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12-17-2009 Planning Commission Meeting Packet
PLANNING COMMISSION — AGENDA REGULAR MEETING 7:00 P.M. December 17, 2009 I. CALL TO ORDER: II. ROLL CALL: Declaration of Quorum III. APPROVAL OF MINUTES: November 17, 2009 IV. OLD BUSINESS: A. Preliminary Plat Linda Loviisa Division II (North of I-182 and South of Burden Blvd east of the Soccer Complex (AHO Construction)(MF #PP 09-003) V. PUBLIC HEARINGS: A. Rezone Rezone from R-S-1(Suburban Residential) to R-1 (Low Density Residential)(Thomas Kidwell)(40 acres located at the SE corner of the future extension of Road 60 and Power Line Road)(MF# Z 09-007) VI. OLD BUSINESS: A. Special Permit Preschool in an R-S-20 District Imagination studios Academy Preschool (Faith Assembly of God Christian Center) (1800 Rd 72)(MF# SP 09-008) B. Code Amendment RV Parking in suburban zones (Citywide)(City of Pasco) (MF# CA 09-002) VII. PUBLIC HEARINGS: A. Special Permit Addition of a classroom and locker room at Pasco High School (Pasco School District)(1102 N.10tn Avenue)(MF# SP 09-009 VIII. WORKSHOP: IX. OTHER BUSINESS: X. ADJOURNMENT: REGULAR MEETING November 19, 2009 PLANNING COMMISSION MEETING CALL TO ORDER: The meeting was called to order at 7:00 p.m. by Chairman Todd Samuel. POSITION MEMBERS PRESENT MEMBERS ABSENT No. 1 Todd Samuel, Chairman No. 2 James Hay No. 3 Andy Anderson No. 4 David Little No. 5 Joe Cruz No. e Ray Rose No. 7 Vacant No. 3 Jana Kempf No. 9 Carlos Perez APPEARANCE OF FAIRNESS: Chairman Samuel read a statement about the appearance of fairness for hearings on land use matters. Chairman Samuel asked if any Commission member had anything to declare. Commissioner Little recused himself from the Special Permit MF# SP 09-008. Staff stated that without Commissioner Little's participation there would not be a quorum for this item, therefore the doctrine of necessity for Commissioner Little's participation was recommended. No other declarations were made. Chairman Samuel 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. Chairman Samuel asked the audience if there were objections to any Commissioner hearing any matter. There were no objections. ADMINISTERING THE OATH: Chairman Samuel explained that State law requires testimony in quasi-judicial hearings such as held by the Planning Commission be given under oath or affirmation. Chairman Samuel swore in all those desiring to speak. APPROVAL OF MINUTES: Commissioner Kempf stated the minutes should state that Commissioner Schouviller was not in attendance at the October 15, 2009 Planning Commission -1 - Meeting. Commissioner Little moved, seconded by Commissioner Hay, that the minutes dated October 15, 2009 be approved as corrected. The Motion carried unanimously. OLD BUSINESS: A. CODE AMENDMENT Title 19 & 25 Dealing with RV's and Residential Parks (Citywide) (City of Pasco) (MF# CA 09-003) Chairman Samuel stated that due to the large amount of people present for the public hearings, old business would be addressed after the public hearings. PUBLIC HEARINGS: A. PRELIMINARY PLAT Linda Loviisa Division II (North of I-182, south of Burden Blvd and east of the Soccer Complex) (AHO Construction)(MF #PP 09-003) Chairman Samuel read the master file number and asked for comments from staff. Staff explained the proposed preliminary plat had previously been approved in 2005. The five year approval period expires in March 2010. AHO Construction has resubmitted the remaining portions of their site for renewal of the preliminary plat as previously approved. Staff reviewed the site conditions and information provided in the written report for the benefit of the Planning Commission. It was pointed out the reapplication was consistent with the original application in all respects except for the phasing scheme. Chairman Samuel asked staff if there were any special conditions placed on the plat that would be different if the application was for an original preliminary plat. Staff stated that this application is being treated as a new plat with conditions applicable to a new plat. Chairman Samuel asked if a transportation study was obtained when plat was originally approved in 2005. Staff stated JUB prepared a traffic study specifically for this plat in 2004. Additionally a transportation study and plan was prepared for the whole I-182 corridor in August 2004. Since that time the plan has been updated with supplemental documents by the TRANSPO Group. The latest update was in January 2009. The Transpo Group has been tracking the transportation needs -2 - in the corridor and identifying the various projects that need to be implemented to ensure a level of"D" service is maintained. Chairman Samuel asked if the transportation planning process factored all of the developers lots into recommendations for transportation projects needed to be accomplished to maintain a level of service "D". Staff stated ,yes, the Transpo study took into consideration all of the possible sub-divisions that could be built in the I-182 area. Basically the study was prepared at the full build out level. All of the transportation projects within the report are based upon transportation demand at full build out. Chairman Samuel questioned if the latest study addresses the current service level as "D" or "F. Staff believes it currently is "D" but will drop to an "F" if the projects in the report are not built. Chairman Samuel was concerned that additional homes will bring additional traffic and questioned if transportation planning will accommodate that situation. Staff stated ,yes, the report is continually reviewed and updated every few ,years. In January 2009, the traffic impact fee went from $300 to $709 due to Transpo's identification of additional projects which will be needed to accommodate the growth. Commissioner Samuel stated the City standard for estate fencing changed since 2004, and questioned if that change had been incorporated into the proposed approval conditions. Staff stated it has been addressed with one minor variation. The recommended condition states the block wall will start at Salem Drive and go south. Staff is recommending that the five or six lots on the eastside of Madison Avenue north of Salem continue with vinyl fencing for consistency. Commissioner Kempf made a statement about standardizing the type of walls allowed on 1-182. Staff stated there is a standard for a sound wall along the freeway. The wall must be approved by the City which ensures there will be consistency in the look of the wall for compatibility with the neighboring walls. Commissioner Anderson asked what type of wall would be installed along the property line of the soccer fields. Staff stated it would be a block wall. Twelve hundred feet of the wall is already in place. -3 - Jason Maddox, HDJ Design Group, Burden Boulevard was present on behalf of AHO Construction. Mr. Maddox reviewed the layout of the plat and explained the only change was in the Phasing. The eastern section still contains 10,000 foot lots and 7,200 square foot lots are adjacent to the soccer fields. The project is rephrased due to the current market condition. Currently the development is building 7,200 square foot lots and the market demand is for larger lots that will accommodate larger homes and 3-car garages. The rephrasing was also designed to help address dust, tumbleweeds and debris blowing into Desert Plateau. With the re-phasing, a cover crop would be planted and irrigated to keep those types of nuisances to a minimum. The re-phasing also provides for Madison Avenue to be built sooner rather than later. With Madison Avenue a new six foot block wall/fence will be installed to create a barrier from the nuisances caused by the wind. Commissioner Anderson asked Mr. Maddox if Madison Avenue would be built in Phase4, and if that would tie into Road 44. Mr. Maddox stated Madison Avenue would come down and stop at the eastern most property line. Chairman Samuel asked Mr. Maddox if there was a time estimate for the different phases. Mr. Maddox stated approximately two phases would be completed over the next two years. Chairman Samuel asked if the applicant has a plan to move forward on phase I. Mr. Maddox stated the applicant cannot move forward until the preliminary plat is approved. The applicant intends to start building in the spring. Chairman Samuel opened the public hearing. Eileen Crawford, 4506 Yuma Drive, commented on the existing estate fencing currently in place. She provided some picture identifying damaged fencing. Ms. Crawford asked that the fencing on the east side of Madison be all block walls. Rather than starting a Salem Drive. Ms. Crawford also submitted picture to highlight the problem with tumble weeds collecting in Desert Oasis. She comment about keeping Sierra Drive and Desert Plateau Drive blocked off until the project is complete due to the traffic of children going to school. Mark McFarland, 4001 Mojave Drive discussed traffic issues, dust problems, lot sizes, lack of park development and phasing. Dr. McFarland explained his own version of how the phasing should be planned so as to leave an undeveloped buffer area along Desert Plateau. -4 - William Bancroft, 5115 Desert Plateau Drive agreed with Dr. McFarland statements. He explained the original agreement (plat approval) had the last phases 10 and 11 along Desert Plateau to protect their property, keep a buffer between them and to, minimize traffic on Desert Plateau and Sierra. He did not believe there was justification to change the layout just because the developer wanted access to 10,000 square foot lots. He commends the developer on keeping Desert Plateau and Sierra closed until the last house is completed. Bill Koop, 5011 Hilltop Drive stated he agreed with Dr. McFarland, Mr. Bancroft and Mrs. Crawford. Staff pointed out the proposed approval conditions contain language which addresses the dust issue. Including requiring the developer to develop a mitigation plan and placing a cover crop on the site to control dust. Staff also pointed out the barricade requirement for connecting streets. Commissioner Anderson asked how much authority the Planning Commission had regarding how the developer phased the development. Staff stated the Commission has some latitude, but they need to be reasonable in what is required. If restrictions are placed on the plat that are onerous and the developer cannot develop to meet market demand, then the project fails.. Commissioner Anderson asked if there was legal precedent to dictate to a developer how he phases his plat. Staff stated yes, it was done five ,years ago by the City Council. Chairman Samuel asked the applicant to address the concerns of the citizens. Mr. Maddox stated the previous phasing was dictated by the previous owner of the property, Frank Tiegs; AHO has since purchased the entire property. The proposed phasing will create barriers to address the dust and weed issues. There will be walls built along Madison Avenue and the homes will have cedar fencing. Chairman Samuel asked if AHO was aware of the current weed problem and if they are concerned. Mr. Maddox stated AHO is concerned and the weeds are blowing onto their property just as they are blowing onto the neighboring resident's property. A cover crop will be in place in the future to prevent some of the issues. The phasing will allow for the cover crop to remain longer. Chairman Samuel asked when the estate wall would be in place. Mr. Maddox stated the wall would go in concurrent with the roadway on Madison Avenue. -5 - Commissioner Hay stated Mr. Bancroft's suggestions should be considered. Mr. Bancroft stated he has lived there for 10 years and the irrigation was woefully inadequate for dust and weed control. Mrs. Crawford stated the weeds would be addressed with the construction of the new homes and fences. Chairman Samuel called for any other public comments, after three calls and no answer, the public hearing was closed. Staff stated the previous plat approval conditions required the developer to dedicate the park with the first phase. There were no requirement as to when it would be developed. The park would not be built until the City receives the fees from the lots and the fees are not collected until the homes are built. Chairman Samuel clarified that the City's was responsible to develop the park and not the developer. Staff stated ,yes, typically when subdivisions are undertaken the City does not accept the dedication of the park with the first phase of a plat. Usually the park is dedicated and built towards the later phases. In this case the neighbors want the park dedicated up front. Commissioner Kempf asked if a meeting would be called with the Transit Authority to go over their concerns about parkways, bike paths, etc. Staff stated no, the Transit Authority commented on the plat not having enough streets connecting to the other subdivisions. Staff pointed out residents in the adjoining subdivisions do not want more connections. It was explained that bus service is typically provided on the arterial streets and residents walk or bike to the arterial streets where bus stops are located. Madison Avenue will connect to Road 44 which will provide a route for the Transit Authority. The Transit Authority also suggested the development be developed in the neo-traditional fashion which means the old fashioned grid pattern, 1 block for every 300 feet rather than a curve-a-linear street pattern as in Desert Plateau and some of the other neighborhoods. Staff explained every street in the subdivision will have sidewalks which would be used as pathways to get to the arterial streets. The Transit Authority also concerned about the location of the park because of the distance residents may have to travel to access the park. Staff explained the location of the irrigation well was a major factor in the location of the park. Chairman Samuel mentioned the lack of bicycle lanes. Staff stated typically in residential neighborhoods there are no bike lanes designated on local streets. Traffic is low enough that bike lanes are not needed on local streets. However, on arterial streets, there are bike lanes designated. -6 - Commissioner Anderson moved, seconded by Commissioner Hay, to close the hearing on the proposed preliminary plat and initiate deliberations and schedule adoption of the findings of fact, conclusions and a recommendation for the City Council for the December 17, 2009 meeting. The motion passed unanimously. Staff stated this item will come back for deliberations in December. Prior to the December 17th meeting, staff would like direction in regards to blocking off Sierra Drive; and also the phasing scheme. Commissioner Anderson stated he is in favor of changing the language for the barricade on Sierra Drive. Commissioner Hay stated he is in favor of Mr. Bancroft's suggestion for phasing. Commissioner Anderson stated the underlying issue with the phasing is in regards to the dust and weeds and does not feel the phasing would need to be changed. Commissioner Kempf stated item #16 covers the issue with the installation of a cover crop. Commissioner Little is in favor of properly installing irrigation for the cover crop. Chairman Samuel stated he is not in favor of dictating the phasing; however lie would like to see Code Enforcement enforce City standards in regards to weeds piling up on fences and preventing the nuisances. B. SPECIAL PERMIT Preschool in an R-S-20 District Imagination studios Academy Preschool (Faith Assembly of God Christian Center) (1800 Rd 72)(MF# SP09- 008 Chairman Samuel read the master file number and asked for comments from staff. Staff stated the applicant has applied for a special permit for a preschool, which has been in operation for the past five ,years. The issue of the preschool in the Faith Assembly Church was brought to the forefront as a result of the special permit application for a corn maze on the church property. Staff reviewed the information provided in the written report for the benefit of the Planning Commission. Chairman Samuel asked if the daycare was licensed with the State and had been operating for the past five ,years and if there were any complaints of their operation. Staff stated they have not received any complaints regarding the facility. -7 - John Schline, 1908 Road 72 stated he is the associate pastor of Faith Assembly and he lives just north of the church parking lot. Faith Assembly has been in the community for the past 50 ,years and at this site since 1984. They were approved through State licensing for a daycare on November 3, 2004. They completed the requirements of the WAC codes and guidelines. They were given a letter which stated the local planning office had been notified. Mr. Schline stated if any additional information was requested they would've complied, but were unaware of the special permit requirement. They have not received any complaints until Mr. Lenk shared his opinion on the matter. Mr. Lenk has shown over the last six ,years that he has a severe dislike for the church in many ways. Once they were made aware of the lack of a special permit with the City, they immediately had a meeting to rectify the situation. Chairman Samuel asked Mr. Schline was aware of the testimony during the special permit application for Haywire Farm. Mr. Schline stated he was aware but was unable to attend the hearing. Chairman Samuel asked if there were any action taken by the church or if he believed the testimony was correct and what was his response. Mr. Schline stated the testimony was correct in some cases. As a neighbor he feels it is not 100% accurate to blame the traffic conditions on the church. He mentioned the Ivy Glades neighborhood traffic and the number of teenagers that live in the area that do not attend Faith Assembly that are contributing to the traffic as well. Chairman Samuel asked if any changes in operation have been made. Mr. Schline stated they have mentioned it to their church. He has personally called the police to report traffic violations regardless if they are members of their church or not. Chairman Samuel opened the public hearing. Lance Hobson, 7531 Sandy Ridge, stated he was emotional about the matter because his daughter attends the preschool and he is upset about the complaint. Roger Lenk, 1817 Road 76, stated he is in support of this special permit with one minor condition. He asked that the approval conditions be modified to limit the permit to the preschool and that special event licenses be required for s extracurricular activities on the church property. Mr. Lenk then read a letter highlighting issues with various activities that have occurred on the church site in the past. Chairman Samuel asked Mr. Lenk if the Planning Commission did not recommend the special events requirement be added to the special conditions, would the neighborhood not be in support of the preschool. -8 - Mr. Lenk stated that was correct. He is very supportive of the preschool; however they are not in favor of the extracurricular events that are taking place at the church. They are very disruptive in the neighborhood and are not consistent of activities related to a church. Chairman Samuel asked if the special permit for the operation of the preschool would be a nuisance. Mr. Lenk stated it is indicative of the applicant's total disregard for the neighbors. They are a very poor neighbor. Leslie Wolf, 4110 Finnhorse Lane, asked if the TRAC facility notified every neighbor for events at TRAC. She does not think this is about the preschool; it is about a disgruntled neighbor having an issue with the church and using the preschool as leverage due to the special permit. Laurie Combs, 6106 Dorchester Court, stated her son attends the preschool and loves it. She stated the traffic is due to the congestion on Road 68. She stated the extracurricular events do not disturb the neighborhood. Danielle Sharp, 3508 Chardonnay Drive, stated she has lived in Pasco for the 8 ,years. She is embarrassed about traffic conditions on Road 68. There is a lack of activities for children to do after school; such as libraries. She stated there are several churches in the neighborhood and is upset that Faith Assembly is being pointed out. Chairman Samuel called three times for public comment and called the applicant to address the concerns. Mr. Schline stated he is aware of the requirements for a special event, however does not understand how activities performed on the church property require a special events permit. During the demolition derby, the police were called and the church was fined. He questioned why the church needed to apply for every activity. Chairman Samuel stated the testimony is for the Planning Commission to make a recommendation to City Council. Mr. Schline stated the findings of fact should be corrected that the preschool is a non-profit and is not operating as a for-profit as stated by the complainant. He stated the church wants to do what the rules state and Mr. Lenk is trying to associate different things with the preschool on the matter. The corn maze was a separate issue. Commissioner Little asked Mr. Schline to describe the traffic flow for the daycare, the hours of operation and the number of students. Mr. Schline stated there are 85 students attending the preschool. It was mentioned that there were 18 students. He stated a state license is not -9 - necessary to operate a preschool for less than four hours a day. They have a State license to operate a full day in one classroom. Monday, Wednesday and Friday there are 40 students which come in approximately 35 cars between 8:45 and 9:15 am and then from 11:45 and 12:15. In the afternoon there is a classroom that has 9-11 students, 8-10 cars which would arrive from 12:45 and 1:15 and then again from 3:45 and 4:15 pm. Commissioner Little asked if there was a preschool and daycare operating in the church. Mr. Schline stated they do not provide daycare; it is a morning or afternoon preschool program. Community & Economic Development Director, Rick White stated generally speaking an accessory use is something commonly associated with an operation of a particular land use. Church events would consist of weddings, graduations, different social type events. He stated staff does not want to license all different types of land uses that are considered to be typically associated with the permitted or given land use. Chairman Samuel commented on the several items brought up and how they affect the neighbors due to the operations of Faith Assembly. Commissioner Anderson suggested closing the public hearing, prior to deliberations. Phil Schmitt, 5604 McKinley Court stated he is in favor of the preschool. He was the applicant for Haywire corn maze. He stated there have been no complaints about the preschool until after his application for the corn maze. Chairman Samuel closed the public hearing. Chairman Samuel mentioned the request for the special condition for special events. Commissioner Kempf stated the Code Enforcement should address the sign issue and special events should be addressed as presented. Commission Anderson moved, seconded by Commissioner Kempf, to close the hearing on the proposed special permit and initiate deliberations and schedule adoption of findings of fact, conclusions and a recommendation for the City Council for the December 17, 2009 meeting. The motion passed unanimously. C. CODE AMENDMENT RV Parking in suburban zones (Citywide)(City of Pasco) (MF# CA 09-002) -10 - Chairman Samuel read the master file number and asked for comments from staff. Staff stated this item was previously presented at a workshop and briefly described the proposed code amendment. From past workshops the Planning Commission identified alternatives 1 and 5 as preferred alternatives to consider for a possible code amendment. After briefly discussing the alternatives Staff reviewed a letter from a property owner Tim Fife addressing a possible 6th alternative of measuring a set back from the roadway instead of the right-of-way line. Commissioner Anderson asked what regulations applied when the properties were annexed into the city. Staff stated due to the Growth Management Act, the City and County were required to develop joint and consistent Zoning regulations. Therefore the County has RV parking restrictions which were the same as the City's. The properties were annexed in 1996 or 1997 about the time when the ordinance was created. Prior to that, the County did not have parking standards for RV's. Commissioner Anderson stated when areas were annexed property owners were told that there would not be any lifestyle changes. The City needs to honor that. Staff stated grandfathering is difficult when it comes to the issue of anything that is mobile. Staff questioned if his statement is relative to changing it to the current County code or what the County code was when the property was originally developed. Commissioner Anderson did not feel there needed to be grandfathering, however the City needed to be mindful of not significantly altering lifestyle. Chairman Samuel asked if the present City and County code are the same. Staff stated ,yes. Commissioner Anderson stated he was in favor of the alternative which allowed parking along the driveway with a minimum of a 15 foot setback. Chairman Samuel asked what was the level of energy citizens have related to complaints on the issue. Staff stated they do receive complaints that are reported to Code Enforcement. Commissioner Little questioned the landscaping requirements for the front yard of the smaller lots. Staff stated landscaping needed to equal 50% of the front ,yard exclusive of the driveway area. -11 - Commissioner Little stated it becomes somewhat restrictive where you cannot park in the front of the house or on the side. Chairman Samuel clarified that is the current code. Chairman Samuel opened the public hearing. Laurie Fife, 411 Road 37 stated her husband sent in the letter. They have been issued citations from Code Enforcement and have since put in parking alongside the garage for RV parking. She did not understand setbacks and the purpose for setbacks. She did not understand what visibility was about. She stated lives in a recreational area and property owners have boats, etc. and she believes this does not create an eyesore. Chairman Samuel asked Mrs. Fife if they were aware of the code when they purchased their RV. Mrs. Fife stated they owned the RV's when they were in Franklin County prior to the annexation. They poured the concrete to meet County requirements at the time. Chairman Samuel questioned Mrs. Fife if she understood why Code Enforcement has cited them. Mrs. Fife stated her husband has come in to have this addressed and they do not understand why there is an issue. Chairman Samuel clarified that they were unaware of the proper parking areas. Commissioner Little questioned Mrs. Fife about the location of her boat from the road. Mrs. Fife stated she had the capability to parking a vehicle and a half in front of the boat before the edge of the road. Commissioner Little stated about 20 feet. Chairman Samuel asked staff to address the 15 foot setback. Staff stated the setback was developed to maintain site visibility and the diagram was developed with the most hazardous situation as an example. Mr. White further commented stating the function of the streetscape, safety and appearance is a concern and a portion of the whole issue. Chairman Samuel clarified whether a property was annexed or not, City or County, the standard is the same. -12 - Staff stated the regulation have been in place for the past 15-20 ,years in the city. The driver was partially aesthetics and safety. R-S-12, R-S-20 and R-S-1 zones require RV's be placed in the rear or back ,yard due to those districts having larger setbacks. Originally RV's were being parked on streets and electrical cords were laid across driveways and sidewalks. The situation also caused an inconvenience for neighbors pulling out of their driveways who could not see around the RV. Mrs. Fife understood the explanation. Chairman called for public comment and after three calls, the public Bearing was closed. Commission Kempf moved, seconded by Commissioner Hay, to close the hearing on the proposed RV Parking code amendment and initiate deliberations and schedule adoption of findings of fact, conclusions and a recommendation for the City Council for the January 19th, 2010 meeting. The motion passed unanimously. OLD BUSINESS: A. CODE AMENDMENT Title 19 & 25 Dealing with RV's and Residential Parks (Citywide) (City of Pasco) (MF# CA 09-003) Chairman Samuel read the master file number and asked for comments from staff. Staff stated at the October hearing the Planning Commission considered various amendments to Title 19 & 25 dealing with definitions and use of recreational vehicles as primary residences in mobile home parks. Staff further explained the City's Lobbyist had indicated the direction taken in the initial code amendment was going further than the State Legislature intended. Based on that word of caution, staff requested action on the proposed amendment be tabled until the November meeting. In the meantime, staff continued the discussion with the State Lobbyist and the recommendation was to focus on the life, health and safety standards, primarily on hygiene measures. These would include plumbing and utility connections and possibly the use and location of propane tanks. With that in mind, the draft ordinance was modified to address some minor safety items and the hygiene measures identified in the bill. The proposal before the Planning Commission will not jeopardize the relationships that were forged as a result of the compromise bill that was achieved this last Legislative Session. Chairman Samuel stated originally staff presented the proposed ordinance with a number of requirements that have since been removed. The Chairman explained the modifications dealing primarily with plumbing, gas and hygiene facilities for sewage, will accomplish the protection of other residents in -13 - mobile/RV parks and allow us to move forward without ending up back in court. It appears that we are the first community going forward on this. Again, Staff explained the new Law was a compromise reached on the City's behalf and request. The original bill would have literally preempted any local regulation of RV's used as primary residences. Commissioner Hay moved, seconded by Commissioner Little, that the Planning Commission adopt the finding of fact and conclusions as contained in the November 19, 2009 staff memo on Code Amendments for Title 19 & Title 25. The motion passed unanimously. Commissioner Hay further moved, seconded by Commissioner Anderson, that the Planning Commission recommends the City Council adopt the proposed Code Amendments, modifying PMC Title 19 & PMC Title 25 as attached to the November 19, 2009 staff memo to the Planning Commission. The motion passed unanimously. Staff stated this item would proceed to a Council workshop before final action by the City Council. OTHER BUSINESS: Mr. White stated the Boat Basin and Port of Pasco remediation area planning process is underway. Makers Architecture was selected as the consultant. The study will be funded mostly by the Port and partially by the City. Makers Architecture are expected to begin in January 2010. An advisory committee will be formed and it would be appropriate if a couple of Commissioners' would be involved during the planning process which should last approximately six months. Commissioner Kempf and Commissioner Hay volunteered to participate. Mr. White stated the workshop and project kickoff would be January 20, 2009 and is open to the public. With no further business, the Planning Commission was adjourned at 9:52 pm. David McDonald, Secretary -14 - MEMORANDUM DATE: December 11, 2009 TO: Planning Commission FROM: Dave McDonald, City Planner SUBJECT: Linda Loviisa Division 2 During the November 19, 2009 hearing on the renewal of the Linda Loviisa plat, adjoining property owners offered a number of suggestions for conditions related to the approval of the preliminary plat. These suggestions centered on; (1) the need for block fencing materials for the estate fences along Madison Avenue, (2) dust, tumbleweed and litter problems, (3) plat phasing, (4) lack of park development, and (5) blocking off access to Sierra Drive and Desert Plateau Drive. The plat conditions contained in the Linda Loviisa report address the major issues raised at the November 19th hearing and are as follows: (1) Block Estate Fencing Condition # 5 requires all estate fencing to be masonry block. Under this condition there will be no transition of fencing from the current material to block. The new block fencing will start north of Salem Drive. (2) Dust, Tumbleweeds and Litter Tumbleweeds blow across the Linda Loviisa site from I-182 collecting along the fences and in the yards of properties of the Desert Oasis and Desert Plateau subdivisions. The problem has gotten worse since the removal of the two irrigation circles that were previously located on the Linda Loviisa site. The weed and dust problem can be addressed in a couple of ways. First, by restoring a cover crop on portions of the site the dust can be better controlled and tumbleweeds would have fewer areas in which to germinate and grow. Second, by phasing the plat so development occurs along the eastern edge of the plat sooner, a physical barrier will be established in the early phases of the development blocking the movement of tumble weeds in Desert Oasis and Desert Plateau. Thirdly, by phasing the development to allow an irrigation circle to properly work on the site, a cover crop can be maintained for a longer period of time. If the concern is to truly address the issue of tumbleweeds in Desert Oasis and Desert Plateau then the phasing plan submitted with the preliminary plat application should be accepted. The construction of homes along with yard improvements and fences will create a barrier to the movement of tumbleweeds and litter through the neighborhood. The construction of estate fencing along 1 Madison Avenue with Phases 1, 3 and 4 will block most future movement of tumbleweeds into Desert Oasis and Desert Plateau. Condition #'s 15, 16, 17 and 19 address the issue of tumbleweeds, dust and litter. (3) Plat Phasing The applicant's new plat phasing proposal was designed to help eliminate the collection of tumbleweeds along the fences and in yards of properties in the Desert Oasis and Desert Plateau subdivisions. The new phasing plan would eliminate the weeds infested and undeveloped ground along the western edge of Desert Oasis and Desert Plateau with the development of the first four phases rather than the last two as previously planned. These first four phases would complete the construction of Madison Avenue and the estate fencing through the full length of the subdivision creating a significant barrier to the movement of tumble weeds to the east. The phasing plan also allows the southern and western portions of the site to remain available for the installation of an irrigation circle for a cover crop, further reducing blowing dust and the growth of tumbleweeds. Condition # 19 identifies the phasing of the flat to be as submitted by the applicant. (4) Park Development The original preliminary plat approval required the developer to dedicate a five acre park site to the City with the first phase of development. The first phase of Linda Loviisa included the park site on Salem Drive. The developer fulfilled his requirement. The City is responsible for developing the park site; not the developer. Subdivision parks are typically not developed until more than 50 percent homes within the subdivision have been constructed and park fees have been collected. This issue does not need to be addressed in the plat approval conditions for the reasons stated above. (5) Blocking access to Sierra Drive and Desert Plateau Drive During the hearing on November 191h neighboring property owners suggested that Desert Plateau Drive and Sierra Drive should be barricaded and remain so until the last house in Linda Loviisa is built. The original preliminary plat approval conditions required Desert Plateau Drive to remain blocked until Madison Avenue is connected to Road 44. Sierra Drive was included in the last phase of development so there was no previous condition requiring Sierra Drive to be barricaded. 2 There is no public purpose in requiring streets connecting to Desert Plateau and Desert Oasis to be barricaded until the last house is permitted within the proposed subdivision. The previous plat approval conditions required Desert Plateau Drive to be barricaded until Madison Avenue was connected to Road 44. When Madison Avenue is connected to Road 44 there will be absolutely no incentive for traffic heading east, to town from Linda Loviisa, to wind through the Desert Plateau neighborhood. The internal circulation layout of the plat was specifically designed to discourage traffic from heading east on Desert Plateau Drive and Sierra Drive. Madison Avenue will become the route of choice due to the lack of conflicting driveways, the lack of on-street parking and higher speed limits. Requiring Desert Plateau Drive to be barricaded until Madison Avenue connects to Road 44 will address neighborhood concerns about possible traffic impacts during the earlier phases of development. The original preliminary plat conditions did not require a barricade for Sierra Drive. Sierra Drive is isolated in the far northeast corner of the plat and is cut-off from the majority of the lots in the plat by Madison Avenue. Madison Avenue will be the street of choice for connecting to other areas of the community and as a result it will be highly unlikely that Linda Loviisa residents will travel east through Desert Oasis. The traffic study for the original preliminary plat approval process made no assumptions about traffic increasing on Road 44 as the result of traffic heading east on Sierra Drive. The greatest benefit for the Sierra Drive connection will be realized by the residents in Desert Oasis. For many of the home owners living on Yuma Drive, the Sierra Drive connection will reduce travel distance to shopping on Road 68 by almost half a mile. The traffic impacts associated with the Sierra Drive connection will be negligible and the real benefits to the existing Desert Oasis neighborhood will far outweigh perceived negative impacts. Staff is recommending only Desert Plateau Drive be blocked off until Madison Avenue is connected to Road 44. Condition # 31 addresses the access issue. 3 REPORT TO PLANNING COMMISSION MASTER FILE NO: PP09-003 APPLICANT: Aho Construction HEARING DATE: 11/19/09 5512 NE 109th Ct ACTION DATE: 12/17/09 Vancouver, WA 98662 BACKGROUND REQUEST: Preliminary Plat Linda Loviisa Division 2, 511-Lots 1. PROPERTY DESCRIPTION: Legal: The east half of Section 15, Township 9 north, Range 29 east W.M. lying north of Interstate 182 except the north 466.70 feet of the west 466.70 feet thereof and except the east 482.75 feet of the north 482.75 feet thereof and except Phases 1 and 2 of Linda Loviisa. General Location: Lying south of Burden Boulevard, north of Interstate 182, east of the Pasco Soccer Complex and west of the Desert Plateau and Desert Oasis neighborhoods. Property Size: 153 Acres Number of Lots Proposed: 511 single-family lots Square Footage Range of Lots: 7,200 sq. ft. to 14,850 sq. ft. Lot Sizes: All lots in the east 2,150 feet of the site are 10,000 sq. ft. or larger. All lots in the west 500 feet of the site are 7,200 sq. ft. or larger. 2. ACCESS: The property has access from Burden Boulevard, Madison Avenue, Desert Plateau Drive and Sierra Drive. 3. UTILITIES: All municipal utilities are available to the site. 4. LAND USE AND ZONING: The site is zoned R-1 (Low Density Residential) with a concomitant agreement that requires all lots in the eastern 2,150 feet of the site to be at least 10,000 square feet in size. The properties to the north are zoned R-1. Interstate I-182 is located to the south. The property to the west is zoned R-T. The property to the east is zoned R-S-1. Land use of the surrounding properties is as follows: NORTH - Developed with the Linda Loviisa, Phases 1 and 2 SOUTH - Highway I-182 EAST - Developed with the Desert Plateau and Desert Oasis neighborhoods WEST - Soccer Complex 5. COMPREHENSIVE PLAN: The Comprehensive Plan indicates most of 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 the maintenance of established neighborhoods and the creation of new neighborhoods that are safe and enjoyable places to live. 6. ENVIRONMENTAL DETERMINATION: This proposal has been issued a determination of non-significance in accordance with review under the State Environmental Policy Act (SEPA), Chapter 43.21(c) RCW. ANALYSIS The property in question was granted preliminary plat approval for single- family development (Linda Loviisa) in March of 2005. Preliminary plats are approved in five year increments in accordance with State Law. The five year approval period for the original Linda Loviisa preliminary plat expires in March of 2010. In the last five ,years the developer has built houses on approximately 60 acres of the 212 acres approved as the Linda Loviisa development. The proposed application is essentially a request for renewal of the original preliminary plat to allow continued development on the remaining 153 acres of the Linda Loviisa development. Linda Loviisa Division 2 consists of the exact street and lot layout that was previously approved under the original preliminary plat in 2005. The only change between the original preliminary plat and the proposed plat is the phasing layout. The proposed phasing will cause Madison Avenue to be completely built by the fourth Phase. Whereas the original phasing had Madison Avenue being completed at the end of the development with Phases 10 and 11. One of the main issues raised by property owners in the adjoining subdivisions during the earlier 2005 hearing on this development was the concern about connecting Sierra Drive and Desert Plateau Drive in the first stages of development. To address this concern in 2005, the Sierra Drive connection was delayed until the last phase (Phase 11) and Desert Plateau Drive was to be barricaded until Madison Avenue was 2 completed to Road 44. Because the proposal now calls for Sierra Drive to be built in Phase 1 the Planning Commission could consider a condition requiring Sierra Drive to be barricaded until all phases of the subdivision are completed. All lots east of Des Moines Lane are 10,000 square feet or larger as required by the zoning and all lots west of Des Moines Lane are 7,200 square feet or larger. The neighborhood park identified in the original preliminary plat has been dedicated to the City. Development of the park will not occur until at least 60 to 75 percent of the homes are built within the subdivision. LOT LAYOUT: The proposed plat contains 511 lots; with the lots varying in size from 7,200 square feet to over 10,000 square feet consistent with the layout that was approved by the City Council in March of 2005. RIGHTS-OF-WAY: All lots have adequate frontage on streets that will be dedicated. The Comprehensive Plan calls for a collector street in the eastern third of the site. This collector is shown as Madison Avenue on the plat. The first 1,100 feet of this collector heading south from Burden Boulevard has already been constructed. Madison Avenue is to provide an alternate connection from Road 44 near Argent Road to Burden Boulevard. Right-of-way alignments have been made for long-planned connections to streets in Desert Plateau and Desert Oasis. UTILITIES: The developer will be responsible for extending the water lines, sewer lines and other utilities into the plat. A utility easement will be needed along the first 10 to 15 feet 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 at a maximum of 600-foot intervals and streetlights are located at street intersections and at 300-foot intervals on residential streets and 150-foot on all others. STREET NAMES: The street names follow a theme of State capitals as approved in the original preliminary plat. IRRIGATION: The municipal code requires the installation of irrigation lines as a part of infrastructure improvements. WATER RIGHTS: The assignment of water rights is a requirement for subdivision approval. Water rights have already been assigned to the City. 3 NOISE MITIGATION: A portion of the proposed plat is located adjacent to I- 182. A Traffic Noise Study was completed for the proposed development in 2004. Lots within 180 feet of the nearest freeway lane will experience noise levels over 70 dB. A sound wall will need to be constructed along the southern boundary of the proposed plat. 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: Limiting the number of lots to 511 will address the overcrowding concern by providing manageable lots and usable open spaces on a site that could accommodate 694 lots. The Comprehensive Plan suggests the property in question be developed with 2 to 5 dwelling units per acre. The proposed plat has a density of about 3 units per acre. No more than 40 percent of each lot can be covered with structures per R-1 zoning standards. Parks Opens Space/Schools: A 5-acre park site is located at the proposed corner of Sacramento Drive and Juneau Lane. This park site was dedicated to the City when Linda Loviisa Phase 1 was recorded in the Court House. The preliminary plat was submitted to the School District for review. No comments were received from the School District. The School District has purchased an 8 acre site for an elementary school at the northwest corner of Road 60 and Sandifur Parkway. The School District has also purchased a middle school site at the north end of Road 52. 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 provides connections to the community by way of Burden Boulevard, Desert Plateau Drive, Sierra Drive and Madison Avenue. Sidewalks will be installed throughout the development with at least one pedestrian connection to the I-182 bike path. Sidewalks are installed at the time homes are built on individual lots. Sidewalks along arterial or collector streets are built in conjunction with the street by the developer. The Comprehensive Plan indicates a major north/south collector street (Madison Avenue) is to be located in the eastern third of the proposed 4 development. The first sections of Madison Avenue have been constructed in both the Linda Loviisa Development to the north and the First Place development to the east. Madison Avenue is also identified in the Pasco I-182 Corridor Sub-Area Transportation Plan as a needed street to meet the circulation needs of the area at build out (for the I-182 area) in 25 to 35 ,years from now. The Sub-Area Transportation Plan identifies a number of future traffic improvements needed to accommodate full build out of the Corridor Area. To assist in the construction of identified transportation improvements the City has been assessing a traffic impact fees on all new development to finance transportation related improvements in the Corridor Area. The I-182 Sub-Area Transportation Plan was reviewed and updated in 2008-2009. As a result of the review, traffic impact fees were update in January of 2009. Single- Family residential traffic impact fees are now $709 per single-family dwelling unit. Funds collected through impact fees, including those from Linda Loviisa, will be used for improvements identified in the Sub-Area Transportation Plan. Since the original approval of the Linda Loviisa plat in 2005 a number of area wide street improvements have been undertaken that help defuse traffic throughout the I-182 corridor. Road 60, Road 52, Road 44 and Convention Drive all connect north to Sandifur Parkway. Street signage has been erected to direct traffic along Sandifur to Broadmoor Boulevard for additional access to I- 182. Traffic signals have been installed at Sandifur and Broadmoor and at the Broadmoor/Road 100 Interchange. A northbound free right turn lane has been installed on Road 68 between I-182 and Burden Boulevard. A free right turn lane has also been added to the west side of Road 68 south of the Lowe's driveway. In 2010 the additional lane on Road 68 south of the Lowe's driveway will be extended to Burden Boulevard and curbing will be installed on Burden Boulevard to eliminate the conflicting left turns at the Shell Station. These improvements are all discussed in the various traffic studies and reports for the I-182 Area. Adequate Provision of Municipal Services: Municipal water and sewer lines abut the plat. All lots within the plat will be provided with water, sewer and other utilities. Provision of Housing for State Residents: This preliminary plat will provide 511 lots to provide a variety of housing types and densities far Pasco residents. Adequate Air and Light: The lot sizes and maximum lot coverage limitations will assure the adequate movement of air and light is available to each lot. Proper Access & Travel: The access streets to and 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 Madison Avenue, Sierra Drive and Desert Plateau Drive. Lansing Lane also provides a second connection to Burden Boulevard for streets in the western 5 third of the plat. 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 a majority of the plat site for Low-Density Residential development while the western 1/5 of the site is designated for Mixed Residential densities. Policies of the Comprehensive Plan encourage the advancement of home ownership and suggest the City strive to maintain a variety of housing for residents. Other Findings: (list additional findings as appropriate) Comprehensive Plans for over 2 decades or more have set most of the site aside for low density residential development. Low density development is described in the Comprehensive Plan as 2 to 5 dwelling units per acre. The site is zoned R-1 (Low Density Residential) The eastern 2,150 feet of the site is required by a zoning agreement to have lots 10,000 square feet or larger. Minimum lot size sizes in Desert Plateau, Desert Oasis and the First Place subdivisions are 10,000 square feet. Approximately 500 feet of the western portion of the site is designated in the Comprehensive Plan for mixed residential development. The Comprehensive Plan indicates mixed residential development means 5 to 20 dwelling units per acre. In March of 2005, City Council approved the Linda Loviisa preliminary plat which occupied all of the site in question plus another 60 acres to the north. The original preliminary plat approval for the Linda Loviisa development expires in March of 2010. 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. 165 single-family lots have been developed in the first two phases of Linda Loviisa. The land use allocation table (Land Use Section p. 17 Vol. II) of the Comprehensive Plan encourages development of lands designated for low density residential uses when sewer is available, when there is market demand and where land is suitable for home sites. The "Road 44" sewer trunk line (now Madison Avenue trunk line) runs north and south through the site approximately 700 feet from the eastern boundary of the site. 6 • The Madison Avenue trunk line was designed and constructed to accommodate residential development on the Linda Loviisa site and surrounding sites to the north and east. • The Village of Pasco Heights to the north of Burden Boulevard is zoned R-1 and being developed with single family homes. The average lot size in the Village of Pasco Heights is 8,500 square feet. • The Housing Element of the Comprehensive Plan encourages the advancement of programs that encourage home ownership and 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 interconnection of neighborhood streets is necessary for utility connections (looping) and the provision of emergency services. • Desert Plateau Drive is a neighborhood collector that extends west from Road 36 for one mile. • Desert Plateau Drive was developed sequentially to allow access to successive phases of the Desert Plateau Drive and to connect to future development to the west. • The Pasco I-182 Corridor Sub-Area Transportation Plan and the Highway Capacity Manual indicate there is capacity in the current street network to absorb traffic from the proposed site if developed with homes. • A Traffic Impact Analysis was completed in December of 2004 for the Linda Loviisa plat. The Analysis makes recommendations for street improvements to maintain an acceptable level of service. A level of service "D" has been established by the Comprehensive Plan and Regional Transportation Plan. • The traffic improvements recommended in the Traffic Impact Analysis have been completed or will be completed in 2010. • The School District has purchased sites for future schools at the NW corner of Road 60 and Sandifur Parkway (elementary school) and at the end of Road 52 (middle school). • The existing irrigation well located in the park site has been dedicated to the city. • The City Soccer Complex is located adjacent to the western boundary of the proposed plat. • The soccer fields are constantly in use for soccer practice, games and regional tournaments. These activities attract hundreds of players. • The previously approved plat was required to include a block fence/wall along the soccer complex property. • The first 1,200 feet of the soccer field block wall has been constructed through a joint agreement with the city and developer sharing in the cost. • The southern boundary of the proposed plat is located adjacent to the I- 182 freeway. • In June of 2002, City Council set 70dI3 as a realistic goal for abatement of noise levels along the freeway. • The June 2004, a noise study prepared for the Linda Loviisa plat indicated a 6 to 7 foot barrier (sound wall) would be needed in most areas along the freeway to ensure decibel levels remained at 70db or lower. • The original Linda Loviisa plat approval resolution required the developer to mitigate noise from I-182 through the use of walls, berms or other devices. • Due to the lack of a cover crop or site improvements, a significant number of tumble weeds grow on the site. • Tumble weeds blow across the site and are trapped in the fencing along the back ,yards of the homes located on Yuma Drive. • The uncovered site has been the source of dust problems for the adjoining neighborhoods. CONCLUSIONS BASED ON INITIAL STAFF 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) there from 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 xuill be required to develop under- the standards of the Municipal Code and standard specifications of the City Engineering Department. These standards for streets sidewalks and other- infrastructure improvements zuere designed to ensure the public hearth, safety and general ruelfare of the community are secured. These standards include provisions for streets, drainage, tuater- and server service and the provision for dedication of park la rids. This prelimit-to ry plo t ho s been fo nuo rded to the Pro nklin Cou my PUD, the Pasco School District and Ben-Franklin Transit Authority for review and comment. A fire acre park site is located on the north side of the proposed plat. Two nexu school sites are located to the north on Road 60 and Road 52. 8 (2) The proposed subdivision contributes to the orderly development and land use patterns in the area; The proposed plat is located on a site that has been skipped over by development. The proposed prat makes efficient use of vacant land and ruin 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 most of the site for lotu density residential development. Low density development is described as 2 to 5 single-family units per acre in the text of the Comprehensive plan. The Housing dement of the plan encourages the promotion of a variety of residential densities and suggests the community should support the advancement of programs encouraging home orunership. The Transportation dement of the plan suggests major- streets should be beautified ruith trees and landscaping. The plan also encourages the interconnection of local streets for inter-neighborhood travel for public safety as ruell as providing for- traffic disbu r-sement. (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 Pla ii.. 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 genera l pu rposes of the su bdivisio ns regu latio ns have been enu mera ted a nd discussed in the staff analysis and findings of fact. The findings of fact indicate the subdivision is in conformance ruith the general purposes of the subdivision regulations. (b) The public use and interest will be served by approval of the proposed subdivision. 9 The proposed prat, if approved, ruin be developed in accordance ruith all City standards designed to insure the hearth, safety and welfare of the community are met. The Comprehensive plan xuill be implemented through development of this prat. These factors ruin insure the public use and interest is served. PLAT APPROVAL CONDITIONS 1. Lots abutting Madison Avenue shall not have direct access to said street. Access shall be prohibited by means of deed restrictions or statements on the face of the final plat(s). 2. Lots abutting the Pasco Soccer Complex shall not have direct access to the Soccer Complex. Access shall be prohibited by means of deed restrictions or statements on the face of the final plat(s). 3. The developer/builder shall pay the city a park fee of $250 per lot upon issuance of building permits for homes. 4. The developer/builder shall pay the "traffic mitigation 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 shall install a common Estate type fence 6 feet in height adjacent the rear line of all lots backing on Madison Avenue as a part of the infrastructure improvements associated with each phase abutting said street. The fence must be constructed of masonry block. A fencing detail must be included on the subdivision construction drawings. Consideration must be given to the vision triangle at the intersection of streets. The City may make repairs or replace the fencing as needed. Property owners adjoining said fence shall be responsible for payment of all costs associated with fence maintenance and upkeep. These fencing requirements shall be noted clearly on the face of the final plat(s). A concrete mow strip shall be installed under or beside any common fence as directed by the Parks Department and shall be approved by the Parks Department prior to installation. 6. A masonry block wall shall be installed along the rear of all lots abutting the City of Pasco Soccer Complex. The city and developer shall share in the cost of a six foot block wall with half the cost contributed by the city. The city shall be responsible for the full cost of any portion of the wall in excess of six feet, if more than six feet is required. The city may make repairs or replace the fencing as needed. 7. A masonry block sound wall shall be installed along the rear lot lines of all lots abutting I-182 with wing walls in the pathway between Lots 18 and 19 as recommended in the June 7, 2004 Altermatt Associates, Inc. 10 Noise Isolation Study. Prior to installation the City must approve said wall. The City may make repairs or replace the wall as needed. 8. All corner lots and other lots that present difficulties for the placement of ,yard fencing shall be identified in the notes on the face of the final plat(s). 9. No utility vaults, pedestals or other obstructions will be allowed at street intersections. 10. Excess right-of-way along Madison Avenue must be landscaped. Said landscaping shall include irrigation, turf and trees. Trees shall be planted at 50 foot intervals. The species of the trees will be determined by the Parks Department. All landscaping and irrigation plans shall be reviewed and approved by the Parks Department prior to installation. Water usage for city Right-of-Way landscaping shall come from a source as approved by the City of Pasco with the connection and meter fees paid for by the developer. 11. 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 lands along Burden Boulevard and Madison Avenue. The City shall not accept maintenance responsibility for the landscaping abutting said streets until such time as all fees are collected for each phase abutting said streets. 12. The developer shall install a common solid fence 6 feet in height reducing to 3 feet in height in the front ,yard areas adjacent to the pathway between Lots 18 and 19. The pathway shall be paved. Prior to installation the City must approve said fence. Property owners adjoining said fence shall be responsible for payment of all costs associated with maintenance and upkeep. These fencing requirements shall be noted clearly on the face of the final plat(s). 13. All storm water is to be disposed of per City and State Codes and Requirements. A storm water plan is required to be submitted and approved (PMC 26.24.40). Due to storm water runoff concerns, all lots abutting the bottom of a hillside shall be raised a minimum of 2 feet above the curb line to protect from runoff overflow. 14. A 20 foot easement along the eastern portion of Lot 14 Phase 3, is required for access to a city owned irrigation well site 15. The developer shall insure active and ongoing dust, weed and litter abatement activities occur during the construction of the subdivision and construction of the houses thereon. 16. The developer shall prepare a weed, dust and erosion control plan to be approved by the Community and Economic Development Director prior to approval of any construction drawings for the first phase of the subdivision. The plan may include the use of an irrigated cover crop (not to include row crops) on portions of the site not being developed. The Ii subdivision shall be developed in such a manner as to ensure that a maximum area of the site is covered with a cover crop. 17. To ensure a cover crop is maintained over the largest area possible the phasing plan submitted with the preliminary plat application must be incorporated into the weed and dust control plan. 18. The developer will be required to provide a deposit to the City of Pasco to ensure all as-built drawings meet City Standards and are completed to the satisfaction of the City Engineer. 19. Plat phasing shall follow the phasing pattern as submitted with the preliminary plat application. 20. At the time each phase is developed, all roads and utilities contained therein shall be developed to city standards or as approved by the City Engineer. This includes but is not limited to water, irrigation and sewer lines, streets, storm water, fire hydrants and streetlights. Sidewalks must be installed no later than the time each lot is developed with a house. All pedestrian ramps and the sidewalks on Madison Avenue must be completed with the street and curb improvements prior to final plat approval for phases abutting said streets. Water utility improvements shall include necessary pressure reducing valves and utility extensions/looping as approved by the City Engineer. 21. Street grades for all arterial and collector roads shall not exceed 6 percent. Interior local access street grades shall not exceed 10 percent. Approaches to intersecting interior streets shall not exceed 2% and any street intersecting an arterial or collector street shall be 0% coming out of the toe of the slope. All temporary streets will be required to have a paved turn around (1" paved surface on 2" of rock) at the end of the street to the satisfaction of the City Engineer. 22. All water lines must be extended through the length of each proposed plat. No phase can be left for more than 6 months without the subsequent looping of each system with the existing City of Pasco water system. The developer will be required to deposit funds for any non- looped system left longer than 6 months with the City of Pasco to insure the completion of the water system. No water valves/meter boxes are to be located in any easement/walkways. 23. Irrigation mainlines shall be installed throughout the entire plat of a size sufficient to service each and every lot within the plat pursuant to PMC 26.04.116. All easements/rights of way necessary to convey an irrigation system to and through the plat must be conveyed to the City of Pasco. A 12" irrigation mainline is required in Madison Avenue. This mainline must be constructed with each phase though which said mainline passes. A 12" irrigation mainline is required to be installed from the existing highway crossing between lot 18 and 19 of phase 10, in Pierre Drive and through the easement on lot 14 of phase 8 to the existing city irrigation well. This line must be constructed with each phase through >> which said mainline passes. The existing 10" irrigation mainline along the southerly boundary must be removed by the developer during construction of each phase though which said mainline passes. A temporary 10" loop, outside of the phase being constructed, will be required to connect the new 12" mainline to the remaining portion of the existing 10" mainline as each phase is constructed. Appropriate temporary easements must be dedicated for each loop. A 12" irrigation mainline is also required from Pierre Drive, north in Tallahassee Lane and Raleigh Drive and through the easement located on lot 26 of phase 8 and connecting to the proposed 12" mainline in Madison Avenue. This line must be constructed in its entirety with the construction of any phase which said mainline passes through. 24. Any and all utilities shall be located as directed by the City Engineer. This shall include but, is not limited to gas, phone, power, cable and all other utilities located within or adjoining the plat. Any existing utilities that present difficulties shall be relocated at the developer's expense, pursuant to the City Engineer's direction. All utility plans, including the above mentioned, are required to be submitted to the City of Pasco prior to subdivision approval. 25. The developer shall be responsible for all costs associated with construction inspection and plan review service expenses incurred by the City of Pasco Engineering Department. 26. 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. 27. The final plat shall contain 10-foot utility easements parallel to all streets. An additional easement shall be provided as needed by the Franklin County PUD. All other right-of-way easement widths are to be as directed by the City Engineer. 28. 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." 29. The final plat shall contain the following statement: "Irrigation service lines are currently available to lots within this plat; however, water for the irrigation system may not currently be available. The City of Pasco is constructing its irrigation infrastructure on an ongoing basis. The use of the system will become available as time and resources permit the 13 expansion and connection of new systems to the existing irrigation supply." 30. Street lighting will 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 streets lights are typically installed every 150 feet. 31. Desert Plateau Drive must be barricaded and remain barricaded until Madison Avenue is connected with Road 44. The barricade must extend the full width of Desert Plateau Drive and be designed to meet the MUTCD manual. Removal of the barricade and patching any street damage shall be the responsibility of the developer. 32. Any irrigation pipe from previous farming activities on the site regardless of size, type or location must be removed by the owner/developer to the development line of the phase in which the pipe is located. RECOMMENDATION MOTION for Findings of Fact: I move to adopt findings of fact and conclusions as contained in the December 17, 2009 staff report. MOTION for Recommendation: I move based on the findings of fact and conclusions, as adopted, that the Planning Commission recommend City Council approve a Preliminary Plat for Linda Loviisa Division 2 with the conditions as listed in the December 17, 2009 staff report. 14 Item:Vicinity Prelim Plat Linda L Applicant: Aho Constructi Map File 09-003 e.� _^ � � ...�.- r w.. o..i .. s� ..� rr .aau1'I t' - - Iasi.-•. � �� � � arrri.rr/ar,;�• . .;�:.:y.. ra �w w e''i� � pi%� r• V' N?•�+{Fiiil. ��i'MAif�r•'� . ��taielfi.v!ti a � ''ai �,x r i�a W .i �"':�.f �► • I� U /O 111;4 w d I r �s 1ii...�.r g//tt■ //vaid �� /w■Rtii./tl/ � •" �r� ary+i.tMlf iiistari :e frilf'sri•iri f�lr r alu a. r o .i. .'� . . a :''�� ♦ • :t'+ Yt�osta7�n: Ira ..■..../ 1..0Q7ii4•ICQa I}//iRi ilria�ir.i7;fAfii.: �aTiMyi �A � �r r J*RMr:.t- • �. t �i7 n r r ♦ ♦I � 1E1i111�1 •J/.7 �!C! 2i-_y 7� iaZ.'r��.'+a•1ir- . 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Located In The East /t, Sec. 15, T. 9 N. , R. 29 E.7 W.M. '• r ! IVO : St pet 2 for Cori' rltiation —-r-- VICINITY MAP ',OT TO Sr.At.t: HARTFORD DRIVE r -� -.�"'�_'� y�—..�._ r, k �..I_�FF�♦Mt --wt^-- S:,r, ,t, . —�� �� — .� f _ •' '• ?,, ty •.,. �+. t;t) .,t.tt ....1 �:; , r.rM ..r. 7tp; ,r r_ KDA LOW SADWOOK 2 j5 r: :;''. tr `} r I I -1C ,._ 2c, DESERT PLAT AU r1 a' !r, I " r i 1 ICY 10 ;lft 4; "Y =1 < ,r j i :: ift.^f:{i S.}'t 1C"}{i)S:' ;? 1 077,:1, 1 € t , } D !VE 7 -- `;;I 'K' ' �' 40 * 4 fi'; {t 1 rY: , xY i �..''T_ : •1 ..,r' f �3 ?ibjitt:';t1f; v E 2 (I I { Ff IVV 17•.. :�: r t >; t — fi 1 1� 1� [ t 0. r � I 3 _: its t a .. r_. :,E� 1. z 3t3 :;31 °� z 3 :h i. }' 4• Q 12'0i's1r. o , r. r ,��"�' �; 1: r7U 4.{ft t?ft(: H:'f ,• O t �,' r- i.N if y (',� '�r1f;1#: !'t i •r /y t 5 t' 't� z •] f W �•S' �.y ` � irwt7' " ' 1 - ; t Q w Q f z z ..-i5 '1' iRi 1:' + t•r � sir, t ( Lim 1 r,:t t ,O J f�H( CgrYSfftICEiD!)1, fTl('. c� V %1 71'3 � +• [Z 1 +,. 1- � ATTN. Trutt Anows#ttifl� Q =� 1-7 "'�' :) t� 33 1 1 i'r r''i'€'t [' 5512 NE 109th Cnurt, Suite 101 •r' �' 1 ... { f_!.' r-( w a O .J r ,f}' i}Sjft _..._ t r r ...�I > > r r t ( z f' SC+"JGU .r.{it 1f+€}:,fY ::rt € r Q i i ),{ 4 (/� Q" 1 Vancouver. WA 08662 L1, '�' i .:•t ,rY.lflnt f Q€> %'1 r. z ,, i --- z Q i a' i f:•t.t: #' • j w { E ;. f Phorre: (.360) 254-049;1 W i� 1 t{i , {�` �� - I z - �'; 1(i Fax: LU 1-7 tom• z • 1 .� 1f,f}r'r'.;=r. a \/ 1 b?C Y dart i `li} ft .Q ? t I I/ - i t` [ j w 3 . t # \ 0 _. [^� I 1 HDJ Design Group PLLC 0 r,>n<:{'!,lf. F�n,,,3 rrlf' -- i- W .. •t N f.... .. 61 f5 Burden Blvd- 5'r#rti, [? w r / ...� ,,, s, Z r r ff:C:1't : rr �' Pasco, WA 99301 1 ll z� _ � ; , � •, 1� - : h= ' r Pni>'ne: (509,' 547-511.9 11 OC t: Q C #4 J .► :Ct1. . ;1f �. F.,,f fs09 647-5129 Ij - Q � � HONOLULU DRIVE ,A - - - - . 1 i �f' i` M Q ` tt r,r. 14 SURVEYOR. '• f'=i i.' Z`'a ft '.: Li./ .1 ^ (7 r J4 , 1,1 r �{.., i;: ?+;rl .'• minister 8r ClaeSr r SttlVCyitt Inc. '!. ,� '€1W0,-:'t � 1 1 11... .'r7- f - `� ;•, - 2230 E. Evergrreen Blvd. + A r', y �[ ._._ _ . _ I ,L -- _._ -- !•i�....___- I t Vancouver. WA 48661 I I�! 'f•! 7 'iG, , t - t `�,i}'sqf: Phone: (504)544-7802 LI 3 ;� L?-1 r 3Q 1,'� .• <, t �\ ' ' ! F 1 r ax: (5091544-7862 1t?!1a,}Gsr,.. - : `z r �,,i_, >t'ls ;'!'t r=' Total rst Could; 5 ores _ SitA,trQZS 159 a4't A z i u+tt: 11 lots Max Lot Area, 14.6W sqff t V. I �£ Q e^. : ' `�wr- ..w,_ .,.� .� ---w �w s, ltt{R7itltt Lt7t,7CC79rZ003{�ff ..r j1 ��C 1 [ y t f. :j I 11Jf3�E7 Fr{ft �; tt: �• f��^�. .`i'w' �`• / / , 16 , ) CYG's'1,. � 17Cx1t.,:3t4 � l z ?'+: .;1f1 : 25 I`, r t } # s7,td: "'�"' ).� #ttt =� r r u Y,j =,l/ ' J` 1 -;1 _ Average Lot Area: 9.82f1 s ft +u T - .; � S I .1fltN),s,tf. i'. ��,,,.•i1f, _ •,• t• 7 s^�! - --- - •1 - - - --- '•-. II ttj . 1`t : sa 2'� r. J Brit.?S,}`{ Tota ll?tghtof Way nefflCratinn' 311.91 ._ :', f 22 a f'S:1•i' ,� i '.t}11[)01-9f. �t� l l [ 3 i•,L1,. / Arses V I {� � �` _ � . r t• It . ''' It'Sfl'�anf. � ' .�� ..-,�i�E,: r^ fit+ '� ik3}H1n.'� ;� 'I . ::E•.. �; Zoniny Classi#iCalion: }. •� . ,is t. .1[, - � �_ :� f � ----- -- ... __ f �� er L.f . J _.' - r,a r. — - - - '- . — — t :_,:,f' �«.f "'` '•Y~' 23 R 1 E,11St 2.150 ft. (10.t?(itl.4ryfi min) R-f West 500 ft. (7,200 sgft min) 12 r 11 J.i_siffl U r1 ry� 1� :t+kAlll' r r? 27 ,)t ,. r `r �/ 0 1 , 47 F 11f, r " ,. 1 fVnte: . ; _ ,..: t) :ti';t 1k;+�C'}�'{ -- -- REAL E I G H DRIVE _ ^ *,. •aC / Cl,n, , r ,a'c� All lots shalt havo a test tont utility i 1 f ''�- '�`''_ � s €:l{ ^•t� ;r/ ' !:a E,�' T- r• '\ �•' 'tin ,1': Q ) +'asesnnnt ahretting any light-ot-way rn , 24 R, sir ? / ,(;'€It}ran,?; :Y t - '' I I:. '�}!?r�lY.":rf C/) 4fio.i'{ •1 �`! i if").,�s}f: '=`• � ?.;'� _ t1 !'w � I I i ..1� I ,i'� � :f,;�r f c• _ `I -, _ I 1. r, ,1,4€Y�' >;rt ;t:}:)E}t)::i,f PHASE R/W AREA t`d,�:. ,:F..1 ■I� � � ry ^ ,' ,y _+.� f i 1. 11 `{' 21 rat 1 c�r�; U LLj 13• mow: lt?f)f {f e ` � ' '� 1 i' 1.7. 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I i:• :i't {:�J IiY,ldlfi [1rl I I A/ FSr i •! i• ,♦ rt a a an•__•s-' - r/� w 1 1 •I ' ,,..,_ it Zt1 ti` /P, `TSr7y t• 1 M^tee - 1 r'``' •, r {�'!;. �f I' ' 1 l V � - ��-1s�Rf7,r, ! r ;€?'fc!Ys•{it rr 1 { ��f r� i _ t,1 tj/ Z � UE.StGkEO- _ _ PRELIMINARY �'= T O AGENCY RF-.V l f:::'W nRAWN IM 4 ;i `>., •e • ;I,yt, :.,f1 Q' . = NO 1 F- 0 cl, C.:O N'S C�1V .,i ._ `-tt�•':''+R/, Ir ,r f rs•- , ''p � 1`I Ir {� S c A t r �-t - _ - _ •,try_ 1 :" 1 �. �� - - -� /�, , r o MM. z. !' 1f'tYf'€l�.:t`€ r/,• Ir' Al t r �►��'t � 771€il l,3 if,f* rr�i•, �' cif, �.��, /� /� /� t. SC; i t' } ` � iQ / ;,.fit ' r 'Ct•. :. r % e �'Z. oc r ;n09 rJ�•[• ' t •.n' t 1 j^� u'Pti.t'�`�� eoo.w�%e-13 SE'E T 4 Wi i .w ,• _ ♦ .. • _nr ... ♦. _ ,r„r„.„„w i ,_wr• wr. r•--+- ..wr_rw,n,♦ www.,.r_w ♦• ....♦,.w•f-M• • - .. ..u.N •••♦.T ♦ rv_ ._.rr._ .. � .. .. I � _ per{ •�Mme• • I i � w I-a� wM 4r,r, w t. 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T..�� � � _ r�}�� ► " ;,..• •..; ,/ ,ii •r, L s - 2:) Ij ' - -`�:� - ► ` _ : RALEIGH DRIVE, t 2:; 2 47 \ 1 :.1 it rt•• I' .,�r: ' M — .�_ —� .- — * - z r r •11tH---tl� M ♦ 20 1,l i f 0 ` til!•=11 Tdf t j' 19 1 rt l•1 }r �J 1{ 1 °I}•,,!^,{t, :t : r I ) i .^.;tJ 37 t < { itt 41 •$2 z_ ,Ij::tc t`t i' • � ..� �r � * fl f':^•, `{}I: ` 7 tlli N'll:4Slt' 1 :+)I-y)t?,cr�[! r,'}t � . 1.� 1 Jr 1rlll!�rf .,tfl 1 /.1 n I \ v •.. r* ' I v! ;' 2 .,r. 4 8 ;7 r 1 U 1 , :?{r,j:�+�f I' )t\ 4''{ ! Q ' :cxx�+:.ilr' •� mo f °' \� t ` NASHVILL DRIVE _ �~ �# o ' ,r# ' ,,��t '1 E3 � r { •�n ,� �' V LL 0 1 2 ttNv.�'t:utf, t .� 21 w 22 ` �Cn/ F..1 LJJ _j \!♦ �.,� 111///�r���.•.Q�...���`�lll J .� I - } r It ca , 1 0. Q x, ti } / PRELIMINARY 1{3f1f,:)r:;`I t 3 ;�;t1f.'.. lt'.'.( : f• I•C} 11C,rf�#C:.:Y [�f=VI�:W or.nwN I;Y. Tt I• NC) I F C•1I2 C-0NI�-,-I f .ucC.I6iv rL }t General Notes \ ' ,,, � �, _ SC . . �cn1 I: Topo raph'o survey data provided by '.'.t �V,r & Glacrmr t Surveying, The bench I's ' ,*.-vc,.: t• � `" _°`- ' - # ' � '' t �'' �• '. .�, �, tt �� I Inc.,,= ��.�3. < <.. •It lhf:: iritC;r�•E.Ct•flT� f'IZf?I�r)`:Ffa "�•, '`` F Scilic 1 - ��� of Burden Boulevard .3r° i Robert tf' ivro ,..:J�„/t3, and is a 3” �:�rORM rcii•�r�.� er.Y 2€y�h h-'ass Cap Iccaa ed inside a mor?[,}iT1erA .:.lc,�t: E Ire'�t ,+ }} 511.98 {.;tty of �f't�C© �i3it.IrT1. �S -�`t?�' �� /: J . � `�'�) f�f7f,f rSFE :,i F E r r� :� 4 General Nutr.s s:Ster & Gio data ifi ,C 'C by It 3 I o, bi rrch in I{,?C:a}[{�"`d at the •err: .t`l X3'1 f:1} •' ,.��t1.. _rr,•V,n,?! an-•I Rrbert Wayne Drive, am, � i? .S" < ! ' Z _..., .I'ed inside :-t rt'omi{Iient f:nsp, t+...-.lelvb ? • .98 ,' t>.o,r >•.•t+ L t IYjCQ L n ci?y (PSI 1014-2) - 24 •,r rf i 'I ft:�'•it, l .:�'�.{ctrl r� - t' 2'• rl It SIERRA DRIVE 'Scale Z • f fLiTr - �.E� c 1 " = 1 0011 'Ir, •,I' 1� 3f 11: ' V I � f 0 W - SALEM DRIVE i I l 1 J tt - l w C 4 28 31 Z i 1 r,• , 'N,r:rJ s:<t E r +i!)I;...rr f 0 l y/ iE LTG! c.�Pd__r.�t t_t /^, _._('.. A 1 �• I , •� t O/x l 1 I�•I T F �� _.. t �'� C 3 r"�r �•I 1 ^it�!G�,.r'•�' '�h:�:'I S,,•1 It}:I''1 e,•yr: ' CL t j i Z .,� SACRAMENTO DRIVE ti.,rl Ctrl 1 I.3{l I •� 41 t, . ' 1.' •3{, _ • • y `• ,�1 j �t. t 1 G llEilh +(4If}•tS,�f: fII :,}r ::75: 1 t c'�t / e t j� t "1 re'? Lj�J �OY.,'r - V t I i K j r�><': : r Q '' < fl,i'C. 'ft r ._I - --_ _ i r �? J _14- t \� ,I•_ _j i' r Q •, „•err l u 3f3 1 3Y 3 i <.� 33 32 ?( ' Q I l �,Z'1 .17 }- t I0:m) ! _ !tistft t !t:.s Q l r� /1 t:? 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Court Street ACTION DATE: 1/21/2009 Pasco, WA 99301 BACKGROUND REQUEST: REZONE: Rezone from R-S-1 to R-1 with an agreement to allow a minimum lot size of 8,500 square feet 1. PROPERTY DESCRIPTION: Legal: The Northwest quarter of the Northeast quarter of Section 10, Township 9 North, Range 29 East W.M. General Location: Southeast corner of the future intersection of Road b0 and Power Line Road Property Size: 40 acres 2. ACCESS: The property has access from Three Rivers Drive and Road b0. 3. UTILITIES: Sewer service is located along the southern boundary of the property where Three Rivers drive will extend to the east. Water service is located at the end of Road 56 and in three Rivers Drive to the west. 4. LAND USE AND ZONING: The site is currently zoned R-1 (Low Density Residential) and is vacant. Surrounding properties are zoned and developed as follows: North: Franklin County - Farm Land South: Franklin County - Single Family Residences East: R-1 - Single Family Residences West R-S-1 - Farm Land 5. COMPREHENSIVE PLAN: The Comprehensive Plan designates this area for Low-Density Residential uses. This designation encourages the development of single-family homes. The rezone proposal is consistent with the Plan. Goals of the Comprehensive Plan encourage the development of housing for all segments of the city's population along with maintaining a variety of housing (H-1, H-2). 6. ENVIRONMENTAL DETERMINATION: This proposal has been issued a Determination of Nan-Significance (DNS) in accordance with review under the State Environmental Policy Act (SEPA), Chapter 43.21(c) RCW. 1 ANALYSIS The property in question was annexed to the City in 2006 as part of a larger tract of land. During the annexation process the property was zoned R-S-1 (Suburban Residential - 10,000 square foot minimum lot size). Since the annexation in 2006, 40 acres of the original tract has been selected as a site for the next Pasco middle school. The applicant is in the process of defining the development needs for the site in question and is seeking a rezone from the current R-S-1 (Suburban Residential) zoning to R-1 (Low-Density Residential) zoning with an agreement establishing a minimum lot size of 8,500 square feet rather than the permitted 7,200 square feet. Following final action on the zoning question the owner/developer will submit a preliminary plat conforming to the zoning for the Planning Commission's review. The Comprehensive Plan designation for the site indicates the site should be develop with low density single-family dwellings. Low Density, per the Comprehensive Plan means 2 to 5 dwelling units per acre. Surrounding subdivisions conform to these density allocations. The Three Rivers Crossing subdivision directly to the west of the site across is a planned density development zoned R-1. The average lot size in the Three Rivers Development is 8,500 square feet with a number of lots as small as 5,000 square feet. The Village at Pasco Heights south of Sandifur Parkway (1,400 feet to the south) is being developed with 8,500 square foot lots and the Sunny Meadows subdivision (1,400 feet to the southwest) contains primarily 7,200 square foot lots. Parkside Village within Sunny Meadows is developed with 5,000 square foot lots. The County area directly south of the site is zoned R-S-20 and is subdivided into mostly 1 acre lots. 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: • Properties to the west and south continue to develop with lots averaging 8,500 square feet in size. • A new sewer line has been installed through the southern portion of the site from the Three Rivers Crossings subdivision located to the west. • A water line is now located at the north end of Road 56. • The PUD is developing a new electrical feeder north from the Road 52/Argent Substation to accommodate current and future growth north of the freeway east of Road 68. • Sandifur Parkway is now connected from Road 68 to Road 44. • There continues to be a market demand for houses in the I-182 Corridor. Permits have been issued for 422 single-family dwellings (approximately 90% of these are in the corridor) during the first eleven months of this ,year. • A Special Permit was issued in 2008 for a new middle school to be located at the north end of Road 52 directly east of the site in question. • Road 52 was extended north of Sandifur Parkway to the north city limits in 2008. • A new church is being built on a seven acre site to the east of Road 52 increasing the urban nature of the area. 2. Facts to justify the change on the basis of advancing the public health, safety and general welfare: The intended character of the area is that of a low density single-family neighborhood. Surrounding neighborhoods within the city to the west and south are developing, or have developed, with lot sizes averaging 8,500 square feet or smaller. The proposed rezone is consistent with the residential character established by these new subdivisions. Rezoning the property will facilitate development that will provide for the construction of Road 60 and Power Line Road. Development will also lead to the extension of utilities. Improvements in the water utility will improve fire safety for the neighboring county area by bringing fire hydrants nearby. The development of arterial streets and improvements in the utility system with improved fire suppression capabilities will advance the health, safety and general welfare of the area around the rezone site. 3. The effect it will have on the nature and value of adjoining property and the Comprehensive Plan: Rezoning the property to low density residential such as R-1 is supported by the Comprehensive Plan and would be considered a proper implementation of the plan. Rezoning the property to R-1 with an 8,500 square foot minimum would be consistent with the zoning in new subdivisions to the south and west of the site. Pasco has experienced substantial growth over the last decade and few neighborhoods west of Road 36 have not been impacted by the growth. A search of the Franklin County Assessor's records in December of 2009 revealed that residential property values for the properties in the County directly north of the Village of Pasco Heights have increased in value since the development of the Village of Pasco Heights with 8,500 square foot lots. According to the 3 Franklin County Assessors records (searched in December 2009) the development of the Ivy Glades subdivision on Court Street has not lowered the value of adjoining large lot subdivisions in the County. This has been the case with all the recent higher density subdivisions built in the city directly adjacent to larger lot County subdivisions. 4. The effect on the property owners if the request is not granted: The developer will have 23 fewer lots on which to spread development costs. S. The Comprehensive Plan land use designation for the property: The Comprehensive Plan designates the site for Low-Density Residential development. The proposed rezone for R-1 (Low-density Residential) is consistent with the Plan designation. The proposal is also consistent with the land use allocation table of the Comprehensive Plan (Pg 17) that suggests lands designated low density residential could be rezoned when sewer is available and where land is suitable for homes site. The table also includes R-1 as one of the applicable zoning districts to be applied to low density residential lands. 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 findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1) The site is in the Urban Growth Boundary. 2) The State Growth Management Act requires urban growth and urban densities to occur within the Urban Growth Boundaries. 3) The site is zoned R-S-1 (Suburban Residential). 4) The site is vacant. 5) The Comprehensive Plan designates the site for low density residential uses. 6) Per the Comprehensive Plan low density residential means 2 to 5 dwelling unit per acre. 7) Surrounding subdivisions to the west and south are developing with, or have developed with 8,500 square foot lots. 8) A new sewer line has been installed along the southern boundary of the proposed site. 9) A water line is now located in Road 56 and extends to the north end of Road 56. 4 TENTATIVE 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 ruith the land use map and various Goals (H-1 and H- 2) of the plan. (2) The effect of the proposal on the immediate vicinity will not be materially detrimental. The effect of the proposal ruill lead to the development of a single-family subdivision xuith about 153 lots. The futu re subdivision ruill improve surrounding streets and utilities ruithin the neighborhood, enhancing the availability of utilities to the County area that currently lacks a complete ruater- system xuith fire hydrants. According to the Franklin County Assessor records, property values for- existing single-family units adjacent to nearby subdivisions xuith 8,500 square foot lots have increased in value since the subdivisions have been developed. The development of the site ruill require the development and improvement of portions of Power Line Road and Road 60 which ruill materially benefit the Vasco School District. The Special Permit approval conditions for the middle school required improvements in Power Line Road and or-Road 60. (3) There is merit and value in the proposal for the community as a whole. The proposaI has merit because it ruin alloxu development to occur-consistent with the Land Use designation of the Comprehensive Plan. Enabling the property to develop ruill implement the Comprehensive Plan and promote the community's ruelfare by the proper-extension of streets and utilities. (4) Conditions should be imposed in order to mitigate any significant adverse impacts from the proposal. Because there is no zoning district ruith an 8,500 square foot lot minimum the petitioners' application can only be approved xuith the use of a concomitant agreement. (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. 5 The R-1 District permits minimum rot sizes of 7,200 square feet. The petitioner- should enter- into an agreement xuith the city to require all rots to be developed consis tent xuith the 8,50 0 squ a re foo t minimu m in the nea rby su bdivisions. RECOMMENDATION MOTION: I move to close the Bearing on the proposed Rezone and initiate deliberations and schedule adoption of findings of fact, conclusions and a recommendation to the City Council for the January 21, 2010 meeting. 6 . Item: Rezone - R-S- I to R- I Vkinifty Applicant: Thomas Kidwell x Map File #: Z 09-007 ............... w SITE - ys CA C. _ Yu"DFUR PKWY wwl�� :-w-aF r, !•'C: rr '� _'RFER 0? ,• �, I _ Mj4� tom.' + �}. �q �#■• _ u i04501 AR JL q, j -MOyTQeY � A''i.�' a hR ,ate fM•KINYb k ^rte Pw-`� a^Z E.1 _1 BUROt,�6�v{Y x I P `-r• M7, Land Item Rezone R-S- to R- I Use Applicant: Thomas Kidwell . 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'► 1 �11111�R� ■■■ ■■■■.N M ON `. 1►`a : :■■■■■line'1f �i1 11 ■ ■■ ♦l�R♦j' 11~1 111 .. 1 on ■ Ire �s ■■■■ ! ■ . .■ •. ��� ♦ c. IP♦�� 1111.1 11111111 ■■■■ ■■■� moons ` ■■ ■■ ■■■■■■■■■ �I■ I. ■ iii i/ �f♦♦,�♦W♦♦. ♦�►�.c -t.7 ■ moll �t■NEON ■■L�■ MAIN HIM 4 �I ♦ .�' %`�111 ■■ ■I 1111111�1111 � lzg-1 Woo S ���� ■ ■1 � ►-u � *tt►�l /1.11 1. 111\� /t�/(r Arta! r1���� �� �' " ! /i■�����l ►mow■■■■�� 1�i■ ■■■■■ ■■■■■■■ ■■■a� REPORT TO PLANNING COMMISSION MASTER FILE NO: SP 09-008 APPLICANT: Faith Assembly Church HEARING DATE: 11/19/2009 1800 Road 72 ACTION DATE: 12/17/2009 Pasco, WA 99301 BACKGROUND REQUEST: SPECIAL PERMIT: Location of a Children's Daycare/Pre-School in an existing church in an R-S-20 Zone. 1. PROPERTY DESCRIPTION: Legal: The Northeast 1/4 of the Southwest 1/4 of the Southeast 1/4 of Section 21, Township 9 North, Range 29 East W.M. General Location: 1800 Road 72 Property Size: Approximately 10 acres . ACCESS: The site is accessible from Road 72. 3. UTILITIES: All municipal utilities currently serve the site. 4. LAND USE AND ZONING: The site is currently zoned R-S-20 (Suburban) and contains the Pasco Faith Assembly of God Church. Surrounding properties are zoned and developed as follows: North: R-S-20 - Single Family Residence (largely vacant land) South: R-S-20 - Single Family Residences East: R-S-20 - (County) Single Family Residences West: R-S-12 - Single Family Residences 5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site Tor Low-Density Residential uses. Goal LU-3-A encourages the location of daycare facilities in each residential neighborhood. 6. ENVIRONMENTAL DETERMINATION: This proposal has been issued a determination of non-significance in accordance with review under the State Environmental Policy Act (SEPA), Chapter 43.21(c) RCW. ANALYSIS The Faith Assembly of God Church has been located on Road 72 for over 20 ,years. In September of 2002 the church was granted a special permit by the City for a major expansion. Following the completion of the new addition in 2004 the Faith Assembly Christian Center applied to the State and received a child day care center license. Since that time the Church has operated a child care center/preschool in the original portion of the Church building. Day care centers and preschools are required to obtain a special permit prior to locating anywhere within the city. The Faith Assembly of God Church did not receive a special permit when they received a child care license from the state. As a result of the hearing process for the recent corn maze application (on church property) staff became aware of the preschool in the church. Upon learning of the need for a special permit, the Church submitted an application. The preschool/daycare has been located in the church for 5 ,years without any complaints from the neighborhood about noise, traffic or related activities. There is little outward appearance that indicates there is a preschool in the church. There is a fenced playground area directly behind the church that is difficult to see from Road 72. The nearest house is located 418 feet west of the playground across the Church parking lot. Faith Assembly was initially licensed by the State to care for up to 18 children. In 2005 the church changed their care program to a preschool which does not need a State license. However they still provide services to about 18 children split between the morning and afternoon classes. The 70,107 square foot church facility contains 18,650 square feet of classroom space, a kitchen, bathrooms and a playground available to daycare/preschool activities. The ages of the children served range from 3 to 5 years. The preschool is open from 9:00 AM to 4:00 PM Monday through Friday. Traffic to and from the proposed daycare/pre-school will typically coincide with the morning and afternoon peak traffic through the neighborhood. The ITE Trip Generation Manual (Volume 7) indicates a pre-school/daycare the size of the Imagination Studio could generate up to 80 vehicle trips per day. By way of comparison, if the site were developed with homes under the current zoning, it is estimated that 160 vehicle trips per day would be generated by the 10 acre site (16 homes x 10 vehicle trips per day). The proposed site contains over 500 parking spaces. A daycare facility of this size requires about 9 parking stalls. Daycares/nursery schools are defined as community service facilities and as such are required to obtain a special permit before locating anywhere within the city. Daycare facilities and schools are often located in or adjacent to residential neighborhoods. Daycare and school activities in residential neighborhoods typically do not generate complaints from neighbors. The daycare has currently been operational for approximately five ,years and no complaints have been received from the neighbors. 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 is zoned R-S-20 (Suburban). 2. All municipal utilities currently serve the site. (sewer service is located at the intersection of Court St. and Rd 72. The church uses a pressure line to connect with the Court St. sewer line) 3. Daycares/nursery schools are Conditional Uses in the RS-20 zone (PMC 25.22.040(5). 4. Conditional Uses require Special Permit approval prior to establishment. 5. The Comprehensive Plan identifies the site for Low-Density Residential uses. 6. The site proposed for a children's daycare/pre-school currently contains a church. 7. The proposed daycare/pre-school could generate up to approximately 80 (per the ITE Trip Generation Manual) vehicle trips per day (including employees) if each child arrived in an individual vehicle. 8. The applicant indicated a maximum capacity of 18 children for the daycare/pre-school. 9. The daycare/pre-school will accommodate children ages 3-5 years. 10. The daycare/pre-school will have up to 6 staff members. 11. The site contains over 500 on-site parking stalls. 12. The requested daycare has been operating in the church for approximately 5 ,years. 13. The city has not received complaints about the daycare/preschool in the church. 14. Public testimony at the open record hearing on November 19, 2009 did not indicate that any adverse impacts are experienced by the neighborhood as a result of the operation of the daycare/pre-school. 3 CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of a special permit the Planning Commission must develop findings of fact from which to draw its conclusions based upon the criteria listed in P.M.C. 25.86.060. The criteria are as follows: 1) Will the proposed use be in accordarnce ruith the goats, policies, objectives and text of the Comprehennsive Plan? The site is identified in the Comprehensive Plan for Low-Density Residential uses. The proposed daycare/pre-school supports Plan Goal LU-3-A which encourages such facilities to be located in neighborhoods. 2) Will the proposed use adversely affect public infra structure? The church has a permitted occupancy load in the main sanctuary of over 1,000 people and has a parking lot with over 500 parking stalls. The weekday use of the building for 18 preschool aged children will have a negligible impact on public infrastructure. No infrastructure modifications would be required for the preschool. 3) Will the proposed use be constructed, maintained and operated to be in harmony ruith existing or intended character-of the general vicinity? The intended character of the neighborhood is suburban residential. Typically, schools and or preschool facilities are located in or adjacent to residential neighborhoods. 4) Will the location and height of proposed structures and the site design discourage the developmernt of permitted uses on property in the general vicinity or impair- the value thereof? The daycare/preschool school is located in an existing church which previously received a special permit and building permit from the City of Pasco. The County Assessor's records indicate the value of the adjoining residential properties have increased over the past four ,years. 5) Will the operations in connection ruith the proposal be more objectionable to nearby properties by reason of noise, fumes, vibrations, dust, traffic, or flashing rights than ruould be the operation of any permitted uses xuithirn the district? The daycare/preschool school has been operating on the site for 5 ,years without generating any noise, dust, traffic or other conditions that would be 4 objectionable to the neighborhood. The city has not received any complaints about the preschool in the last five years. 6) Will the proposed use endanger- the public hearth or- safety if located and developed where proposed, or in any xuay become a nuisance to uses permitted in the dish ict? Daycares are similar to schools, which are commonly located in or adjacent to residential neighborhoods where they are generally not viewed as a nuisance. RECOMMENDATION MOTION: I move to adopt findings of fact and conclusions there from as contained in the December 17, 2009 staff report. MOTION: I move based on the findings of fact and conclusions there from the Planning Commission recommend the City Council grant a special permit to the Faith Assembly of God Church for the location of the Imagination Studios Preschool with the following approval conditions: APPROVAL CONDITIONS 1) The special permit shall be personal to the applicant; 2) The special permit shall be for a day care and or preschool only; 3) The applicant shall comply with all necessary state licensing requirements; 4) The applicant shall continue to maintain the fenced playground as currently developed on the site; 5) The pick-up and drop-off area for children shall not be in the public right-of-way; 6) The special permit shall be null and void if the applicant has not obtained a City of Pasco business license by April 1, 2010. 5 Item: Special Permit - Preschool Vc y� �nl t A pplicant: I Studios N Map File #: SP 09-008 71 710 - B ER T. � wmr- • rr Ow- j M A i. AGAT TER-RAY C � .�; SITE . - CO Ci ty Lim It, QUR� FE ' •* �b ' ate'Gp��..��' '. � O� F • `� � Land Item: Special Permit _ Preschool Use Applicant: Imagination Studios N Map File #: SP o9-008 I L7 1�''LIII'II1� W NETT R_ a D S O BUTT OT CI CLE SIL R REST CT YE S F D U ' LEEK CT a ATE_ST - SITE R SFDU' s Church ,o o Al VomrsT z p JIt'y`L'ItY1I o O► m 4 B U -s m SFDU Item: Special Permit - Preschool Zoning Applicant: Imagination Studios N Map 09-008 File #: SP 1�■LIFI''ll�� R IRC RS=20 (County) BUTT M LE 7r _ �7 1 RS 20 tIR EK CT O RS-20 �i4rT.E_ T 1TE (County) — RS= 12 —�r l RS-20 z � r- ^--.C- H It.-L wo'k RSw20 R 2 - I C-1 MEMORANDUM DATE: December 11 , 2009 TO: Planning Commission FROM: Shane O Neill, Planner I SUBJECT: Code Amendment (MF# CA09-002) - Recreational Vehicle Parking in Suburban Zones The purpose of this Code Amendment (MF# CA09-002) is to review the existing standards for recreational vehicle parking in suburban residential zones. For many ,years the city has had zoning standards dealing with the storage of RV's in residential zoning districts. Essentially those standards permit the parking and storage of RV's in all ,yard areas of the R-1 through R-4 zones and only in the side and rear yards in the suburban zones. In areas of the County, later annexed into the City, many residents in suburban district have continued to park their RV's in front ,yard areas as they did before annexation. Staff has been asked to review the residential RV parking provisions with the Planning Commission to explore the possibility of developing modifications to the existing standards. Previous staff reports presented five separate code amendment alternatives to the Planning Commission; one being a no-action alternative. At the November 19, 2009 meeting the Planning Commission tentatively identified Alternative #1 as their preferred alternative. During the same meeting some Commissioners indicated they were in favor of the no-action alternative (Alternative #5). Staff did not sense that the Commission was strongly in favor of recommending this change in our zoning code. Nonetheless, a proposed ordinance enacting Alternative #1 has been included should the Planning Commission decide to adopt the code amendment. Should the Planning Commission decide to adopt the no-action alternative (Alternative #5) no further action would be required on this item. Contained in the packet is an illustration of the new allowable RV parking areas associated with Alternative #1. Findings of Fact 1) The City's development regulations include provisions for the location of recreational vehicles in all residential zones. 2) The Pasco Municipal Code prohibits the parking/storage of recreational vehicles in any front ,yard area in the R-S-1, R-S-12 and R-S-20 zoning districts. 3) The City of Pasco has enacted development regulations as required by the Growth Management Act that encourage orderly growth and development. These land use regulations also further the purpose of promoting the health, safety, convenience, comfort, prosperity and general welfare of the present and future inhabitants of the community, and are designed; a. To encourage and facilitate the orderly growth and development of the Pasco Urban Area; b. To provide adequate open space for light and air, to prevent overcrowding of the land, and to lessen congestion on the streets; c. To secure economy in municipal expenditures, to facilitate adequate provisions for transportation, water, sewer, schools, parks, and other public facilities and services; d. To increase the security of home life and preserve and create a more favorable environment for citizens and visitors of the Pasco Urban Area; e. To secure safety from fire, panic and other dangers; f. To stabilize and improve property values; g. To enhance the economic and cultural well being of the inhabitants of Pasco; h. To promote the development of a more wholesome, serviceable and attractive city resulting from an orderly, planned use of resources. Recommendation Staff recommends that no action be taken on this proposed code amendment. If the Planning Commission wishes to recommend to City Council approval of Alternative #1, then the following motions are in order: MOTION: I move to adopt findings of fact as contained in the December 17, 2009 staff report. MOTION: I move based on the findings of fact and conclusions that the Planning Commission recommend the City Council approve a Cade Amendment to modify recreational vehicle parking standards in suburban zones as identified in Alternative #1. 2 ORDINANCE NO.– — AN ORDINANCE RELATING TO ZONING AND AMENDING PMC TITLE 25 DEALING WITH PARKING STANDARDS FOR RECREATIONAL VEHICLES IN SUBURBAN ZONING DISTRICTS. WHEREAS, cities have the responsibility to regulate and control the physical development within their borders and ensure that the public health. safety and welfare are maintained; and. WHEREAS, the City of Pasco has zoning regulations that encourage orderly growth and development of the city, and. WHEREAS, the City Council has reviewed the Planning Commission's recommendations, and has determined that to further the purpose of the comprehensive planning and to maintain and protect the welfare of the community, it is necessary to amend PMC Title 25, NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PASCO,WASHINGTON, DOES ORDAIN AS FOLLOWS: Section 1. That Section '•_'5.12.315 of the Pasco Municipal Code be and the same is hereby amended to read as follows: 25.78.140 RECREATIONAL EQUIPMENT PARKING. Beats, met-t: ice -, -, 25.78.140 RECREATIONAL EQUIPMENT PARKING. Boats, motor homes, camp trailers, travel trailers, fifth wheels, Pickup camT+ers, utility trailers, and snowmobiles as defined herein may be stored as follows: (1) In all yard areas within the R-1,R-2. R-3 and R-4 districts; (2) No closer than fifteen H 5) feet from any right-of-way in the RS-20.RS-12 and R-S-1 zones, and as conditioned in Section 25.78.030(4); (3) All stora,qe areas shall be surfaced with all-weather materials such as asphalt, brick stone, concrete or gravel; (4) The storage and narking of said items in all residential districts shall, at all times. comply with the parking conditions in Section 25.78.030(4); and (5) Bona fide guests of the occupants of the premises may temporarily park on driveways for -periods not to exceed 10 days in any 60 day-period. (Ord. 3354 Sec. 2, 1999) Section 3. This ordinance shall be in full force and effect five days after passage and publication as required by law. PASSED by the City Council of the City of Pasco, at its regular meeting of ''009. --------------- Joyce Olson Mayor ATTEST: APPROVED AS TO FORM: --------------- -------------- Debra L. Clark Leland B. Kerr City Clerk City Attorney New allowable RV parking area Alternative #1 SFR -4 S FR 4 e w V Q � H G U) GARAGE r0 a DRIVEWAY DRIVEWAY fS Landscaping Strip r' SIDEWALK SIDEWALK REPORT TO PLANNING COMMISSION MASTER FILE NO: SP 09-009 APPLICANT: Pasco School District HEARING DATE: 12/17/2009 1215 W. Lewis Street ACTION DATE: 1/21/2010 Pasco, WA 99301 BACKGROUND REQUEST: SPECIAL PERMIT: Locker room/classroom addition to Pasco High School 1. PROPERTY DESCRIPTION: Legal: Sylvester's 3rd Addition All Blocks 1 through 8 General Location: 1108 N. 1Oth Avenue Property Size: 1,466,902 square feet (33.68 acres) 2. ACCESS: The site is accessible from loth Avenue, Henry Street and 14th Avenue. 3. UTILITIES: All municipal utilities are available to the site from loth Avenue, Henry Street, 14th Avenue and Court Street. 4. LAND USE AND ZONING: The site is currently zoned R-1 (Low Density Residential) and contains Pasco High School. Surrounding properties are zoned and developed as follows: North: C-1 & R-3 - Single Family Residence, Churches and Retail Businesses South: R-1 - Single Family Residences East: R-1 - Single Family Residences & a Church West: R-1 & "O" - Single Family Residences & Medical Clinic 5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site for Public/Quasi Public uses. Plan Goal LU-2-B encourages the support of existing educational services through coordination with the service provider. 6. ENVIRONMENTAL DETERMINATION: This proposal has been issued a determination of non-significance in accordance with review under the State Environmental Policy Act (SEPA), Chapter 43.21(c) RCW. ANALYSIS Pasco School District is proposing to add approximately 4,200 square feet of classroom and locker room space on the west end of the existing competition gymnasium. This addition is modification to the previously approved site plan for the High School. High schools are listed as unclassified uses in the Pasco Municipal Code Title 25 (Zoning). Unclassified uses may be permitted in any zoning district following a review through the Special Permit process. The Pasco High School has been located at the northwest corner of 10th Avenue and West Henry Street for over 35 ,years. The neighborhood surrounding the high school is fully developed. An on-line search of the Franklin County Assessors records (December 2, 2009) revealed that values of residential properties located across Henry street and or 10th Avenue from the Pasco High School have maintained value or appreciated in value. The High School site is fully developed and does not require improvements to the surrounding infrastructure. Any improvements needed for on-site infrastructure, the moving of water lines on-site and/or street repairs associated with construction activities shall be the responsibility of the School D istrict. 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 is in the Pasco Urban Growth Boundary. 2. The Urban Growth Boundary identifies where urban growth is to occur in Franklin County. 3. The site is within the City limits of Pasco. 4. The site is bounded on all sides by major streets. 5. The Comprehensive Plan designates the site for Public/Quasi Public uses. 6. The Pasco High School site is fully developed with surrounding infrastructure in place. 7. The site is zoned R-1 (Low Density Residential). S. Schools are considered Public/Quasi Public uses in the Comprehensive Plan. 9. High Schools are unclassified uses that require review through the special permit process prior to permitting for construction. TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of a special permit the Planning Commission must develop findings of fact from which to draw its conclusions based upon the criteria listed in P.M.C. 25.86.060. The criteria are as follows: 1) Will the proposed use be in accordance xuith the goats, policies, objectives and text of the Comprehensive plan? The Comprehensive Plan designates the site for Public/Quasi Public uses and Schools are considered Public/Quasi Public uses in the Comprehensive Plan. The proposal is consistent with the Plan. 2) Will the proposed use adversely affect public infr-astructure? The Pasco High School site is fully developed. Surrounding streets and utilities have been in place for many ,years. These utilities have been sized to accommodate the needs of the high school. 3) Will the proposed use be constructed, maintained and operated to be in harmony with existing or intended character-of the general vicinity? The Pasco High School has been located at the northwest corner of Henry Street and 10th Avenue for over 35 ,years. Single family houses, churches and businesses have all developed around the high school. The high school is a major part of the general character of the neighborhood. 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 neighborhoods surrounding the Pasco High School are fully developed. An on-line search of the County Assessors property records indicates property values near the Pasco High School have increased in recent ,years. The proposed addition is approximately twenty (20) feet in height and will be functionally incorporated into the high school campus. 5) Will the operations in connection ruith the proposal be more objectionable to nearby properties by reason of noise, fumes, vibrations, dust, traffic, 3 or flashing rights than tuould be the operation of any permitted uses xuithin the district? The proposed addition to the Pasco High School will not increase the student population at the High School. The addition simply improves the facility for existing students. The addition will not cause the school to generate more traffic than is currently being generated by the school. With the opening of the new high school on Argent Road student enrollment at the Pasco High School has significantly decrease. The Pasco High School has a long history of being part of the neighborhood in which it is located. 6) Will the proposed use endanger- the public health or- safety if located anal developed where proposed, or in any xuay become a nuisance to uses permitted in the district? The proposed high school addition will be constructed to meet all requirements of the International Building Code, the adopted Fire Code, the adopted Plumbing Code and all other construction codes and state regulations pertaining to high school construction. The building will be required to have fire rated corridors, sufficient exiting and fire sprinkler systems to insure the safety of the public. Schools have a long history of acceptance in residential neighborhoods. In most communities schools including high school are located in or near residential neighborhoods. RECOMMENDATION MOTION: I move the Planning Commission to close the hearing on the proposed Pasco High School addition and initiate deliberations and schedule adoption of findings of fact, conclusions and a recommendation to the City Council for the February 18, 2010 meeting. 4 Item: Special Permit - Locker Room Add' Vicinity Applicant: Pasco school District N Map File #: SP o9-009 ._ CK -,t, M MM, _ or • � ' 4 ��'� �.- � ,. �����y��ra,• RUBY 5T _ uw�- s w �'' .> > •r fir, �i4t* RUBY"ST c - Q. Y _ "='r'.�i: tifT}r. 1�_•_�� •.M . . , .. `r r + Nr," - d ' ��.i � , ' 1` , M ' CMURT�ST - �.,- A ELL ■ - . --� . BoWN,' 7° BR, °, UWN:ST v.._'f �f• �j_ — " - r±�.� '' � v� — h,d,. 'an asi. -Nn -a�! •, ,o SITE �..�. t #MAR ' T -•� "ter: - A , ;.�ri, r � O_ TABU E ST �w. mow.3_ z w E � �� � . +�►e ` , - `1 - HEN jMA.RGARE T T w "°-- �.�►. t r f ' • . _ !0 ' " - "ARK`` ! Land Item: Special Permit - Locker Room Add' Use Applicant: Pasco School Map File #: SP 09-009 : C � � � C ■ �� ■ ■ � �� 11111111■!. 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