HomeMy WebLinkAbout11-19-2009 Planning Commission Meeting Packet PLANNING COMMISSION - AGENDA
REGULAR MEETING 7:00 P.M. November 19, 2009
I. CALL TO ORDER:
II. ROLL CALL: Declaration of Quorum
III. APPROVAL OF MINUTES: October 15, 2009
IV. OLD BUSINESS:
A. Code Amendment Title 19 8v 25 Dealing with RV's and Residential
Parks (Citywide)(City of Pasco) (MF# CA 09-003)
V. PUBLIC HEARINGS:
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)
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)
C. Code Amendment RV Parking in suburban zones (Cites)(City of
Pasco) (MF# CA 09-002)
VI. WORKSHOP:
VII. OTHER BUSINESS:
VIII. ADJOURNMENT:
REGULAR MEETING October 15, 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. 6 Ray Rose
No. 7 Tony Schouviller
No. 8 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. 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.
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 Little noted two corrections on page three of the minutes where
his name appeared twice in two motions. The correction was noted.
Commissioner Hay then moved seconded by Commissioner Little, that the
minutes dated September 17, 2009 be approved as corrected. The Motion
carried unanimously.
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OLD BUSINESS:
A. REZONE Rezone from R-1 to C-1 (4200 Block of West
Court) (Goodwin) (MF# Z 09-006)
Chairman Samuel read the master file number and asked for comments
from staff.
Staff explained a concomitant agreement restricting carwashes has been
written and will be signed before going to City Council.
Commissioner Anderson moved seconded my Commissioner Little, to
adopt the Findings of Fact as contained in the Oct. 15th 2009 staff report.
The motion passed unanimously.
Commissioner Anderson moved, seconded by Commissioner Little, based
on the Findings of Fact as adopted, the Planning Commission recommend
the City Council rezone the site from R-1 (Low Density Residential) to C-1
(Retail Business) with a concomitant agreement precluding carwashes.
Staff explained the appeal process for the audience.
PUBLIC HEARINGS:
A. SUB-AREA PLAN Broadmoor Sub-Area Plan (West of Broadmoor
Boulevard and north of Harris Road) (City of
Pasco) (MF# CPA09-001)
Chairman Samuel read the master file number and asked for comments from
staff.
Staff explained that several months ago the Planning Commission held a
workshop to review a draft of the Broadmoor Sub-Area Concept Plan. Staff
discussed the significant growth that has occurred in the community over the
last 10 years and explained very few areas were left to be developed. The major
area left to develop was the Broadmoor Area west of Broadmoor Boulevard and
north of Harris Road.
Following the earlier workshop staff explained property owners within the
Broadmoor Area were mailed a copy of the draft plan and invited to a meeting to
provide input on the Plan. Two letters were received in response to the draft
Plan and representatives of two major property owners attended the meeting.
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As a result of property owner comments a few minor changes were made in the
Plan.
Staff then reviewed the contents of the Plan for the benefit of the Planning
Commission. The Plan contains a discussion on existing conditions, an
explanation of development constraints, development concepts, a land use
concept map, a zoning concept map, and policy statements to guide future
growth.
Chairman Samuel asked how or where the gravel pit would grow in the next 17
plus years.
Staff explained the mineral designation area in the plan identifies most of the
area that can be mined for gravel although Central Pre Mix has a lease on some
additional lands.
Chairman Samuel asked if the gravel would be mined out by the year 2028 and
what would happen at that point in time.
Staff explained that it would depend on the pace of construction in the region
whether or not the gravel would be mined out. If it was not mined out, Central
Pre- Mix would have the option of applying for a new special permit\.
Chairman Samuel asked if there had been much interaction between developers
and staff over development in the study area.
Staff stated there has not been a lot of interaction. Most of the inquiries have
been from developers that want to develop a few acres. The owner of most of the
land in the area has not been interested in doing small piece meal development
projects.
Commissioner Little asked if the plan addressed the size of lots and the type of
houses that could be built.
Staff stated the plan does not. The Plan provides guidance on where residential
development should be located. Lot sizes are established during the zoning and
subdivision process.
Chairman Samuel opened the hearing for public comment.
Dirk Stricker, 3104 S. Morain Place, Kennewick stated he was present on behalf
of Dale Adams, the owner of a large portion of the study area. Mr. Stricker
stated he met with staff in August and they are in general agreement with the
broad approach of the plan.
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Max Burns, 7872 Byers Road, stated his family was in favor of the Plan. Mr.
Burns wanted to see Dent Road extended to Broadmoor Boulevard to relieve
traffic on Harris Road.
Craig Mayfield, Central Pre-Mix 3911 S. Dennis, Kennewick, stated he thought
the concept was good but the lack of participation by the property owners was
not good. Mr. Mayfield stated Central Pre-Mix was willing to participate but,
they need to coexist with the City.
Mr. Mayfield also explained that the pace of construction in the area will dictate
how much excavation occurs in the gravel pit. Mr. Mayfield explained that the
aggregate in this area is some of the most valuable aggregate in the northwest
and a lot of it is under other properties to the west of the pit.
Dave Wilson, 10723 W. Court Street, was at the August meeting and was
generally in favor of the Plan.
Bart Gallant, 12905 Shoreline Road, was generally in favor of the concept. His
overriding concern was that the area should develop in a large scale manner
rather than being cut up into small developments that may ruin the long term
development.
Following additional comments from Craig Mayfield about the importance of
working together the Chairman closed the hearing.
Mr. Anderson stated he would like to hear from the other property owners about
public participation before sending the matter on to the City Council.
Commissioner Rose expressed the concern about how the area could be
developed in the midst of the gravel mining activity.
Chairman Samuel reopened the hearing to ask property owners whether or not
they felt additional meetings would be need on the Plan before it was passed on
to the City Council.
Max Burns stated he thought things were headed in the right direction. He was
not opposed to having additional meetings.
Chairman Samuel asked those present if they wanted to have additional input
before the plan goes forward.
Dave Wilson stated the plan had a lot of flexibility. The problem with the
previous plan was the fact property owners did not have a lot of input. Mr.
Wilson stated he could see additional meeting as things move forward. He
agreed that his property would develop for residential uses and that is why he
agreed with the plan. Mr. Wilson stated the plan has enough detail but, is
general enough to go forward to the City Council.
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Bart Gallant stated the conceptual framework is sufficient at this time. His main
concern was that the area should not be developed in a piece meal fashion. He
thought the current plan has enough detail to go forward to the City Council.
Dirk Stricker concurred there was enough information in the Plan to go forward
and take it to the City Council.
Craig Mayfield stated the process forward will have to include Central Pre-Mix
DNR and the City of Pasco.
Rick White, Community & Economic Development Director, stated that when
staff began this project knew there were significant challenges. The plan was
purposefully done in a broad brush fashion to identify land uses and a road
network so the community can start looking ahead for future public investment
for funding for infrastructure needs.
Chairman Samuel stated what he heard in the hearing was the property owners
would like to work more closely with the city in the future but, there was enough
detail to go forward to the City Council.
Chairman Samuel closed the hearing.
Commissioner Little moved, seconded by Commissioner Kempf, to adopt the
Findings of Fact, as contained in the Broadmoor Sub-Area Concept Plan staff
memo dated October 15, 2009. The motion passed unanimously.
Commissioner Little moved, seconded by Commissioner Kempf, based on the
Findings to Fact the Planning commission recommend the City Council adopt
the Broadmoor Sub-Area Concept Plan as a guide for future development in the
Broadmoor Areas. The motion passed unanimously.
B. CODE AMENDMENT Title 19 & 25 Dealing with RV's and
Residential Parks (City-wide) IMF# CA 09-003J
Chairman Samuel read the master file number and asked for comments from
staff.
Rick White, Community & Economic Development Director, introduced the topic
and stated in early 2009 the State Legislature changed the State Law by
prohibiting local entities from precluding RV's as primary residences in mobile
home parks. The new law prohibits the city from creating an ordinance that
directly or indirectly precludes RV's from mobile home parks but does allow the
city to establish safety standards related to the placement of RV's in mobile
home parks. The proposed ordinance was developed by using the building code,
plumbing code and manufacture home regulations as a reference guide to
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develop the proposed safety standards. The code needs additional review by the
City Attorney to determine if the proposal meets the intent of the legislation or
whether or not it is too far reaching. It was suggest the hearing be held followed
by a motion to table action on the proposed ordinance until it can be further
reviewed for consistency with the new law.
Chairman Samuel asked for an explanation of what would be considered further
than the law.
Mr. White stated there was a provision in the proposal that requires certain
insulation values. That may be an example of going beyond the intent of the
legislation.
Dave McDonald, City Planner, reviewed the proposed ordinance. It was
explained the State definitions for mobile homes and RV's are different than the
city's definition and therefore the proposal changes the city's definitions. The
proposed safety standards were then reviewed for the benefit of the Planning
Commission
Chairman Samuel asked if city staff looked at ordinances from other cities like
Yakima addressing the subject.
Mr. McDonald stated that the city's Growth Management resource person with
the Department of Commerce in Spokane stated that Pasco appears to be the
first city in Eastern Washington to address the new State Law.
Commissioner Little asked about the community restroom requirements for
hygiene.
Mr. McDonald stated the standards in the Uniform Plumbing Code are designed
to address sanitation requirements.
Chairman Samuel asked how many mobile parks or RV parks have communal
restroom facilities.
Mr. McDonald stated there were at least three.
Chairman opened the hearing for public comment and after three calls for
comments the hearing was closed.
Commissioner Anderson stated the Commission needs to be mindful of the folks
that live in the RV units and need to have the safety protections. Commission
Anderson supported the more restrictive language.
Commissioner Kempf stated she was in support of the more restrictive language.
Commissioner Kempf stated RV's were not built for permanent residences and
should not be used for that purpose.
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Chairman Samuel stated RV's were never designed and built to be permanent
residences. The Chairman felt RV's needed to be safe for the occupants,
surrounding property owners and the community in general. RV's need to meet
standards that are similar to other permanent dwellings.
Commission Little moved, seconded by Commissioner Anderson, that the
Planning Commission continue the Code Amendment on Title 19 and 25 dealing
with RV's and Residential Parks to the November Planning Commission meeting.
The motion passed unanimously.
WORKSHOPS:
A. CODE AMENDMENT RV PARKING IN SUBURBAN ZONES (CITY-WIDE)
CITY OF PASCO) (MF# CA 09-002)
Chairman Samuel read the master file number and asked for comments from
staff.
Shane O'Neill, Planner 1 reviewed the staff memo and the five alternatives that
the Planning Commission could consider when amending the RV parking
regulations in the zoning code. The purpose for the workshop was to review the
alternatives and provide direction to staff for further refinement of a code
amendment that could be discussed at a public hearing.
The main focus of the discussion centered on relaxing the standards to allow the
storage of RV's in front yard areas with setbacks from 10 to 15 feet in depth.
Mr. White, Community and Economic Development Director provided additional
background on the current code and followed up with a history on the issue of
RV parking in suburban areas that were previously in the county but, are now
in the city. He also provided further description of the alternatives being
proposed.
Chairman Samuel asked if the current regulations on RV parking were the same
in the city and county.
Mr. White stated they were.
Commissioner Anderson asked if a property owner did not have enough space
beside their house and had to extend their RV parking beyond their house under
alternate #I or #4 would they be in or out of compliance.
Mr. White stated it would be acceptable under either Alternative #1 or #4.
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Commissioner Rose stated he was under the impression there are a lot of cities
that do not allow the parking of RV's at all.
Mr. O'Neill stated that his research in the state indicated that most cities do not
permit RV parking in residential areas. The last city Mr. O' Neill worked for
prohibited RV parking in residential areas. Some cities allow residential RV
parking behind vegetative and other screening that completely blocks/hides the
RV from view.
Commission Rose inquired what constitutes temporary parking.
Mr. McDonald explained the code allowed parking of RV's in front of homes for
loading and unloading before and after a vacation or parking on a driveway for a
period of 10 days when the RV was being used by a guest of the home.
Commissioner Little stated there had been a lack of code enforcement in his
neighborhood and to do justice to other property owners and to preserve their
property value, RV's should be stored beyond the house and preferably behind a
fence.
Mr. Samuel asked about the number of complaints from residents resulting from
RV parking.
Mr. White explained people complain about RV's parked on streets and from
some that are parked in front yard areas. The city also receives complaints from
people that say they do not have a place to park their RV.
Commissioner Anderson reminded the Commission they were discussing
parking in suburban zones only. He further stated that during the annexation
of the Riverview area the city promised not to impose significant changes on the
existing lifestyles of those residents. He stated we are not a gated community
and he favored parking RV's beside the driveways.
Commissioner Rose stated that perhaps the city needs to compromise where
problems have been inherited form the county.
Chairman Samuel asked for comments from the other Commissioners.
Commissioner Hay stated he would prefer adopting either alternative #1 or #5.
Chairman Samuel agreed with Mr. Hay but stated that he prefers alternative #5.
Commissioner Kempf stated she would like to see alternatives #1 8v #5 be
presented at the next Planning Commission meeting for the public hearing.
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Commissioner Rose asked whether or not sufficient RV storage facilities exist
within the city.
Mr. White stated the greater issue was the cost of RV storage.
Chairman Samuel asked that alternatives #1 8s #5 be presented at the public
hearing.
OTHER BUSINESS:
With no further business, the Planning Commission was adjourned at 8:50 pm.
David McDonald, Secretary
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MEMORANDUM
DATE: November 19, 2008
TO: Planning Commission
FROM: Dave McDonald, City Planner
SUBJECT: Code Amendment Title 19 & 25 dealing with RV's and Residential Parks
On October 15, 2009 the Planning Commission held a public hearing to consider
proposed amendments to Title 19 and Title 25 dealing with mobile homes and
recreational vehicles. Action on the proposed amendments was tabled until the
November 19th Planning Commission meeting.
As explained at the October hearing in 2008 the State Legislature amended the
State Law by prohibiting cities from excluding mobile homes or manufactured
homes from mobile home parks based on the age or dimensions of a mobile or
manufactured home. The Pasco Municipal Code does not restrict the location of
mobile or manufactured homes in mobile home parks because of age or
dimensions. If a mobile or manufactured home is older than 10 years it must have
a life safety inspection performed by the Department of Labor 8s Industries prior to
being issued a Pasco placement permit. The law allows cities to require compliance
with fire and safety regulations when considering the issuance of permits for the
placement of a manufactured home in a mobile home park. The Pasco Municipal
Code is in compliance with State Law; however, our definition for mobile homes
includes certain dimensions for both widths and lengths. The State definition does
not include dimensions. The attached code amendment modifies the Pasco
definition for mobile homes to conform with the State definition.
The State Law dealing with mobile home parks was further amended in 2009 to
preclude cities from adopting regulations that would directly or indirectly prevent
the placement of a recreational vehicle in mobile home parks to be used as a
primary residence. The State law however does permit cities to develop safety and
other regulations related to the use of an RV as a primary dwelling unit in mobile
home parks.
During the October hearing the Planning Commission considered a number of fire
and safety options for imposition on RV's used a primary residences in mobile home
parks. Those options have been reviewed by the city's legislative consultant and as a
result the consultant recommended the city focus placement standards for RV's
around the areas of sanitation and hygiene as emphasized in the State Law.
Accordingly staff has modified the proposed code amendments to focus on those
areas emphasized in the law.
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Findings to support the adoption of the proposed ordinance are listed below.
Findings of Fact
1) The City of Pasco has enacted development regulations as required by the
Growth Management Act that encourage orderly growth and development.
2) The City's development regulations include provisions for the location of
manufacture homes, mobile homes and recreational vehicles within the City.
3) The Revised Code of Washington (35A.21.312) precludes a city from restricting
the location of mobile homes or manufactured homes in mobile home parks or
manufactured home communities based on the age or dimension of a mobile
home or manufactured home.
4) The Revised Code of Washington (35A.21.312) precludes a city from adopting
an ordinance that has the effect, directly or indirectly, of preventing the use of
a recreational vehicle as a primary residence in a manufactured/mobile home
community except as provided in RCW 35A.21.312 (4).
5) The Revised Code of Washington Section 35A.21.312 (4) authorizes the
imposition of safety and sanitation standards for a recreational vehicle used in
mobile home park as primary residence.
Recommendation
MOTION: I move the Planning Commission adopt the Findings of Fact
and conclusions as contained in the November 19, 2009 staff memo on
code amendments for Title 19 and 25.
MOTION: I move the Planning Commission recommend the City
Council adopt the proposed code amendments modifying PMC Title 19 and
PMC Title 25 as attached to the November 19, 2009 staff memo to the
Planning Commission.
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ORDINANCE NO.
AN ORDINANCE relating to zoning and amending PMC Title 19 and 25 dealing with
definitions and locational standards for mobile homes and recreational vehicles.
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 Revised Code of Washington (35A.21.312) precludes a city from
restricting the location of mobile homes or manufactured homes in mobile home parks or
manufactured home communities based on the age or dimension of a mobile home or
manufacture home; and,
WHEREAS, the Revised Code of Washington (35A.21.312) precludes a city from
adopting an ordinance that has the effect, directly or indirectly, of preventing the use of a
recreational vehicle as a primary residence in a manufactured/mobile home community except
as provided in RCW 35A.21.312 (4); and,
WHEREAS, the City Council has determined that to address changes in State law it is
necessary to amend PMC Title 25 and Title 19, NOW, THEREFORE,
THE CITY COUNCIL OF THE CITY OF PASCO, WASHINGTON, DOES ORDAIN
AS FOLLOWS:
Section 1. That Section 25.12.315 of the Pasco Municipal Code be and the same is
hereby amended to read as follows:
25.12.315 MOBILE HOME. " ,
body feet or rnere in length and eight body feet, er ngere in width, designed for transportation,
afteF fabFieatien, en stFeets and highways en its ewn wheels, and designed te be used as a
dwelling with eF witheut a peffnanent feundatien when eenneeted te a FeqUiFed utilities, and
gune 1S, 1976.
"Mobile home" means a factory-built dwelling built prior to June 15, 1976, to standards other
than the United States Department of Housing and Urban Development Code, and acceptable
under applicable state codes in effect at the time of construction or introduction of the home
into the state.
Section 2. That Chapter 25.69.020 of the Pasco Municipal Code be and the same is
hereby amended to read as follows:
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25.69.020 DEFINITIONS. As used in this chapter, unless the context or subject matter clearly
requires otherwise, the words and phrases defined in this section shall have the below indicated
meanings; provided that, all definitions, rules and regulations defined herein that are in conflict
with provisions of other City ordinances, the provisions of the recreational vehicle park
ordinance shall prevail.
(1)
FeF puFpeses ef this Title if a unit is net listed in the latest additien ef the N.(1)(Zl)("erereatien.l.
not exceed 11.5 feet On width and centain Q0 square feet of living space or ,
"Park model" means a recreational vehicle manufactured for permanent or semi-permanent
installation and is used as a primary residence; (RCW 59.20.030 (14))
(2) "Primary Residence" means a recreational vehicle used for dwelling purposes for more than
6 months of the year.
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for temperaFy occupancy or travel, recreational eF vacation use. Said vehicles contain plumbing,
,
cangping trailers, tent trailers, fifth wheels and travel trailersi tents are exEluded. A reereatienal
vehmele shall have a bedy width ef ne n9eFe than none (9) feet and a bedy length ef ne ngeF-e
than feFty (10) feet wheig faeteFy equipped feF the Fead;
"Recreational vehicle" means a travel trailer, motor home, truck camper, or camping trailer that
is primarily designed and used as temporary living quarters, is transient and is either self-
propelled or mounted on or drawn by another vehicle.
(3 4) "Recreational Vehicle Site" means a plot of ground within a recreational vehicle park
intended for temporary location of a recreational vehicle as a dwelling unit;
(4-5) "Recreational Vehicle Park" means a tract or parcel of land upon which two or more
recreational vehicle sites are located, for occupancy by recreational vehicles as temporary living
quarters for recreation or vacation purposes;
(§ 6) 'Sanitary Station or Sanitary Dumping Station" means a facility used for removing and
disposing of wastes from recreational vehicle sewage holding tanks; and
(§ 7) "Tents" means an enclosed structure of shelter fabricated entirely or in major part of
cloth, canvas, plastic or similar material used for recreational or vacation purposes.
Section 3. That Section 25.40.020 of the Pasco Municipal Code be and the same is
hereby amended to read as follows:
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25.40.020 PERMITTED USES. The following uses shall be permitted in the RP residential park
district:
(1) Residential parks which are licensed for the placement of individual residential mobile
homes, factory assembled homes, er site-built homes or recreational vehicles occupied as a
primary residence within the approved park boundaries and subject to the standards as set
forth in this chapter and Title 19; and
(2) Community recreation facilities, clubhouse, park office, laundry, storage and similar uses
appurtenant to the residential park residents only.
Section 4. That Section 25.40.060 of the Pasco Municipal Code be and the same is
hereby amended to read as follows:
25.40.060 MINIMUM REQUIREMENTS. (1)
shall be pemqitted within any Fesidential park-. A recreational vehicle storage area shall be
provided in all residential parks sufficient in size to permit the storage of one RV/boat for every
two residential lots; and
(2) Development and other minimum requirements for residential parks are provided in Title 19.
Section S. That Section 25.69.040 of the Pasco Municipal Code be and the same is
hereby amended to read as follows:
25.69.040 GENERAL REQUIREMENTS. (1) No recreational vehicle shall be occupied overnight
unless the same is parked inside an approved recreational vehicle park or Residential Park
under the provisions of 19.24.080. An exception to this rule may be granted for temporary uses
as specified in PMC 10.52.030, subject to strict compliance with the requirements of said
section;
(2) No recreational vehicle shall be occupied for commercial purposes anywhere in the City of
Pasco; except units used for job shacks at commercial construction sites with valid building
permits;
(3) No recreational vehicle shall be used as a primary residence, except for park manageffien ,
for indefinite peFieds ef to unless the recreational vehicle conforms with the requirements
provided in 19.24.080. Occupancy in a-paF!( of a recreational vehicle for more than 180 days in
any 12-month period shall be conclusively deemed to be permanent occupancy. Dlacement of
;
(4) Except portable awnings and screens that are attached to and carried with the recreational
vehicle, no external appurtenances, such as carports, cabanas or patios may be attached to any
recreational vehicle while it is in a park unless the same are properly permitted and meet all
building and safety requirements;
(5) No space within a recreational vehicle park shall be rented for any purpose other than those
expressly allowed by this chapter; and
(6) No person, company or corporation shall establish or modify a recreational vehicle park
without first complying with the provisions of this chapter.
Section 6. That Section 19.04.060 of the Pasco Municipal Code be and the same is
hereby amended to read as follows:
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19.04.060 MGBILE HGME. " "
bedy feet eF ngeFe in length and eight bedy feet eF ngeFe in width, designed feF ,
after fabricatien, en streets and highways en its ewn wheels er flatbed or ether trailers, and
designed te be used as a dwelling with eF withebit peffiganent fEwndatien when eenneeted te
FequiFed utilities, and having an insignia issued by the DepaFtngent ef lzabeF and lndListFies and
eenstrueted bofeFe june 15 1976.
"Mobile home" means a factory-built dwelling built prior to June 15, 1976, to standards other
than the United States Department of Housing and Urban Development Code, and acceptable
under applicable state codes in effect at the time of construction or introduction of the home
into the state. (RCW 59.20.030 (8))
Section 7. That Section 19.04.100 of the Pasco Municipal Code be and the same is
hereby amended to read as follows:
19.04.100 RECREATIONAL VEHICLE. Repealed.
"Recreational vehicle" means a travel trailer, motor home, truck camper, or camping trailer that
is primarily designed and used as temporary living quarters, is transient and is either self-
propelled or mounted on or drawn by another vehicle.
Section 8. That a new Section 19.24.080 of the Pasco Municipal Code be and the
same is hereby amended to read as follows:
19.24.080 . INSTALLATION STANDARDS FOR
RECREATIONAL VEHICLES USED AS PRIMARY RESIDENCES. Pursuant to and as authorized
by RCW 35A.21.312 recreational vehicles may be permitted as a primary residence in all
Residential Parks provided the following fire and safety standards are met:
a) A 3 foot by 3 foot landing must be installed at the main entrance/exit door if more
than two steps are require to access the recreational vehicle;
b) For recreational vehicles with internal toilets and showers, water and sewer service
connections must be made underneath the recreational vehicle and must be protected by the
insulated skirting unless it can be demonstrated that water and sewer connections in other
locations can be protected from freezing during winter months;
c) Sewer drain lines attached to the recreational vehicle must be schedule 40 PVC or
other approved rigid piping;
d) Holding tanks must be protected from freezincU
e) No external propane tanks will be permitted unless the onboard propane tank is
disabled and the external tank is fitted with a pressure value installed by a propane supplier to
equal the pressure value rating of the onboard propane tank;
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f) External propane tanks must be located out of vehicle pathways or parking pads.
External propane tanks must be secured to the ground to prevent overturning or damage to the
line supplying propane to the recreational vehicle
g) Recreational vehicles without internal toilets or showers may only be permitted in
residential parks where toilet and shower facilities meeting the following standards are
provided:
(1) no less than one (1) commode, one (1) lavatory and one (1) shower,
accessible per the guidelines established by the Washington State Barrier Free Code, for
each gender shall be provided;
(2) Restroom facilities provided for each gender be properly identified and shall
be connected to the city's water and sewer utility; and
(3) for each ten (10) recreational vehicle spaces provided or part thereof, there
shall be one (1) additional commode, lavatory and shower provided for each gender.
h) Any recreational vehicle modified or altered for placement in a residential park
without Washington State Department of Labor and Industries approval and permits will not be
permitted to be used a primary residence (WAC-296-150R-1000).
Section 9. That Section 19.24.010 of the Pasco Municipal Code be and the same is
hereby amended to read as follows:
19.24.010 PERMITS REQUIRED. (a) No factory assembled home,, ef—mobile home or a
recreational vehicle used as a primary residence shall be constructed or installed within the City
until such installation or construction has been authorized by a permit issued by the Building
Inspector, except unoccupied factory assembled homes or mobile homes within a factory
assembled home/mobile home sales or service lot.
(b) It is unlawful for any factory assembled home,, er-mobile home dealer or recreational vehicle
dealer to deliver a factory assembled home,, er mobile home or a recreational vehicle to be used
as a primary residence to a site within the City until an installation permit has been issued by
the City Building Inspector.
(c) It is unlawful for the owner or manager of a residential park to allow the installation or
construction of a home or recreational vehicle until a permit has been issued by the City
Building Inspector or Building Official.
Section 10. That Sub-Section 19.24.040 (7) of the Pasco Municipal Code be and the
same is hereby amended to read as follows:
(7) Factory assembled homes or mobile homes are to be installed in accordance with
specifications of the manufacturer and provisions of Section 19.24.075. The application shall be
accompanied by one complete and legible copy of such installation recommendations.
Recreational vehicles used as primary residence shall be installed in accordance with PMC
19.24.080.
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Section 11. That Sub-Section 19.24.040 (7) of the Pasco Municipal Code be and the
same is hereby amended to read as follows:
19.24.060 LIMITATIONS OF PERMIT. A placement or construction permit shall be valid
only for the installation of the home or recreational vehicle used as a primary residence at the
particular location specified within the permit. A new permit shall be required for the installation
or construction of a different home or recreational vehicle at the same location or the same
home or recreational vehicle at a different location.
Section 12. 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
2009.
Joyce Olson
Mayor
ATTEST: APPROVED AS TO FORM:
Debra L. Clark Leland B. Kerr
City Clerk City Attorney
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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
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EAST- Developed with the Desert Plateau and Desert Oasis
neighborhoods
WEST- Soccer Complex
S. 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 nonsignificance 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 5 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
completed to Road 44. Because the proposal now calls for Sierra Drive to be
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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 east 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 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.
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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 noise study was completed with the original preliminary
plat for Linda Loviisa. 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 corner of
proposed 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.
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The Comprehensive Plan indicates a major north/south collector street
(Madison Ave) is to be located in the eastern third of the proposed 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 Subarea
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 Subarea
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 1-182 Sub Area Transportation
Plan was reviewed and updated in 2008-2009. As a result of that review traffic
the 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 Subarea 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/Rd 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 Lowes
driveway. In 2010 the additional lane on Road 68 south of the Lowes 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 1-182 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 for 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
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Madison Avenue, Sierra Drive and Desert Plateau Drive. Lansing Lane also
provides a seconded connection to Burden Boulevard for streets in the western
third of the plat. The preliminary plat was submitted to the Transit Authority
for review. No comments were received from the Transit Authority. (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 unit per acre.
• In March of 2005 the 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.
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• The State Growth Management Act requires urban growth and urban
densities to occur within the Urban Growth Boundaries.
• One hundred and sixty-five 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.
• 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 R-1 and
being developed with single family homes. The average lots size in the
Village of Pasco Heights is 8,500 sq ft.
• 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 Subarea Transportation Plan and the Highway
Capacity Manual indicate there is capacity in the current street network
to absorb traffic from the propose site if developed with homes.
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• 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 at the
NW corner of Road 60 and Sandifur Parkway (elementary school) and at
the end of Road 52 (middle school).
• 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
thru 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 the City Council set 70dB as a realistic goal for
abatement of noise levels along the freeway.
• The June 2004 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.
• A original Linda Loviisa plat approval resolution required the developer to
mitigate noise from I-182 through the use of walls, berms or other
devices.
TENATIVE 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:
8
(1) Adequate provisions are made for the public health, safety and general
welfare and for open spaces, drainage ways, streets, alleys, other public
ways, water supplies, sanitary wastes, parks, playgrounds, transit stops,
schools and school grounds, sidewalks for safe walking conditions for
students and other public needs;
The proposed plat will be required to develop under the standards of the
Municipal Code and standard specifications of the City Engineering
Department. These standards for streets sidewalks and other
infrastructure improvements were designed to ensure the public health,
safety and general welfare of the community are secured. These
standards include provisions for streets, drainage, water and sewer
service and the provision for dedication of park lands. This preliminary
plat has been forwarded to the Franklin County PUD, the Pasco School
District and Ben-Franklin Transit Authority for review and comment. A
five acre park site is located on the north side of the proposed plat. Two
new school sites are located to the north on Road 60 and Road 52
(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 plat makes efficient use of vacant land and
will 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 low
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 Element of the Plan encourages the promotion of a variety of
residential densities and suggests the community should support the
advancement of programs encouraging home ownership. The
Transportation Element of the Plan suggests major streets should be
beautified with trees and landscaping. The Plan also encourages the
interconnection of local streets for inter-neighborhood travel for public
safety as well as providing for traffic disbursement.
(4) The proposed subdivision conforms to the general purposes of any
applicable policies or plans which have been adopted by the City
Council;
Development plans and policies have been adopted by the City Council in
the form of the Comprehensive Plan. The proposed subdivision conforms to
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the policies, maps and narrative text of the Plan as noted in number three
above.
(5) The proposed subdivision conforms to the general purposes of the
subdivision regulations.
The general purposes of the subdivisions regulations have been
enumerated and discussed in the staff analysis and findings of fact. The
findings of fact indicate the subdivision is in conformance with the general
purposes of the subdivision regulations.
(6) The public use and interest will be served by approval of the proposed
subdivision.
The proposed plat, if approved, will be developed in accordance with all
City standards designed to insure the health, safety and welfare of the
community are met. The Comprehensive Plan will be implemented through
development of this plat. These factors will insure the public use and
interest is served
TENTATIVE 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.
S. 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 along lots 25-31, Phase 1 must match the fence on
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the west side of Madison Avenue north of Salem Drive. The fencing
south of Salem Drive must be 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.
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. The species of trees
and spacing 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
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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, is required for
access to a city owned irrigation well site
15. The developer shall insure active and ongoing dust and litter abatement
activities occur during the construction of the subdivision and
construction of the houses thereon.
16. The developer shall prepare a dust and erosion control plan to be
approved by the City Engineer prior to approval of any construction
drawings for the first phase of the subdivision. Dust control may include
use of a irrigation equipment and a cover crop. The City's street and
utility installation requirements are paramount and will dictate the
practical feasibility of maintaining a cover crop.
17. The developer will be required to provide a deposit to the City of Pasco to
allow the City of Pasco to hire a surveying company to perform
topographic surveys of the constructed utilities including manhole lids
and flow line elevations, location of sewer stubs, water valves, water
meters, irrigation valves, irrigation services, storm water catch basins,
street lights, fire hydrants, monuments and other pertinent information
deemed necessary, to the satisfaction of the City of Pasco. The developer
will be required to provide as-built drawings for the remainder of the
improvements. The City of Pasco contracted surveyor will be given an
electronic copy of the design drawings to then insert their findings from
the topographic survey. No as-built/record drawings will be accepted
and approved by the City of Pasco until such time as they meet the
requirements of and are to the satisfaction of the City Engineer. The
developer required as-built/record drawings must be accepted and
approved by the City of Pasco, pursuant to PMC 26.28.050.
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18. 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.
19. Street grades for all arterial and collector roads shall not exceed 6
percent. Interior local access street grades shall not exceed 10 percent.
All intersections will require setback lines for appropriate sight distances.
No fences, utility vaults or pedestals, or other obstructions will be
allowed in this area. 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.
20. 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.
21. Irrigation mainlines shall be installed throughout the entire proposed
plat of a size sufficient to service each and every currently
proposed/future proposed lot pursuant to PMC 26.04.116. Additional
mainlines, as directed by the City Engineer, may be required to be
installed. The developer shall install a properly designed irrigation
system with stubs to all lots in the subdivision for future irrigation
needs. All easements/right of ways necessary to convey an irrigation
system to and through the proposed plat must be conveyed to the City of
Pasco. The irrigation lines shall run in easements/rights of way as
directed by the City Engineer. In conjunction with the first phase, 2
additional irrigation mainlines will be required to be installed in addition
to any other lines that may be required/needed with that phase. The
first line, minimum 12" inch, shall be installed from the existing well,
located in the proposed park, west to connect to the existing irrigation
mainline running north/south along the east edge of the Soccer
Complex. The second line, minimum 12", shall be installed from the
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same well to the north to connect to the existing irrigation mainline(s)
located on the north side of Burden Boulevard. These lines shall be
installed as directed by the City Engineer. Any existing irrigation pipe
not in use is to be removed at the owner/developer's expense to the
satisfaction of the City Engineer.
22. 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 this proposed 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.
23. 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.
24. 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.
25. 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.
26. 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."
27. 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
expansion and connection of new systems to the existing irrigation
supply."
14
28. Street lighting will be installed 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.
29. 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.
30. Sierra Drive must be barricaded until the subdivision is fully developed.
The barricade must extend the full width of Sierra Drive and be designed
to meet the MUTCD manual.
31. 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.
32. Extend the 4 inch irrigation main line along both halves of Raleigh Drive,
Nashville Drive and the west half of Tallahassee Lane. Remove the
irrigation crossing in Raleigh Drive and move the crossing in Nashville
Drive to the intersection of Nashville Drive and Tallahassee Lane.
RECOMMENDATION
Motion: I move to close the hearing on the proposed preliminary plat and
initiate deliberations and schedule adoption of findings of fact,
conclusions and a recommendation for the City Council for the
December 17, 2009 meeting.
15
Item: Prelim Plat Linda Loviisa Division I
Overview Applicant: Aho Construction N
Map
File #: PP 09-003
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SEE.
REPORT TO PLANNING COMMISSION
MASTER FILE NO: SP 09-008 APPLICANT: Faith Assembly Church
HEARING DATE: 11/19/2009 1800 North 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:
Leal: 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 North Road 72
Property Approximately 10 acres
2. 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
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site
for 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 of Pasco 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
2
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.
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 with the goals, policies, objectives
and text of the Comprehensive 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.
3
2) Will the proposed use adversely affect public infrastructure?
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 with 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 development 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 with the proposal be more objectionable
to nearby properties by reason of noise, fumes, vibrations, dust, traffic, or
flashing lights than would be the operation of any permitted uses within the
district?
The daycare/preschool school has been operating on the site for 5 years
without generating any noise, dust, traffic or other conditions that would be
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 health or safety if located and
developed where proposed, or in any way become a nuisance to uses permitted
in the district?
Daycares are similar to schools, which are commonly located in or adjacent to
residential neighborhoods where they are generally not viewed as a nuisance.
4
TENTATIVE 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.
RECOMMENDATION
MOTION: I move to close the hearing on the proposed daycare/nursery
school and initiate deliberations and schedule adoption of findings of fact,
conclusions and a recommendation to the City Council for the December 17,
2009 meeting.
5
'CI nity Item: Special Permit - Preschool V Applicant: Imagination Studios N
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Use Applicant: Imagination Studios N
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MEMORANDUM
DATE: November 13, 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
of 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.
One direction of thinking is to partially relax the standards for front yard RV parking
by permitting them in what would be considered the side yard portion of the front yard.
This idea is expressed in Alternatives 1 8v 4. In order to ensure public health and
safety by maintaining good sight visibility, staff recommends imposing an RV parking
setback. Alternative 1 imposes a fifteen (15) foot RV parking setback and Alternative 4
imposes a ten (10) foot RV parking setback.
Alternatives 2 8s 3 use the same parking setbacks but allow RV parking in any front
yard area. These Alternatives lift the code requirement to comply with section
25.78.030, specifying the exact location of accessory parking pads, in suburban zones.
Lifting said requirements would allow vehicle parking directly in front of homes where
parking is not regularly permitted in any residential suburban zone. The resultant
physical environment would conflict with the purpose of residential zoning by creating
excessive parking allowances in highly visible locations. Alternatives 2 & 3 provide the
greatest degree of flexibility when locating RV's in suburban zones; however they are
not staff's preferred Alternatives.
Contained in the packet are illustrations of the allowable parking areas associated with
each Alternative as well as examples of RV parking in suburban zones. Annotated
photos are designed to show how each Alternative effects the physical environment.
To help guide the decision making process staff has developed the following questions:
1
- Is there a need to modify the current RV parking requirements?
- Is it desirable to retain obstruction free front yards?
- Should RV parking requirements in suburban zones differ from other
residential zones?
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;
(1) To encourage and facilitate the orderly growth and development of
the Pasco Urban Area;
(2) To provide adequate open space for light and air, to prevent
overcrowding of the land, and to lessen congestion on the streets;
(3) To secure economy in municipal expenditures, to facilitate adequate
provisions for transportation, water, sewer, schools, parks, and other
public facilities and services;
(4) To increase the security of home life and preserve and create a more
favorable environment for citizens and visitors of the Pasco Urban
Area;
(6) To secure safety from fire, panic and other dangers;
(7) To stabilize and improve property values;
(8) To enhance the economic and cultural well being of the inhabitants
of Pasco;
(9) To promote the development of a more wholesome, serviceable and
attractive city resulting from an orderly, planned use of resources.
2
Recommendation
MOTION: I move 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 to the City Council for the January 19th,
2010 meeting.
3
NOTICE:NO WARRANTY OF ACCURACY _
The information shown on the attached map was compiled for use by
the City of Pasco, its employees and consultants. The City of Pasco
does not warrant the accuracy of anything set forth on the map. Any j
person or entity requesting a copy should conduct an independent /
inquiry regarding the information shown on the map, including but not
limited to, the location of any property lines, zones, streets,
subdivisions, or other geographic features. Such features may or may
not exist and may or may not exist at the location shown. Neither the
City of Pasco nor its employees or officers shall be liable for information --
shown on this map, nor for any oral representation provided based
upon said map. P1
/
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14
end � -I --
City Limits
RS-12 Suburban
RS-20 Suburban
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Affected s ` '
ALTERNATIVE 1
- Strike language in PMC 25.78.140 specifying zoning districts; thus allowing RV parking in all
yard areas in all residential zones with regulations on the exact location of RV parking pads
within front yards. This alternative would impose a fifteen (15) foot RV parking setback to
the R-S-12, R-S-20 and R-S-1 zones.
25.78.140 RECREATIONAL EQUIPMENT PARKING: Boats, motor homes, camp trailers, travel trailers,
fifth wheels, pickup campers, utility trailers, and snowmobiles as defined herein may be stored in all
yard areas within -He R 1, k 2, k 3, d k 4 di tF„-t. -, may-within the side a .EJs : the k
-j,R3 - all residential zones. All storage areas shall be surfaced with all weather
materials such as asphalt, brick stone, concrete or gravel. Additionally, the storage and parking of said
items in all residential zoning districts shall, at all times, comply with the parking conditions in Section
25.78.030(4) provided that all Recreational Vehicles in suburban zones shall be located no closer than
fifteen (15) feet from any right-of-way. Bonified 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.)
25.78.030 GENERAL PROVISIONS: (4)...An additional area between the nearest side property line and
the rip mary driveway of not more than 10 x 20 feet may be used for additional parking.
New allowable
RV parking area
Alternative #1
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DRIVEWAY DRIVEWAY
5 5
LANDSCAPING STRIP LANDSCAPING STRIP
SIDEWALK SIDEWALK
ALTERNATIVE 2
- Strike language in PMC 25.78.140 specifying zoning districts; thus allowing RV parking in all
yard areas in all residential zones. Modify language requiring compliance with Section
25.78.030(4)thus allowing RV parking in the entire front yard with a 15 foot parking setback
in R-S-12, R-S-20 and R-S-1 zones.
25.78.140 RECREATIONAL EQUIPMENT PARKING: Boats, motor homes, camp trailers, travel trailers,
fifth wheels, pickup campers, utility trailers, and snowmobiles as defined herein may be stored in all
yard areas within ,he R 1, R 2, R 3, and k 4 di5tF EtS, afid E)H4Y-W44ifi the Side a110 US iH th k
aa„ii all residential zones. All storage areas shall be surfaced with all weather
materials such as asphalt, brick stone, concrete or gravel. Additionally, the storage and parking of said
items in suburban residential zoning districts (R-S-12, R-S-20 and R-S-1) shall, at all times, Ee!,;piy with
the paFkiRF E9R ensinSpetie.-, .79.030(4) pFev+o that ;;I! e4s shall be located no
closer than ten (15) feet from any right-of-way. Accessory parking pads in the R-1, R-2. R-3 and R-4
zones shall, at all times, comply with the parking conditions in Section 25.78.030(4). Bonified 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.)
25.78.030 GENERAL PROVISIONS: (4)...An additional area between the nearest side property line and
the primary driveway of not more than 10 x 20 feet may be used for additional parking in the R-1, R-2, R-
3 and R-4 zones only.
New allowable
= RV parking area
Alternative #2
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LANDSCAPING STRIP LANDSCAPING STRIP
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ALTERNATIVE 3
- Strike language in PMC 25.78.140 specifying zoning districts; thus allowing RV parking in all
yard areas in all residential zones. Modify language requiring compliance with Section
25.78.030(4)thus allowing RV parking in the entire front yard with a 10 foot parking setback
in R-S-12, R-5-20 and R-S-1 zones.
25.78.140 RECREATIONAL EQUIPMENT PARKING: Boats, motor homes, camp trailers, travel trailers,
fifth wheels, pickup campers, utility trailers, and snowmobiles as defined herein may be stored in all
yard areas within the R it R 7 R 3 and R A .distFkla. the sTCd-e-e ,f4 e:ii-ya 4s-lfr iit '-K-S--
?(�--RR-S-1 ? diS s all residential zones. All storage areas shall be surfaced with all weather
materials such as asphalt, brick stone, concrete or gravel. Additionally, the storage and parking of said
items in suburban residential zoning districts (R-S-12, R-S-20 and R-S-1) shall, at all times, p;y kvith
thepaFkiRg E9 - shall be located no
closer than ten (10) feet from any right-of-way. Accessory parking pads in the R-1, R-2, R-3 and R-4
zones shall, at all times, comply with the parking conditions in Section 25.78.030(4). Bonified 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.)
25.78.030 GENERAL PROVISIONS: (4)...An additional area between the nearest side property line and
the primary driveway of not more than 10 x 20 feet may be used for additional parking in the R-1, R-2, R-
3 and R-4 zones only.
New allowable
RV parking area
Alternative #3
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LANDSCAPING STRIP
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SIDEWALK SIDEWALK
ALTERNATIVE 4
- Strike language in PMC 25.78.140 specifying zoning districts; thus allowing RV parking in all
yard areas in all residential zones with regulations on the exact location of RV parking pads
within front yards. This alternative would impose a fifteen (10) foot RV parking setback to
the R-S-12, R-S-20 and R-S-1 zones.
25.78.140 RECREATIONAL EQUIPMENT PARKING: Boats, motor homes, camp trailers, travel trailers,
fifth wheels, pickup campers, utility trailers, and snowmobiles as defined herein may be stored in all
yard areas within , t4 2 „-i , 4t- +-,O-i E 6 F Yd F U s-H
20 R S " and R S , ai< all residential zones. All storage areas shall be surfaced with all weather
materials such as asphalt, brick stone, concrete or gravel. Additionally, the storage and parking of said
items in all residential zoning districts shall, at all times, comply with the parking conditions in Section
25.78.030(4) provided that all Recreational Vehicles in suburban zones shall be located no closer than
fifteen (10) feet from any right-of-way. Bonified 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.)
25.78.030 GENERAL PROVISIONS: (4)...An additional area between the nearest side property line and
the primaLy driveway of not more than 10 x 20 feet may be used for additional parking.
New allowable
= RV parking area
Alternative #4
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GARAGE
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LANDSCAPING STRIP LANDSCAPING STRIP
SIDEWALK SIDEWALK
ALTERNATIVE 5
- No action alternative. The Code currently restricts RV parking in any front yard in the R-S-
20, R-S-12 and R-S-1 zones; thusly there is no required RV parking setback from rights-of-
way.
25.78.140 RECREATIONAL EQUIPMENT PARKING. Boats, motor homes, camp trailers, travel trailer, fifth
wheels, pickup campers, utility trailers, and snowmobiles as defined herein may be stored in all yard
areas within the R-1, R-2, R-3, and R-4 districts, and only within the side and rear yards in the R-S-20, R-
S-12 and R-S-1 districts. All storage areas shall be surfaced with all weather materials such as asphalt,
brick stone, concrete or gravel.Additionally, the storage and parking of said items in residential districts
shall, at all times, comply with the parking conditions in Section 25.78.030(4). Bonified 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.)
25.78.030 GENERAL PROVISIONS: (4)...An additional area between the nearest side property line and
the primary driveway of not more than 10 x 20 feet may be used for additional parking.
Current allowable
RV parking area
Alternative #5
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GARAGE GARAGE zq
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SIDEWALK SIDEWALK
h
An RV parked in this location is illegal An RV parked in this location is illegal
a nder current code. Alternative 4 would under current code. Alternative 1 would
llow the RV to be stored where it is. allow the RV to be stored where it is.
ipP
RV
RV
18'
Haystad Neighborhood RV Parking
Example #1
t. 4
IF,
w•
A boat stored illegally under
current code. Alternatives 1 & 4
would allow the storage of this
vehicle in this location.
ti
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de 25'
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r
Haystad Neighborhood RV Parking ------------
Example #2
■ G -
This boat is stored illegally under
Current code. Alternatives #1 & #4
Would allow the boat to be stored
4.
in the same location.
00
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40' I
Haystad Neighborhood RV Parking
Example #3
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fit
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