HomeMy WebLinkAbout03-20-2008 Planning Commission Meeting Packet PLANNING COMMISSION - AGENDA
REGULAR MEETING 7:00 P.M. March 20, 2008
I. CALL TO ORDER:
II. ROLL CALL: Declaration of Quorum
III. APPROVAL OF MINUTES: Dated January 31, 2008 8v February 21, 2008
IV. OLD BUSINESS:
A. None
V. PUBLIC HEARINGS:
A. Rezone R-S-1 (Suburban Residential) to R-1 (Low Density
Residential) (All Pro contracting) (3300 Block of W
Wernett) (MF # Z08-001)
VI. WORKSHOP:
A. None
VII. OTHER BUSINESS:
A. Plat Interpretation Review of adjustments to Northwest Commons
Preliminary
Plat
VIII. ADJOURNMENT
SPECIAL MEETING January 31, 2008
PLANNING COMMISSION MEETING
CALL TO ORDER:
The meeting was called to order at 7:00 p.m. by Chairman Todd Samuel.
MEMBERS PRESENT MEMBERS ABSENT
Todd Samuel, Chairman Joe Cruz
Andy Anderson
James Hay
David Little
Ray Rose
Tony Schouviller
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. No 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.
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 stated that if anybody from the public was going
to speak they would be sworn in individually prior to speaking.
PUBLIC HEARINGS:
A. Comprehensive Comprehensive Plan Volume II (City of Pasco)
Plan Update (Citywide) (MF# CPA 06-001)
Chairman Samuel read the master file number and asked staff for a report.
Staff stated that notice of the hearing was published in the newspaper.
-1-
Staff provided a description of the planning document before the Commission
and gave a brief history of the process to this point. The City's Comprehensive
Plan consists of two volumes. The first volume, which was reviewed last fall,
contains goals and policies. The second volume, which was being reviewed at
the hearing, contains supporting elements that provide the required inventories
and background information that support the goals and policies. Staff reviewed
information in each of the elements (chapters) discussing land use, housing,
capital facilities, transportation, utilities and other items. Staff also reviewed
the information contained in the appendix section of the plan. The appendix
included a glossary of terms, the public participation plan, the UGA expansion
report, the bikeway plan, a capital facilities inventory and various maps.
Commissioner Rose stated there was no indication of bike path extending north
along river.
Staff explained the plan does extend north on Broadmor and Rd 68.
Commissioner Rose suggested a path needs to be considered along river north of
I-182.
Chairman Samuel opened the public hearing. No member of the public was
present.
Following three calls for public comment Chairman Samuel closed the public
hearing.
Commissioner Anderson moved to adopt the findings of facts and conclusions as
contained in the Comprehensive Plan Volume II Staff Memo dated January 31,
2008.
Commissioner Hay seconded the motion; motion carried unanimously.
Commissioner Anderson moved based on the findings of fact and conclusions
therefrom the Planning Commission recommended the City Council include the
narrative and maps of Volume II supporting within the City's Comprehensive
Plan.
Commissioner Hay seconded the motion; motion carried unanimously.
OTHER BUSINESS: NONE
Commissioner Anderson moved seconded by Commissioner Hays to adjourn the
meeting.
With no further business the Planning Commission was adjourned 8:00 pm.
Respectfully submitted,
David McDonald, Secretary
-2-
REGULAR MEETING February 21, 2008
PLANNING COMMISSION MEETING
CALL TO ORDER:
The meeting was called to order at 7:00 p.m. by Chairman Todd Samuel.
MEMBERS PRESENT MEMBERS ABSENT
Todd Samuel, Chairman
Andy Anderson
James Hay
David Little
Ray Rose
Tony Schouviller
Joe Cruz
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. No 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.
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 stated that if anybody from the public was going
to speak they would be sworn in individually prior to speaking.
APPROVAL OF MINUTES:
Commissioner Hay moved seconded by Commissioner Anderson the minutes of
February 21, 2008 be approved as mailed. The Motion carried unanimously.
-1-
OLD BUSINESS:
A. Special Permit Off-Street Parking Lot (Bill Robinson) (E. Lewis
Street) (MF# SP 07-013)
Chairman Samuel introduced the item and explained that it had been presented
at the last meeting and public comment had been received at that time. No
further public comments will be taken during the deliberations.
Staff reviewed the history of the project and discussed the proposed conditions.
Staff explained an additional condition needs to be added. Condition 14 should
state the property shall pay its fair share for water fees based on front footage
and square footage consistent with the requirements of the public works
department.
Chairman Samuel asked what the estimated fees for the water would be?
Staff stated that the water fees have been estimated at about $6,000. Staff
explained why the water fees are charged. Staff further explained the property is
benefiting from the existence of a water line and nearby fire hydrant. Fire
protection is available to the property and the property needs to participate it
the cost of that protection.
Commissioner Cruz asked if the applicant wanted or needed water on the site.
Staff stated that the applicant did not requested water and water would not be
needed because the Planning Commission determined landscaping was not
needed.
Staff explained that prior to submission of the request for the special permit, the
applicant was made aware that payment of the water fee and installation of curb
and gutter would be required. Based on that information the applicant
submitted his Special Permit application.
Commissioner Anderson made a motion to adopt the findings of fact and
conclusions therefore as contained in the Staff report.
Commissioner Little seconded the motion. The motion passed with Commissioner
Cruz voting Nay.
Commissioner Anderson moved based on the findings of fact and conclusions
therefrom that Planning Commission recommend the City Council grant a
special permit to Bill Robinson for the location of an off site parking lot for the
-2-
Pasco Flea Market with the conditions presented in the Staff report and the
addition of condition number fourteen.
Commissioner Little seconded the motion. The motion passed with Commissioner
Cruz voting Nay.
Staff explained the appeal process for the benefit of those present.
B. Special Permit Sun Willows Pavilion (IRI Sun Willows
Association) (1825 Sun Willows Blvd) (MF# SP
07-014
Staff noted that the applicant has withdrawn the application for the pavilion, and
because a public hearing had been held that an official action needed to be taken
in order to close the file.
Commissioner Hays moved based on the applicants request to withdrawal the
application as noted in the February 15, 2008 email to city staff, to discharge
the matter from the record and close the file on Master File # SP 07-014.
Commissioner Anderson seconded the motion. The motion carried
unanimously.
PUBLIC HEARINGS: None
OTHER BUSINESS: None
Commissioner Anderson moved seconded by Commissioner Hay to adjourn the
meeting.
With no further business the Planning Commission was adjourned at 7:45 pm.
Respectfully submitted,
David McDonald, Secretary
-3-
REPORT TO PLANNING COMMISSION
MASTER FILE NO: Z 08-001 APPLICANT: All Pro Contracting INC.
HEARING DATE: 03/20/08 4514 W 9th Ave.
ACTION DATE: 04/17/08 Kennewick, WA 99336
BACKGROUND
REQUEST: A site-specific Rezone of a 5.12 Acre parcel from R-S-1 (Residential
Suburban) to R-1 (Low Density Residential).
1. PROPERTY DESCRIPTION:
Legal: A 5.12 acre portion of the East 1/2 of the Southwest 1/4 of the
Northwest 1/4 of Section 24, Township 9 North, Range 29 East, WM lying
southerly of SR-182 Right-of-Way.
General Location: Just east of the intersection of Wernett and RD 32.
Property Size: Approximately 5.12 acres
2. ACCESS: The property has access from Wernett.
3. UTILITIES: All municipal utilities are available to the site.
4. LAND USE AND ZONING: The subject parcel is currently zone R-S-1
and occupied by one house. The subject parcel is bounded by I-182 on
the North and Wernett on the South. Property to the west is zoned R-S-1
and occupied by two duplexes, a house, and a vineyard. Properties to the
south are zoned R-S-1, and are developed with single family dwellings. A
few scattered multi-family dwellings are also located in the general
vicinity. The property to the east is occupied by one house and is zoned
R-S-1.
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates this area
for Low Density Residential development.
6. ENVIRONMENTAL DETERMINATION: This proposal has been issued a
determination of nonsignificance in accordance with review under the
State Environmental Policy Act (SEPA), Chapter 43.21(c) RCW.
ANALYSIS
The subject property is currently zoned R-S-1 (Suburban Residential) which
allows for a minimum lot size of 1 residence per 10,000 square feet.
Surrounding properties to the west and east are similarly zoned. Properties to
the south are zoned R-S-12 which allows a minimum lot size of 12,000 square
feet. The applicant is requesting the property be rezoned to R-1 (Low Density
Residential) which permits minimum lot sizes of 7,200 square feet.
In determining if a zone change is appropriate for the subject parcel the
Planning Commission should, among other things, consider the following
issues: 1) the current density of existing development in the immediate vicinity
of the subject property; and, 2) the comprehensive plan future land use
designation of the property and surrounding areas.
Reviewing the general neighborhood surrounding the site, Staff found that
parcels directly to the southwest (Newton Addition) of the site averaged 7,200
square feet in size. The Newton Addition is 3.7 acres and contains 19 lots for a
density of 5.1 units per acre. Parcels to the south average 12,000 square feet,
and parcels to the southeast average 11,000 sq ft; however several of the
parcels to the southeast contain multi-family units which produce an actual
density of approximately 1 dwelling unit per 5500 sq ft. There are two duplexes
directly west of the site and three duplexes are located on the south side of
Wernett at the southeast corner of the site. Other duplexes, a four-plex and a
tri-plex are located nearby.
The current Comprehensive Land Use Map designates the subject property and
all surrounding properties for low density development. Pursuant to Section
CP.3.15 of the Comprehensive Plan the low density residential designation
allows a net density of 2-5 units per acre. Zones consistent with this
designation include R-S-20, R-S-12, R-S-1, and R-1. Thus, changing the zoning
of the subject property to R-1 would be consistent with the Comprehensive
Land Use Designation of the Plan.
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:
• Sewer service is now available in the neighborhood
• All properties to the south and southeast are fully developed with a
variety of housings type, single family units being the predominate
type.
• The Newton Addition directly across Wernett to the southwest was
developed with 7,200 square foot lots.
• Duplex units are located to the east and west of the site.
• Many of the streets in the neighborhood have been rebuilt to a
higher standard in the last 10 years.
• The water system was upgraded in the neighborhood within the
last 10 years
2
2. Facts to justify the change on the basis of advancing the public health,
safety and general welfare.
The rezone will enhance development opportunities that may lead to the
development of low density single family homes which will eliminate the
potential fire hazards created by the current vacant field. The low density
character of the area will be maintained and future development will
participate in the costs previously incurred by the community for the
water and sewer system that serve the parcel. The general welfare will be
support by additional in-fill development that will contribute to the cost
of municipal services.
3. The effect it will have on the nature and value of adjoining property and
the Comprehensive Plan.
The proposed rezone is supported by the comprehensive plan and would
be considered a proper implementation of the plan. The proposed rezone
would protect the established character of the nearby neighborhoods and
thereby the nature and value of the neighboring properties.
The proposal could enhance development of the site and lead to the
elimination of a large field that grows weeds and grasses that can be
considered a fire hazard for adjoining residential structures.
4. The effect on the property owners if the request is not granted.
The proposed rezone will permit the future development cost for the site,
including any sound walls along the freeway, to be spread more
reasonably over a few additional lots.
5. The Comprehensive land use designation for the property.
The Comprehensive Plan designates the site for low density residential
development. The proposed rezone is for low density residential
consistent with the Plan.
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-1 (Suburban Residential).
3
2) The Comprehensive Plan designates the site Low Density Residential
development, which allows a net density of 2-5 units per acre.
3) R-1 zoning is identified as Low Density Residential in the zoning
regulations.
4) R-1 zoning is consistent with the Comprehensive Land Use Designation of
Low Density Residential for the site.
5) Most properties in the immediate vicinity of the subject parcel are
developed with single family dwellings
6) Duplex units are located directly west and east of the site and other multi-
family units are located nearby.
7) The Newton Addition across Wernett was developed with 7,200 square foot
lots matching the minimum lot size for the R-1 District.
8) The Newton Addition is developed at a density of 5.1 units per acre.
CONCLUSIONS BASED ON 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. The criteria are as follows:
(1) The proposal is in accord with the goals and policies of the
comprehensive plan.
The goals and policies of the Comprehensive Plan encourage the
development of old and new neighborhoods into safe and enjoyable
places to live.
(2) The effect of the proposal on the immediate vicinity will not be
materially detrimental.
The surrounding properties will not be detrimentally impacted by the
proposed change because the land will be able to be developed with
similar land uses at similar densities that are compatible with one
another.
(3) There is merit and value in the proposal for the community as a
whole.
Rezoning the property to R-1 will allow it to develop with residences
at a density consistent with the surrounding neighborhood and
consistent with the Comprehensive Plan.
4
(4) Conditions should be imposed in order to mitigate any significant
adverse impacts from the proposal.
There are no significant adverse impacts expected from this zone
change, as such, no conditions are required at this time.
(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.
The neighborhood contains a variety of housing and varying lots
sizes. While the R-1 district permits lots sizes equal to those found in
the neighborhood a concomitant agreement could be use to slightly
enlarge the minimum lot size to 8,000 square feet.
Recommendation
MOTION: I move to close the hearing on the proposed Rezone and
schedule deliberations, adoption of findings of fact, conclusions, and a
recommendation to the City Council for the April 17, 2008 meeting.
5
• Item: Rezone Wernett and Road 32
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Zoning Item: Rezone Wernett and Road 32
Applicant: All Pro Contracting N
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R=S= 1 2 __R=S= 1 2
MEMORANDUM
DATE: March 20, 2008
TO: Planning Commission
FROM: Dave McDonald, City Planner
SUBJECT: Plat Interpretation (Northwest Commons)
In September of 2005 the owners of a 255 acre tract of land located at the
northeast corner of Road 52 and Sandifur Parkway were granted preliminary
plat approval for a 549 lot subdivision. Phase 1 and 2 of the plat have been
constructed (no houses have been built) and a Special Permit has been granted
for a church to build in Phase 2. The church recently closed on the seven acre
parcel.
As the developer has begun the engineering design work for the remainder of the
proposed plat site topography appears to dictate a need for a change in some of
the streets. In other areas of the plat Staff has asked the developer to consider
rearranging some lots to avoid awkward double frontages. Changing some of the
street locations will affect the layout of the adjoining lots.
PMC 26.24.100 permits adjustments to be made to plats provided the basic
character of the plat is not affected. Plat adjustments can not be inconsistent
with the plat approval conditions.
The attached drawing identifies the adjustments proposed by the developer for
the Northwest Commons preliminary plat. The overall character of the proposed
plat remains intact. Open space (parks) areas, collector streets, connecting
points to neighboring streets and the number of lots all remain the same.
Staff is seeking Planning Commission review and comment on the proposed plat
adjustments for a determination as to whether or not the adjustments can be
considered minor enough to proceed to final design.
1
FRANKLIN PRELIMINARY PLAT OF
COUNTY
NOTHWEST COMMONS
3i5 i PASCO, WASHINGTON
iI I�$ 1 � I` t 1 \ a ,# / 36e sag I T aas,. ! a$a, 4:K i 05 Located in Section 11,Township 9 North,Range 29 East,W.M.,
1 E I j i Franklin County,Washington
1 UL I
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31£'
E0 sTTRCt'Sit;s[.0 Nfl€T IxaYS / 296 197( 248 L^3k!2921393 294 2� 298 287 3 \�'P,l/ 36,\\ `\\
194`295 ! 1'T _ In S64\
38 .. ` 4�
143 F341 1
3H2 / j E
4
182 EOS i 200 i 149! `— e$9�287j 2Hfsl'c@ie8a2&31 28E' j9 «j I 8?i� 44II U4
i40 2432 M„�,::-,tll {_'�,� ,'2�j / 3 i 'f; _....._.: ' 1 410
264 /,,"".-- 296 `.' .. DATE: MARCH 7,2008
1 S `�� an 2r&. 9 i \�a\2\\ 3g6 R-S-20 SUBURBAN DISTRICT
'°"� l 299 " 27e \�• \ I ' I °u i ZONE: (REZONE TO)R-1 LOW DENSITY RES DISTRICT
t3J6 Ex2 { 2&' 27t i ,
{I{ f78 1� 297 239^4 --.'..-1, gyp g:6 2� 288 3,,44 3@3 }-..-_._ i t W7
22e 1 t"' 'i 843 4----y ---_ me 3Ta °s&'r 41y, /� TAX LOTS 116-340-030
194 2$4 ! am tt t 855 t - .279 / ,fig 11VOATION: 116-350-010 SEC.11,T9N,R29E WM
j ..---...�' E44 j $59 I 267
t$3\ ei$ 222 f . 237 Sf--� j„� / f a en a" �.'� 306 s7§ ,� ��ti � � aaa T/� ���T 7200 SQUARE FEET-
17a g£g 223 "` -A. L*8s /',`/ 34y. - _ .....,..,._....._,
LOT SIZE J<L!!L\GE: 24.00D SQUARE FEET
i73 1 21H 236 29b �' 257 i -� - 28a 327 - 378. i""'�-- I 3H9 ,814 NUMBER OT. LOTS: 5G8 SINGLE FAM LOTS
224 ( t + 3$4 376 i NUMB A P LV ►7
131 2t2 2ri f. -835 2x7 . 2: pSg 3<8 \ h, .._. _._.__ - • SINGLE FAMILY UNITS
172 / 28n) ;; f axe ``.w ;"`------_..._.€ I 1 CHURCH SITE
2H0 Oi3 2f7 an!a 6 ..234 t �� 1 I 262 329 \ i3
� 261 �" \i 377 j
390
40 ATTACHED SIN
171 e33 1 /+ 397
179 21�t 3.30
167 170 17BH f. 366 3xa _ \„/ .�.m__..- 426
23e
178 21i
427
LI
264 S `.:. 2S J f- ( 3 ) ..._.._.. t O VPOW 393
' 1'' NEVI
7 ISE 163
105 106. t$? V1$ 103 110 .1 1. 113 114 fife / i .`S j( \ � ~""- t me �-^ ENS=LOr
342
117 SOH ji i ( 419
261 \ / ,' 341 J
103 us 135 136 146 166 / +t?Tt P.2ii: ~' 7' 7\ \\ Jlfj 7 f '`. ...,...� 420
_.. .ixX .._,._:�.
10E 119 134 137 -S44 mi V JL U1=
ix3 f68 / J�336_-j .�3r a3N 1, 3kG 'V S
.z$ 133 9z � WATER: CITY OF PASCo
f
. 1m 1� 157 ! € / r i� 5 .� SEWER: CITY OF PASCO
IL 132 is i - r s 49t9s SOUD WASTE: CITY OF PASCO
156 492 POWER: FRANKLIN PUD
tA$ / i sH r GAS:
tee 13P 155 /'/ ( I 493 °--° TELEPHONE OWEST
..,F / SCHOOL DISTRICT: CITY OF PASCO
ITT ass t a9af 49H I FIRE DISTRICT: CITY OF PASCO
fe
1P4 22H / G3 7 a2 i' 423
CV E ° _� 47
f27 _- .;. : ;921 PRELIMINARY PLAT DATA
4
9r t 136 ` a --:: '� ., - .. 447 J S � TOTAL PLAT AREA 254*ACRES
_ IJF%7
t -.-�— - aHe t % TOTAL N0.LOTS 549
12S ---- OPEN SPACE 15.17 ACRES(4.12 ACRE PARK)
z49 71 7B 69 i 84 r 67 66 165 68�. 483 494 j TOTAL PUBLIC ROAD AREA 50.51 ACRES
I ) L '"��� GROSS DENSITY 2.2 UNITS PER ACRE
f
C3 1,,.- 142 j.'. 1 i I 1.._ T'•.� 47$ sE<S�NX /'! NET DENSITY 2.9 UNITS PER ACRE
l
• : j 247
i 1, i I r 484 Ogg \, ,.•' J PROPOSED ZONING NG (REZONE TO)R SUBURBAN 1 LOW DENSITY RES DISTRICT
p / i 73 i 7A r 75 76 1 77 'H 7� i. t ` 4774 £ '� PROPOSED USE SINGLE FAMILY
t?b TYPICAL LOT FRONTAGE PER COUNTY STANDARDS
84
93
• / - ..
t
TYPICAL LOT SIZE VAR
IES LOTS 372
TOTAL EC
966 497 48 E27 TOTALS LOTS 177
H H6 g5 H4 . e3 He H 03
st FAIMflrAY 1 e OWNERS
r °• "`- - �-' - '"''•" -- Name: EE RESOURCES, LLC
4 i I ..� Contact: LARRY KINE
, Address: 250 NW FRANKLIN SUITE 402
. ! 453 .454,{ asS ass :.v 4eg aw BEND, OREGON 97701
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Phon e:e•
541) 617-1999
30 Fax: (541 617-1989
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449 46H A�7 !A$6 46« #4a3 4aH Aa£ 43 SPONSOR
.—.L_...__J_._.....�....,._.i...._..�.I .1_..� r 4 1'
_T N W R DEVELOPMENT, INC.- ( 721 NORTH PINES ROAD
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TV�I SPOKANE VALLEY, WA 99206
.1 4x3€ .1.11 140 x391 0 3a
4V a _ a35 ; ( x� (509) 922-7400
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LEM
9UCYEYOR'S CE1t1F1LME
THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY M BLOCK NUMBER
DIRECTION IN CONFORMANCE VATH THE REQUIREMENTS OF THE SPOKANE REVISIONS
COUNTY SUBDIVISION ORDINANCE .o- POWER POLE 1.TOPOGRAPHIC DATA AND BOUNDARY PREPARED MY MINISTER k GLAESER
SLOPE OVER 3076 6303
SURVEYING BLVD.,SUITE B,PASCO,WA 99301 SCALE: '
200 100 0 200 400 • LANDWORKS 1"
PASCO PHONE 509-544-7802 FAX: 509-544-7862 1"=200•
• SET 5/8'REBAR 22DO E EVERGREEN BLVD.,VANCOUVER,WA 98661 ENGINEERING.INC. 1
N SCALE FEET W/YPC L.S. #37544 360-694-3313 FA: 360-694-8410
721 N.VINES RO.SROKn Nf voLLET.Wa 99206
DATUM: CITY OF PASCO DATUM 0 FOUND AS NOTED 2.THERE WALL BE NO DIRECT VEHICLE ACCESS FROM ANY LOT IN THE - BBONL:so9;9zz-z<oo rax.ao9r 9z9-9;ze
RICHARD C BENECCHI,PLS CONTOURS: ONE FOOT INTERVAL PLAT BOUNDARY LINE PROJECT TO SANDIFUR PARKWAY,ROAD 44,ROAD 52 OR POWERUNE ROAD. PASCO OF CERTIFICATE NUMBER 37544 PRAM PLAT
CK'D XT DATE: 3-7-08 W NS WASHINGTON
CK•D: DATE: Ch00 FILE: 07-DOB PRELIM PLAT