca) operating from the Pasco Multi-Modal Terminal on North 1St Avenue. The special permit application for proposed van/bus service indicated scheduled service at 205 S. 4th Avenue, including one arrival and one departure per day, seven days a week. The departing van leaves the site at 7:00 am and the arrivals occur at 7:00 pm. The applicant further emphasized to staff that the scheduled arrival and departures are the Company's advertised schedule. If no tickets have been sold, no stops are made in Pasco. During the winter months when ridership is down vans do not arrive or depart from the site on a daily business. The applicant further indicated their vehicle fleet includes 15-passenger vans, 25-passenger vans and 51-passenger buses. Twenty-five passenger vans are the primary vehicles used by Fronteras Travel to transport passengers to Yakima where a 51-passenger bus provides connections to other states. No changes to the site or building are planned as a result of the bus service to and from the Fronteras Travel office at 205 S. 4th Avenue. 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 and comments made at the public Bearing. The Planning Commission may add additional findings as deemed appropriate. 1. The site is located in a C-3 (General Business) zone. 2. The site is located at 205 S. 4th Avenue. 3. There is currently a van ticket office located at 205 S. 4th Avenue. 4. The applicant has plans to continue to operate a regularly scheduled van service from an existing ticket office at 205 S. 4th Avenue. 5. Scheduled departures will occur at 7:00 a.m. every day of the week. 6. Scheduled arrivals will occur at 7:00 p.m. every day of the week. 7. Twenty-one passenger vans are the primary vehicles used in the proposed van service. 8. A twenty-one passenger van is 24.5 feet in length. 9. Private operator carriers, charter or transit buses, vans and similar businesses are listed as unclassified uses in PMC 25.86.020. 10. Unclassified uses require review through the special permit process before locating in the community. 11. Private bus/van companies have been permitted by special permit to locate in other commercial zoning districts on N. 4th Avenue, Lewis Street and Sylvester Street. 12. No alterations are planned for the office or site. 13. The site has a small on-site parking area that can be used for passenger loading and unloading. 14. The on-site parking and loading area is shared with a wholesale produce business. 15. The wholesale produce business utilizes large trucks for receiving and delivering produce. CONCLUSIONS BASED ON STAFF FINDINGS OF FACT Before recommending approval or denial of a special permit, the Planning Commission must draw its conclusion from the findings of fact based upon the criteria listed in P.M.C. 25.86.060. The criteria and staff listed conclusions are as follows: 1) Will the proposed use be in accordance tuith the goals, policies, objectives and text of the Comprehensive Plan? The site is designated by the Plan for commercial uses. The Plan also encourages the efficient use of multi-modal transportation systems. The van service would be considered part of the multi-modal transportation system. 2) Will the proposed use adversely affect public infr-astr-ucture? 3 The site is developed with all municipal utility services. No building additions or alterations are planned that would increase demands on the utility system. Fourth Avenue is a designated arterial street and has been constructed to arterial street standards to carry more traffic and heavier loads as compared to local access streets. The addition of a van on 4th Avenue at off peak travel times is not anticipated to generate significant demands on the surrounding street system. 3) Will the proposed use be constructed, maintained and operated to be in h.co-mo my tuith existing o r-intended character- of the gener-al vicinity? The intended character of the area includes the development of various commercial enterprises. The proposed use is a commercial activity. No changes to the building or site are planned as a result of the proposed van service. 4) Will the location and height of proposed structures and the site design discourage the development of permitted uses on property in the gener-al vicinity or-impair- the value thereof? The location and height of the structures on-site will not change as a result of the proposed van service. The property will continue to be used for commercial purposes. SJ Will the opera do rns in connection tuith the pr-oposal be mot-e objectionable to neat-by properties by mosorn of noise, fumes, vibr-ations, dust, traffic, or- flashing rights than would be the oper-ation of any permitted uses tuithirn the district? The proposed van service will create no more noise, vibrations, and fumes than the semi-trucks and delivery trucks used by the produce business located on the site. 6) Will the proposed use erndarnger- the public health or- safety if located arnd developed where proposed, or- in anyway tuill become a nuisance to uses permitted in the district? The on-street parking area directly in front of 205 South 4th Avenue is about 37 feet long. On-street parking of a passenger van along with the loading and unloading of passengers and luggage on a public sidewalk may lead to the creation of a nuisance situation twice a day. This problem can be resolved by requiring all vans to load and unload on private property. RECOMMENDED APPROVAL CONDITIONS 1. The special permit shall apply to parcel 1120413' 17. 4 Scheduled van service shall be limited to one arrival and one departure per day. 3. No van loading or unloading shall occur on 4th Avenue or Columbia Street. 4. Vans must be assisted across the sidewalk by one or more spotters when exiting the site. 5. No more than a 25-passenger van may be permitted at the site. 6. The applicant shall maintain all necessary governmental approvals and licenses required for the operation of a transportation business. 7. The special permit shall be null and void if a City of Pasco business license is not obtained by June 1, 2012. RECOMMENDATION MOTION: I move to close the public hearing and schedule deliberations, the adoption of findings of fact, and development of a recommendation for City Council for the April 19, 2012 meeting. 5 Vl*cl*nity Item: Special Pennit - Bus Ten-ninal Map Applicant: Griselda Melendez N File # : SP 2012-003 r " f r 4 r q d • `,^� •�' Jv OP 04 e in ;� �• SITE .A-f A, C� ! i r , Land Use Item : Special Permit - Bus Terminal Applicant : Griselda Melendez x Map File # : SP 2012-003 a 0 7 O's St �\m 9� Commercial F g'C 1 cO�V�eN � SITE Industrial Zoning Item- Special Pen-nit - Bus Terminal Applicant: G Melendez x Map File # : SP 2012-003 C-2 ;o C-2 C ffis S11 � C -2 'm yG C '2 10 m 7m gj C C =3 SITE - 1 I - 1 r . "' .e lb- Lookin North ~ Ap IT #1 6-2-4- • f ite _ EEL N OATS Alc D'ps AE,INYERN.C.ONAI' Qj`gpLID SALC^MIONEPA HARE + ^ LOS AMaLl AjepCV1 ETGUANA9 L#"'L �©� M N►afa.a�fa�/o�,.Arai ' _ fsal talc ypCa�l V�MY� Ip3 fOYfN an'A _ < 1 Y i Y � - W l kM 1 Looking Nest T r REPORT TO PLANNING COMMISSION MASTER FILE NO: SP 2012-002 APPLICANT: Pasco School District #1 HEARING DATE: 3/15/12 1215 W Lewis St ACTION DATE: 4/19/12 Pasco, WA 99301 BACKGROUND REQUEST: SPECIAL PERMIT: Location of an Elementary School in an R-1 District. (Sandifur Parkway & Road 60) 1. PROPERTY DESCRIPTION: Legal: The easterly 564' of the southerly 34b' of the southeast 1/4 of the northwest 1/4 of Sec 10, T 9 N, R 29 E, W.M., except that portion lying southerly of the north right-of-way line of Sandifur Parkway. General Location: Northwest corner of Sandifur Parkway and Road 60 Property Size: Approximately S acres 2. ACCESS: The site is adjacent to Sandifur Parkway and Road b0. 3. UTILITIES: Water service is available from adjoining streets. Sewer service for the site has been extended east in an easement from Coppercap Mountain Lane to the City park site to the north. 4. LAND USE AND ZONING: The site is currently zoned R-1 (Low Density Residential) and is vacant. Surrounding zoning and land uses are as follows: NORTH- R-1 Vacant future park site SOUTH- R-1 Single-Family EAST- R-S-20 County-Residential WEST- R-1 Single-Family 5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site for low-density residential. Goal CF-5 suggests adequate provisions should be made for educational facilities located throughout the urban growth area. Policy CF-5-A encourages the appropriate location and design of schools throughout the community. 6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. Based on the SEPA checklist, the adopted City Comprehensive Plan, City development regulations, and other information, a threshold determination resulting in a Determination of 1 Nan-significance (DNS) has been issued for this Project under WAC 197- 11-158. ANALYSIS The site in question was identified during the preliminary plat process for the Three Rivers Crossing development as a future school location. To ensure the site would remain available for a school at some future date the School District purchased the property in 2004. Schools are conditional uses and may be permitted within the R-1 zoning district only after review through the Special Permit process. Even though the School District purchased the property in question S years ago the proposed school is required by the Municipal Code to be reviewed through the Special Permit hearing process. The proposed school was granted a special permit in 2003 and again in 2010. Pasco currently has eleven elementary schools (the School District has one additional elementary school [Edwin Markham] outside the Pasco UGA). With the recent growth in population (Pasco's population has more than doubled in size since 1997) and student enrollment, the School District needs to construct several elementary schools. Elementary school enrollment in Pasco has increased by an average of about 360 new students per year for the last decade. This year the elementary enrollment increased by over 400 new students. The State Office of the Superintendent of Public Instruction estimates Pasco's elementary enrollment will increase by 3,157 students over the next 6 ,years. This continued growth in school enrollment will create the need for additional elementary schools. To address part of the need for additional school space the District is proposing to develop the site in question with a 69,330 square foot elementary school similar to Maya Angelou and Virgie Robinson. The two story building will have classroom space for 730 students. The site will contain public parking and bus loading off Road 60. The school site is the same size (8 acres) as the Maya Angelou site. A future neighborhood park will be developed immediately to the north of the school site, and will help provide necessary open space for student use. The proposed site is almost fully improved with necessary infrastructure. Sidewalks and fire hydrants have not been installed. The overhead power lines bordering the site will need to be placed underground. Hayden Homes, the developer of the Three Rivers subdivision, previously undergrounded most of the overhead power lines along Sandifur Parkway. The School District is responsible for undergrounding the portion that remains overhead. With respect to traffic-related issues a signal warrant test will be needed to determine when a signal should be installed at Road 60 and Sandifur Parkway. The I-182 Subarea Transportation Plan identifies the proposed school but the plan does not identify a need for a traffic signal at Road 60 and Sandifur Parkway. The Regional Transportation Analysis model used by the Regional Council does not include elementary schools in the data used to identify future traffic impacts because elementary schools do not impact the peak hour traffic conditions in the way other land uses do. Based on the Institute of Traffic Engineers Trip Generation Manual (81h Ed) an elementary school with 730 students on average can be expected to generate about 941 vehicle trips per day. That would amount to $40,463 in traffic impact fees. If the site was fully developed with single-family homes about 300 vehicle trips could be expected per day. Most of the schools in Pasco including the Pasco High School and Chiawana High School are located in residential zoning districts. An on-line search of the Franklin County Assessors records (February, 2012) revealed that many of the residential properties located near the existing Maya Angelou Elementary School have increased in valued since the school was built. The Maya Angelou neighborhood was not fully developed until after the school was built. This provides a good indication that elementary schools do not discourage the development of permitted uses on property in the general vicinity of a school or impair the value thereof. Recent development around the McGee Elementary School also provides another example of a residential neighborhood that developed after a school was constructed. 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 and comments made at the public hearing. The Planning Commission may add additional findings as deemed appropriate. 1. The site is located in an R-1 zone. 2. The site was identified during the preliminary platting process as a location for a future elementary school. 3. The Pasco School District purchased the site in 2004 for a future elementary school. 4. Schools are conditional land uses in the R-1 zone and require review through the special permit process prior to permitting for construction. 5. The site is within the city limits of Pasco. 3 6. The Comprehensive Plan identifies the site for low-density residential uses. 7. The site is currently vacant. 8. Comprehensive Plan Goal OF-5 suggests that adequate provisions should be made for the location of educational facilities throughout the urban growth area. 9. Street and utility improvements surrounding the site were completed in 2010. 10. Overhead power lines are located along the southern and eastern edge of the site. 11. According to the Institute of Traffic Engineers Trip Generation Manual (8th Ed) a 730 student elementary school will generate about 941 vehicle trips per day. 12. If developed with single family homes the site would generate about 300 vehicle trips per day. 13. The Pasco School District enrollment has grown from 8,048 in 1997 to 15,633 in the 2011-2012 school year. 14. The Office of the Superintendent of Public Instruction estimates Pasco's elementary school enrollment will increase by another 3,157 by 2017. 15. Residential development near the existing Maya Angelou Elementary School indicates elementary schools do not negatively impact the value of surrounding homes or the intended development of residential neighborhoods. CONCLUSIONS BASED ON STAFF FINDINGS OF FACT Before recommending approval or denial of a special permit the Planning Commission must draw its conclusion from the findings of fact based upon the criteria listed in P.M.C. 25.86.060. The criteria and staff listed conclusions are as follows: 1) Will the proposed use be in accordance ruith the goals, Policies, objectives and text of the Comprehensive Plan? The proposed use supports the following plan goal CF-5 that suggests adequate provisions be made for educational facilities throughout the Urban Growth Area. Transportation and utility policies support city standards that require the extension of streets and utilities in conjunction with development. To be in accord with the Comprehensive Plan the proposed elementary school development would also need to include the development of utilities through the length of the site and development of corresponding street improvements. 2) Will the proposed use adversely affect Public infrastructure? 4 Surrounding utility and street improvement have been completed and were constructed in anticipation of an elementary school being constructed on the site. The proposed school will generate about 600 more vehicle trips per day than if the site was fully developed with homes. However, the operations of elementary schools do not fully correspond with surrounding peak hour traffic. The sewer system was designed with a stub specifically to service the proposed school. 3) Wire the proposed use be constructed, maintained and operated to be in h.co-mony ruith existing or intended character- of the general vicinity? The proposed elementary school has been designed to complement the existing and future neighborhood by providing generous ,yard setbacks, landscaping, screening of mechanical equipment and a pitched roof line to moderate the school's height in keeping with typical pitched roofs of residential homes. Elementary schools are typically located in or near residential neighborhoods and are an accepted part of the character of residential areas. 4) Will the location and height of proposers structures and the site design discourage the development of permitted uses on property in the general vicinity or impair- the value thereof? The construction of schools in residential neighborhoods often encourages development of nearby properties. Residential development around the Maya Angelou and McGee schools was not completed until after the schools were in place. An on-line search of the Franklin County Assessors records (February, 2 01 2) revealed that values of many residential properties located near the existing Maya Angelou Elementary School have increased since the school was built. SJ Will the operations in connection xuith the proposal be more objectionable to nearby properties by reason of noise, fumes, vibrations, dust, traffic, or- flashing lights than xuould be the operation of any permitted uses xuitzin the district? Experience has shown that schools within Pasco generate few complaints from neighbors. Elementary schools typically are not a source of dust, fumes, vibrations or flashing lights. The proposed school could generate up to 940 vehicle trips per day. During weekends, the summer break, and other break periods very little traffic will be generated. 6) Will the proposed use endanger- the public health or safety if located and developed where proposed, or in anyway xuill become a nuisance to uses permitted in the district? 5 The elementary school will be constructed to meet all requirements of the International Building Code, the fire code, the plumbing code, all other construction codes and state regulations pertaining to elementary school construction. The building will be required to have fire-rated corridors, area separation walls, sufficient exiting and fire sprinkler systems to ensure the safety of the public. The construction of sidewalks and street improvements will address pedestrian and traffic safety issues. Schools have a long history of being accepted in residential neighborhoods. In most communities schools, including elementary schools, are located hi or near residential neighborhoods. RECOMMENDED APPROVAL CONDITIONS 1. The elementary school and school site shall be developed in substantial conformity with the site plan and building elevations submitted with the special permit application. No driveway on Road 60 may be located closer than 270 feet from the center of the intersection of Road 60 and Sandifur Parkway. 3. One driveway will be permitted on Sandifur Parkway. The driveway shall not be located closer than 350 feet from the center of the intersection of Road 60 and Sandifur Parkway. 4. Sidewalks shall be off-set to match surrounding subdivisions on Road 60 and Sandifur Parkway 5. The planting strip between the curb and the off-set sidewalk must be planted in lawn and trees at 50-foot intervals. The type of trees and landscaping plan must be approved by the city prior to installation. 6. All costs associated with speed reduction/modification including but not limited to flashing lights, signage, pedestrian sensors, safety and crosswalks shall be paid for by the School District. 7. All street/roadway signage abutting the property and off-site, is to be provided by the school district and must be per the most current MUTCD & City of Pasco construction standards. S. The School District shall identify and provide all necessary accommodations for pedestrian school routes along Sandifur Parkway and Road 60 adjacent to the school site. 9. No mid-block crosswalks will be permitted. 10. The School District shall pay the traffic mitigation fee in effect at the time a building permit is issued. 11. The School District shall prepare a dust control mitigation plan to be submitted with the building permit application. 6 I No sports field lighting shall be permitted. 1 The special permit shall be null and void if a building permit has not been obtained by May, 2015. RECOMMENDATION MOTION: I move to close the public hearing and schedule deliberations, the adoption of findings of fact, and development of a recommendation for City Council for the April 19, 2012 meeting. 7 Vicinily Item: Elementary School in R- 1 Zone Map Applicant: Pasco School District N File # : SP 2012-002 +� o Z v O 00 GLAC.'{ER PEAK DR c~n cs uj HREE RIVERS DR. �' • %1' Q O AL'P1H_E LAKES OR` = o - ; 4 r� SITE ,t,,.� iENZ{AN FACL_S-DR a R• � 1 ---_ V-L' - SANDiFUR PKWY _ *� .. ROBINSON DR;- t ORIOLE DR - - - Yom' JEFFERSON DR aj V - NCO ISKEY DR - , ► E'✓'"'�= tr''' = �'� r h- �{AHN ' Item: Elementary School in R- 1 Zone Land Use A plicant.- Pasco School District Map File SP 2012-002 O IM Ell so i ...' WEENE I loom SFDUs WIN (County) - M . SITE MINNIE son ez iFl Zoni*ng Item: Elementary School in R- 1 Zone Map Applicant: Pasco School District O . 1 NO - a � Ep NEES 04 RS=20 (County) SITE ;LAN, ool MMINEIN iFl IM011111111 � MINE Looking North loft. ., • M ' l.. .may ' A. '� N•t•`nl ;i_i.s, i I � Looking East ' ary � � i • t.• f� too pl� r a• VP op - mow* �' '. ., •t' _ ... a 44-to�-- �'r �� wr- dft tL Ylvv WTVI jw u 4- 14-hol � air. fir.-,•._ Looking Southeast 40P Ak xa>` '�" �� - - '� ,_4'��f/►�*%a �sr.1►'r'�!MVO ��s+,�.�..� +F aw -;� •yam: � ��. .� _ r _� �, _ -c .r Looking South M" ; - �=, LM All 4ft 4�—�•�+.Mao _...� ...!!r�"r`.�'_.�y -+y�r.�.::��ri- -.,c._- `_ ry - � _ ��. � ��/'�i- = _ ` ~��• � \�ti� '� _•' � `� sf�M►+lam—. •���'� J .S. � .- !le _ , � •; "��^�- . ~•� •fir•��� t AW - _ Lookin g West .Mallet- mob& rt 71f Ilse IX _ -- ' •�• ( �� _ .►. 1. _ < <•� REPORT TO PLANNING COMMISSION MASTER FILE # SP 2012-005 APPLICANT: Dean Shelton HEARING DATE: 3/15/2012 1102 E. "A" Street ACTION DATE: 4/19/2012 Pasco, WA 99301 BACKGROUND REQUEST: SPECIAL PERMIT: Location of a Caretaker's Facility in an I-1 (Light Industrial) Zone 1. PROPERTY DESCRIPTION: Legal: Lots 14, 15 & 16, Block 4, Steffins Amended Addition General Location: 1102 E. "A" Street Property Size: Approximately 0.4 acres 2. ACCESS: The site has access from "A" Street and Maitland Ave. 3. UTILITIES: All municipal utilities currently serve the site. 4. LAND USE AND ZONING: The site is zoned I-1 (Light Industrial) and currently contains a retail auto parts business. The zoning and land use of the surrounding properties are as follows: NORTH: I-1 - Vacant BNSF Railroad SOUTH: I-1 - Vacant EAST: I-1 - Vacant BNSF Railroad WEST: I-1 - Industrial Business 5. COMPREHENSIVE PLAN: The Comprehensive Plan designates this area for industrial uses. 6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. Based on the SEPA checklist, the adopted City Comprehensive Plan, City development regulations, and other information, a threshold determination resulting in a Determination of Nan-Significance (DNS) has been issued for this project under WAC 197-11-158. ANALYSIS The applicant proposes to locate a caretaker's residence on the second floor of a retail auto parts business in a Light Industrial zone on "A" Street. The site in question was originally developed in 1998 with an 8,000 square foot metal building for retail sales purposes. Sometime after the original construction the property owner included an 858 1 square foot caretaker's living quarters within the building without the benefit of a building permit. On September 9, 2011 a fire destroyed a majority of the metal building's interior. It is believed that the fire was caused by a gas powered pressure washer being knocked over; allowing gasoline to spill. While the business was closed, the spilled gasoline volatilized into fumes which then ignited after coming in contact with the pilot light in the water heater. Insurance adjusters investigating the fire then discovered the presence of the living quarters. With no Special Permit authorizing the residential area the insurance company will not reimburse the owner for damages to said area. Caretaker's facilities have been issued or approved for similar areas of town. Examples of similar caretaker's residences are: Ty Gemmel's caretaker residence at 505 South 26th Ave., Lavern Mickelson's caretaker residence at 1205 East Marvin St. and Nolan Auto Body caretaker residence at 1125 East Columbia Avenue. A search of Pasco Police Department records related to properties within 1000 feet of the subject site revealed that within the last two ,years there have been twelve (12) cases related to either theft, burglary or trespassing in which a police report was turned in. Of the twelve cases ten (10) were theft, 1 was trespassing and 1 was burglary. INITIAL STAFF FINDINGS OF FACT Findings of Fact must be entered from the record. The following are initial findings drawn from the background and analysis section of the staff report. The Planning Commission may add additional findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1. The site contains one parcel (112-351-143). 2. The site is zoned I-1 (Light Industrial). 3. The site is approximately 18,750 square feet or 0.4 acres. 4. The site was developed with an 8,000 square foot metal building in 1998. 5. The site contains a retail auto parts sales business. 6. The site is accessed directly from "A" Street. 7. Property to the north is owned and operated by BNSF Railway Company and is largely undeveloped. 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 site is designated for industrial uses by the Comprehensive Plan. The plan does not specifically address security issues. 2. Will the proposed use adversely affect public infrastructure? The proposed use will have minimal demands on public infrastructure and are less demanding than many types of permitted uses in the I-1 zone. Utilities in the area are sized to handle much greater demands than a caretaker's facility. 3. Will the proposed use be constructed, maintained and operated to be in harmony with the existing or intended character of the general vicinity? The area is zoned I-1 and designated for industrial uses by the comprehensive plan. Located inside an existing structure the caretaker's facility will barley be noticeable to surrounding businesses. 4. Will the location and height of proposed structures and the site design discourage the development of permitted uses on property in the general vicinity or impair the value thereof? The caretaker's facility will be located inside an existing industrial building. The height of the building and the principle use of the site will not be altered. 5. Will the operations in connection with the proposal be more objectionable to nearby properties by reason of noise, fumes, vibrations, dust, traffic, or flashing lights than would be the operation of any permitted uses within the district? 3 The caretaker's facility will not create noise, dust, fumes, vibrations, or additional traffic that would be more objectionable to adjoining properties. 6. Will the proposed use endanger the public health or safety if located and developed where proposed, or in any way will become a nuisance to uses permitted in the district? A residence is much less intense from a land use perspective than industrial businesses. Safety of the caretaker is a concern when dwelling accommodations are located inside an industrial building. The IBC contains safety requirements that must be adhered to in these situations. CARETAKER RESIDENCE CRITERIA In addition to the standard special permit review criteria the Planning Commission needs to considered the requirements of PMC 25.70.060 dealing with the permitting of caretakers residences. (1) The caretaker's residence is solely intended to provide security for the established principal permitted use of the property; The applicant requests to use approximately 10% of the building area for residential purposes to enhance security. The dominant use of the site will remain commercial in nature. Criteria #1 is met. (2) The residential structure, to include factory assembled homes, ruill be located on a parcel at least two times the size of the caretaker's residence; The parcel is 18,900 square feet in area and the caretaker's residence is 858 square feet. The area of the residence equates to 4.5% of the lot area. The parcel is 22 time the size of the residence. Criteria #2 is exceedingly met. (3) The structure ruill conform to other- applicable codes and regulations for residential structures. Upon reconstruction of the residential space the applicant will be required to obtain a building permit; part of which includes an inspection respective to residential occupancy requirements drawn from the International Building Code (IBC). Briefly, said habitation requirements include amenities such as: a toilet, sink, shower, hot and cold water, a 4 cooking area and space Beating. Conditions of approval contained Herein also obligate applicable codes to be met. TENTATIVE APPROVAL CONDITIONS 1) The special permit shall apply to the property (Tax Parcel #112- 351-143); 2) If the business activity ceases, the caretaker's facility must be vacated within 30 days following the date the business closes; 3) The applicant shall provide the City of Pasco Building Department with structure design and placement information as deemed necessary by the Building Department; 4) The applicant must obtain a City of Pasco building permit prior to beginning reconstruction work to the damaged building; 5) The special permit shall be null and void if the applicant has not received certification from the building department by October 31, 2012 that the caretaker's facility is habitable. RECOMMENDATION MOTION: I move to close the Bearing on the proposed caretaker's facility and initiate deliberations and schedule adoption of Findings of Fact, Conclusions and a Recommendation to the City Council for the April 19, 2012 meeting. 5 Vicinity Item: S onn y's Auto C aretaker's Residence 0 Map Applicant : Dean Shelton File ##: SP2012-005 Pomp J 40, AN ,� . . SITE ST .�f � ��, r � , •` -�= sue_. . i"` ..'` r T `�� '�► 5�°•�rrr:'S�I rJgC9�taE P�4.. k�+y 4 Fe,I } '�Q"r'•i',T^' w L ' 1� l I fM,r� 1, \ ✓ �•"+�nw^'�(:.t1-n�{fR��( �� rr -1 . Balm ui Z-A N LU �1� �� 1 Q (n• �r _ �s� r r n�� O hand Use Item: Sonny's Auto Caretaker's Reside ce Dean Shelton a Applicant : N File ##: SP2012-005 Industrial & w Industrial/Railroad Heavy Commercial I ILU m SFR's --------------- -------------------------------------- SITE 'W ST h�k Residential & Res. Heavy Commercial- Vacant MEOW Q FVacant Res. & Vacant I Industrial 1V ST PU —Vacant Sub-Station o Zoning Sonny's Item: Auto Caretaker's Residence Ma p Applicant : Dean Shelton File #:: SP2012-005 + Z -- Q W LL $1TE R-3 "A"ST a � I-2 LU c� z 3 "B"ST w I- 1 (Light Industrial "IV'ST S O 04? Looking North • _ �� + YAKS i Looking East R y 1 y r Looking South ` y A: 0 Val, w - 3 it&::CPS, � - M • • • FT - - _rt . Looking West zw;�o All s y REPORT TO PLANNING COMMISSION MASTER FILE NO: PP 2012-002 APPLICANT: Barton Laser Leveling HEARING DATE: 3/ 15/2012 PO Box 4 ACTION DATE: 3/15/2012 Hermiston, OR 97333 BACKGROUND REQUEST: Preliminary Plat: Desert Estates III, Please 9 1. PROPERTY DESCRIPTION: Legal: The southeast 1/+ of the southeast 1/4 of Section 11, Township 9 North, Range 29 East, WM, less Phases 7 and 8 Desert Estates III General Location: Easterly of the intersection of Santa Fe Lane and Artesia Drive Property Size: 11.79 Acres Number of Lots Proposed: 34 lots Square Footage Range of Lots: 10,012 ft= to 13,958 ft= Average Lot Square Footage: 11,333 ft= 2. ACCESS: The property has access from Santa Fe Lane and the existing streets in Phases 7 and 8 Desert Estates III. 3. UTILITIES: Utilities currently exist in the subdivision directly to the south of the site. 4. LAND USE AND ZONING: The site is zoned R-S-1 (Suburban Residential). Surrounding properties are zoned and developed as follows: NORTH: R-T - Vacant Airport Property SOUTH: R-S-1 - Single Family Residences EAST: I-1 - Tri-Cities Airport WEST R-S-1 - Single Family Residences 5. COMPREHENSIVE PLAN: The Comprehensive Plan indicates the site is intended for low-density residential development. According to the Comprehensive Plan low density residential means 2 to 5 dwelling units per acre. The criteria for allocation under the future land use section of Volume II of the Comprehensive Plan (Vol. II, page 17) encourages development of lands designated for residential uses when or where; sewer is available, land is suitable for home sites, and when there is a market demand. Policy H-1-E encourages the advancement of home ownership and Goal H-2 suggests the City strive to maintain a variety of housing options for residents of the community. Goal LU-2 encourages 1 the maintenance of established neighborhoods and the creation of new neighborhoods that are safe and enjoyable places to live. 6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. Based on the SEPA checklist, the adopted City Comprehensive Plan, City development regulations, comments received from the Pasco School District, and other information, the City has issued a Mitigated Determination of Nan-Significance (MDNS) for this project under WAC 197-11-158. On March 5, 2012 the City Council adopted Ordinance # 4046 establishing a School Impact Fee. The imposition of this fee, which goes into effect on April 16, 2012, will provide the mitigation necessary to address the School District's concern about unmitigated impacts to school facilities. ANALYSIS The site was originally part of the Desert Estates III subdivision that received preliminary plat approval in the early 2000's. The original Desert Estates III preliminary plat contained nine phases. The first eight phases have been completed. The original preliminary plat approval has expired. The applicant is seeking to renew preliminary plat approval to allow completion of the final phase of the development. The current application consists of one phase that will provide for the completion of the street network in the neighborhood and the looping of the utility system. LOT LAYOUT: The proposed plat contains 34 lots; with the lots varying in size from 10,012 square feet to 13,958 square feet. RIGHTS-OF-WAY: All lots have adequate frontage on streets that will be dedicated. UTILITIES: The developer will be responsible for extending utilities into the plat. A utility easement will be needed along the first 10 of street frontage of all lots. The final location and width of the easements will be determined during the engineering design phase. The front ,yard setbacks for construction purposes are larger than the requested easements; therefore the front ,yard easements will not encroach upon the buildable portions of the lots. The City Engineer will determine the specific placement of fire hydrants and streetlights when construction plans are submitted. As a general rule, fire hydrants are located at street intersections and with a maximum interval of 300 feet between hydrants on the same side of the street. Streetlights are located at street intersections, with a maximum interval of 300 feet on residential streets, and with a maximum interval of 150 feet on arterial streets. 2 The intervals for street light placements are measure along the centerline of the road. Street lights are place on alternating sides of the street. STREET NAMES: All streets within the proposed plat are a continuation of existing streets. All street names have been previously established. IRRIGATION: The municipal code requires the installation of irrigation lines as a part of infrastructure improvements. WATER RIGHTS: Water rights for this area have been previously assigned to the City. FINDINGS OF FACT State law (RCW 53. 17.010) and the Pasco Municipal Code require the Planning Commission to develop Findings of Fact as to how this proposed subdivision will protect and enhance the health, safety and general welfare of the community. The following is a listing of proposed "Findings of Fact": Prevent Overcrowding: With an average lot size of 11,33 square the proposed development will address the overcrowding concern by providing manageable lots and usable open spaces. R-1-S zoning requires a 20 foot front ,yard setback and no more than 40 percent lot coverage which also addresses the overcrowding issue. Parks Opens Space/Schools: City parks are located in Columbia Place and in the Casa del Sol subdivision to the west of the site. The proposed subdivision will be served by James McGee Elementary School, McLoughlin Middle School and Pasco High School. The Preliminary Plat was submitted to the School District for review. The School District has indicated (see attached letter dated February 28, 2012) they do not have capacity at McGee or McLoughlin to serve the additional enrollment expected from the proposed subdivision. The table below illustrates the School Districts capacity constraints. The City is required by RCW 58.17.110 to make a finding that adequate provisions are being made to ameliorate the impacts of the proposed subdivision on the School District. The proposed Plat cannot be recommended for approval unless the Planning Commission finds adequate provisions have been made for the schools. The School District has requested the impacts be mitigated. The District's request was made prior to the adoption of Ordinance # 4046. Ordinance # 4046 was adopted in response to a request from the School District that a school impact fee be established to assist with the amelioration of residential development impacts on the School District. Per the Schools District's letter of February 28th the imposition of impact fees addresses the requirement to ensure there are adequate provisions for schools. 3 SCHOOL CAPACITY OCTOBER 2011 ENROLLMENT McGee Elementary e50 877 McLoughlin 1,200 1 ,5b4 Middle School Effective Land Use/Orderly Development: The plat is laid out for low density residential development as identified in the Comprehensive Plan. The maximum density permitted under the Comprehensive Plan is 5 dwelling units per acre. The proposed development with about 3 dwelling units per acre is an orderly continuation of the existing residential subdivisions to the north and east. Safe Travel & Walking Conditions: The Plat will connect to the community through the existing network of streets. Sidewalks are installed at the time homes are built on individual lots. The sidewalk will be constructed to current City standards and to the standards of the Amercians with Disabilities Act (ADA). Adequate Provision of Municipal Services: All lots within the Plat will be provided with water, sewer and other utilities. Provision of Housing for State Residents: The proposed Preliminary Plat contains 34 building lots, providing opportunities for the construction of 34 new homes for Pasco residents. Adequate Air and Light: The maximum lot coverage limitations and building setbacks will assure that adequate movement of air and light is available to each lot. Proper Access & Travel: The access streets through the plat will be paved and developed to City standards to assure that proper access is maintained to each lot. Connections to the community will be provided by Santa Fe Lane and the streets located to the south in Phases 7 and 8. The preliminary plat was submitted to the Transit Authority for review. (The discussion under safe travel above applies to this section also.) Comprehensive Plan Policies & Maps: The Comprehensive Plan designates the Plat site for low-density residential development. Policies of the Comprehensive Plan suggest the City strive to maintain a variety of housing for residents. 4 Other Findings: • The site is within the Pasco Urban Growth Boundary. • The State Growth Management Act requires urban growth and urban densities to occur within the Urban Growth Boundaries. • The Comprehensive Plan identifies the site for low-density residential development. • The site was zoned R-S-1 in the early 2000's. • The proposed plat was previously part of the Desert Estates III development that received preliminary plat approval in the early 2000's. • The first eight phases of Desert Estates III have been constructed and homes are located on most of the lots. Phase Eight is the only phase to still have some vacant lots. • The Housing Element of the Comprehensive Plan encourages the development of a variety of residential densities and housing types. • The Transportation Element of the Comprehensive Plan encourages the interconnection of neighborhood streets to provide for the disbursement of traffic. • The School District has purchased sites for future schools at the northwest corner of Road 60 and Sandifur Parkway (elementary school) and at the end of Road 52 (middle school). • The last bond measure to fund construction of the Road 60 and Road 52 schools failed. • The School District has provided data indicating Pasco Schools lack the capacity to accommodate additional students. • The School District by letter dated February 28, 2012 requested the impacts to the School District created by the proposed plat be mitigated. • RCW 58.17.110 requires the City to make a finding that adequate provisions have been made for schools before any preliminary plat is approved. • The School District indicated by letter dated February 28, 2012 that mitigation fees address the requirement to ensure adequate provisions are made for schools. • The City of Pasco has adopted a school impact fee ordinance compelling new housing developments to provide the School District with mitigation fees. The fee is effective April 16, 2012. • The Tri-City Airport is located to the east of the site. The proposed plat is outside of any airport impact area that would restrict densities of the height of residential dwellings. 5 CONCLUSIONS BASED ON THE FINDINGS OF FACT Before recommending approval or denial of the proposed Plat the Planning Commission must develop Findings of Fact from which to draw its conclusion (P.M.C. 26.24.070) therefrom as to whether or not: (1) Adequate provisions are made for the public health, safety and general welfare and for open spaces, drainage ways, streets, alleys, other public ways, water supplies, sanitary wastes, parks, playgrounds, transit stops, schools and school grounds, sidewalks for safe walking conditions for students and other public needs; The proposed Plat will be required to develop under the standards of the Municipal Code and the standard specifications of the City Engineering Division. These standards for streets, sidewalks, and other infrastructure improvements were designed to ensure the public health, safety and general welfare of the community are secured. These standards include provisions for streets, drainage, water and sewer service and the provision for dedication of right-of-way. The Preliminary Plat was forwarded to the Franklin County PUD, the Pasco School District and Ben-Franklin Transit Authority for review and comment. The School District indicated that there are capacity constraints at James McGee Elementary and McLoughlin Middle School. The School District has also indicated that the imposition of school impact fees would address the requirement to ensure there are adequate provisions for schools. The City Council adopted a "school impact fee" on March 5, 2012 becoming effective on April 16, 2012. City parks are located adjacent to McGee Elementary School and in the Casa del Sol subdivision to the west of the site. New developments participate in establishing parks through the payment of park fees at the time of permitting. (2) The proposed subdivision contributes to the orderly development and land use patterns in the area; The proposed Plat makes efficient use of vacant land and will provide for additional housing following the designation of the Comprehensive Plan and the established zoning. The proposed will also provide for the looping of utilities and interconnectivity of streets as supported in the Comprehensive Plan. (3) The proposed subdivision conforms to the policies, maps and narrative text of the Comprehensive Plan; The Comprehensive Plan land use map designates the site for low density residential development. Low density development is described as 2 to 5 single- 6 family units per acre in the Comprehensive Plan. The policies of the plan encourage the advancement of home ownership (H-3-B). Plan Goal H-2 suggests the City strive to maintain a variety of housing options for residents of the community while Plan Policy H-1-B supports the protection and enhancement of the established character of viable residential neighborhoods. (4) The proposed subdivision conforms to the general purposes of any applicable policies or plans which have been adopted by the City Council; Development plans and policies have been adopted by the City Council in the form of the Comprehensive Plan. The proposed subdivision conforms to the policies, maps and narrative text of the Plan as noted in number three above. (5) The proposed subdivision conforms to the general purposes of the subdivision regulations. The general purposes of the subdivision regulations have been enumerated and discussed in the staff analysis and Findings of Fact. The Findings of Fact indicate the subdivision is in conformance with the general purposes of the subdivision regulations provided certain mitigation measures are provided for (i.e. school impact mitigation). (b) The public use and interest will be served by approval of the proposed subdivision. The proposed Plat, if approved, will be developed in accordance with all City standards designed to insure the health, safety and general welfare of the community are met. The Comprehensive Plan will be implemented through development of this Plat. These factors will insure the public use and interest are served. PLAT APPROVAL CONDITIONS 1. At the time lots are developed, all abutting roads and utilities shall be installed to City standards as approved by the City Engineer. This includes, but is not limited to water and sewer lines, streets, street lights and storm water retention. The handicapped accessible pedestrian ramps must be completed with the street and curb improvements prior to final Plat approval. All proposed utilities must be installed underground by the developer at the developer's expense. 2. The developer shall install a properly designed irrigation system with stubs to all lots in the subdivision for future irrigation needs. All easements/rights of way necessary to convey an irrigation system to and through the proposed plat must be conveyed to the City of Pasco. The irrigation lines shall run in easements/rights of way as directed by the City Engineer. 3. The developer/builder shall pay the City a "common area maintenance fee" of $465 per lot upon issuance of building permits for homes. These funds shall be placed in a fund and used to finance the maintenance of arterial boulevard strips. 4. The developer/builder shall pay the "traffic impact fee" established by ordinance at the time of issuance of building permits for homes. Fees collected shall be placed in a fund and used to finance signalization and other improvements necessary to mitigate traffic impacts on the circulation system within the I-182 corridor. 5. The developer/builder shall mitigate impacts to the Public School System by the "school impact fee" established by Ordinance at the time of issuance of building permits for homes. 6. No utility vaults, pedestals, or other obstructions will be allowed at street intersections. 7. All storm water is to be disposed of per City and State codes and requirements. 8. The developer shall insure active and ongoing dust, weed and litter abatement activities occur during the construction of the subdivision and construction of dwellings thereon. 9. The developer shall prepare a dust, weed and erosion control plan to be approved by the City prior to approval of any construction drawings for the first phase of the subdivision. 10. The developer shall be responsible for the creation of record drawings. All record drawings shall be created in accordance with the requirements detailed in the Record Drawing Requirements and Procedure form provided by the Engineering Division. This form shall be signed by the developer prior to construction plan approval. 11. All engineering designs for infrastructure and Final Plat drawings shall utilize the published City of Pasco Vertical Control Datum and shall be identified on each such submittal. 12. The Final Plat shall contain a 10-foot utility easement parallel to all streets. 13. The Final Plat shall contain the following Franklin County Public Utility District statement: "The individual or company making improvements on a lot or lots of this Plat is responsible for providing and installing all trench, conduit, primary vaults, secondary junction boxes, and backfill for the PUD's primary and secondary distribution system in accordance with PUD specifications; said individual or company will make full advance payment of line extension fees and will provide all necessary utility easements prior to PUD construction and/or connection of any electrical service to or within the Plat". 8 14. The Final Plat shall contain the following airport statement: "This plat is located adjacent to the Tri-Cities Airport and as such will be subject to a variety of aviation activities such as airport noise, vibrations, odors, low overhead flights and other conditions related to the operation of the airport". 15. Street lighting must be installed to the City of Pasco/Franklin County PUD standards and as directed by the City Engineer. Residential street lights are typically installed every 300 feet, and collector/arterial type street lights are typically installed every 150 feet. Street light positioning is alternating and is measured along the centerline of the road. 16. Prior to the City of Pasco accepting construction plans for review the developer must enter into a Storm Water Maintenance Agreement with the City. The developer will be responsible for obtaining the signatures of all parties required on the agreement and to have the agreement recorded with the Franklin County Auditor. The original signed and recorded copy of the agreement must be presented to the City of Pasco at the intake meeting for construction plans. 17. The developer will be required to conform to all conditions set forth in the Storm Water Maintenance Agreement including, but not limited to, regular cleaning and maintenance of all streets, gutters, catch basins and catch basin protection systems. Cleaning shall occur on a regular basis to ensure that no excess buildup of sand, trash, grass clippings, weeds or other debris occurs in any portion of the streets, gutters, or storm water collection facilities. Cleaning and upkeep of the streets, gutters, and storm water collection facilities must be to the satisfaction of the City Engineer. The developer will be responsible for operating and maintaining the storm drain system in accordance with the Storm Water Maintenance Agreement for a period of up to five ,years from the date of Final Plat approval depending on the build out schedule for homes on the lots. 18. The developer will be required to comply with the City of Pasco Civil Plan Review process. RECOMMENDATION The City Engineering Division accepted the civil construction drawings for Desert Estates III, Phase 9 in early February and began the necessary plan review. The plan review was underway before its expiration was noted. With the acceptance of the construction drawings, the applicant (Barton Laser Leveling) had the expectation of receiving authorization to proceed with construction of the subdivision following plan review. The anticipated completion of the subdivision improvements was June of this ,year. Staff is 9 recommending the Planning Commission hold the hearing and completed the deliberations process in one meeting. MOTION: I move to adopt Findings of Fact and Conclusions therefrom as contained in the March 15, 2012 staff report. MOTION: I move based on the Findings of Fact and Conclusions, as adopted, the Planning Commission recommend the City Council approve the Preliminary Plat of Desert Estates III, Phase 9 with conditions as listed in the March 15, 2012 staff report. 10 Over"* ew Item: Prelim. D Estates Ph Map Applicant: . Laser File PP 2012-002 X WR 41 pit: age AV ME �•�t ku i_ r �' v�"'��'_ � 3f`� l-��.. . � �'! Jr, •... * - "'1111 or r i " r�' �i 46 4 r� 0-10 K11,9,*0�41 Item: Prelim. Desert Estates III Ph 9 V'C'n'tY A , Map ,,Fpli* cant-. Barton Laser Leveling N File PP 2012-002 gg I WNW, 6kmi,0,\mtaL��\6, mNN MIR �\N�N RN A4 r I� Land Use Item: Prelim. Desert Estates III Ph 9 A " ficant: Barton Laser Leveling Map AFP 1 N File PP 2012-002 SFDUs : ■ . zonl*ng Item: Prelim. Desert Estates III Ph 9 Map Applicant: Barton Laser Leveling N File PP 2012-002 -\\ON I k swtl, WONS 1 2 3 4 5 6 7 8 9 10 PLAT SITE DESERT ES TA TES III A PASCO A DESERT AIRPORT 1A EST RTES A P'l 10 11 BURDEN 11 12 15 14 1NAI 14 13 LOCATED IN THE EAST HALF OF SECTION 11 SIROCCO , NC 0 TOWNSHIP 9 NORTH, RANGE 09 EAST, WY.Af CITOY ' M REStRVOIR c CITE' OF PASCO, FPANKLIN COUNTY ; WASHINGTOIY I I� PASCO 4sW AIRPORT GENT ��'15 1 14113 B 22 z3 23 23 'c4 VICINITY MAP :�.-__,�+-� �-i+�+ �+-�..��-f- 1�+r-�-�+ �--i--i-�.■F�-+��+� �--�r-1�+F- . �+e�+� -r+m 98 98 98 98 98 98 98 98 98 98 98 102 147 N 'T.CJ. WELL Ui\Kevin Barney signature JPG 2/21/12 co w 2 co 3 CD 4 co w co a� rn a% m rn a' 13 ru 1 cd N c 5 N 6 c 7 r 8 c 9 ru 10 11 12 t 12,543 sf 12,547 sf 12,556 sf 12,566 sf 12,576 sf 12,634 sf 12,958 sf r 11,847 sf 12,585 sf 12,595 sf 12,605 sf 12,614 sf 12,624 sf n 98- - - --- 98 98 - - - 98- - - - - - -g$- -- - - - -- - - - - - - 98 -- - ---�8-- - - - - �$ - - - - - - 98 - - - - -- 98 - - -- - 65 14 ` DEVELOPER: C �! 1 °,6° sf BARTON LASER LEVELING, INC. C - - - - - - - - - - - - - PO BOX 4 o CD ARTESIA DRIVE' PHASE NINE ~ HERMISTON, OR 97838 90 m E! -- _92_ -- 92_ 92 9z f 541 -554-9830 -- -,� I r�'ti. -- -- - -- - - - - 90- - -- *c- 'ti.-- - $1 - - - - -94- -- -- - �� - - - - 61_ - S` Q 8 9 I r�i I I 10 340 sf � 15 � (� , I I 10,344 sf 1Q,341 sf 10,326 sf i �I 10,012 sf ENGINEER: CD CD CD � 1 1,fi83 sf 35 34 33 32 31 I� CaI 25 ° IR MI 19 ° ° 18 ° ° B I I uo 10,120 sf 10,120 sf 1 0,120 sf 10,120 sf 10,033 sf I I I 12,015 sf 24 I0° col 17 I� I 100 TETRA TECH, INC. 30' 130 I I "�°" ATTN: KEVIN BARNEY, P.E. �� 92 1 lio lip 1 lol 94 94 96 i I 400 COLUMBIA POINT DRIVE 105 145 N 184 I I I SUITE 301 D 10,015 5f RICHLAND, WA 99352 D 30 , 26 509-942-6042 0(i 20 10,356 sf ' 23 O 13,958 sf 10,024 sf o i � �ti� �ofi 110 I I 101 I I S ITE AR EA DATA: < � I z 2z "' ICI - TOTAL S IT AREA: 11 .79 AC 10,844 sf C)'061 Sf i I TOTAL NO, OF LOTS: 35 � I 21 _ _ W o. o , 22 : y O 10,339 sf UGUWA CT I MAX LOT AREA: 13,958 SF C o 28 ,fi �� I AVG LOT AREA: 11 ,333 SE o 10,800 5f I 1+ +� ti �,-- - - - I RIGHT OF WAY AREA: 2,69 AC ~N r 29 ' ,o /� I ZONING DESIGNATION: R- 1 10,800 sf I NOTES G3 sp A 10' UTILITY EASEMENT IS o REQUIRED ADJACENT TO ALL .. Li a Q C U. PHASE EIG I PUBLIC ROAD RIGHTS OE WAY. CD (n 14 LLJ l , F _ f f -- - - - - - - - - -- - - - - --- - - - - - -- - -- - -•� I > F i t W = Lij L4NTANA DRIVE I LLJ d V) W - --'' ° -- - - -- -- - - - - - - - - - -- - --- - - - - - - - - I w H z Lv w W N < PLAN m N SCALE: 1" = 60'-0" G 0 0 60 120 E SCALE IN FEET DRAWING NUMBM REv P1 1 2 3 4 5 6 7 8 9 10 Looking North RL -wk w .., Lookin g East kall South Looking r - Jar,,,.mss►- y � � _^N. _'- .� ..� �_.:� .. ;•1 'fit` 'r-Z- �: .� .rR� •, � � �• �. ,..• '1 .: �` • •° ���•i Ar t Looking 'West . =+'- �• .-- tea- 1 � MEMORANDUM DATE: March 8, 2012 TO: Planning Commission FROM: Angela R. Pitman, Block Grant Administrator SUBJECT: 2011 HOME COMMUNITY.' HOUSING DEVELOPMENT ORGANIZATION (CHDO) SET-ASIDE GRANT AWARD (MF#BGCA2011-008) Proposed 2011 CHDO Set-Aside Grant Award Pasco, along with Richland and Kennewick, formed a consortium that allows each City to be eligible for federal HOME funds. Under the HOME program, 150 of funds are earmarked for federally designated Community Housing Development Organizations (CHDO). The three cities rotate the responsibility for distributing these funds. Pasco is responsible for distributing the 2011 HOME CHDO funds totaling $90,294 this year. Applicants The City received applications from Tri-County Habitat for Humanity and Benton Franklin Community Action Committee, both eligible CHDO organizations, for use of the 2011 CHDO funds. Tri-County Habitat for Humanity proposes to purchase land in Pasco and build two Habitat for Humanity homes. The land has not yet been secured. The priority population to be served is families between 300-600 of the area median income range as defined by HUD. Habitat for Humanity developed 7 single family residences with 2008 CHDO funds, and are now proposing to use ''011 CHDO funds for 2 single family residences as follows: • $50,000 would be used for the purchasing of the land • $5,000 for closing costs • $17,000 to secure construction permits • $14,686 for home construction materials • $3,608 for delivery service fees Benton Franklin Community Action Committee (CAC) proposes to purchase an apartment complex consisting of four/two bedroom apartments that would provide affordable housing for families who come from homelessness and are currently case managed and supported by CAC's Washington Family Fund program. All $90,294 would be used for acquisition. Additional grant funds will be used for acquisition and rehabilitation of the units. Tenants will be families with children who are 30% and below the area median income and CAC will provide ongoing case management and provide life skills and consumer credit counseling. CAC proposed use of CHDO funds is as follows: • $90.294 in CHDO funds for acquisition of 4-plex • $76.000 of Washington Family funds for additional acquisition funding • $45.815 rehabilitation costs from Franklin County 2060 funds CAC will be the project sponsor and the Housing Authority of the City of Pasco and Franklin County (HACPFC) will be the project developer and manager. Both have experience in both developing and managing rental properties. Recommendation The two proposals serve priority populations and meet the goals of the Consolidated Plan. However. the CAC project is unique in that it proposes to develop a multi-family residential project for transitional rental housing. Over the years single family residential projects have been the focus of both City and CHDO home dollars. This proposed project focuses on filling a gap in subsidized rental housing for an under-served priority population. This project also works toward developing capacity of a new housing development organization which is the primary goal of the CHDO set-aside funds. Therefore. we propose the following Motion: MOTION: I move the Planning Commission recommend to City Council the ''011 Community Housing Development Organization (CHDO) Set-Aside Grant Award to the Benton Franklin County Community Action Committee. ARP/lcls