HomeMy WebLinkAbout07-19-2012 Planning Commission Packet PLANNING COMMISSION - AGENDA
REGULAR MEETING 7:00 P.M. July 19, 2012
I. CALL TO ORDER:
II. ROLL CALL: Declaration of Quorum
III. PLEDGE OF ALLEGIANCE:
IV. APPROVAL OF MINUTES: June 21, 2012
V. OLD BUSINESS:
VI. PUBLIC HEARINGS:
A. Special Permit Location of a church in a C-1 District
(Bethel Church) (MF# SP 2012-012)
B. Special Permit Location of a church in a C-1 District
(World Life Christian Center) (MF# SP 2012-
013
C. Special Permit Location of an Elementary School in an R-
S-1 District. (Rd 52 & Powerline Rd)(MF# SP
2012-014)
D. Block Grant Administration 2013 Community Development Block Grant
(CDBG) Fund Allocations (MF# BGAP 2012-
003
E. Block Grant Administration 2013 HOME Fund Allocations (MF# BGAP
2012-004)
F. Block Grant Administration 2013 Neighborhood Stabilization Program
(NSP) Fund Allocations (MF# BGAP 2012-
005
G. Block Grant Administration Significant Amendment to the 4th Avenue
Wall (MF# BGAP 2012-006)
VII. OTHER BUSINESS:
A. Code Amendment Special Permits for Donation-Based Thrift
Stores in "CR" Zones
VIII. WORKSHOP:
A. Code Amendment Revisions to P.M.C. 25 (MF# CA 2011-006)
IX. ADJOURNMENT:
REGULAR MEETING June 21, 2012
PLANNING COMMISSION MEETING
CALL TO ORDER:
The meeting was called to order at 7:OOpm by Chairman Cruz.
POSITION MEMBERS PRESENT MEMBERS ABSENT
No. 1 Michael Levin
No. 2 Vacant
No. 3 Andy Anderson
No. 4 Alecia Greenaway
No. 5 Joe Cruz
No. 6 Vacant
No. 7 Zahra Khan
No. 8 Jana Kempf
No. 9 Paul Hilliard
APPEARANCE OF FAIRNESS:
Chairman Cruz read a statement about the appearance of fairness for hearings on
land use matters. Chairman Cruz asked if any Commission member had anything to
declare.
Commissioner Anderson declared that he needed to excuse himself from agenda item
VI.A, 2013 Community Development Block Grant (CDBG) Fund Allocations (MF#
BGAP2012-003) because he had been working with one of the applicants.
Chairman Cruz then asked the audience if there were any objections based on a
conflict of interest or appearance of fairness questions regarding the items to be
discussed this evening. There were no objections.
ADMINISTERING THE OATH:
Chairman Cruz explained that state law requires testimony in quasi-judicial hearings
such as held by the Planning Commission be given under oath or affirmation.
Chairman Cruz swore in all those desiring to speak.
APPROVAL OF MINUTES:
Commissioner Greenaway moved, seconded by Commissioner Anderson, that the
minutes dated May 17, 2012 be approved as mailed. The motion passed unanimously.
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OLD BUSINESS:
A. Special Permit Expansion of a jail (Franklin County Jail)
(MF# SP2012-0111
Chairman Cruz read the master file number and asked for comments from staff.
David McDonald, City Planner, discussed changes in the staff report. Some of the
conditions were modified after the previous meeting to reflect testimony that was
provided in the hearing relating to light spillage on the west side of the proposed
expansion. The report also added language on ornamental fencing on the east side of
the building as well as clarification of the landscaping strip along 5th Avenue and
Marie Street.
Chairman Cruz asked a question in regards to one of the conditions relating to
exterior finishing materials matching that of the existing structures.
Commissioner Khan moved, seconded by Commissioner Anderson, to adopt findings of
fact and conclusions as contained in the June 21, 2012 staff report. The motion
carried unanimously.
Commissioner Khan moved, seconded by Commissioner Anderson, based on the
findings of fact and conclusions that the Planning Commission recommend the City
Council grant a Special Permit to Franklin County to expand the County courthouse
and correctional facility with conditions as contained in the June 21, 2012 staff
report. The motion carried unanimously.
Mr. McDonald explained that this item will go to City Council at the next regular
meeting unless an appeal is filed.
B. Zoning Rezone from R-1 (Low Density Residential)
and C-1 (Retail Business) to R-3 (Medium
Density Residential) (Pasco Family Housing)
(MF# Z2012-001)
Chairman Cruz read the master file number and asked for comments from staff.
David McDonald, City Planner, explained that in March the Planning Commission
reviewed this item and forwarded a recommendation to the City Council that the
property in question be rezoned from R-1 and C-1 to R-3 with a condition limiting
access. The Council reviewed the recommendation on May 7, 2012 and May 21, 2012.
The matter was remanded to the Planning Commission to address specific items
relating to potential impacts of multi-story buildings across from single-family homes
on Charles Avenue, as well as potential impacts on the Pasco School District.
Mr. McDonald further explained the property was currently zoned R-1 and C-1. The
R-1 District permits houses to be constructed up to 25 feet in height while the C-1
District permits building heights of 35 feet. If the property was zoned R-3 building
heights would be permitted up to 35 feet. There was a concern by some that if the
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developer built 35 foot tall apartments, it may cause an impact on the low-rise single-
family homes on the east side of Charles Avenue.
Mr. McDonald suggested possible remedies included limiting the height of buildings
and increasing the setbacks so that the taller height wouldn't impact the surrounding
properties as much. It was recommended the Planning Commission limit building
heights to 25 feet and include a larger setback for property located north of George
Street.
In regards to the school impact question Mr. McDonald explained that earlier in the
year the City Council passed an ordinance requiring school impact fees of all new
residential developments. Information was provided in the staff report reflecting what
the School District anticipates for impacts resulting from housing development. The
proposed rezone would allow the property to develop with 51 units, which could bring
30 additional students, where if it developed with single-family the School District
could see an additional 16 students. The School District has indicated through
correspondence to the city and through their Capital Facilities Plan that school impact
fees will address most of the concerns related to the impacts of new residential
development. There was no recommendation or modification from the prior report
related to the School District.
Commissioner Greenaway stated that there should be a 25 foot building height
maximum on all sides of the property. Commissioner's Anderson, Khan, Cruz and
Kempf agreed with the 25 foot building height maximum.
Commissioner Greenaway moved, seconded by Commissioner Khan, to adopt the
additional findings of fact and modified conclusions therefrom as contained in the staff
memo of June 21, 2012. The motion passed unanimously.
Commissioner Greenaway moved, seconded by Commissioner Khan, based on the
findings of fact and conclusions therefrom, the Planning Commission recommend the
City Council approve the amended rezone from C-1 (Retail Business) and R-1 (Low
Density Residential) to R-3 (Medium Density Residential) with a concomitant
agreement prohibiting access to the property from Charles Avenue and limiting
building heights to 25 feet. The motion passed unanimously.
PUBLIC HEARINGS:
A. Block Grant Administration 2013 Community Development Block
Grant (CDBG) Fund Allocations (MF#
BGAP2O12-003)
Chairman Cruz read the master file number and asked for comments from staff.
Angie Pitman, Block Grant Administrator, gave a brief summary of the Community
Development Block Grant (CDBG) Program and the 2013 proposals. Notice of the
hearing was posted in the Tri-City Herald and the applicants were to present their
proposed projects.
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In 2009, HUD approved the Tri-Cities Consolidated Plan which spelled out goals and
strategies for use of all block grant funds in the Tri-Cities for the next five years. An
Annual Work Plan forms the basis for carrying out the goals of the Consolidated Plan
and determines which activities CDBG funds will be used for in that period. Pasco's
entitlement from HUD for 2013 is estimated to be $580,000 based on the prior year's
entitlement. There is $121,000 available for reallocation from prior programs making
the total available roughly $702,000 for use in 2013.
Seventeen proposals were received totaling approximately $2.8 million. A selection
criterion has been outlined to help with deciding which activities need to be funded.
Each proposal is reviewed for eligibility, national objectives, Consolidated Plan goals
and local allocation plans to focus on needs that Pasco City Council has identified. All
activities must clearly demonstrate that they meet the national objective, primarily
benefiting low-moderate income persons, aid in prevention and elimination of blight or
meet an urgent need.
Deb Brumley, 940 Florence St, Prosser, WA, spoke on behalf of Catholic Family
Services-Volunteer Chore Services. Ms. Brumley stated that Volunteer Chore Service
has a long established relationship with the City of Pasco. The proposed project will
serve senior citizens, with the median age of 72, and a median income of $800 per
month. The grant money would be coupled with volunteer hours to produce vital
services for seniors, such as putting in hand rails and handicap ramps. In the past
year five seniors in the City of Pasco were served; one ramp completed and four
underway. The request for 2013 is for $4,000 to help build seven additional ramps.
Rick White, Community & Economic Development Director, spoke on behalf of the City
of Pasco's proposals: CDBG Program Administration, Civic Center Youth Recreation
Specialist, Martin Luther King Community Center Recreation Specialist, Senior
Citizen's Center Recreation Specialist, Code Enforcement Officer, LID #149 Special
Assessment, Replacement of the Kurtzman Pool with Spray Park and ADA
Improvements. Most of these activities are the same from prior years with the
exception of the Replacement of the Kurtzman Pool with Spray Park and ADA
Improvements.
The ADA Improvements are a continuation of an effort that the Planning Commission
recommended for approval last year. It is to install ADA ramps or replace
substandard ADA ramps. Those activities must be located in low-moderate income
census tracts for an area-wide benefit. The Kurtzman Park Pool Replacement is for
further improvements for the Kurtzman Park neighborhood. It would replace the
existing aging pool which has been a maintenance challenge with a spray park
causing maintenance costs to decrease and would still be a significant recreational
asset in the park.
The LID #149 Special Assessment is a project that has been to Planning Commission
for the past three years. The CDBG funds would pay for low income family's LID
assessment. It has been a selling point for the improvements.
Chairman Cruz asked if the Kurtzman Spray Park was consistent with the long term
proposal for the pools previously discussed.
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Mr. White answered yes and that in the future more City pools might be on the list.
Louisa Alaniz, 3 Zinnia Court, spoke on behalf of Charity Training Center. Their
organization has applied the past several years. Ms. Alaniz stated that she developed
the Anti-Gang Prevention/Intervention Program and Youth Organic Farmers/Produce
Co-Op through her experience as a farm worker. It would help high risk families, anti-
gang members or gang members as they cannot be employed with their long history of
criminal record. If employment cannot be provided for those people in the public then
she feels someone needs to employ them. Ms. Alaniz feels that these programs are
needed in Pasco to assist law enforcement.
Commissioner Levin asked where the proposed projects would be located.
Ms. Alaniz answered that the land would be donated by the families themselves, such
as their backyards. She also said that she is working with someone who is purchasing
land for the purpose of these projects.
Commissioner Khan stated that the proposed projects are worthy causes, however, the
proposals lacked the details that the Planning Commission needs to support the
organization financially.
Ms. Alaniz asked what her proposal lacked.
Chairman Cruz responded that there aren't any other sources of revenue on either
proposal. Most organizations are requesting CDBG funds to be matched with other
sources or money. The Planning Commission looks for organizations that have a
strong history and track record, which both proposals lack. He stated that in the
future, teaming up with a reputable organization with a history might be helpful, but
as the proposals stand at the present time, they are not attractive for block grant
funding. If help is needed in forming the proposals or finding other grants, City Staff
can direct organizations in the right direction.
Ms. Pitman stated that she can point Ms. Alaniz in the direction of finding grants more
suited to their organization's needs.
Victoria Silvernail, 120 Thayer Drive, Richland, WA spoke on behalf of the Pasco
Specialty Kitchen. Her organization is requesting $65,000. They have 45 clients in
the kitchen, 12 of which are in their own "store fronts". There are close to 75 jobs that
the clients in their own store fronts have created over the years and still building.
Getting the support and education has been important for these businesses. Many of
the clients have built their business up so much that they have to hire more
employees to help them. The Specialty Kitchen also partners with the School District,
adding scholarships.
Chairman Cruz asked who some of the recent graduates were of the program.
Ms. Silvernail answered that Millie Banks with Cupcakes Deli has a store front and
two employees. Recently, Agape Events has moved on to do complete events with
seven employees.
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Amy Kuchler, 7720 Three Rivers Drive, spoke on behalf of the Downtown Pasco
Development Authority's Fagade Improvement proposal. The Fagade Improvement
program is a cornerstone piece in the revitalization in economic development of
Downtown Pasco. Improving facades helps achieve a cohesive look, encourage
community pride, increases shopping visits to the area as well as the dollar amount
spent each trip. Most importantly, fagade improvements create jobs for local
residents. This program is coordinated with the City of Pasco as well as Columbia
Basin College. If funded for 2013, there would be the ability to complete two-three
fagade improvements. If not funded, fagade projects will have to be put on hold for
2013.
Chairman Cruz asked how many facades were completed in the past year.
Ms. Kuchler answered that one fagade was completed. Viera's Bakery and another
property owner who has three facades on 4th Avenue and one fagade on Lewis have
been contacted to do fagade improvements. These owners would most likely be able to
use 2012 funds as well as 2013 funds.
Brian Ace, 1102 N. Irving Place, Kennewick, WA spoke on behalf of the Boys 8s Girls
Club of Benton & Franklin Counties. The proposed building is located at 801 N. 18th
Avenue. The mission of Boys & Girls Club is "To enable all young people, especially
those who need us most, to reach their full potential as productive, caring, responsible
citizens." The proposal is for safety improvements, such as asbestos abatement in the
Learning Center and the office, making flooring changes as well as ADA improvements
inside and outside the building, including doors, a restroom and a ramp.
Judith Gidlcy, 4205 Mcadowview Drive spoke on behalf of the Benton Franklin
Community Action Connections. They have two proposals; HOME Base Affordable
Housing and Community Housing Improvement Program Minor Rehab/Repairs.
Benton Franklin CAC currently provides low income energy assistance to homes.
Approximately 2,800 households are helped each year. During the process people are
screened for those who have heat or lack of heat in their homes. For the Community
Housing Improvement Program, the CDBG funds would allow them to do energy
efficient upgrades, hazardous material identification and removal. They are requesting
$50,000 and they can match funds for that project.
The HOME Base Affordable Housing proposal is a continued effort to provide
transitional housing. It was intended to go with match of CHDO funds for very low
income residents of Pasco. They are requesting $160,000 and they can match funds
for that project.
Erik Ramey, 1303 W. 42nd, Kennewick, WA, Amber Strudwick, 5205 W. Livingston,
Diane Hart, 4215 W. Klamath, Kennewick, WA and Michael Hanes, 8630 W. Klamath,
Kennewick, WA spoke on behalf of Regional Service Corp of AmeriCorp.
Mr. Ramey gave a brief overview of the program. They are a national service
organization who help communities become safer, smarter and healthier. The
proposed project is for a splash pad at Kurtzman Park, building on the wading pool
area. Once work is completed the splash pad will be handed over to the community.
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The goal is to develop a community project in which members of the community
volunteer their own time, money and efforts.
Ms. Strudwick explained details of the proposed project. She described the
assessment and process they used in order to show the viability of a splash pad in the
Kurtzman area. The population that would be served is in census track 201, which is
74.8% low-moderate income and 69.1% of these households have individuals under
18 years of age. The budget is primarily composed for the splash pad equipment. The
rest is for extra materials. Volunteers are ready to assist and willing to help out with
the project. The work would begin in the fall of 2013 with a potential grand opening
ceremony in the spring or early summer of 2014.
Commissioner Khan spoke that it sounded like a fun project.
Commissioner Levin stated that enjoyed their presentation.
With no further presentations the hearing ended.
B. Block Grant Administration 2013 HOME Fund Allocation (MF#
BGAP2012-004)
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, explained the 2013 HOME
Fund Allocation. Pasco, Kennewick and Richland formed a consortium to receive
HOME Investment Partnership monies from the Federal government which each city
alone would not be able to receive. The Consortium receives a sum of money divided
between the three cities along the same allocation guidelines that block grant funding
are divided from. This year's allocation is expected to be $451,060 with Pasco's share
around $149,723 and program income totaling $131,000. This year three homes are
expected to sell so that program income will come back to be used again.
The majority of the money is anticipated to be used for acquisition and rehab or infill
projects. This would either purchase vacant or foreclosed homes to rehabilitate them.
If the right opportunity arises, vacant property may be purchased for infill housing.
There were no questions or comments from the Planning Commission.
C. Block Grant Administration 2013 NSP Fund Allocation (MF#
BGAP2012-0051
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, explained the 2013
Neighborhood Stabilization Program (NSP) Allocation and Annual Work Plan. The City
received $426,343 several years ago from the American Recovery Reinvestment Act.
That money was specifically used to provide $10,000 down payment assistance,
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forgivable loans for qualifying home buyers and with the remaining funds the City
purchased foreclosed homes and rehabilitated them with HOME and NSP monies. It
is expected to receive $80,000 in program income once those homes sell. With that
money, staff would propose that the City would accomplish seven down payment
assistance loans for qualifying families.
There were no questions or comments from the Planning Commission.
D. Block Grant Administration Significant Amendment to the 4th Avenue
Wall (MF# BGAP2012-006)
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, explained the significant
amendment for program reallocation of Community Development Block Grant funds.
The City is asking that roughly $30,000 be taken from ADA Ramp Replacements,
which has not yet begun, and instead be allocated to the 4th Avenue Corridor
Improvement Project. Work has already started on 4th Avenue and will be made more
pedestrian friendly and have a more safe street design. There is a mobile home park
on the east side of 4th Avenue. The owners and residents of the park made a
suggestion that instead of a block wall where they would feel blocked in, that instead
an aesthetically pleasing wrought iron fence be constructed with some landscaping to
assist with safety and noise.
Chairman Cruz asked if this is to be executed with the same contract that is doing the
street improvements and if there are cost savings to do it at the same time as the
street.
Mr. White answered that no, it is a separate action and will have to go out for bid.
Commissioner Anderson asked if the corridor improvement project would be the
second phase for the north part of 4th Avenue or if it was all going to be done at the
same time.
Mr. White answered that there would be another phase after the corridor improvement
project.
There were no further questions or comments from the Planning Commission.
E. Code Amendment Secondhand Stores in C-1 Zones (MF#
CA2012-003)
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, explained the code
amendment for secondhand dealers in C-1 and C-2 zones. This item was introduced
at the April meeting and was brought back in May. Staff received direction from the
Planning Commission and prepared the proposed ordinance. Mr. White briefly
reviewed the proposed ordinance.
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Chairman Cruz opened the public hearing and asked for comments from the public.
Pastor John Paisley, 4805 W. Wernett Road, spoke on behalf of Riverview Baptist
Church. His church would like to establish a non-profit world-wide mission store
located at 1208 N. 201h Avenue. All of the profits of the store would go to help
orphanages and missionaries. They would like they ability to obtain a special use
permit that would allow them to operate the mission store.
Chairman Cruz asked if the proposed ordinance would be a hindrance to their project.
Pastor Paisley answered as long as they would be able to apply for a special use permit
then no, it is not a hindrance.
Scott Shinsato, 2500 Fichus Drive, West Richland, WA spoke on behalf of Goodwill
Industries. He asked for clarification on an item in the proposed ordinance that
states, "All business activities of consignment stores located in the C-1 (Retail
Business District), C-2 (Central Business District), and C-3 (General Business District)
Zones shall be conducted entirely within an enclosed structure." He asked if
donations could be collected outside of the store or does it mean that every activity
conducted has to be done inside the building because for convenience sake, Goodwill
would like to construct a "drive-thru" to accept donations.
Mr. White answered that the intent is to prevent the outdoor display of materials and
donations from accumulating on the weekends.
Todd Lawson, 22 John Street, Seattle, WA wanted clarification in regards to zoning for
secondhand stores and if any zones were not going to allow them. In particular, in
zones higher than C-1 (Retail Business), such as CR (Regional Commercial), will those
zones allow uses that are allowed in less intense zones.
Mr. White answered that the zoning model for Pasco is a pyramid, meaning a use
allowed in one zone will go to the next more intense zone. That is not the case,
however, for uses allowed by special permit. This means that C-1 uses, if permitted
outright, would be allowed in more intense zones but if a C-1 zone allows a special
permit, it is not inferred to be allowed in more intense zones.
Mr. Lawson asked if CR would then be allowed to have secondhand stores under the
proposed ordinance.
Mr. White answered that thrift stores would not be allowed but consignment stores
would be allowed in CR Zones under the proposed ordinance.
Mr. Lawson asked why CR Zones wouldn't be allowed to have thrift stores in the
proposed ordinance since it is a more intense zone.
Mr. White answered that the reason it was not allowed is because it was discussed in
previous workshops by the Planning Commission to just address C-1, C-2 and C-3
zones in terms of updating the code.
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Mr. Lawson commented that he would like to address updating the CR zone.
Chairman Cruz asked the Planning Commission if they would like to discuss including
the CR zone as part of the ordinance.
Commissioner Khan asked what the benefit would be by including the CR zone.
Chairman Cruz asked what kinds of uses are permitted in CR Zones versus C-1 zones.
Mr. White answered that car sales are permitted in CR zones but offhand he could not
think of other the uses in the CR zone. If the Planning Commission is interested in
going down that path, they would need to look at the purpose and statement for the
CR zone compared to the permitted uses.
Commissioner Anderson asked how much of the City is zoned CR.
Mr. McDonald answered that the Riverview Shopping Plaza and the north side of St.
Thomas Drive are the only two places in the community zoned CR.
Chairman Cruz stated that since the amount of CR zones in the City are so small that
they should not include it in the ordinance. The other Commissioners agreed.
Chairman Anderson moved, seconded by Commissioner Levin, the Planning
Commission adopt the findings of fact as contained in the June 21, 2012 staff memo
on Secondhand Dealers in C-1 and C-2 zones. The motion passed unanimously.
Chairman Anderson moved, seconded by Commissioner Khan, the Planning
Commission recommend the City Council adopt the proposed Code Amendment
regulating the location and operation of Secondhand Stores within the City. The
motion passed unanimously.
This item will go to City Council Workshop on July 9, 2012 then to the following
Regular Meeting unless there are concerns.
F. Plan Rivershore Amenities/Linkages Plan (MF#
PLAN2012-003)
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community 8s Economic Development Director, reminded the Planning
Commission that they have seen this item several times in workshops. Staff has taken
Planning Commission input to revise the drafted Rivershore Amenities/Linkages Plan.
There were some items in the plans that were either confusing or ambiguous so they
were eliminated. One gentleman spoke at the last meeting in regards to the lack of
signage along the trail getting off of the Cable Bridge. That was an area that was also
a high priority for the regional plan, so it was listed as a general constraint in the
City's plan as well. The reference to the Broadmoor Concept Plan was added, the
Columbia View Trail System which goes along the predominantly residential section,
was re-routed back onto the street system and there were a number of changes added
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to the Chiawanna Park segment. Beaches were added to the Wade Park segment. A
section was added to address an issue with various under-crossings at the various
bridges the trail goes through. A non-motorized boating area was considered at the
area which currently contains a central pre-mix plant, which could someday be used
after it fills up with water, as a non-motorized boating area.
Commissioner Khan moved, seconded by Commissioner Greenaway, that the Planning
Commission recommend adoption of the 2012 Rivershore Linkages and Amenities
Plan. The motion passed unanimously.
OTHER BUSINESS:
A. Information Interpretation of MF# SP10-021 Conditions
(MF# INFO2012-003)
Chairman Cruz read the master file number and asked for comments from staff.
David McDonald, City Planner, explained to the Planning Commission that staff is
looking for guidance on this item.
In Fall 2010, a special permit application was reviewed for an auto sales lot on the SE
corner of 10th and "A" Street. Typically when special permits are approved for
businesses they have a timeframe they must adhere to, usually tied to the building
permit. In this case it was tied to the business license. In Spring 2011 the applicant
applied for the building permit, received the permit and has been working on the
project ever since. The timeframe, however, for the business license expired.
Staff would like to know if the Planning Commission feels it is necessary for the
applicant to re-apply. Staff does not see the need to go through the process again as
long as the Planning Commission interprets the requirement for the business license
would be the same as getting a building permit, the City could allow them to complete.
Chairman Cruz stated that he did not see the point in making the applicant go
through the process again. The other Commissioners unanimously agreed.
WORKSHOP:
With no further discussion or business, the Planning Commission was adjourned at
8:56 p.m.
Respectfully submitted,
David McDonald, City Planner
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: SP2012-012 APPLICANT: Bethel Church
HEARING DATE: 7-19-12 600 Shockley Rd.
ACTION DATE: 8-16-12 Richland, WA 99352
BACKGROUND
REQUEST FOR SPECIAL PERMIT: Location of a Church in a C-1 District
1. PROPERTY DESCRIPTION:
Legal: Parcel # 115-502-016: a portion of the South half of Section 8,
Township 9 North, Range 29 WM;
General Location: 5202 Outlet Dr.
Property Size: Approximately 11 acres
2. ACCESS: The site has access from Sandifur Parkway by way of Outlet
Drive
3. UTILITIES: The site is served by municipal water and sewer.
4. LAND USE AND ZONING: The property is currently zoned C-1 (Retail
Business). All surrounding property is zoned C-1 and undeveloped.
5. COMPREHENSIVE PLAN: The site is designated in the Plan for future
commercial uses. The Plan does not specifically address churches, but
elements of the Plan encourage the promotion of orderly development
including the development of zoning standards for off-street parking and
other development standards.
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead
agency for this project. Based on the SEPA checklist, the adopted City
Comprehensive Plan, City development regulations, and other
information, a threshold determination resulting in a Determination of
Non-Significance (DNS) has been issued for this project under WAC 197-
11-158.
ANALYSIS
The application involves the use of four suites in the Broadmoor Outlet Mall for
church activities. The suites in question have been vacant for about four years
except for the occasional seasonal costume store. The last major tenant in the
space was the CO2 Furniture store.
The Outlet Mall contains over 103,000 square feet of floor space. Forty-one
thousand square feet is devoted to institutional uses (Charter College, World
Life Church and the Police Mini Station). Thirty-three thousand square feet of
floor area within the Mall is vacant. The Famous Footwear shoe store and the
Children's Museum have recently vacated the Mall.
The proposed church has signed a lease for 17,936 square feet of floor area.
The church site is located in the southeast corner of the Outlet Complex. The
church plans to hold services on Sunday mornings at 9:00 am and 11:00 am.
The church also plans to have small group meetings Sunday evening and at
various times during the week. The church office will be open during regular
business hours.
The lease agreement requires the church to participate in all common area
charges shared by all lessees within the Mall.
The proposed church location has parking to the north and south side of the
building.
The Outlet Mall was constructed to meet Building Code requirements for retail
activities. Places of religious worship are classified in the Building Code as "A"
occupancies. When a building is changed from one occupancy class to another
(from an "M" [Mercantile] to an "A" [Assembly] for example) the building is
required to meet life/safety standards required for the new occupancy
classification. The main sanctuary area is large enough to allow seating for at
least 450 people.
To meet the "A" occupancy requirements proper exiting, exit signage,
emergency lighting, occupancy separation walls (between retail space and
church space), additional restroom facilities and fire sprinklers may be
required by the Building Code. These requirements are all based on the
occupant load of the building.
The "A" occupancy requirements of the Building Code have been developed
from years of experience with places of assembly and have been enacted to
promote the life, safety, and protection of people occupying churches and other
gathering places.
The Outlet Mall was built in 1995 for retail commercial purposes and was
originally marginally successful in attracting retail tenants. As the Outlet Mall
business model decreased in popularity, occupancy rates at the Broadmoor
Outlet Mall declined. Thirty-two percent of the Broadmoor Mall is currently
vacant and another 41 percent of the Mall is occupied by institutional uses
such as Charter College, the World Life Church and the Mini Police Station.
Without the institutional uses seventy-three percent of the Mall would be
vacant. While locating non-tax generating uses in a commercial area with
2
freeway visibility is generally not a good choice for promoting additional retail
activity it may be temporarily justified given the ongoing vacancy issues at the
Broadmoor Outlet Mall. The Mall is seen as a temporary location for the
proposed church which is eventually planning on finding a permanent site
owned by the church. It seems probable that once commercial interest in the
Outlet Mall increases, non-retail leases of mall space will correspondingly
decrease.
Another potential problem with a church locating in a commercial area is the
fact that some retail establishments or restaurants sell or serve liquor. The
issue is typically addressed by placing a condition on the Special Permit
approval limiting the church's ability to object to a liquor license.
FINDINGS OF FACT
Findings of fact must be entered from the record. The following are initial
findings drawn from the background and analysis section of the staff report.
The Planning Commission may add additional findings to this listing as the
result of factual testimony and evidence submitted during the open record
hearing.
1. Churches are unclassified uses requiring review through the special
permit process prior to locating or expanding in any zoning district.
2. The proposed church site is zoned C-1.
3. The proposed site is located at 5202 Outlet Drive.
4. The site was originally developed as the Broadmoor Outlet Mall.
5. The Outlet Mall contains over 103,000 square feet of floor area.
6. About thirty-three percent of the Outlet Mall is vacant.
7. About forty percent of the Outlet Mall is occupied by institutional uses
(Charter College, World Life Church and Police Mini Station).
8. The suites proposed to be occupied by the church have been vacant for
four years.
9. The church proposes to lease 17,936 square feet of floor space.
10. Churches are classified as an "A" occupancy under the International
Building Code.
11. "A" occupancy building design standards are different than the "M"
occupancy standards.
12. The Mall was designed and built for "M" occupancy loads.
3
13. The proposed sanctuary is large enough to hold at least 450 people.
14. The Municipal Code (PMC 25.78.170) requires one off-street parking
space for every 10 lineal feet of bench (pew) seating or one space for every
4 chairs in a church.
15. Based on the occupancy loading of 450 people, 113 parking spaces
would be required.
16. Parking areas are located to the north and south of the proposed church
location with more than 113 parking spaces.
CONCLUSIONS BASED ON THE 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 conclusion
based upon the criteria listed in P.M.C. 25.86.060 and determine whether or
not the proposal:
(1) Will the proposed use be in accordance with the goals, policies, objectives
and text of the Comprehensive Plan?
The Plan does not specifically address churches, but elements of the Plan
encourage the promotion of orderly development including the
development of zoning standards for off-street parking and other
development standards.
(2) Will the proposed use adversely affect public infrastructure?
The Outlet Mall was designed to handle significant traffic with a large
parking lot and interior circulation. The proposed church will conduct
services at times when other Mall traffic is generally low and utility usage
is low.
(3) Will the proposed use be constructed, maintained and operated to be in
harmony with existing or intended character of the general vicinity?
The proposed church will be located in the Broadmoor Outlet Mall and
no exterior changes are planned to the building. The current store front
character will be maintained. The church will participate in common
area maintenance costs to maintain the common area of the Mall. The
intended character of the Outlet Mall is retail in nature. The proposed
church is not expected to impact the character of the mall in a
permanent manner.
(4) Will the location and height of proposed structures and the site design
discourage the development of permitted uses on property in the general
vicinity or impair the value thereof?
4
The proposed church will be located in part of the existing Outlet Mall
and no structures will be built or added to the Mall. The site design will
remain unchanged. The church will be paying market rent and will be
responsible for common area charges like all tenants of the Mall. The
location of the church within the Outlet Mall will occupy space intended
for retail businesses. Allowing the church to be located in the Mall on a
long-term basis may discourage the development/location of commercial
enterprises within the Mall. This concern could be addressed by limiting
the time period for allowing the church to remain in the Mall.
(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 church will generate no more dust, vibrations, flashing lights or
fumes than would be expected by permitted retail uses of the zoning
district. Traffic generated by the church will occur mostly on Sunday
mornings when Mall traffic is minimal. Small weekly meetings will
generate minimal traffic on other days of the week.
(6) Will the proposed use endanger the public health or safety if located and
developed where proposed, or in anyway will become a nuisance to uses
permitted in the district?
Past history of church operations within the City has shown they do
not endanger public health or safety and are generally not nuisance
generators.
APPROVAL CONDITIONS
1) The special permit shall be personal to the applicant;
2) The space leased to the church must comply with all requirements of the
International Building Code for an "A" occupancy prior to occupancy by
the church;
3) The storefront appearance of the leased space cannot be altered except
as needed to comply with Building Code exiting requirements;
4) The building, including entrances and restrooms, must be
ADA/handicap-compliant prior to occupancy by the church;
5) Occupancy of the building for church purposes will not be permitted
until the church complies with all conditions listed above;
5
6) The church shall not object to the transfer, renewal or issuance of a
liquor license for an existing or new establishment within 1,000 feet of
the property;
7) This special permit shall be valid for a period of three years and will
expire on October 1, 2015.
RECOMMENDATION
MOTION: I move to close the public hearing and schedule
deliberations, the adoption of findings of fact, and development of a
recommendation for City Council for the August 16, 2012 meeting.
6
Vicinit y Item: Bethel Church Special Permit
A pplicant: Bethel Church N
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SF 5226 AVAILABLE 4,856 SF
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PAR.IN 5232 AVAILABLE 1,194 SF
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5240 889 S au 5250 World Life Christian Center
5238 955 SF N KENNFWICK 5252 World Life Christian Center
5262 Charter College
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: SP2012-013 APPLICANT: World Life Christian Ctr.
HEARING DATE: 7-19-12 732 W. 19th Avenue
ACTION DATE: 8-16-12 Kennewick, WA 99337
BACKGROUND
REQUEST FOR SPECIAL PERMIT: Location of a Church in a C-1 District
1. PROPERTY DESCRIPTION:
Legal: Parcel # 115-502-016: a portion of the South half of Section 8,
Township 9 North, Range 29 WM;
General Location: 5252 Outlet Dr.
Propertv Size: Approximately 11 acres
2. ACCESS: The site has access from Sandifur Parkway by way of Outlet Dr.
3. UTILITIES: The site is served by municipal water and sewer.
4. LAND USE AND ZONING: The property is currently zoned C-1 (Retail
Business) All surrounding property is zoned C-1 and undeveloped.
5. COMPREHENSIVE PLAN: The site is designated in the Plan for commercial
uses. The Plan does not specifically address churches, but elements of the
Plan encourage the promotion of orderly development including the
development of zoning standards for off-street parking and other
development standards.
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency
for this project. Based on the SEPA checklist, the adopted City
Comprehensive Plan, City development regulations, and other information, a
threshold determination resulting in a Determination of Non-significance
(DNS) has been issued for this project under WAC 197-11-158.
BACKGROUND
The application involves the continued use of three suites in the Broadmoor Outlet
Mall for church activities. In November of 2008 the World Life Christian Center
was granted a special permit (MF# SP08-008) for the location of a church at 5252
Outlet Drive. The special permit has expired and the church is now seeking to
renew their previously approved special permit. In addition, the church was
granted a special permit (MF#SP10-019) in 2010 allowing a pre-school to be
located within the church. The pre-school special permit has no expiration date.
Both the church and pre-school have been operating in the Outlet Mall without
generating complaints received by the city.
1
ANALYSIS
The Outlet Mall contains over 103,000 square feet of floor space; forty-one
thousand (41,000) square feet of which is devoted to institutional uses (Charter
College, World Life Church and the Police Mini Station). Thirty-three thousand
square feet of floor area is vacant.
The World Life Christian Center is leasing 11,720 square feet of floor area. The
church site is located in the northwest corner of the Outlet Complex. The church
holds services on Wednesday evenings from 6:30 pm to 9:00 pm and on Sunday
mornings from 8:00 am to 1:00 pm. During the week the church office are open
during regular office hours.
Although the church is renewing their lease and special permit, they are in the
process of securing property on Court Street and planning to relocate to a more
permanent facility.
The Mall remains thirty two percent (32%) vacant. Approximately forty percent
(40%) of the Mall is being used for non-tax generating uses which is not an ideal
choice of uses within commercial areas with high visibility and freeway access, but
given the degree of suite vacancy in the Mall, tax exempt uses may be a viable
option at this time.
The Outlet Mall was built in 1995 for retail commercial purposes and was
marginally successful in originally attracting retail tenants. As the Outlet Mall
business model decreased in popularity occupancy rates the Broadmoor Outlet
Mall declined. Thirty-two percent of the Broadmoor Mall is currently vacant and
another 41 percent of the Mall is occupied by institutional uses such as Charter
College, the World Life Church and the Mini Police Station. Without the
institutional uses seventy-three percent of the Mall would be vacant. While
locating non-tax generating uses in a commercial area with freeway visibility is
generally not a good choice for promoting additional retail activity it may be
temporarily justified given the ongoing vacancy issues at the Broadmoor Outlet
Mall. The Mall is seen as a temporary location for the proposed church which is
eventually planning on finding a permanent site owned by the church.
The lease agreement requires the church to participate in all common area charges
shared by all lessees within the Mall.
The proposed church location has parking to the east, west and north.
The Outlet Mall was constructed to meet building code requirements for retail
activities. Places of religious worship are classified in the building code as "A"
occupancies. When a building is changed from one occupancy class to another
(from an "M" [Mercantile] to an "A" [Assembly] for example) the building is required
to meet life/safety standards required for the new occupancy classification. The
church addressed the building occupancy requirements prior to locating in the
2
Outlet Mall over three years ago. No additional building modifications are
anticipated for compliance with the building code.
Another potential problem with a church locating in a commercial area is the fact
that some retail establishments or restaurants sell or serve liquor. The issue is
typically addressed by placing a condition on the Special Permit approval limiting
the church's ability to object to a liquor license.
FINDINGS OF FACT
Findings of fact must be entered from the record. The following are initial findings
drawn from the background and analysis section of the staff report. The Planning
Commission may add additional findings to this listing as the result of factual
testimony and evidence submitted during the open record hearing.
1. Churches are unclassified uses and require review through the special
permit process prior to locating or expanding in any zoning district.
2. The proposed church site is zoned C-1.
3. The proposed site is located at 5252 Outlet Drive.
4. The site was originally developed as the Broadmoor Outlet Mall.
5. The Outlet Mall contains over 103,000 square feet of floor area.
6. Thirty-three percent of the outlet Mall is vacant.
7. Nine suites of the Mall are occupied.
8. The church proposes to lease 11,720 square feet of floor space.
9. Churches are classified as an "A" occupancy under the International
Building Code.
10. The Mall was designed and built for "M" occupancy loads.
11. The "A" occupancy building design standards are different from the "M"
occupancy standards.
12. Half of the leased space is large enough to hold 400 people.
13. The Municipal Code (PMC 25.78.170) requires one off-street parking space
for every 10 lineal feet of bench (pew) seating or one space for every 4 chairs
in a church.
14. Based on the occupancy loading of 400 people, 100 parking spaces would be
required.
15. The proposed church location has parking to the east, west and north.
16. In 2008 the World Life Christian Center was granted a special permit for
church activities at 5252 Outlet Drive.
17. In 2010 the World Life Christian Center was granted a special permit for
pre-school activities at 5252 Outlet Drive.
3
CONCLUSIONS BASED ON THE 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 conclusion based
upon the criteria listed in P.M.C. 25.86.060. and determine whether or not the
proposal:
(1) Will the proposed use be in accordance with the goals, policies, objectives and
text of the Comprehensive Plan?
The Plan does not specifically address churches, but elements of the Plan
encourage the promotion of orderly development including the development
of zoning standards for off-street parking and other development standards.
(2) Will the proposed use adversely affect public infrastructure?
The Outlet Mall was designed to handle significant traffic with a large
parking lot and interior circulation. The church will conduct services at
times when other Mall traffic is generally low and utility usage is low.
(3) Will the proposed use be constructed, maintained and operated to be in
harmony with existing or intended character of the general vicinity?
The church is located in the Broadmoor Outlet Mall and no exterior changes
are planned to the building. The current store front character will be
maintained. The church will participate in common area maintenance costs
to maintain the common area of the Mall. The current lease proposal is for
a three year period, expiring in 2015, giving the Mall owner the option of
terminating the lease after three years if demand for retail space in the Mall
improves.
The proposed church will be located in the Broadmoor Outlet Mall and no
exterior changes are planned to the building. The current store front
character will be maintained. The church will participate in common area
maintenance costs to maintain the common area of the Mall. The intended
character of the Outlet Mall is retail in nature. The proposed church is not
expected to impact the character of the mall in a permanent manner.
(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 church is located in part of the Outlet Mall and no structures will be
built or added to the Mall. The site design will remain unchanged. The
church will be paying market rent and will be responsible for common area
charges like all tenants of the Mall.
4
(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 church generates no more dust, vibrations, flashing lights or fumes
than would be expected by permitted retail uses of the zoning district.
Traffic generated by the church will occur mostly on Sunday mornings
when Mall traffic is minimal. Wednesday evening church activities
generally generate less traffic than Sunday morning meetings.
(6) Will the proposed use endanger the public health or safety if located and
developed where proposed, or in anyway will become a nuisance to uses
permitted in the district?
Churches are generally accepted uses in or near commercially zoned
areas. Past history of church operations within the City has shown they
do not endanger public health or safety and are generally not nuisance
generators.
APPROVAL CONDITIONS
1) The special permit shall be personal to the applicant;
2) The space leased to the church must maintain compliance with all
requirements of the International Building Code for an "A" occupancy;
3) The storefront appearance of the leased space(s) may not be altered except
as needed to comply with Building Code exiting requirements;
4) The building, including entrances and restrooms, must be ADA/handicap-
compliant;
5) Occupancy of the building for church purposes is contingent upon
continued compliance with all conditions listed above;
6) The church shall not object to the transfer, renewal or issuance of a liquor
license for an existing or new establishment within 1,000 feet of the
property;
7) The special permit shall be valid for a period of three years only and shall
terminate on September 30, 2015.
RECOMMENDATION
MOTION: I move to close the public hearing and schedule deliberations,
the adoption of findings of fact, and development of a recommendation for
City Council for the August 16, 2012 meeting.
5
Vicin Item: World Life Christian Center
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Applicant: World Life Curch N
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: SP2012-014 APPLICANT: Pasco School District #1
HEARING DATE: 7/19/12 1215 W Lewis St
ACTION DATE: 8/16/12 Pasco, WA 99301
BACKGROUND
REQUEST: SPECIAL PERMIT: Location of an Elementary School in an R-S-1
District. (Rd 52 8v Powerline Rd)
1. PROPERTY DESCRIPTION:
Leal: The East 1/2 of the Northeast 1/4 of the Northeast 1/4, Section 10,
Township 9 North, Range 29 East, W.M., Franklin County.
General Location: Southwest corner of Road 52 8v Powerline Road
Property Size: Approximately 20 acres
2. ACCESS: The site is adjacent to Road 52 and Powerline Road. Powerline
Road is currently undeveloped
3. UTILITIES: A 16" water line is located in Road 52. A 10" sewer line is
stubbed into School District property at the northeast corner of Three
Rivers Drive and Road 56.
4. LAND USE AND ZONING: The site is zoned R-S-1 (Suburban
Residential) and is being farmed. The property to the north is zoned A-P
(Agricultural Production) in the County and is currently being farmed.
The property to the west is zoned R-1 and is developing with the West
Pasco Terrace subdivision. The property to the east is zoned R-1-S/PUD
and is farmed and/or being developed as the Northwest Commons
subdivision. The properties to the south are zoned R-S-20 in the County
and are developed with homes on one acre lots.
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site
as Low-Density Residential. Goal CF-5 suggests adequate provisions
should be made for educational facilities located throughout the urban
growth area. Policy CF-S-A encourages the appropriate location and
design of schools throughout the community.
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead
agency for this project. Based on the SEPA checklist, the adopted City
Comprehensive Plan, City development regulations, and other
information, a threshold determination resulting in a Determination of
Non-significance (DNS) has been issued for this project under WAC 197-
11-158.
DISCUSSION
In site in question is part of a larger 40 acre site that has been considered in
the past for a location of a middle school. In the fall of 2008 the Pasco School
District received a Special Permit for the location of a middle school at the
southwest corner of Road 52 and Powerline Road. That special permit was
renewed in January of 2011. Since the approval of the middle school in 2011
the School District decided to re-align grade levels by moving sixth grade from
the middle schools to the elementary schools. The grade re-alignment will free
up space in the middle schools and eliminate the pressing need to construct a
new middle school. The grade re-alignment however creates a greater demand
for elementary schools. The School District is now proposing to segregate the
40 acre site into two parcels and locate an elementary school on the eastern
half of the site.
Pasco currently has eleven elementary schools (the School District has one
additional elementary school [Edwin Markham] outside the Pasco UGA). With
the recent growth in population (Pasco's population has more than doubled in
size since 1997) and student enrollment, the School District needs to construct
several elementary schools. Elementary school enrollment in Pasco has
increased by an average of about 360 new students per year for the last
decade. This year the elementary enrollment increased by over 400 new
students. The State Office of the Superintendent of Public Instruction
estimates Pasco's elementary enrollment will increase by 3,157 students over
the next 6 years. This continued growth in school enrollment will create the
need for additional elementary schools.
To address part of the need for additional school space the District is proposing
to develop the site in question with a 69,330 square foot elementary school
similar to Maya Angelou and Virgie Robinson. The two story building will have
classroom space for 730 students. The site will contain public parking and bus
loading off Road 52.
The proposed site is partially developed with street improvements and utilities
located in Road 52. Powerline Road is not improved. The school district will be
responsible for installing sidewalks along Road 52 and completing all of the
street improvements in Powerline Road.
2
With respect to traffic-related issues a signal warrant test will be needed to
determine when a signal should be installed at Road 52 and Sandifur Parkway.
The Regional Transportation Analysis model used by the Regional Council does
not include elementary schools in the data used to identify future traffic
impacts because elementary schools do not impact the peak hour traffic
conditions in the way other land uses do. Based on the Institute of Traffic
Engineers Trip Generation Manual (81h Ed) an elementary school with 730
students on average can be expected to generate about 941 vehicle trips per
day. That would amount to $40,463 in traffic impact fees. By comparison, if
the site were to develop with single family homes about 650 daily vehicle trips
could be expected.
Most of the schools in Pasco including the Pasco High School and Chiawana
High School are located in residential zoning districts. An on-line search of the
Franklin County Assessors records (2012) revealed that many of the residential
properties located near the existing Maya Angelou Elementary School have
increased in valued since the school was built. The Maya Angelou
neighborhood was not fully developed until after the school was built. This
provides a good indication that elementary schools do not discourage the
development of permitted uses on property in the general vicinity of a school or
impair the value thereof. Recent development around the McGee Elementary
School also provides another example of a residential neighborhood that
developed after a school was constructed.
Access to the site is limited due to the fact that Road 52 is a dead end street
and provides only one route to and from the proposed school site. School sites
typically have at least two means of access for safety reasons and to help
diffuse traffic and reduce the impacts of traffic on surrounding residential uses.
The extension of Powerline Road to the west would provided a second means of
access to the school site.
STAFF FINDINGS OF FACT
Findings of fact must be entered from the record. The following are initial
findings drawn from the background and analysis section of the staff report
and comments made at the public hearing. The Planning Commission may
add additional findings as deemed appropriate.
1. The site is located in an R-S-1 zone.
2. Under the current zoning approximately 65 single-family dwellings could
be constructed on the site.
3. Schools are conditional land uses in the R-S-1 zone and require review
through the special permit process prior to permitting for construction.
4. The site is at the northern edge of the Pasco Urban Growth Boundary.
3
5. The site is within the City limits of Pasco.
6. The Comprehensive Plan identifies the site for low-density residential
uses.
7. Comprehensive Plan Goal CF-5 suggests that adequate provisions should
be made for the location of educational facilities throughout the urban
growth area.
8. The site is currently being farmed.
9. The site is owned by the Pasco School District.
10. Sewer and water utilities are stubbed to the site.
11. The site is located at the southwest corner of Road 52 and future
Powerline Road.
12. Powerline Road is unimproved and lacks the necessary right-of-way.
13. Road 52 is currently a dead-end street.
14. The proposed elementary school site plan lacks a second primary road
for the disbursement of traffic and for emergency vehicles.
15. All existing elementary schools in Pasco have at least two access routes
to and from the schools
16. City development standards require off-site street and utility (sewer,
water, irrigation...) improvements to be constructed or installed
concurrently with site development.
17. Off-site street improvements include but are not limited to street
construction and paving, installation of curb gutter and sidewalk (7'
wide), street lights, handicapped ramps, signage, lane striping, street
drainage, traffic signals, speed-reduction modifications, and fire
hydrants.
18. According to the Institute of Traffic Engineers Trip Generation Manual
(81h Ed) a 730 student elementary school will generate about 941 vehicle
trips per day.
19. If developed with single family homes the site would generate about 650
vehicle trips per day.
20. Pasco's population has doubled since 1997.
21. The Pasco School District enrollment has grown from 8,048 in 1997 to
15,633 in 2012.
22. The Office of the Superintendent of Public Instruction estimates Pasco's
elementary school enrollment will increase by another 3,157 by 2017.
23. Residential development near the existing Maya Angelou and McGee
Elementary School indicates elementary schools do not negatively impact
the value of surrounding homes or the intended development of
residential neighborhoods.
24. No sports fielding lighting will be constructed with the proposed
elementary school.
25. In 2008 and 2011 the Pasco School District was issued a Special Permit
for the location of a middle school on the site in question. Due to the
grade realignment the District will need fewer middle schools sites and
4
additional elementary school sites to accommodate existing and future
student populations.
CONCLUSIONS BASED ON STAFF FINDINGS OF FACT
Before recommending approval or denial of a special permit the Planning
Commission must draw its conclusion from the findings of fact based upon the
criteria listed in P.M.C. 25.86.060. The criteria and staff listed conclusions are
as follows:
1) Will the proposed use be in accordance with the goals, policies, objectives
and text of the Comprehensive Plan?
The proposed use supports the following plan policies or goals: CF-5
suggests adequate provisions be made for educational facilities
throughout the Urban Growth Area. Transportation and Utility policies
support city standards that require the extension of streets and utilities
in conjunction with development. To be in accord with the
Comprehensive Plan the proposed elementary school development would
also need to include the development of adjoining streets and utilities.
2) Will the proposed use adversely affect public infrastructure?
The location of an elementary school on the proposed site may encourage
the development of residential homes to the north of the school site
leading to pressure to expand the UGA into areas which the city is not
planning to provide utilities. In this respect the proposal may adversely
impact public infrastructure.
3) Will the proposed use be constructed, maintained and operated to be in
harmony with existing or intended character of the general vicinity?
The proposed elementary school has been designed to complement the
existing and future neighborhood by providing generous yard setbacks,
landscaping, screening of mechanical equipment and a pitched roof line
to moderate the school's height in keeping with typical pitched roofs of
residential homes. Elementary schools are typically located in or near
residential neighborhoods and are an accepted part of the character of
residential areas.
5
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 construction of schools in residential neighborhoods often
encourages development of nearby properties. Residential development
around the Maya Angelou and McGee schools was not completed until
after the schools were in place. An on-line search of the Franklin
County Assessors records (2012) revealed that values of many
residential properties located near the existing Maya Angelou and
McGee Elementary schools have increased since the schools were built.
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?
Experience has shown that schools within Pasco generate few
complaints from neighbors. Elementary schools typically are not a
source of dust, fumes, vibrations or flashing lights. The proposed school
could generate up to 940 vehicle trips per day. During weekends, the
summer break, and other break periods very little traffic will be
generated.
6) Will the proposed use endanger the public health or safety if located and
developed where proposed, or in anyway will become a nuisance to uses
permitted in the district?
The elementary school will be constructed to meet all requirements of
the International Building Code, the Fire Code, the Plumbing Code, all
other construction codes and state regulations pertaining to middle
school construction. The building will be required to have fire-rated
corridors, area separation walls, sufficient exiting and fire sprinkler
systems to ensure the safety of the public. The construction of sidewalks
and street improvements will address traffic safety issues.
Schools have a long history of being accepted in residential
neighborhoods. In most communities schools, including middle schools,
are located in or near residential neighborhoods.
Proposed Approval Conditions
6
1. The special permit shall apply to the east half Parcel No.
116170030.
2. The elementary school site shall be developed in substantial
conformity with the site plan and building elevations submitted
with the special permit application.
3. Powerline Road abutting the School District (all of parcel #
116170030 existing as of June 30, 2012) property shall be
improved to arterial street standards meeting construction
standards of the City. Improvements shall include but not be
limited to curb, gutter, sidewalk and street lighting along the
school side of the street.
4. The complete road widths for Powerline Road will be 48 feet; the
Pasco School District shall be responsible for constructing a
minimum of 28 feet of road width on the south side.
5. The School District shall extend Powerline Road the length
necessary to provide a second means of access to and from the
proposed school. Street improvements beyond the west boundary
of the school property on Powerline Road shall consist of a
minimum of a 28-foot wide paved road surface built to arterial
street standards.
6. Sidewalks in the Road 52 right-of-way abutting the school property
shall be 7 feet in width.
7. Sidewalks in the Powerline Road right-of-way shall be 5 feet wide
and located along the property line rather than the curb line.
8. The planting strip between the Powerline Road curb and the off-set
sidewalk must be planted in lawn and trees planted at 50-foot
intervals. The landscape and irrigation plan must be approved by
the Administrative and Community Services Department prior to
installation.
9. The School District shall construct a 6-foot tall block wall/fence
along the Powerline Road right-of-way matching the block wall in
West Pasco Terrace to the west.
10. The School District shall prepare a traffic study for anticipated
traffic to and from the proposed school site to determine the need
for additional street improvements and/or the need for traffic
signals. This study shall include the increased traffic load
generated by the proposed school at the northwest corner of Road
60 and Sandifur Parkway. The traffic study must be completed
and submitted to the City Engineer prior to the issuance of a
building permit and may result in additional conditions or
requirements related to school construction.
11. No on-street parking or bus staging will be permitted on or
adjacent to Road 52 or Powerline Road.
7
12. All costs associated with speed reduction/modification including
but not limited to flashing lights, signage, pedestrian sensors,
safety and crosswalks shall be paid for by the School District.
13. All street/roadway signage abutting the property is to be provided
by the School District and must conform to the most current
MUTCD 8v City of Pasco Construction Standards.
14. The School District shall construct all necessary improvements
and accommodations for pedestrian school routes along Road 52
and Powerline Road as required and identified in the traffic study.
15. All street improvements recommended in the traffic study,
including traffic signals, must be installed in conjunction with the
construction of the elementary school.
16. No mid-block crosswalks will be permitted on Road 52 or Powerline
Road.
17. The School District shall pay the traffic mitigation fee in effect at
the time a building permit is issued.
18. The School District shall prepare a dust control mitigation plan to
be submitted with the building permit application.
19. The School District shall install a 16 inch irrigation line along the
length of the school site in Powerline Road.
20. The School District shall dedicate the north 40 feet of the site for
the Powerline Road right-of-way.
21. The School District shall dedicate the east 10 feet of the site for
additional Road 52 right-of-way.
22. A 55-foot radius shall be dedicated at the southwest intersection of
Road 52 and Powerline Road.
23. No sports field light shall be permitted.
24. Water rights associated with site must be dedicated to the City
prior to the issuance of a building permit.
25. The special permit shall be null and void if a building permit has
not been obtained by January 1, 2015.
RECOMMENDATION
MOTION: I move to close the public hearing and schedule
deliberations, the adoption of findings of fact, and development of a
recommendation for City Council for the August 16, 2012 meeting.
8
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MEMORANDUM
DATE: July 19, 2012
TO: Planning Commission
FROM: Angela R. Pitman, Block Grant Administrator
SUBJECT: 2013 COMMUNITY DEVELOPMENT BLOCK GRANT (CDBG)
PROGRAM ALLOCATION (MF# BGCA2012-003)
Requests for Funding
Attached for your review and consideration are the CDBG Fund and Proposal Summaries
(Attachments 1 & 2)relating to our Community Development Block Grant Program for program
year 2013. Seventeen(17) requests for funds were submitted totaling $2,816,091. Each applicant
will present their proposal before the Planning Commission, June 21, 2012.
Estimated Funds Available
It is estimated that the 2013 annual entitlement grant will be $580,000 based on the award for
program year 2012. Prior year funds available for commitment are $121,986 making a total of
$701,986 in funds available for use in 2013. There is always some question regarding actual
funding levels approved by Congress. Actual available funding for these FY 2013 activities will
remain in question until the early part of the year when the CDBG allocation is made by
Congressional Resolution. If funding levels are lower than estimated, activity funding may need
to be reallocated accordingly.
Public Service Cap
HUD regulations state that the amount of CDBG Funds obligated within a program year to
support public service activities may not exceed 15% of the combined total of the entitlement
plus the prior year's program income. For 2013, the estimated entitlement of$580,000, and
estimated 2012 program income of$2,000 makes the maximum available for public service
activities $87,000. Current requests for public services total $1,502,787. Staff recommends a
maximum of$70,000 for public services (12%).
Planning & Administration Cap
HUD regulations state that the amount of CDBG Funds obligated within a program year to
support planning and administration activities may not exceed 20% of the combined total of the
entitlement plus the current year's program income. For 2013, the estimated entitlement of
$580,000 makes the maximum available for planning and administration $116,000. Current
requests for planning and administration total $120,000. Staff recommends a maximum of
$116,000 for planning and administration (20%).
Recommendations
After discussions and staff evaluation, it is recommended that the activities set forth in
Attachment 2 would best meet the City's Consolidated Plan and be most effective in carrying out
the objectives for the City in 2013. Your review and recommendation to the City Council would
be appreciated.
Therefore, we propose the following Motions:
MOTION: I move the Planning Commission recommend the City Council approve the use of
funds for the 2013 Community Development Block Grant Program as set forth in the "2013
Fund Summary" as recommended by Staff.
MOTION: I move the Planning Commission recommend the City Council approve the use of
funds for the 2013 Community Development Block Grant Program as set forth in the "2013
Fund Summary" as amended.
The City Staff would like to thank the members of the Planning Commission for your time and
assistance.
/arp
Attachments: 1. 2013 CDBG Fund Summary
2. 2013 CDBG Proposal Summary
Attachment 1 2013 CDBG Fund Summary-07.19.12 Attachment 1
Planning Commission Meeting Page 1
Proposals-Recommendations
LOCI RECIPIENT ACTIVITY/AGENCY NAME NonCDBG Agency Staff PC G Risk Priority
D Match Requested Recommend Recommend tObj
City of Pasco-Community&Economic
1 Development CDBG Program Administration 0.00 120,000.00 116,000.00 ALL 2 Al
City of Pasco-Administrative&Community
2 Services Civic Center-Youth Recreation Specialist 45,500.00 37,500.00 20,000.00 V 3 B2
City of Pasco-Administrative&Community Martin Luther King Community Center Recreation
3 Services Specialist 100,500.00 37,500.00 20,000.00 V 3 32
City of Pasco-Administrative&Community
4 Services Senior Citizen's Center Recreation Specialist 200,500.00 37,500.00 30,000.00 V 3 B2
5 Charity Training Center Anti-Gang Prevention/Intervention Program 100,000.00 1,365,582.50 V 12 62
6 Charity Training Center Youth Organic Farmers/Produce Coop 15,000.00 24,704.00 1 12 B2
7 Downtown Pasco Development Authority Pasco Specialty Kitchen 47,066.00 65,000.00 50,000.00 1 3 A2
8 Downtown Pasco Development Authority Downtown Facade Improvement(2 facades) 15,000.00 60,000.00 1 10 A2
9 Catholic Family&Child Services-Pasco Catholic Family Volunteer Chore Services(7) 67,194.00 4,000.00 3,986.00 IV 2 B1
Community Housing Improvement Minor Rehab
14 Benton Franklin CAC-Home Energy Program 50,000.00 50,000.00 IV 1 B1
Benton Franklin CAC-Homeless Prevention
15 Program Homebase Affordable Housing 100,000.00 160,000.00 IV 4 131
City of Pasco-Administrative&Community
17 Services LID Assistance LID#149 0.00 99,000.00 114,000.00 II 1 Al
Boys&Girls Club-Renovations and ADA
10 Boys&Girls Club of Benton&Franklin Counties Accessibility 10,800.00 155,800.00 III 1 Al
AmeriCorps Kurtzman Park Splash Pad(wading
11 Regional Service Corps-AmeriCorps pool replacement) 0.00 101,504.18 III 9 Al
13 City of Pasco-Public Works ADA Improvements 0.00 250,000.00 II 2 Al
City of Pasco-Administrative&Community ACS Kurtzman Park Spray Park(swimming pool
16 Services replacement)-Design 50,000.00 250,000.00 250,000.00 III 5 Al
City of Pasco-Community&Economic
12 Development Code Enforcement Officer 147,000.00 48,000.00 48,000.00 IV 1 Al
898,560.00 2,866,090.68 701,986.00
Estimated Entitlement 2012 $ 580,000
Estimated PI 2012 $ -
Available to Commit $ 121,986
Total Funds Available $ 701,986
Proposals Received $2,866,091
Proposals Recommended $ 701,986
Funds available for Commitment 0.00
7/13/2012
Attachment 2
Page 1
CITY OF PASCO
2013 COMMUNITY DEVELOPMENT BLOCK GRANT
PROPOSAL SUMMARY—JULY 19, 2012
1 CDBG Program Administration—Requested: $120,000
Recommended: $116,000
Plan, administer and deliver housing and community needs, ensure compliance with
local, state and federal rules, regulations and laws, and provide for the successful
delivery of programs that primarily benefit low to moderate income people.
Planning and Administration is capped at no greater than 20%.
2 Civic Center-Youth Recreation Specialist—Requested: $ 37,500
Recommended: $20,000
Provide a portion of the salary and benefits for recreation specialist at the Youth
Civic Center. This facility's program is to provide recreation programs for youth at
risk and families in low-to-moderate income Census Tract(202).
Public services are capped at no greater than 15% of current entitlement plus prior
year program income.
3 Martin Luther King Community Center Recreation Specialist—
Requested: $37,500
Recommended: $20,000
Provide a portion of the salary and benefits for recreation specialist at the Martin
Luther King. This facility's program is coordinated with the YMCA, Salvation
Army and Campfire USA, who all collaborate to provide education and physical
activities to at risk school age , youth, and families in Census Tract (201).
Public services are capped at no greater than 15% of current entitlement plus prior
year program income.
4 Senior Citizen's Center Recreation Specialist—Requested: $37,500
Recommended: $30,000
Portion of the salary and benefits for recreation specialist to oversee and operate
program at Pasco's senior center. This facility's program provides supervision and
leadership necessary for programs serving the elderly of Pasco with support
services, nutrition, health and living skills support.
Public services are capped at no greater than 15% current entitlement plus prior year
program income.
Attachment 2
Page 2
CITY OF PASCO
2013 COMMUNITY DEVELOPMENT BLOCK GRANT
PROPOSAL SUMMARY—JULY 19, 2012
5 Anti-Gang Prevention/Intervention Program—Requested: $1,365,583
Recommended: $0
Establish relevant anti-gang prevention programs to meet the needs of low-income
gang/anti-gang members and their families in the ecommunity.
New public service activity, funds requested exceed the public service cap.
6 Youth Organic Farmers/Produce Coop—Requested: $ 24,704
Recommended: $0
Provide start-up funds for organic farmers Youth Co-op. USDA certified organic
producers on donated land, funds wil be used for planting to harvest. Products will
be sold on the open market and to independent food stores and food chains. Work
with Pasco Commercial Kithen for technical support, marketing
New public service activity, funds requested exceed the public service cap.
7 Pasco Specialty Kitchen—Requested: $ 65,000
Recommended: $50,000
Continue operations of the Pasco Specialty Kitchen, a certified commercial
incubator kitchen. By providing technical support to small food-related businesses
the Pasco Specialty Kitchen improves their success rate by helping them to establish
and achieve their goals. In consideration for technical assistance, the startup
businesses agree to make jobs created available to low-to-moderate income persons
in Pasco (Census Tract 202).
8 Downtown Facade Improvement (2 facades)— Requested: $ 60,000
Recommended: $0
Support downtown businesses with fagade improvements (Census Tract 202).
It is estimated that 2 business will be assisted with fagade improvements.
9 Catholic Family Volunteer Chore Services (7)—Requested: $ 4,000
Recommended: $3,986
Provide minor ADA accessibility remodels, repairs and construct wheelchair ramps
for very low to low income households. This population includes elderly and
disabled(City-wide).
It is estimated that 7 elderly households, typically very low income, will be assisted.
Attachment 2
Page 3
CITY OF PASCO
2013 COMMUNITY DEVELOPMENT BLOCK GRANT
PROPOSAL SUMMARY—JULY 19, 2012
10 Boys & Girls Club -Renovations and ADA Accessibility—Requested: $155,800
Recommended: $0
Renovate the learning center and office area which is the last area of the building
that remains to be improved.
11 AmeriCorps Kurtzman Park Splash Pad (wading pool replacement)—
Requested: $101,504
Recommended: $0
Replace inoperable wading pool in Kurtzman Park with a new Splash Pad.
12 Code Enforcement Officer—Requested: $ 48,000
Recommended: $48,000
Provide partial salary for one of three code enforcement officers to help improve
neighborhood appearance and for compliance with rules and regulations dealing
with homeowner needs in primarily low to moderate income neighborhoods (Census
Tracts 201, 202, 203 and 204).
13 ADA Improvements—Requested: $250,000
Recommended: $0
Retrofit handicap access ramps for disabled persons with ramps that meet current
ADA accessibility codes.
Handicap ramps retrofit city-wide
14 Community Housing Improvement Minor Rehab Program—
Requested: $50,000
Recommended: $50,000
Minor household repairs, energy efficient upgrades and hazardous material removal
for low to moderate income households.
Recommend this project for minor rehabilitation/repair for those with housing costs
over 30% of monthly income, and income below 50%AMI.
Attachment 2
Page 4
CITY OF PASCO
2013 COMMUNITY DEVELOPMENT BLOCK GRANT
PROPOSAL SUMMARY—JULY 19, 2012
15 Homebase Affordable Housing—Requested: $150,000
Recommended: $0
Purchase a four plex in Pasco for the purpose of providing affordable housing for 4
low/very low income families with small children who are otherwise unable to attain
suitable housing.
Recommend this project for acquisition affordable housing for those below 50%
AMI move forward to secure non-CDBG funding to complete the project.
16 ACS Kurtzman Park Spray Park(swimming pool replacement)—
Requested: $250,000
Recommended: $250,000
Replace swimming pool in Kurtzman Park with a new Splash Park.
17 LID Assistance LID #149—Requested: $ 99,000
Recommended: $114,000
Pay special assessment for LID #149 low-income households.
MEMORANDUM
DATE: July 19, 2012
TO: Planning Commission
FROM: Angela R. Pitman, Block Grant Administrator
SUBJECT: 2013 HOME INVESTMENT PARTNERSHIPS (HOME) PROGRAM
ALLOCATION AND ANNUAL WORK PLAN (MF# BGAP2012-004)
Background
Pasco entered into a HOME Consortium Agreement with Richland and Kennewick in 1996
making the City eligible for Federal HOME funds. In May 2010, this Agreement was renewed
through 2013. Each November an annual action plan is required to be prepared and submitted to
HUD for use of estimated funds for the following program year.
Estimated Funds Available
It is estimated that the 2013 annual entitlement grant to the HOME Consortium will be $451,060,
based on the award for program year 2012. Each member city is allocated a share of the
entitlement utilizing the same formula used to allocate the CDBG entitlement grants. Pasco's
share of the entitlement is estimated to be $149,723 based in 2012 allocations, and program
income totaling $131,000 is expected from acquisition/rehab projects making a total of$280,723
available for Pasco HOME projects in program year 2013.
There is always some question regarding actual funding levels approved by Congress. Actual
available funding for these FY 2013 activities will remain in question until the early part of the
year when the HOME allocation is made by Congressional Resolution. If funding levels are
lower than estimated, activity funding may need to be reallocated accordingly.
Planning & Administration
HUD regulations state that the amount of HOME Funds obligated within a program year to
support planning and administration activities may not exceed 10% of the entitlement. This is
awarded to Richland annually as the Lead Agency of the HOME Consortium to manage all
activities. Member cities are provided funds for planning and administration from 10% of
program income received from completed projects within their jurisdiction. For 2013, program
income estimated at $131,000 will make available $13,100 for administration.
CHDO Set-Aside
Each year 15% of the entitlement grant must be set-aside to help Community Housing
Development Organizations (CHDO) add to the permanent affordable housing stock. The
member cities receive these funds every third year. Earlier this year, Council approved a project
proposed by Benton Franklin Community Action Committee to use Pasco's 2011 CHDO funds
to purchase a four-plex for permanent transition housing. This project has been delayed due to
HUD rules that prevent Housing Authority participation in HOME-funded projects, but CAC is
moving forward with the project and will undertake associated management responsibilities.
Although member cities must provide the minimum 15% set-aside for CHDO projects, more
HOME funds may be provided if necessary.
Current Balances
Pasco's HOME budgeted funds as of June 30, 2012 through Program Year 2012 is $652,502.
The budget amount is approved by Council Resolution each year and includes HOME
entitlement funds and estimated program income anticipated from acquisition/infill projects.
Proposed units of housing that remain to be completed through program year 2012 with these
restricted funds total 36. Any change to the budgeted amounts below that exceed 10% of the
entitlement or changes the scope of the activity requires preparation of substantial amendment to
the annual action plan in compliance with the Citizen Participation Plan.
Contracted/ Reserved/ Units
Budgeted Obligated Application Pending
Acquisition&Rehab/Infill Projects $ 17,648 $ - -
CHDO Set-Aside Acquisition $ 90,294 $ 90,294 $ - 4
First Time Homebuyer Assistance $ 104,000 $ 104,000 20
Owner-occupied Rehabilitation $ 347,800 $ 80,500 $ 267,300 10
Rental Rehabilitation $ 92,760 $ - $ 92,760 2
Administration from PI $ - $ - $ - -
$ 634,854 $ 188,442 $ 464,060 36
Proposed Activities
HOME funds are based on need and income eligibility and may be used anywhere within the city
limits, however, neighborhoods designated as priority by Pasco City Council receive first
consideration. Funding is first targeted in the Longfellow and Museum neighborhoods, then
within low-moderate income census tracts (201, 202, 203 and 204). If HOME funds cannot be
applied to those areas, then they are used as needed within the Pasco City limits for the benefit of
eligible low-moderate income families.
The City is able to use HOME funds for acquisition and rehabilitation of vacant/foreclosed
properties, or developing vacant property through "infill" new construction projects. Program
income anticipated from the resale of prior year construction projects in addition to outstanding
balances will continue to fund program activities through 2013. Staff recommends that
anticipated 2013 HOME entitlement funds and program income is allocated to the proposed
activities per annual work plan below:
Proposed Activities Budget Units
Acquisition&Rehab/Infill Projects $ 211,623 2
First Time Homebuyer Assistance $ 56,000 10
Administration from PI $ 13,100
$ 280,723 12
Recommendations
After discussions and staff evaluation, it is recommended that the activities set forth in above
would best meet the City's Consolidated Plan and be most effective in carrying out the
objectives for the City in 2013. Your review and recommendation to the City Council would be
appreciated.
Therefore, we propose the following Motions:
MOTION: I move the Planning Commission recommend the City Council approve the use of
funds for the 2013 HOME Investment Partnerships Program as set forth in the "2013 HOME
Fund Summary" as recommended by Staff.
MOTION: I move the Planning Commission recommend the City Council approve the use of
funds for the 2013 HOME Investment Partnerships Program as set forth in the "2013 HOME
Fund Summary" as amended.
The City Staff would like to thank the members of the Planning Commission for your time and
assistance.
/arp
Attachment: 2013 HOME Fund Summary
Attachment 1 - 2013 HOME Fund Summary - 07.19.12 Attachment 1
Planning Commission Meeting Page 1
Proposals-Recommendations
Staff
ID Resolution ACTIVITY/AGENCY NAME Agency Recommend PC
Requested Amended Recommend
#REF! PY2013 DPA $ 56,000.00 $ 56,000
#REF! PY2013 INFILL, ACQUISITION $ 141,917.00 $ 211,623
22 PY2013 ADMIN $ 13,100.00 $ 13,100
$ 280,723
PY2013 EN ESTIMATED $ 149,723.00
PY2013 PI ESTIMATED $ 131,000.00
$ 280,723.00
RECOMMENDED $ 280,723.00
SURPLUS/(DEFICIT) $ -
7/13/2012
MEMORANDUM
DATE: July 19, 2012
TO: Planning Commission
FROM: Angela R. Pitman, Block Grant Administrator
SUBJECT: 2013 NEIGHBORHOOD STABILIZATION PROGRAM (NSP)
ALLOCATION AND ANNUAL WORK PLAN (MF#BGAP2012-005)
Background
On March 15, 2010 Council approved Resolution No. 3220 amending NSP Allocation and Work
Plan to increase total funding to a total of $426,343 and adding acquisition and rehabilitation
activities to the down payment assistance activity for foreclosed properties.
The City utilized NSP funds to provide down payment assistance to 8 buyers of foreclosed
homes and purchase 3 foreclosed homes which were rehabilitated with HOME
NSP Program Income from the acquisition/rehabilitation and sale of three foreclosed properties
acquired in 2010 was estimated to be $357,000. The NSP acquisitions were rehabilitated using
HOME funds instead of NSP funds. NSP's pro-rata share of the program income is estimated to
be half the original estimate ($178,500), triggering an amendment to the allocations and annual
work plan for 2012.
Estimated Funds Available
Program income from one acquisition/rehab sale estimated to be $80,000 is anticipated to
available for 2013 projects. If funding levels are lower than anticipated, activity funding may
need to be reallocated accordingly.
Planniniz & Administration
For 2013, program income estimated at $80,000 will make available $8,000 for administration.
Current Balances
Pasco's NSP unexpended funds as of June 30, 2012 through Program Year 2012 is $112,000.
The budget amount is approved by Council Resolution each year for following program year
activities.
Proposed Activities
The City is able to use NSP funds for down payment assistance, acquisition and rehabilitation of
foreclosed properties. Expected program income from the sale of one rehabilitated foreclosure
will to continue this program in 2013. Staff proposes the following allocations and amendments
to the annual work plan for 2012 and 2013.
PY 2013 Proposed Activities Budget Units
2013 First Time Homebuyer Assistance $ 72,000.00 7
2013 Administration from PI $ 8,000.00
$ 80,000.00 7
AMENDED 2012 ANNUAL ACTION PLAN
2012 Acquisition&Rehabilitation Projects $ 135,425.00 1
2012 First Time Homebuyer Assistance $ 38,500.00 4
2012 Administration from PI $ 4,575.00
$ 178,500.00 5
Recommendations
After discussions and staff evaluation, it is recommended that the activities set forth above would
best meet the City's Consolidated Plan and be most effective in carrying out the objectives for
the City in 2013. Your review and recommendation to the City Council would be appreciated.
Therefore, we propose the following Motions:
MOTION: I move the Planning Commission recommend the City Council approve the use of
funds for the 2013 Neighborhood Stabilization Program (NSP) as recommended by Staff.
MOTION I move the Planning Commission recommend the City Council approve the use of
funds for the 2013 Neighborhood Stabilization Program (NSP) as amended.
The City Staff would like to thank the members of the Planning Commission for your time and
assistance.
/arp
MEMORANDUM
DATE: July 19, 2012
TO: Planning Commission
FROM: Angela R. Pitman, Block Grant Administrator
SUBJECT: 2012 COMMUNITY DEVELOPMENT BLOCK GRANT (CDBG)
PROGRAM REALLOCATION (MF#BGAP2012-006)
Proposed Reallocation
Attached for your review and consideration is the revised 2012 CDBG Fund Summary for
proposed significant amendment to the 2012 CDBG Annual Action Plan. In accordance with the
Citizen Participation Plan changes in funding greater than 10% of the annual entitlement,
changes scope,purpose or beneficiaries requires a significant amendment to the plan.
Reallocation of Funds
On September 6, 2011 Council passed Resolution 3339 approving 2012 CDBG Program Year
grant allocations and annual work plan. December 19, 2011 Council approved amendment to the
Annual Action plan in Resolution 3364 cancelling Eastside Community Park and Reallocating
funds to Kurtzman LID #149 construction and ADA ramp retrofit projects.
Changes to Scope, Purpose & Beneficiaries
A change in community needs prescribes a change to the annual action plan to reallocate $30,000
from the ADA Ramp Retrofit project to the 4th Avenue Corridor Improvement Project for
placement of a decorative wall/fence along residential property fronting 4th Avenue. Due to the
close proximity to the roadway and high level of noise, the City recommended placement of a
barrier in the public right-of-way at this location to protect residents from traffic and noise. The
property owner adjacent to the project complained that the barrier blocked them in. Therefore, in
an effort to deter some of the impacts of traffic in a pleasing and aesthetic way, a decorative
fence constructed of masonry pillars and wrought-iron panels was designed.
Activity Increase/ Revised
Decrease Budget
ADA Ramp Retrofitting ($30,000.00) $188,240.00
4th Avenue Corridor Improvement Project $30,000.00 $30,000.00
Recommendation
After discussions and staff evaluation, it is recommended that the activities set forth in
Attachment 1 would best meet the City's Consolidated Plan and be most effective in carrying out
the objectives for the City in 2012. Your review and consideration for recommendation to the
City Council would be appreciated.
Therefore, we propose the following Motions:
MOTION: I move the Planning Commission recommend the City Council approve the use of
funds for the 2012 Community Development Block Grant Program as set forth in the
Attachment 1 "2012.2 CDBG Fund Summary" as recommended by Staff.
MOTION: I move the Planning Commission recommend the City Council approve the use of
funds for the 2012 Community Development Block Grant Program as set forth in the
Attachment 1 "2012.2 CDBG Fund Summary" as amended.
The City Staff would like to thank the members of the Planning Commission for your time and
assistance.
/arp
Attachments: 1. 2012.2 CDBG Fund Summary
Attachment 1 2012.2 CDBG Fund Summary - PC 07.19.12 Attachment 1
Planning Commission Meeting Page 1
Proposals-Recommendations
ID Recipients ACTIVITY/AGENCY NAME CITY COUNCIL APPROVED PROPOSED
APPROVAL BUDGET AMENDMENT
City of Pasco-Community $104,000.00 $104,000.00
1 & Economic Development CDBG Program Administration
City of Pasco-
Administrative& Civic Center-Youth Recreation $20,000.00 $20,000.00
2 Community Services Specialist
City of Pasco-
Administrative& Martin Luther King Community $20,000.00 $20,000.00
3 Community Services Center Recreation Specialist
City of Pasco-
Administrative& Senior Citizen's Center $30,000.00 $30,000.00
4 Community Services Recreation Specialist
HomeworkZone-After School
7 PowerZone Youth Center Tutoring/Mentoring Program
City of Pasco-Community Pasco Downtown Development $50,000.00 $50,000.00
8 & Economic Development Commercial Kitchen
City of Pasco-Community Downtown Fagade Improvement $60,000.00 $60,000.00
9 &Economic Development (2 fagades)
City of Pasco-
Administrative& LID 148 Special Assessment $65,000.00 $65,000.00
10 Community Services Assistance
Volunteer Chore Services(12 $4,000.00 $4,000.00
11 Catholic Family Charities households)
City of Pasco-
Administrative& $0.00 $0.00
12 Community Services Eastside Community Park
City of Pasco-Community $48,000.00 $48,000.00
14 1& Economic Development Code Enforcement Officer
Kurtzman Park Neighborhood
City of Pasco-Public Improvements-Phase IV $350,000.00 $350,000.00
15 Works (CT201 BG2)
City of Pasco-Public ADA Accessibility- Handicap $218,240.00 $218,240.00 $188,240.00
16 lWorks Ramp Retrofit
City of Pasco-Public $30,000.00
17 Works 14th Avenue Fence/Wall
$969,240.00 $969,240.00 $218,240.00
Entitlement(2012 Estimated) $ 510,000
Program Income(2012 Estimated) $ 10,000
Prior Year Reallocations (2008-2010) $ 449,240
Total Funds Available $ 969,240
Proposals Recommended $ 969,240
SURPLUS/DEFICIT $-
7/13/2012
MEMORANDUM
DATE: July 13, 2012
TO: Planning Commission
FROM: Shane O'Neill, Planner I
SUBJECT: Revisions to PMC Title 25 (Zoning)
Over the years, administration of the Zoning regulations found in Title 25 of the Pasco
Municipal Code (PMC) has revealed the need for certain modifications to provide clarity
or to address changing conditions within the community. As such, the Planning
Department has undertaken the task of inventorying sections of the code that may warrant
modification.
The proposed modifications are divided into two categories; they are substantive and
perfunctory. The list of perfunctory revisions is intended to contain less complex items
having minor bearing on regulations. Types of perfunctory changes include grammatical
and punctuation corrections, single word or phrase addition/removal, deletion of
extraneous definitions and relocation of code sections to correct sequential order.
The list of substantive revisions can be characterized as pertaining mostly to the need to
clarify existing definitions. One notable substantive change is the inclusion of nightclubs
into the list of Conditional Uses in the C-I zone.
On December 15, 2011 the Planning Commission held a workshop relating to matters of
accessory structure height and setbacks. Recommendations by the Planning Commission
to address the issue have been incorporated into the Code revisions below.
PERFUNCTORY REVISIONS
PMC Citation Revision Explanation
To provide adequate open space for light and air, to prevent Grammatical
25.04.020(2) overcrowding of the land, and to lessen reduce congestion on the correction
streets.
25.08.020 CONFLICTING PROVISIONS. Where this Title imposes a greater Grammatical
restriction upon land, buildings, or structures than is imposed or correction
required by other rules, regulations, standards, policies, ordinances,
contracts, covenants public or private, deeds, or statutes lawfully
adopted by the City of Pasco, the provisions of this Title shall govern
and take precedent. In the case of conflicts between the text, maps and
1
tables of the this Title, the text shall govern unless otherwise stated.
25.12.040 AGRICULTURAL USE (LIMITED). "Agricultural use (limited)" Places an area
means an agricultural operation including the construction of farm restriction on personal
buildings and the keeping of farm animals upon property containing 10 farm sizes.
acres or less the pies, but the agricultural operation shall be for a
personal use only and not be carried on as a commercial enterprise
where profit is realized.
25.12.055 AMUSEMENT GAME DEVICE. "Amusement game device" means a Update definition to
machine or other device, whether mechanical, electrical, or electronic, match current
to be operated by the public for the purpose of entertainment, technology
amusement or as a game, the object of which is to score high or low by
comparison to the score of other players, playing concurrently or not,
or to demonstrate skill or competence against an opponent, whether the
opponent is the device or another person. It shall include such devices
as pool tables, billiard tables, pinball machines., and devices whieb, use
video *u� arcade video games and similar devices which use
television screens or monitors to reproduce symbolic figures and lines
intended to be representative of real games or activities.
25.12.130 BUILDING HEIGHT. 'Building height" means .adstancz Definition revision to
match IBC
the highest point „f the eeping of ., fl.,t of to the . eek line of ,or-
or- hipped roof-. The Fe er-enee datum sha4l seleetedbyeither- of the
fellowing,whiehever-yields a greater-height ef building:
(1) The eleva4ion of the highest adjoining sidewalk or- finished
gr-otmd suffaee within a five foot horizontal distanee of the exter-io
wall of the building when sueh sidewalk or- finished gr-ound suffaee is
not mor-e than ten feet above lowest fiffished grade-;
(2) An elevation- ten feet higher- than lowest finished gale
when the highest sidewalk or-finished gfound suffaee desefibed in ite
!.,b eve is mer-e than t°„ feet above 1.west finished ..,ade
The vertical distance from grade plane to the average height of the
highest roof surface. Said rg ade plane represents the average finished
ground level adjoining the building exterior walls. Where the finished
ground slopes away from the exterior walls, the reference plane shall
be established by the lowest points within the area between the
building and the lot line or, where the lot line is more than 6 feet from
the building, between the building and a point 6 feet from the building.
25.12.150 COMMUNICATION TOWER. "Communication tower" a free- Grammatical
standing or building mounted structure, including appurtenances and
antenna intended for airway communication purposes, such as a
television antenna or HAM radio tower. This definition does not
include Wireless Communications Towers defined in under Section
25.12.485.
25.12.151 COMMUNITY SERVICE HOUSING. Community Service Housing Relocated from
means a facilfty that principally offers or rovides subsidized housing 25.12.457
2
on a daily, weekly or monthly basis and provides one or more of the
additional following services at a cost, if any, subsidized by charitable
or government agencies, including: A) Meals and food; B) or
adult daycare services; C) EMployment, substance abuse or behavior
counseling; and D) Medical, dental or mental health services;
regardless of whether such community social and health welfare
services are provided on premises or off the premises for the benefit of
such residents.
25.12.158 DANCE HALL. "Dance hall" means an enclosed space where public A definition of"dance
dances are held and where alcohol and/or food ma be sold, hall" is needed.
25.12.160 DAY CARE CENTER, FAMILY HOME NURSERY
SCHOOL, FAMILY HOME DAY CARE, PRESCHOOL. "Day ear-e
nufset=y ,.1, el, preseheel" fneans-antrpeo eup atey ear-e
F f ..1,ildf°. of .,"Its ineluding f s..b.00ls f f eh la,
under- ge fer edueation in p4lie ehools, pafe
seoper-ative fmfsefy sehools, playgfoups- fer- pfesehoolehildren,
covering after school ear-e fef school ehildren, and T hie
establishments are heensed by the state and eenduetva� In Apeofdanee
with state r-equir-ements. For the purpose of this Title, the following
definitions shall also apply to day-care center, baby. sag care, family
home day care, family home preschool/nursery schools nursery
schools or preschools:
(1) Babysitting care: Means a dwelling which provides
occasional ettstedial care to children, for periods of less than twenty-
four hours, who do not reside within the residence of the person
providing the care.
°ehang° for-° sati.n --To be consistent
(2) Heme based day eafe: Family Home Dam: Means with the State
a home licensed by the Department of Social and Health Services and
in which direct care, supervision and leaming opportunities
care is are regularly provided for not more than twelve (12) children or
adults or for periods of less than 24 hours in the home of the licensee
where the licensee resides and is the primary,provider.. 14ofne base --Replaced in State
law
(3) Mini day ear-e Bent ,--n pla •11,a
er�/I°c-ai3j' c�v @i-crnxrr
twelve ehildr-en o adults f ,periods of less d,.,a 24 h.ufs
(4) Day-care center: Means a place which provides regular
eustodial scheduled care for ��,�e more than twelve children or --To match the
adults, for periods of less than twenty-four hours. practice of family
(5) Family Home Preschool/Nursery Schools: Means a home daycare
home of- laee that provides regular ^„mil care and/or organized
learning and educational experiences for not more than twelve
children.
6 Family Home Dqy Care Provider: Means a grson who
3
provides direct care, supervision, behavior management, and early
learning opportunities for twelve or fewer children in their family
home living quarters for periods of less than twenty-four hours.
(7) Preschool Center: Means a place that provides regular
custodial care and/or organized learning and educational experiences
for more than twelve children.
25.12.188 EXOTIC/WILD ANIMAL. 'Exotic/Wild Animal" includes but is not New definition needed
limited to anyone of the following: lions, tigers, wild cats (including
lynx and bobcats), wolves, bears, apes, monkeys, and raccoons,
dangerous reptiles such as alligators,poisonous reptiles, or similar wild
and exotic animals.
25.12.190(2) FACTORY ASSEMBLED HOME. A factory assembled home is Update needed by
defined as either: revisions to the State
(1) A factory built structure that was constructed in Building Code
accordance with the U.S. Department of Housing and Urban
Development requirements and bearing an appropriate Department of
Labor and Industries insignia indicating such compliance, or;
(2) A factory built structure designed for human occupancy, which
is entirely or substantially prefabricated or assembled at a place other
than a building site and is transported to a building site on streets or
highways and there affixed to a permanent foundation. A factory
assembled home must be constructed to International Building Code
standards as adopted by the City of Pasco for on-site construction, the
Washington State Energy Code and all other tmife codes adopted by
the City of Pasco governing the construction of residential structures.
25.12.196 FAMILY HOME. "Family Home" means a single dwelling unit and New definition needed
accessory buildings occupied for living 12urposes by a family which
provides permanent provisions for living, sleeping, elating, cooking,
and sanitation.
25.12.200 GARAGE, RESIDENTIAL. "Residential garage" means a structure on Provides more criteria
the same lot with and accessory to a principally permitted use, used for to make a better use
storage only parking and storage of vehicles. Residential Garages shall distinction for permits
not contain showers, furnishings, kitchens or living space to improve detached
appurtenances set Lap for habitation purposes. garages/shops
25.12.220 HOME OCCUPATION. "Home occupation" means a profession, Will allow retail home
trade, skill or service possessed and utilized, in whole or in part, by a occupations with
family member(s) for monetary gain within or upon the premises of a certain criteria
permanent dwelling units in a residential district. A home occupation
shall not involve wholesale or retail sales of any general or specific
line of merchandise, products, goods or wares upon said premises,
unless such articles are produced thereon in the conduct of the
profession, trade, skill or service; or the merchandise is sold strictly
through the internet and/or direct mail service.
25.12.265 LOT, FLAG. "Flag lot" means a large lot not meeting minimum Refine definition
frontage requirements and where access to the public fead right-of-way
is by a narrow private right-of-way or driveway. Flag lot also means a
4
recessed interior lot with an extended driveway.
25.12.290 LOT, WIDTH OF. "Width of lot" means the per-age width measured Refine definition
at right angles to the depth.
25.12.310 MINI-STORAGE FACILITY "Mini-storage facility" means a building Clarification
or group of buildings consisting of small, self-contained units for the
storage of household or business goods or recreational vehicles,
provided no 1,,,.,.,,-dotty substances o „ditio s are maintained wit-hi
25.12.315 MOBILE HOME "Mobile home" means a single family dwelling, To match the State
thifty �wo body feet or- mofe in length and eight body feet . definition
width, designed f6f .,per streets highways eii its own "eels, and designed te be used as a dwelling
tin'' cuteir—crrt zvirtl•ei�ei3�cry
T„dustr es and e ,-,st.- etcd l e' T 15, 1976
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. Mobile
homes have not been built since the introduction of the United States
department of housing and urban development manufactured home
construction and safet y act•
MOTOR HOME. "Motor home" means a ve ii^ e of tmi Refine definition
25.12.320 recreational vehicle or device, whether licensed or unlicensed,
primarily designed as a temporary living quarters for recreation,
camping, or travel use, which contains its own motive power.
25.12.327 NIGHTCLUB. "Nightclub" means an establishment that provides Definition added
entertainment and has as its primary source of revenue (a) the sale of
alcohol for consumption on the premises and (b) cover charges. It
does not include premises wherein such beverages are sold in
conjunction with the sale of food for consumption on the premises and
the sale of said beverages comprises less than 25 percent of the gross
recei ts.
25.12.330 NON-CONFORMING USE. "Non-conforming use" means a use of Simple correction
land existing at the time of the enactment of this Title and which does
not conform to the regulations of the district or- ene in which it is
situated.
25.12.345 OPEN SPACES. "Open spaces" means an unoccupied space open to Clarification
the sky on the same lot with a building.
25.12.355 PARCEL. See definition of a "lot'under 25.12.235. Clarification
1-12.3 80 S A NIT A D I TA a OR S A NITO I lA a "Sanitarium or- sanator-iu " Not needed
irate hospital whether- o of sueh sue F e lit es are oper-a4ed f,
25.12.397 SHOP. A "shop" means a residential garage as defined under Makes shops and
25.12.200 detached garages
5
synonymous
25.12.415 STABLE, PRIVATE. " Not needed
Leh her-ses ., e kept fef pfivate-use and not , r- tien, of
25.1-2.420 STABLE, PUB Tr "Pubs; Stable" means a building in ..,L ieh horses Not needed
afe kept hire, of sale,
25.12.430 STORAGE, CONTAINER. "Container storage" means a unit Refine definition
originally or specifically used or designed to store goods or
merchandise during shipping or hauling by a vehicle, including but not
limited to rail cars of any kind, truck trailers or multi-modal shipping
containers. This definition also includes mobile homes used for
storage rather than habitation.
2-5-.-12.457 COMMUNITY SERVICE HOUSING Community Service Housing Relocated to
means a facility that principally offers or provides subsidized housing 25.12.151
on a daily, weekly or monthly basis and provides one or more of the
additional following services at a cost, if any, subsidized by charitable
or government agencies, including: A) Meals and food; B) Child or
adult daycare services; C) Employment, substance abuse or behavior
counseling; and D) Medical, dental or mental health services;
regardless of whether such community social and health welfare
services are provided on premises or off the premises for the benefit of
such residents.
25.12.470 VEHICLES. "Vehicles" means motorized and non-motorized Definition expansion
mechanical devices designed for movement by means of wheels, skids
or runners of any kind, and specifically including all such automobiles,
buses, trucks, cars, vans, and motor homes even though they may be at
any time immobilized in any way for any period of time for whatever
duration; and also including boats, trailers, and such recreational
vehicles as defined herein.
25.12.490 YARD, FRONT. "Front yard" means an open and unoccupied space, Refine definition
exeept as „de h°r°ir, extending the full width of the lot between
any building and any street right-of-way adjacent the lot. The front
yard shall be determined by measuring perpendicular from the street
right-of-way to the closest point of the building, structure of fence six
6 feet in height.
25.12.495 "REAR YARD" means an open and unoccupied space, exeept as Refine definition
, extending across the full width of the lot between the
principal building and the rear lot line and measured perpendicular
from the rear lot line to the closest point of the building; and shall not
include any front setback area on corner lots. For a corner lot the rear
and shall be parallel to the shortest lot line common to an adjacent lot.
ESTABLISHMENT OF ZONING DISTRICTS. For the purpose of To include districts
promoting the public health, safety, morals, and general welfare of the added by amendment
City, the City is divided into the following types of zones: after original
R-T District Residential Transition District ordinance was created
R-S-20 District Residential Suburban District
6
R-S-12 District Residential Suburban District
R-S-I District Low-Density Suburban Residential District
R-1 District Low-Density Residential District
R-I-A District Low-Density Residential Alternative District
R-I-A2 District Low-Density Residential Alternative District
R-2 District Medium-Density Residential District
R-3 District Medium-Density Residential District
R-4 District High-Density Residential District
RP District Residential Park District
O District Office District
C-1 District Retail Business District
C-2 District Central Business District
C-2 Overlay District Central Business Overlay District
C-3 District General Business District
C-R District Regional Commercial District
BP District Business Park District
I-182 Overlay District I-182 Corridor Overlay District
I-1 District Light Industrial District
I-2 District Medium Industrial District
I-3 District Heavy Industrial District
25.22.030(3) Storage buildings cumulatively not exceeding 480 square feet of gross Refining language to
floor area and fifteen feet in height; provided no container storage, as match intent
defined in Section 25.12.430, shall be permitted and provided the lot
coverage does not exceed forty percent (40%). For each additional
20,000 square feet of lot area, the gross floor area of storage sheds can
be increased by 400 square feet;
25.22.030(5) (5) One animal unit (as defined in Section 25.12.065) shall be allowed Eliminating redundant
for each full ten thousand square foot increment of land over and language
above an area equal in size to 12,000 square feet set aside for the
dwelling on the same parcel; provided that all barns, barnyards,
chicken houses, or corrals shall be located not less than twenty-five
feet from a public roadway and not less than ten feet from any
adjoining of property held under separate ownership; and
provided said number of chickens, fowl or rabbits does not exceed 2
animal units;
25.24.030(3) (3) Storage buildings cumulatively not exceeding 260 square feet of Refining language to
gross floor area and fifteen feet in height; provided no container match intent
storage, as defined in Section 25.12.430, shall be permitted and
provided the lot coverage does not exceed fogy percent (40%). For
each additional 12,000 square feet of lot area the gross floor area of
storage sheds can be increased by 260 square feet;
25.24.030(4) (4) Agricultural uses (limited), as defined in Section 25.12.040,(except Clarification
that the keeping of animals shall be permitted on parcels consisting of
ten thousand (10,000) square feet over and above an area equal in size
to 12,000 square feet set*-si&aside for the dwelling on the parcel),-
25.24.030(5) (5) One animal unit (as defined in Section 25.12.065) shall be allowed Clarification
7
for each full ten thousand square foot increment of land over and
above an area equal in size to 12,000 square feet set a sid aside for the
dwelling on the same parcel; provided that all barns, barnyards,
chicken houses, or corrals shall be located not less than twenty-five
feet from a public roadway and not less than ten feet from any
adjoining or- property held under separate ownership; and
provided said number of chickens, fowl or rabbits does not exceed 2
animal units;
25.42.020(8)(k) Upholstery shops. Relocation
25.42.020(12) Uphelstefy shops. Relocation
25.44.030 25.44.030 PERMITTED ACCESSORY USES. The following Correction
accessory uses and buildings, as respectively defined in Sections
12.' 20 25.12.020 and 12.'12 12.145 25.12.115, shall be permitted in
the C-2 district:
25.66.090 TRANSFER OF LOCATION. No home occupation nee may be Grammatical
transferred to a different location without first obtaining a new home
occu ation license authorizing its conduct at the proposed location.
25.70.160(3) Landscape and Buffering. In addition to the landscape provisions of Grammatical
Chapter 25.75, the Planning Commission may require additional
landscape features to ire ensure the proposed winery will be in
harmony with and not impair the value of present and future
development of adjacent lands. The spacing of shade trees in all buffer
areas shall not be greater than thirty linear feet. Buffer area trees shall
be a caliper size of one and one-half inch at the planting;
25.74.030(2) FRONT YARD. Where any front yard setback is required, no building, Correction
structure, satellite dish, stationary play equipment or elet es lines
clotheslines shall be hereafter erected, altered, or placed so that any
portion thereof shall be nearer to the front property line than the
distance indicated by the depth of the required front yard, except:
(a) Fences per PMC 25.75;
(a)N Eaves, cornices, belt courses, and similar ornamentation may
project over a front yard not more than two feet;
(b)(c) An open or enclosed porch shall be considered part of a
building in the determination of the front yard setback and lot
coverage;
(e-(dd) Where two contiguous corner lots, or two lots separated only
by an alley, form the entire frontage between two parallel streets and
there is erected a solid six foot fence, permitted accessory buildings
may be located not closer than five (5) feet from the property line
along the street on which there is a solid six foot fence. This reduced
setback shall not apply to garages or accessory buildings higher than
ten(10) feet.
(d)Le) Where two contiguous corner lots form the entire frontage
between two parallel streets, the front yard along the common flanking
street shall be reduced to fifteen feet. This reduction shall not apply to
8
garages that are accessed from the flanking street.
(d)ff Within the R-S-20, R-S-12, R-S-1, R-1, R-2, R-3, R-4 and R-1-
A/A2 districts, where the front yard of a lawfully existing structure is
less than that required for the district in which the structure is located,
alteration or enlargement of said structure may be permitted, but shall
not further reduce the existing front yard dimension or be located
closer than fifteen feet from the front property line, whichever is the
most restrictive;
{e)fg) Within the R-S-20, R-S-12, R-S-1, R-1, R-2, R-3 and R-1-A/A2
districts,where the front yards provided for lawfully existing structures
upon the majority of lots within the same block front and on the same
side of the street are of less depth than required by the applicable
district regulation, the minimum front yard requirement for the
remaining unoccupied lots within the same block front and on the same
side of the street shall be reduced to a depth not less than the average
front yard dimension provided by said existing structures, but in no
case shall the front yard depth be less than fifteen feet.
(4)(h) Handicapped access ramps may encroach within the front yard
setback of all residential zoning districts, provided such ramps are built
to the Washington State Building Code standards. The ramps must
also be constructed and finished to complement the dwelling with
respect to finishes and construction materials and must be built in a
workman like manner.
25.78.170(6) Restaurants - One space for each one hundred square feet of floor area Clarification
9
SUBSTANTIVE REVISIONS
PMC Citation Revision Explanation
25.20.030 25.20.030 PERMITTED ACCESSORY USES. The following uses
shall be permitted as accessory in the R-T district:
(1) Accessory dwellings;
(2) Home occupations (see definition in Section 25.12.220);
(3) Ranch and farm buildings appurtenant to an agricultural use and
agricultural uses (limited), as defined in Section 25.12.040, except that
the keeping of animals shall be permitted on parcels consisting of at
least ten thousand (10,000) square feet over and above an area equal in
size to 12,000 square feet set aside for the dwelling on the parcel; and
(4) Uses incidental and customary to a permitted use. (Ord. 3354 Sec.
2, 1999.);
(5) The keeping of dogs and cats provided such number of animals
does not exceed three dogs and three cats;
(6) For lots with a minimum of 5,000 square feet but less than 22,000
square feet and containing only one single-family dwelling unit, the
keeping of dogs, cats, rabbits, and chicken hens,provided such number
of animals does not exceed three dogs, and/or three cats, and/or three
rabbits and/or three chicken hens, the total number of animals not to --- To clarify practice
exceed six; in all cases, animals shall not be allowed to roam or fly to and to create
other properties; roosters are not allowed. consistency with other
(7) Family day care home in conformance with WAC 388-73 as now residential districts
existing and as amended and PMC Chapter 25.66; and
(8) Family home preschool in conformance with PMC Chapter 25.66;
25.22.030 25.22.030 PERMITTED ACCESSORY USES. The following uses
shall be permitted as accessory to a permitted use in the R-S-20
suburban district:
(1) Detached residential garages as defined in Section 25.12.200,
provided they do not exceed the height of 18 feet and are no larger
than 1,200 square feet in area;
(2) Home occupations as defined in Section 25.12.220;
(3) Storage buildings not exceeding 480 square feet of gross floor
area and fifteen feet in height; provided no container storage, as
defined in Section 25.12.430, shall be permitted. For each additional
20,000 square feet of lot area, the gross floor area of storage sheds can
be increased by 400 square feet;
(4) Agricultural uses (limited), as defined in Section 25.12.040,
except that the keeping of animals shall be permitted on parcels
consisting of ten thousand (10,000) square feet over and above an area
equal in size to 12,000 square feet set aside for the dwelling on the
parcel;
(5) One animal unit (as defined in Section 25.12.065) shall be
allowed for each full ten thousand square foot increment of land over
10
and above an area equal in size to 12,000 square feet set aside for the
dwelling on the same parcel; provided that all barns, barnyards,
chicken houses, or corrals shall be located not less than twenty-five
feet from a public roadway and not less than ten feet from any
adjoining or abutting property held under separate ownership; and
provided said number of chickens, fowl or rabbits does not exceed 2
animal units;
(6) The keeping of dogs and cats,provided such number of animals
does not exceed three dogs and three cats;
(7) Family day care home in conformance with WAC 388-73 as
now existing and as amended and PMC Chapter 25.66; and
(8) Family home preschool in conformance with PMC Chapter --- To clarify practice
25.66; and to create
(9) Accessory dwellings; and consistency with other
(10) For lots with a minimum of 5,000 square feet but less than residential districts
22,000 square feet and containing only one single-family dwelling
unit, the keeping of dogs, cats, rabbits, and chicken hens, provided
such number of animals does not exceed three dogs, and/or three cats,
and/or three rabbits and/or three chicken hens, the total number of
animals not to exceed six; in all cases, animals shall not be allowed to
roam or fly to other properties; roosters are not allowed.
25.22.040(5) CONDITIONAL USES. In addition to the unclassified uses listed in
Chapter 25.86, the following uses may be permitted by special permit
as provided in Chapter 25.86:
(1) Churches and similar places of worship;
(2) Public libraries, and municipal office buildings;
(3) Public and private schools,public parks and playgrounds;
(4) Fire department station houses;
(5) ,
ehild day ear° eente Day care centers and preschool centers;
(6) Agricultural use (commercial); and, --- For clarification
(7) Buildings in conjunction with an agricultural use (limited), purposes
provided the parcel contains at least 5 acres and the building will not
be used for the conduct or support of any business activity; and
(8) Unclassified uses as listed in Section 25.86.020
25.22.050 (4) Minimum Yard Setbacks; Increases the
(a) Front: Twenty-five (25) feet. minimum rear setback
(b) Side: Ten (10) feet. for accessory
(c) Rear: Principal Building: Twenty-five (25) feet. structures in the RS-20
Accessory structures. Accessory structures adjacent an alley may be zone from 5 feet to 10
placed on the alley line provided there are no openings in the wall feet
parallel to the alley. Garages with vehicle doors parallel to an alley
shall be setback from the alley twenty (20) feet. Where there is no
alley, the setback shall be ten 10 feet.
25.24.020 25.24.030 PERMITTED ACCESSORY USES. The following uses Reduces the maximum
shall be permitted as accessory to a permitted use in the R-S-12 height of accessory
11
suburban district: structures in the RS-12
(1) Detached residential garages as defined in Section 25.12.200, zone from 18 feet to
provided they do not exceed 4-9 15 feet in height and 1,200 square feet 15 feet.
in area;
25.24.030 PERMITTED ACCESSORY USES. The following uses shall be
permitted as accessory to a permitted use in the R-S-12 suburban
district:
(1) Detached residential garages as defined in Section 25.12.200,
provided they do not exceed 18 feet in height and 1,200 square feet in
area;
(2) Home occupations as defined in Section 25.12.220;
(3) Storage buildings not exceeding 260 square feet of gross floor
area and fifteen feet in height; provided no container storage, as
defined in Section 25.12.430, shall be permitted. For each additional
12,000 square feet of lot area the gross floor area of storage sheds can
be increased by 260 square feet;
(4) Agricultural uses (limited), as defined in Section 25.12.040,
except that the keeping of animals shall be permitted on parcels
consisting of ten thousand (10,000) square feet over and above an area
equal in size to 12,000 square feet set aside for the dwelling on the
parcel;
(5) One animal unit (as defined in Section 25.12.065) shall be
allowed for each full ten thousand square foot increment of land over
and above an area equal in size to 12,000 square feet set aside for the
dwelling on the same parcel; provided that all barns, barnyards,
chicken houses, or corrals shall be located not less than twenty-five
feet from a public roadway and not less than ten feet from any
adjoining or abutting property held under separate ownership; and
provided said number of chickens, fowl or rabbits does not exceed 2
animal units;
(6) The keeping of dogs and cats,provided such number of animals
does not exceed three dogs and three cats;
(7) Family day care home in conformance with WAC 388-73 as
now existing and as amended and Chapter 25.66; and
(8) Family home preschool in conformance with PMC Chapter --- To clarify practice
25.66; and to create
(9) Accessory dwellings; and consistency with other
(10) For lots with a minimum of 5,000 square feet but less than residential districts
22,000 square feet and containing only one single-family dwelling
unit, the keeping of dogs, cats, rabbits, and chicken hens, provided
such number of animals does not exceed three dogs, and/or three cats,
and/or three rabbits and/or three chicken hens, the total number of
animals not to exceed six; in all cases, animals shall not be allowed to
roam or fly to other properties; roosters are not allowed.
25.24.040 CONDITIONAL USES. In addition to the unclassified uses listed in For clarification
Chapter 25.86, the following uses may be permitted by special permit purposes
12
as provided in Chapter 25.86:
(1) Churches and similar places of worship;
(2) Public libraries, and municipal office buildings;
(3) Public and private schools,public parks and playgrounds;
(4) Fire department station houses;
(5) Private nursery seh eseheol, ehild mini day ear-e,
Day care centers and preschool centers; and
(6) Agricultural use (commercial); and
(7) Buildings in conjunction with an agricultural use (limited)
provided the parcel contains at least 5 acres and the building will not
be used for the conduct or support of any business activity; and
8 Unclassified uses as listed in Section 25.86.020
25.26.030 PERMITTED ACCESSORY USES. The following uses shall be
permitted as accessory to a permitted use in the R-S-1 suburban
district:
(1) Detached residential garages as defined in Section 25.12.200,
provided they do not exceed 15 feet in height and 1,000 square feet in
area; except on lots that are 12,000 square feet or more the height may
be increased by 3 feet and the area may increase by 200 square feet;
(2) Home occupations as defined in Section 25.12.220;
(3) Storage buildings not exceeding 200 square feet of gross floor
area and fifteen feet in height; provided no container storage, as
defined in Section 25.12.430, will be permitted;
(4) Agricultural uses (limited), as defined in Section 25.12.040,
except that the keeping of animals shall be permitted on parcels
consisting of ten thousand (10,000) square feet over and above an area
equal in size to 12,000 square feet set aside for the dwelling on the
parcel;
(5) One animal unit (as defined in Section 25.12.065) shall be
allowed for each full ten thousand square foot increment of land over
and above an area equal in size to 12,000 square feet set aside for the
dwelling on the same parcel, provided that all barns, barnyards,
chicken houses, or corrals shall be located not less than twenty-five
feet from a public roadway and not less than ten feet from any
adjoining or abutting property held under separate ownership, and
provided said number of chickens, fowl or rabbits does not exceed 2
animal units;
(6) The keeping of dogs and cats,provided such number of animals
does not exceed three dogs and three cats;
(7) Family day care home in conformance with WAC 388-73 as
now existing and as amended and Chapter 25.66; aad
(8) Family home preschool in conformance with PMC Chapter --- To clarify practice
25.66; and to create
(9) Accessory dwelling consistency with other
(10) For lots with a minimum of 5,000 square feet but less than residential districts
22,000 square feet and containing only one single-family dwelling --- Amendment
13
unit, the keeping of dogs, cats, rabbits, and chicken hens, provided dealing with chicken
such number of animals does not exceed three dogs, and/or three cats, hens
and/or three rabbits and/or three chicken hens, the total number of
animals not to exceed six; in all cases, animals shall not be allowed to
roam or fly to other properties; roosters are not allowed.
25.26.040 CONDITIONAL USES. In addition to the unclassified uses listed in For clarification
Chapter 25.86, the following uses may be permitted by special permit purposes
as provided in Chapter 25.86:
(1) Churches and similar places of worship;
(2) Public libraries, and municipal office buildings;
(3) Public and private schools, public parks and playgrounds;
(4) Fire department station houses;
(5)
ehild day ear° eente Day care centers and preschool centers; and
(6) Agricultural use (commercial), and
(7) Unclassified uses as listed in Section 25.86.020
25.28.030 25.28.030 PERMITTED ACCESSORY USES. The following uses
shall be permitted as accessory to a permitted use in the R-1 low
density residential district:
(1) Detached residential garages as defined in Section 25.12.200,
provided they do not exceed 15 feet in height and 1,000 square feet in
area; except on lots that are 12,000 square feet or more the height may
be increased by 3 feet and the area may increase by 200 square feet;
(2) Home occupations, as defined by Section 25.12.220;
(3) Storage buildings not exceeding two hundred square feet of
gross floor area and fifteen feet in height; provided no container
storage, as defined in Section 25.12.430, shall be permitted;
(4) The renting of rooms for lodging purposes only; provided,
however, such accommodations shall not exceed two persons in a
single-family dwelling. One off-street parking space, per roomer, must
be provided in addition to the requirement set forth under Section
25.78.170(5);
(5) The keeping of dogs and cats,provided such number of animals
does not exceed three dogs and three cats;
(6) Family daycare homes in conformance with WAC 388-73 as
now existing and as amended and Chapter 25.66; and
(7) Accessory dwellings_-
(8) Family home preschool in conformance with PMC Chapter
25.66; and --- To clarify practice
(9) For lots with a minimum of 5,000 square feet but less than 22,000 and to create
square feet and containing only one single-family dwelling unit, the consistency with other
keeping of dogs, cats, rabbits, and chicken hens, provided such number residential districts
of animals does not exceed three dogs, and/or three cats, and/or three
rabbits and/or three chicken hens, the total number of animals not to
exceed six; in all cases, animals shall not be allowed to roam or fly to
other properties; roosters are not allowed.
14
25.28.040 CONDITIONAL USES. In addition to the unclassified uses listed in For clarification
Chapter 25.86, the following uses may be permitted by special permit purposes
as provided in Chapter 25.86:
(1) Churches and similar places of worship;
(2) Public libraries, and municipal office buildings;
(3) Public and private schools,public parks and playgrounds;
(4) Fire department station houses; and
(5) -Private nursery sehool, pr-esehoel, ehild mini day ea, —.d
Day care centers and preschool centers; and
6 Unclassified uses as listed in Section 25.86.020
25.30.030 25.30.030 PERMITTED ACCESSORY USES. The following uses
shall be permitted as accessory to a permitted use in the R-1-A
District;
(1) Detached residential garages, as defined in Section 25.12.200,
provided they do not exceed fifteen feet in height and 1,000 square feet
in area;
(2) Home occupations, as defined in Section 25.12.220;
(3) Storage buildings not exceeding two hundred square feet of
gross floor area and fifteen feet in height; provided no container
storage, as define in Section 25.12.430, shall be permitted;
(4) The renting of rooms for lodging purposes only; provided,
however, such accommodations shall not exceed two persons in a
single-family dwelling. One off-street parking space, per roomer, must
be provided in addition to the requirement set forth under Section
25.78.170(5);
(5) The keeping of dogs and cats,provided such number of animals
does not exceed three dogs and three cats;
(6) Family day care homes in conformance with WAC 388-73 as
now existing and as amended and Chapter 25.66; and
(7) Accessory dwellingsi --- To clarify practice
(8) Family home preschool in conformance with PMC Chapter and to create
25.66; and consistency with other
(9) For lots with a minimum of 5,000 square feet but less than residential districts
22,000 square feet and containing only one single-family dwelling --- Amendment
unit, the keeping of dogs, cats, rabbits, and chicken hens, provided dealing with chicken
such number of animals does not exceed three dogs, and/or three cats, hens
and/or three rabbits and/or three chicken hens, the total number of
animals not to exceed six; in all cases, animals shall not be allowed to
roam or fly to other properties; roosters are not allowed.
25.30.040 CONDITIONAL USES. In addition to the unclassified uses listed in For clarification
Chapter 25.86, the following uses may be permitted by special permit
as provided in chapter 25.86:
(1) Churches and similar places of worship;
(2) Public libraries, and municipal office buildings;
(3) Public and private schools, public parks and playgrounds;
4 Fire department station houses; and
15
(5) ,
ehil day ear° eente Day care centers and preschool centers; and
(6) Unclassified uses as listed in Section 25.86.020
25.32.030 25.32.030 PERMITTED ACCESSORY USES. The following uses
shall be permitted as accessory to a permitted use in the R-1A2
District;
(1) Detached residential garages, as defined in Section 25.12.200,
provided they do not exceed fifteen feet in height and 1,000
square feet in area;
(2) Home occupations, as defined in Section 25.12.220;
(3) Storage buildings not exceeding two hundred square feet of
gross floor area and fifteen feet in height, provided no container
storage, as define in Section 25.12.430, shall be permitted;
(4) The renting of rooms for lodging purposes only, provided,
however, such accommodations shall not exceed two persons in a
single-family dwelling. One off-street parking space, per roomer, must
be provided in addition to the requirement set forth under Section
25.78.170(5);
(5) The keeping of dogs and cats,provided such number of animals
does not exceed three dogs and three cats;
(6) Family day care homes in conformance with WAC 388-73 as
now existing and as amended and Chapter 25.66; and
(7) Accessory dwellings_- --- To clarify practice
(8) Family home preschool in conformance with PMC Chapter and to create
25.66; and consistency with other
(9) For lots with a minimum of 5,000 square feet but less than 22,000 residential districts
square feet and containing only one single-family dwelling unit, the
keeping of dogs, cats, rabbits, and chicken hens,provided such number
of animals does not exceed three dogs, and/or three cats, and/or three
rabbits and/or three chicken hens, the total number of animals not to
exceed six; in all cases, animals shall not be allowed to roam or fly to
other properties; roosters are not allowed.
25.32.040 CONDITIONAL USES. In addition to the unclassified uses listed in For clarification
Chapter 25.86, the following uses may be permitted by special permit
as provided in Chapter 25.86:
(1) Churches and similar places of worship;
(2) Public libraries, and municipal office buildings;
(3) Public and private schools,public parks and playgrounds;
(4) Fire department station houses; and
(5) Date- ser-y seh esehoel,ehi a mini ''ay Ana
Day care centers and preschool centers; and
(6) Unclassified uses as listed in Section 25.86.020
25.34.020(4) PERMITTED USES. The following uses shall be permitted in the R-2 To create consistency
district: with the change to
(1) Single-family dwellings; 25.34.050(2)
2 New Factory assembled homes;
16
(3) Two-family dwellings;
(4) M-ultiple Multi-family dwellings; and
(5) Nothing contained in this section shall be deemed to prohibit
the uses of vacant property for gardening or fruit raising.
25.34.030 25.34.030 PERMITTED ACCESSORY USES. The following uses
shall be permitted as accessory to a permitted use in the R-2 district:
(1) Detached single family residential garages, as defined in
Section 25.12.200, provided they do not exceed fifteen feet in height
and 1,000 square feet in area;
(2) Home occupations as defined by Section 25.12.220;
(3) Storage buildings not exceeding two hundred square feet of
gross floor area and fifteen feet in height; provided no container
storage, as defined in Section 25.12.430, shall be permitted;
(4) The keeping of dogs and cats provided such number of animals
does not exceed three dogs and three cats;
(5) Family day care homes in conformance with WAC 388-73 as
now existing and as amended and Chapter 25.66;
(6) The renting of rooms for lodging purposes only; provided,
however, such accommodations shall not exceed two persons in a
single family dwelling. One off-street parking space per roomer must
be provided in addition to the requirement set forth under Section
25.84.170(5); and
(7) Accessory dwellings in single family homes-- --- To clarify practice
(8) Family home preschool in conformance with PMC Chapter and to create
25.66; and consistency with other
(9) For lots with a minimum of 5,000 square feet but less than 22,000 residential districts
square feet and containing only one single-family dwelling unit, the
keeping of dogs, cats, rabbits, and chicken hens,provided such number
of animals does not exceed three dogs, and/or three cats, and/or three
rabbits and/or three chicken hens, the total number of animals not to
exceed six; in all cases, animals shall not be allowed to roam or fly to
other properties; roosters are not allowed.
25.34.040 CONDITIONAL USES. In addition to the unclassified uses listed in For clarification
Chapter 25.86, the following uses may be permitted by special permit
as provided in Chapter 25.86:
(1) Churches and similar places of worship;
(2) Public libraries, and municipal office buildings;
(3) Public and private schools,public parks and playgrounds;
(4) Fire department station houses; and
(5) 1?r-Pr nursery seh esehoel, ehi a mini day ea,
Day care centers and preschool centers; and
(6) Unclassified uses as listed in Section 25.86.020
25.34.050 DEVELOPMENT STANDARDS. (I)Minimum lot area: Five To make practice clear
thousand(5,000) square feet; and avoid problems
(2) Only one single family dwelling shall be permitted per lot. Multi- with utilities and other
family units shall be—permitted based on the densi1y standards in municipal services
17
Section 25.34.050(3);
(2) Q) Density: One dwelling per 5,000 square feet of lot area except
as provided in 25.34.030 (7);
(-3)(4)Maximum Lot Coverage: Forty (40)percent;
(4)(5) Minimum Yard Setbacks:
(a)Front: Twenty (20) feet.
(b) Side: Five (5) feet.
(c) Rear: Principal Building: Equal to the height of the dwelling.
Accessory structures. Accessory structures adjacent an alley may be
placed on the alley line provided there are no openings in the wall
parallel to the alley. Garages with vehicle doors parallel to an alley
shall be setback from the alley twenty(20) feet. Where there is no alley
the setback shall be five (5) feet.
(5)L6)Maximum building height:
(a) Principal building: Twenty-five (25) feet, except a greater height
may be approved by special permit.
(b) Accessory buildings: Fifteen(15) feet.
(0 (7) Fences and hedges: See Chapter 25.75;
(7)(88,)Parking: See Chapter 25.78;
(-8)L9)Landscaping: See Chapter 25.75; and
(9) 10 Residential Design Standards: See Chapter 25.70.085.
25.36.030 25.36.030 PERMITTED ACCESSORY USES. The following uses
shall be permitted as accessory to a permitted used in the R-3 district:
(1) Detached single family residential garages, as defined in
Section 25.12.200, provided they do not exceed fifteen feet in height
and 1,000 square feet in area;
(2) Home occupations as defined by Section 25.12.220;
(3) Storage buildings not exceeding two hundred square feet of
gross floor area and fifteen feet in height; provided no container
storage, as defined in Section 25.12.430, shall be permitted;
(4) The keeping of dogs and cats,provided such number of animals
does not exceed three dogs and three cats;
(5) Family day care homes in conformance with WAC 388-73 as
now existing and as amended and Chapter 25.66;
(6) The renting of rooms for lodging purposes only, provided such
accommodations shall not exceed two persons in a single-family
dwelling. One off-street parking space per roomer must be provided
in-addition to the requirement set forth under Section 25.78.170(5);
and
(7) Accessory dwellings in single family homesi --- To clarify practice
(8) Family home preschool in conformance with PMC Chapter 25.66; and to create
and consistency with other
(9) For lots with a minimum of 5,000 square feet but less than 22,000 residential districts
square feet and containing only one single-family dwelling unit, the
keeping of dogs, cats, rabbits, and chicken hens, provided such number
of animals does not exceed three dogs, and/or three cats, and/or three
18
rabbits and/or three chicken hens, the total number of animals not to
exceed six; in all cases, animals shall not be allowed to roam or fly to
other properties; roosters are not allowed.
25.36.040 (1) Churches and similar places of worship; For clarification
(2) Public libraries, and municipal office buildings;
(3) Public and private schools, public parks and playgrounds;
(4) Fire department station houses; and
(5) iPfi-`v'a4e mrsefy sehool, pr-eseheel, e-,;l.a mini d_" cccrc—_'d
eh la day ear° eente Day care centers and preschool centers; and
6 Unclassified uses as listed in Section 25.86.020
25.36.050 DEVELOPMENT STANDARDS. (1) Minimum lot area: Five
thousand(5,000) square feet; To make practice clear
(2) Only one single family dwelling shall be permitted per lot. Multi- and avoid problems
family units shall be permitted based on the density standards in with utilities and other
Section 25.34.050(3); municipal services
M(3) Density: One dwelling unit per 5,000 square feet of lot area for
single family dwellings and 3,000 square feet of lot area for multiple
family dwellings;
(3)(4) Maximum Lot Coverage: Sixty (60) percent;
(4)(5) Minimum Yard Setbacks:
(a) Front: Twenty(20) feet.
(b) Side: Five (5) feet.
(c) Rear: Principal Building: Equal to the height of the dwelling.
Accessory structures. Accessory structures adjacent an alley may be
placed on the alley line provided there are no openings in the wall
parallel to the alley. Garages with vehicle doors parallel to an alley
shall be setback from the alley twenty (20) feet. Where there is no
alley, the setback shall be five (5) feet.
(5)(6) Maximum building height:
(a) Principal building: Thirty-five (35) feet, except a greater
height may be approved by special permit.
(b) Accessory buildings: Fifteen(15) feet.
(6)(7) Fences and hedges: See Chapter 25.75;
(7)M Parking: See Chapter 25.78; and
(-8-)L9) Landscaping: See Chapter 25.75;
10 Residential Design Standards: See Chapter 25.70.085.
25.38.030 25.38.030 PERMITTED ACCESSORY USES. The following uses
shall be permitted as accessory to a permitted use in the R-4 district:
(1) Detached single family residential garages, as defined in
Section 25.12.200, provided they do not exceed fifteen feet in height
and 1,000 square feet in area;
(2) Home occupations as defined by Section 25.12.220;
(3) Storage buildings not exceeding two hundred square feet of
gross floor area and fifteen feet in height; provided no container
storage, as defined in Section 25.12.430, shall be permitted;
(4) The keeping of dogs and cats,provided such number of animals
19
does not exceed three dogs and three cats;
(5) Family day care homes in conformance with WAC 388-73 as
now existing and as amended and Chapter 25.66;
(6) The renting of rooms for lodging purposes only, provided such
accommodations shall not exceed two persons in a single-family
dwelling. One off-street parking space per roomer must be provided in
addition to the requirements set forth under Section 25.78.170(5); and
(7) Family home preschool in conformance with PMC Chapter --- To clarify practice
25.66; and to create
(8) Accessory dwellings in single family homes, and consistency with other
(9) For lots with a minimum of 5,000 square feet but less than 22,000 residential districts
square feet and containing only one single-family dwelling unit, the
keeping of dogs, cats, rabbits, and chicken hens, provided such number
of animals does not exceed three dogs, and/or three cats, and/or three
rabbits and/or three chicken hens, the total number of animals not to
exceed six; in all cases, animals shall not be allowed to roam or fly to
other properties; roosters are not allowed.
25.38.040 CONDITIONAL USES. In addition to the unclassified uses listed in For clarification
Chapter 25.86, the following uses may be permitted by special permit
as provided in Chapter 25.86:
(1) Churches and other places of worship;
(2) Public libraries and municipal office buildings;
(3) Public and private schools, public parks and playgrounds;
(4) Fire department station houses; and
(5) Pfivate fmfsefy seheel, preseheel,
ehil' day ear° eente Day care centers and preschool centers; and
(6) Unclassified uses as listed in Section 25.86.020
25.38.050 25.38.050 DEVELOPMENT STANDARDS. (1) Minimum lot area: To make practice clear
Five thousand(5,000) square feet; and avoid problems
(2) Only one single family dwelling shall be permitted per lot. Multi- with utilities and other
family units shall be permitted based on the density standards in municipal services
Section 25.34.050(3);
MQ) Density: One dwelling unit per 5,000 square feet of lot area for
single family dwellings and 1,500 square feet of lot area for multiple
family dwellings;
(3)(4) Lot Coverage: Sixty(60)percent;
(4)(5j Minimum Yard Setbacks:
(a) Front: Twenty(20) feet.
(b) Side: Five (5) feet.
(c) Rear: Principal Building: Equal to the height of the dwelling.
Accessory structures. Accessory structures adjacent an alley may be
placed on the alley line provided there are no openings in the wall
parallel to the alley. Garages with vehicle doors parallel to an alley
shall be setback from the alley twenty (20) feet. Where there is no
alley, the setback shall be five (5) feet.
6 Maximum building height:
20
(a) Principal building. Thirty-five (35) feet, except a greater height
may be approved by special permit.
(b) Accessory buildings: Fifteen(15) feet.
(6)L7) Fences and hedges: See Chapter 25.75;
(7)(8) Parking: See Chapter 25.78; and
(-8)L9) Landscaping: See Chapter 25.75;
M Luo Residential Design Standards: See Chapter 25.70.085.
25.41.040 CONDITIONAL USES. The following uses are permitted subject to For clarification
the approval of special permit as provided in Chapter 25.80:
(1) Police and fire stations;
(2) Churches and similar places of worship;
(3) note-nursery seh o' resehoe'leh l a d
Day care centers and preschool centers; and
(4) Dwelling units provided the units are within the principal
building, are all above the ground floor of said building, and the
ground floor of said building is designed or intended to be used for a
principally permitted use:; and
5 Unclassified uses as listed in Section 25.86.020
25.41.050(3)(a) (a) Front: Fifteen (15) feet, except where adjoining a residential district To simplify the
in which case 25.74.030 shall prevail. there shall be provided a setback requirement
equal in width or depth to that required in the residential district.
25.41.050(3)(b) (b) Side: Five (5) feet except where adjoining a residential district in To simplify the
which case 25.74.030 shat pr-evail there shall be provided a setback requirement
equal in width or depth to that required in the residential district.
25.41.050(3)(c) (c) Rear: None required, except where adjoining a residential district in To simplify the
which case 25.74.030 shall prevail. there shall be provided a setback requirement
equal in width or depth to that required in the residential district.
25.42.020 Carwashes provided they are located more than 300 feet from a To address residential
residential district; concerns about noise
and loitering
25.42.040L6) (6) Dance halls and nightclubs To address residential
concerns about noise
and late night loitering
and other disturbances
25.44.050(8) Card rooms,bingo parlors, dance halls, nightclubs and similar places; For clarification
25.44.0402,) (2) Unclassified uses per Section 25.86.020 Clarification
25.44.060(3) (a) Front: None required except where adjoining a residential district in To simplify the
which case 25.74.030 shall prevail. there shall be provided a setback requirement
equal in width or depth to that required in the residential district.
(b) Side: None required except where adjoining a residential district in
which case 25.74.030 shall prevail. there shall be provided a setback
equal in width or depth to that required in the residential district.
(c) Rear: None required except where adjoining a residential district in
which case 25.74.030 shall prevail. there shall be provided a setback
equal in width or depth to that required in the residential district.
21
25.46.020(1) (1)All uses permitted in the C-1/C-2 districts; Clarification
25.46.040(4) (4) Unclassified uses Clarification
25.46.050(3)(a) (a) None required except by 25.75 and 25.78 and except where To simplify the
adjoining a residential district in which case 25.74.030 shall prevail. requirement
there shall be provided a setback equal in width or depth to that
required in the residential district.
25.48.050(3)(b) (b) Side: None required except where adjoining a residential district in To simplify the
which case 25.74.030 shall prevail. there shall be provided a setback requirement
equal in width or depth to that required in the residential district.
25.48.050(3)(c) (c) Rear: None required except where adjoining a residential district in To simplify the
which case 25.74.03 1 shall pfevai . there shall be provided a setback requirement
equal in width or depth to that required in the adjacent residential
district.
25.50.040 f4l 4) Unclassified uses Clarification
25 52 020(5) (5) Eleet,-;ea eentr-al p Power plants are a
Heavy Industrial (I-3)
Use.
25.66.040(9) No occupation requiring the customer or client to be present upon the Allows student
premises while the profession, trade, skill or service is performed shall tutoring as a home
be allowed, except for private tutoring or instruction for 3 or fewer occupation
students per 24-hour period;
25.66.060 Aqy An appeal of the City Planner's decision to deny a home Correction
occupation shall be filed in aEee ee with Seetion 25 84 090 and
shall be reviewed by the Hearing Examiner in accordance with
Sections 2.19.090 through 2.19.110. Appeals may only be filed by the
applicant.
25.68.010 PURPOSE. A density increase chapter is established to provide a Density increases for
means whereby an increase in the number of dwelling units may be the R-4 District would
achieved beyond that amount permitted in the base density of the R-2, promote overcrowding
and R-3 aii1-R-4 residential districts. The intent is to create a flexible and may not be
means by which developers may voluntarily incorporate architectural feasible considering
creativity, site and aesthetic considerations in the design of residential height restrictions and
developments that achieve a more efficient site plan, result in a parking requirements.
physical development which blends more favorably or harmoniously The current R-4
with neighboring uses, uses within the vicinity, and increase the standards have a built-
quality of the living environment for its future residents. in density increase in
that the R-4 density
was increased slightly
when the R-5 District
was eliminated may
years ago.
22
25.68.020 MAXIMUM INCREASE. The lot area per dwelling unit ratio within Density increases for
the R-2, R-3 and R 4 residential districts may be reduced in accordance the R-4 District would
with the provisions of this Chapter. The maximum available reduction promote overcrowding
is as follows: and may not be
(1) R-2 District: May be reduced a maximum of one thousand four feasible considering
hundred square feet, from five thousand square feet per dwelling unit height restrictions and
to three thousand six hundred square feet per dwelling unit; parking requirements.
(2) R-3 District: May be reduced a maximum of one thousand The current R-4
square feet, from 3,000 square feet per dwelling unit to 2,000 square standards have a built-
feet per dwelling unit. ; and in density increase in
that the R-4 density
square feet, ffe one thousand five s ° feet„°v dwelling unit to one was increased slightly
when the R-5 District
was eliminated may
ears ago.
2G '7�4n PERMITTED LAND USES. Table 70 rTeFmit4°e Land rse...'s"zs Table originally
established in 1999
a4 the of this ehapten The land listed ble 70 1 are and has never been
designated as pefmit4ed by fight (P), aeeessefy (A) or- f updated
25.70.060 CARETAKER'S RESIDENCE. In the commercial and industrial Additional criteria to
districts, a caretaker's residence may be permitted by special permit as clarify the intent of a
an accessory use, provided the following circumstances are caretaker's residence
demonstrated by the applicant: is for security in
(1) The caretaker's residence is solely intended to provide security for remote and
the established principal permitted use of the property; unpopulated areas of
(2) The caretaker's residence is not within a substantially developed the City
residential or commercial neighborhood;
Qj The residential structure, to include factory assembled homes, will
be located on a parcel at least two times the size of the caretaker's
residence; and
The structure will conform to other applicable codes and
regulations for residential structures. A special permit granted for a
caretaker's residence may be reviewed annually upon written request of
owners of property within three hundred feet of such residence or upon
written request of the city building official. In the absence of written
request for review, the special permit shall automatically be extended
for one year.
25.70.085 RESIDENTIAL DESIGN STANDARDS.(1) DESIGN STANDARDS. Offering the special
Except for multi-family structures the following design standards shall permit process to
apply to all newly constructed or newly placed dwellings in RT, R-S- request exceptions to
20, R-S-12, R-S-1, R-1, R-2, R-3 and the R-4 Districts: residential design
La) The main entry doors of all dwellings must face the standards
street on which the dwelling is addressed;
A minimum of 30 (thirty) square feet of glazing must be
on the portion of the dwelling facing the street. Dwellings with less
23
than 32 square feet of glazing must contain covered porches with a
minimum of a four-foot overhang;
LcJ All entry porches/landing areas must be constructed as
an integral part of the dwelling architecture;
(d) The main roof of all dwellings shall have a minimum
5/12 pitch; except dwellings with less than a 5/12 pitch legally
established as of the effective date of this ordinance shall be permitted
to be rebuilt, altered, enlarged or remodeled without the roof being
changed to a 5/12 pitch;
Le) All eave overhangs shall be a minimum of 12 inches;
( Dwellings with 4/12 pitch roofs may be permitted
provided the main roof includes one or more secondary roofs
intersecting the main roof at right angles. The secondary roof must
have a pitch of 5/12 or greater;
(g) No false or artificial dormers are permitted;
N All foundation walls must be poured concrete or
masonry block;
0 All dwellings must be permanently connected to
foundations, and must meet seismic and wind loading standards for
Franklin County, Washington;
No more than 12 inches of foundation wall can be
exposed on the walls facing a street;
All siding must be durable materials, such as brick,
masonry, stucco, vinyl, exterior-grade wood, or exterior grade
composites, each with a lifespan of at least 20 years under normal
conditions;
All siding must extend below the top of the foundation
1 1/2 to 2 inches. A bottom trim board does not qualify as siding and
cannot be used to cover the top of the foundation;
Cm) All trim materials around windows, doors, corners, and
other areas of the dwelling, must be cedar or other City approved
materials that are not subject to deterioration;
Ln) All electric meters must be securely attached to an
exterior side wall of the dwelling. Meters are not permitted to face the
street upon which the dwelling is addressed;
Lo) All additions and/or other architectural features must be
designed and permanently connected to the dwelling so as to be an
integral part of the dwelling;
�p) Primary driveways shall terminate into an
architecturally integrated garage or carport. No parking pad is
permitted in front of a dwelling unless such pad leads to a garage or
carport;
(c� At least one required off-street parking space must be
located behind the front building setback line of the dwelling.
(2) EXCEPTIONS. Exceptions to the design standards may be rg anted
through the special permit process based upon review of the criteria
24
listed in PMC 25.86.060.
25.70.088 EXOTIC ANIMALS. Exotic animals as defined in Section 25.12.188 To provide direction
are prohibited in within the City of Pasco. with respect with
exotic animals.
Research continuing
25.70.110(b) Whenever production in any area used as a gravel pit, sand pit, clay To provide the
pit, or quarry shall have been completed, then all plants, buildings, community with
structures and equipment shall be entirely removed from such property additional options
and stockpiles shall be removed or back-filled into the pit within one when dealing with
year after such completion. When production shall have been mineral resource uses
completed, then the owner shall take such measures to rehabilitate the
area as deemed reasonable by the city engineer and or as required in
the special permit. A reclamation bond or surejy mjjy be required.
25.74.020 4.020 SITE DESIGN REQUIREMENTS A`` D STANDARDS. Tables 74 i Table originally
and 74 2, "Site Design Requifements and Standards", afe ineefpefatea established in 1999
as paft of this Chaptef as r-efer-enee guides and is insefted at the end of and has never been
this ehapter-. These fe"ir-ements are hereby established for- all updated
25.74.030 (4) REAR YARD. Where any rear yard is required, no building Addresses community
shall hereafter be erected or altered so that any portion thereof may be needs
nearer to the rear lot line than the distance indicated by the required
rear yard, except:
(a) Eaves, cornices, steps, platforms, and open porches may extend
into the rear yard, but not more than 4 feet;
(b) An open or enclosed porch shall be considered part of a building
in the determination of the rear yard setback and lot coverage.
(c) Patio trellises, pergolas, sun screens or awnings attached to a
dwelling at or below the eave are not considered part of the building
for setback purposes in the R-1, R-2, R-3 and R-4 Districts, however in
no case shall said structures be located closer than 10 feet from the rear
property line in R-1 and R-2 Districts or 8 feet in R-3 or R-4 Districts.
Said structures may not be enclosed on any side except for the
connection to the home.
25.74.040 BUILDING uL IGHTC The building heights r-estficfieft shall be-the Referenced tables
height et forTable 74-1 and 74 2, with the following Bend tions create confusion
in the C 3 zone:
( ) Exeeptions to Height egulations Chimneys,watertcankT
penthouses, termer-s,seenefy lefts, eleyaters, bulkheads,,—stacks,
ofnamental e-asting towefs, menuments, steeples eupolas, dories, false
fnan"",-` s, and sifni likes—stfuetui d neeessar--y neehanieal
(2) The above exeeptions shall not—appry to scravcmzs=within rthe
designated air-poft zone
25
25.75.050 Design Standards
(3) Commercial and Industrial Districts.
The first 10 feet of all commercial and industrial property
abutting an arterial street and the first 5 feet of all commercial and Correction
industrial property abutting a local access street shall be treated with
landscaping at the time the property is developed. No less than 65
percent of the landscaped area must be treated with live vegetation at
the time of planting
(fir) In addition to the requirements contained in this chapter and
unless specified otherwise in Chapter 25.58:950, commercial and
industrial zoned properties adjacent to properties in less intense zoning Clarification
districts shall have a 10 foot landscape buffer on the side immediately
adjacent to less intense zoning districts. The landscaped buffer shall
meet the following standards:
(B) handseape buffers in eemmer-eial and in"st-Fial distfiets shall meet
the following standar-ds--.
(1) Live vegetation within the landscape buffer shall be planted
with a mix of evergreen and deciduous trees and shrubs
interspersed throughout the landscape buffer;
(2) The live vegetation shall consist of 40 percent evergreen
trees.
(3) Trees shall be provided at a minimum rate of one tree for
every 20 linear feet of property line and spaced no more
than 30 feet
on center spacing along each property line, unless planted
in groupings of 3 trees, with groupings spaced no more
than 50 feet on center along each property line;
(4) Shrubs shall be provided at a minimum rate of 1 per 8 linear
feet of property line and spaced no more than 16 feet apart
on center;
(5) Parking lots located adjacent to properties in less intense
zoning districts require 100 percent of the landscape buffer
to be planted with live vegetation.
(C) The area between property lines and the back edge of street curbs,
within right-of-way and exclusive of sidewalks and driveways for
ingress/egress, shall be treated with landscape materials.
25.75.070 (1) The width of parking lot buffers shall be a°„°Ma t pen the To clarify landscaping
1..e do of the par-king let in fela4ian to the building and st eet .rl,t of requirements
was follows:
(a) Parking lots between the building and adjacent to arterial streets
shall have a minimum buffer of 10 feet between the parking lot and the
property line.
(b) Parking lots between the building a adjacent to local access
streets and alleys shall have a minimum buffer of 5 feet between the
parking lot and the property line.
26
25.78.070(3) Shared Uses. Owners of two or more uses, structures, or parcels of Additional
land within three hundred feet of each other may share the same requirement to
parking or loading area when the hours of operation do not overlap. establish shared
The owners of two or more uses, structures, or parcels within three parking
hundred feet of each other may also share facilities concurrently;
however, the total parking requirements shall be the sum of the
requirements for each individual use. Whenever shared parking is
allowed under this section, the parking lot shall be signed so as to
reasonably notify the public of the availability of use, and spaces shall
not be assigned, allocated or reserved between use; a notarized shared
parking_agreement signed by the owner(s) filed with the County
Recorder's Office shall be required for shared parking between two or
more separate tax parcels under separate ownership.
25.78.100 SPECIAL EVENT PARKING LOTS. (1) Special event parking lots Edgar Brown stadium
used on an infrequent basis such as those associated with seasonal play parking lot is now
fields and the Edgar- -Brow Stag,,.,, shall be exempt from provisions completely paved
of this chapter except subsection 25.78.090 (7).
25.78.110 HANDICAPPED PARKING. Handicapped parking shall be designed State law changed
and provided for in accordance with the International Building Code as
adopted. RCW 19.27),-and Chaptef 51 10 WAG Seetion 75
25.86.010 GENERAL PROVISIONS. Unclassified uses enumerated in Section Clarification/
25.86.020, conditional uses listed within each district, and any other correction to reflect
uses specifically referred to this chapter shall be subject to the criteria required to
regulations contained in this chapter, in addition to all applicable grant a Special Permit
requirements of this Title. All such uses, due to their nature, are
deemed to require special review to consider, on a case by case basis,
their impacts on adjacent uses, uses within the vicinity and the
infrastructure which would serve them. Conditional uses and other
uses specifically referred to this chapter may be permitted only in their
respective districts. Unclassified uses may be permitted within any
district where not otherwise prohibited.
27
25.86.020 UNCLASSIFIED USES. The following uses shall be considered
unclassified:
(1) High schools, colleges, universities, vocational schools,
business colleges and other similar academic or skills training facilities
or institutions not heretofore permitted within any district;
(2) Cemeteries, crematories, mausoleums, and other places of
burial or interment of remains;
(3) Churches;
(4) Community service facilities, as defined in Sections 25.12.155
and 25.12.156;
(5) Airports, heliports, or any other landing or maneuvering space
for aircraft, together with terminals and other customary facilities
accessory to the unclassified use;
(6) Golf courses, pitch and putt courses, miniature golf courses, water
parks, sports complexes, riding stables, and similar facilities for public, Clarification
private or membership use;
(7) Monasteries, convents or other functionally similar facilities;
(8) Mines, quarries and gravel pits;
(9) Landfills, garbage dumps, and resource recovery facilities;
(10) Off-site parking lots, except those required for a residential use,
provided such parking area is not more than five hundred feet from the
building;
(11) Electrical substations and load transfer stations, natural gas
booster stations, and other similar utility facilities;
(12) Park and ride lots, off-street transfer stations or other similar
facility involving the storage, start-up, idling and movement of public
or private operated carrier, charter or transit buses, vans, and similar
vehicles; and
(13) Agricultural use (commercial) except in areas 1,000 feet from a
residential zoning district, subdivision or dwelling unit.
28
25.86.040 APPLICATION REQUIREMENTS. Applications for special permit
shall include the following:
(1) Present use of the land and structures, if any;
(2) Detailed description of the proposed use;
(3) Description of any existing zoning ordinance violation;
(4) A site map or plan drawn neatly and to scale, showing the
following:
(a) Exterior property lines and any adjacent public street or
alley rights-of-way.
(b) Existing and proposed buildings and other structures.
(c) Existing and proposed points of ingress and egress,
drives and driveways and circulation pattern.
(d) The location of existing and proposed parking areas
with each parking space shown.
(e) Existing and proposed open spaces and landscape areas.
(5) ro,-ifieate ,.fownership and „ list of owners, with .,ddvesses f
all prepefty within three h"dred feet of the appheant's pr-epeAy,—as
provided and eet4 fled by „ h;mood Title eompafty The property
owner's notarized signature acknowledging�pplication. a*d For clarification and
(6) Any other pertinent information that may be necessary consistency with
to determine if the use meets the requirements of this Title. practice
25.86.120 EXTENSIONS. ^ one time extension of a speeial pefmi The Ci Clarification
Council may be granted a one-time extension without a public hearing
provided the extension does not exceed six months and an application
for extension is submitted to the City Planner no later than thirty days
a€ter rip or to the expiration date of the special permit. This provision
does not apply to temporary special permits.
25.88.020 INITIATION OF AMENDMENTS. For clarification and
(1) Zoning Map: consistency with
(a) Any person, firm, corporation, group of individuals, or practice
municipal department may petition for a zone change with the
following exceptions:
(i) If the person, firm, corporation or group of
individuals does not have legal ownership of the parcel
of land under consideration for rezoning, the petition
shall not be accepted. All petitions submitted must
contain the notarized signature of the legal owner of the
property. The legal owner is considered to be the owner
of record.
(2) Text:
(c) Any resident or property owner within the Pasco Urban
Area may petition the City Council for a text amendment. A
petition to amend the text does not obligate the City_ Council to
follow through with the petitioned amendment.
29