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09-20-2012 Planning Commission Packet
PLANNING COMMISSION - AGENDA REGULAR MEETING 7:00 P.M. September 20, 2012 I. CALL TO ORDER: II. ROLL CALL: Declaration of Quorum III. PLEDGE OF ALLEGIANCE: IV. APPROVAL OF MINUTES: August 16, 2012 and August 22, 2012 V. OLD BUSINESS: A. Special Permit Location of a church in an R-1 District (Manuel Estrada) (MF# SP 2012-015) B. Special Permit Location of an Elementary School in a C-3 District (Pasco School District) (MF# SP 2012- 017) C. Special Permit Location of a cell phone tower (Verizon Wireless) (MF# SP 2012-018) D. Rezone Rezone from CR (Regional Commercial) to C-1 (Retail Business) (General Advertising Agency) (MF# Z 2012-004) E. Special Permit Goodwill in a C-1 District (Goodwill Industries) (MF# SP 2012-019) VI. PUBLIC HEARINGS: A. Special Permit Location of a thrift store in a C-1 Zone (Riverview Baptist Church) (MF# SP 2012-020) B. Preliminary Plat Preliminary_plat approval for Sunset Village (Dave Richards) (MF# PP 2012-003) VII. OTHER BUSINESS: A. Rezone Rezone from BP (Business Park) to C-3 (General Business) (Bill Dolsen) (MF# Z 2012- 003) - Continued to October 18, 2012 Meeting VIII. WORKSHOP: A. Code Amendment Regional Commercial Zones (MF# CA 2012- QD4 I B. Code Amendment PMC Title 25 Amendments (MF# CA 2011-006 ) C. Zoning Riverview Zoning Determination (MF# ZD 2012-001) IX. ADJOURNMENT: REGULAR MEETING August 16, 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 With only four Planning Commissioner's in attendance, a quorum was not met and the meeting was adjourned at 7:03 p.m. Respectfully submitted, Dave McDonald, City Planner -1- REGULAR MEETING August 22, 2012 PLANNING COMMISSION MEETING CALL TO ORDER: The meeting was called to order at 7:00pm by Chairman Cruz. POSITION MEMBERS PRESENT MEMBERS ABSENT No. 1 Michael Levin No. 2 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. 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 Anderson moved, seconded by Commissioner Greenaway, that the minutes dated July 26, 2012 be approved as mailed. The motion passed unanimously. OLD BUSINESS: A. Remand Rezone Rezone from an R-1 (Low-Density Residential) to an R-3 (Medium-Density Residential) (Pasco Family Housing) (MF# Z2012-001) -1- Chairman Cruz read the master file number and asked for comments from staff. Dave McDonald, City Planner, gave a brief history of this rezone application. The request is from an R-1 (Low-Density Residential) and C-1 (Retail Business) to an R-3 (Medium-Density Residential) zoning designation. The Planning Commission initially recommended approval of the rezone to R-3 with a Concomitant Agreement limiting access from North Charles Avenue. The City Council then remanded the matter back to the Planning Commission to consider the impacts of multi-story structures on the properties to the East side of Charles Avenue. As a result of deliberations, a recommendation was returned to the City Council again with a Concomitant Agreement restricting access and limiting structures to 25 feet in height. The City Council again returned the item to the Planning Commission to look at the single-story homes and to develop a recommendation that would relate more to the character of the neighborhood being single-family homes. Mr. McDonald referenced items the Planning Commission needed to consider during the deliberations, such as building heights, setbacks, buffers, density and traffic. Mr. McDonald commented that there were some changes since the original report along with some additional findings of fact. Also provided were alternate motions to consider. Chairman Cruz stated that this has been a challenge for the Planning Commission and noted that the City Council debated on this item and could not come to a consensus and that he was open to discussion on the matter. Commissioner Anderson stated that he was comfortable with the recommendation that was passed in June. He is concerned about too many restrictions within the zoning and what that could lead to. Commissioner Hilliard agreed with Commissioner Anderson and added that the motion that went forward was to the guidelines of what works for the City. Commissioner Kempf also agreed and added that many neighborhoods have things that might be "unsightly" but they can be dealt with. Commissioner Levin asked if the issue was about Charles Avenue and height restrictions. Chairman Cruz answered that the primary concern are the structures that would be built adjacent to Charles Avenue and being able to see across the street. Commissioner Levin asked if the applicant was at the meeting. Mr. McDonald answered, no; the applicant was not at the meeting. They showed up the previous week in which the meeting was cancelled. Even if the applicant had showed, this item is not an open record hearing so it is only available for deliberations by the Planning Commission. -2- Chairman Cruz recapped the item stating that the Planning Commission received a lot of feedback from the public hearing. The biggest concern was over 35 foot tall buildings. The Planning Commission decided that 25 feet is consistent with the surrounding zoning and it unifies the site plan. Zoning to the west gets more industrial. Typically higher structures are another buffer between the more industrial areas and residential areas. He is comfortable with the recommendation the Planning Commission previously sent to the City Council. Commissioner Levin asked if the neighbors that showed up to the public hearing had any problems. Chairman Cruz answered that their main concern was over tall building heights. Commissioner Anderson moved, seconded by Commissioner Levin, to adopt the additional findings of fact and modified conclusions therefrom as contained in the staff memo of August 16, 2012. The motion passed unanimously. Commissioner Anderson moved, seconded by Commissioner Levin, based on the findings of fact and conclusions therefrom, the Planning Commission recommend the City Council approve the rezone from C-1 (Retail Business) and R-1 (Low-Density Residential) to R-3 (Medium-Density Residential), with a concomitant agreement prohibiting access to the property from Charles Avenue, and limiting building heights to 25 feet. The motion passed unanimously. B. Special Permit Location of a church in a C-1 District (Bethel Church) (MF# SP2012-012) Chairman Cruz read the master file number and asked for comments from staff. Shane O'Neill, Planner I, referenced the site plan, conditions and explained staff had nothing to add unless the Commission had questions. There were no questions or comments from the Planning Commission. Commissioner Kempf moved, seconded by Commissioner Hilliard, to adopt the findings of facts and conclusions therefrom as contained in the August 16, 2012 staff report. The motion passed unanimously. Commissioner Kempf moved, seconded by Commissioner Hilliard, based on findings and facts and conclusions therefrom the Planning Commission recommend the City Council grant a special permit to the Bethel Church for location of a church in Suites 100, 110, 116 and 118 at 5202 Outlet Drive with the conditions as contained in the August 16, 2012 staff report. The motion passed unanimously. C. Special Permit Location of a church in a C-1 District (World Life Christian Center) IMF# SP2012-013) Chairman Cruz read the master file number and asked for comments from staff. -3- Shane O'Neill, Planner I, referenced the site plan, conditions, and explained that staff had nothing to add unless the Commission had questions. There were no questions or comments from the Planning Commission. Commissioner Hilliard moved, seconded by Commissioner Levin, to adopt findings of fact and conclusions as contained in the August 16, 2012 staff report. The motion passed unanimously. Commissioner Hilliard 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 World Life Christian Center for the location of a church at 5252 Outlet Drive with the conditions as contained in the August 16, 2012 staff report. The motion passed unanimously. D. Special Permit Location of an Elementary School in an R-S-1 District (Pasco School District) IMF# SP2012- 014 Chairman Cruz read the master file number and asked for comments from staff. Dave McDonald, City Planner, referenced the site plan, elevations and explained staff had nothing to add unless the Commission had questions. There were no questions from the Planning Commission. Commissioner Anderson moved, seconded by Commissioner Kempf, to adopt findings of fact and conclusions therefrom as contained in the August 16, 2012 staff report. The motion passed unanimously. Commissioner Anderson moved, seconded by Commissioner Kempf, based on the findings of fact and conclusions therefrom the Planning Commission recommend the City Council grant a Special Permit to the Pasco School District for the location of an elementary school at the southwest corner of Powerline Road 8s Road 52 (parcel #116-170-030) with conditions as listed in the August 16, 2012 staff report. The motion passed unanimously. PUBLIC HEARINGS: A. Special Permit Location of a church in an R-1 District (Manuel Estrada) (MF# SP2012-0151 Chairman Cruz read the master file number and asked for comments from staff. Shane O'Neill, Planner I, discussed the special permit application for the church, Lirio De Los Valles, to locate in an R-1 District. The site is zoned R-1, surrounded completely by residential uses. The church has been on site for approximately 92 years, built in 1920. The site contains two attached structures; the primary is the -4- church and to the south is a vacant home. It is the applicant's request to occupy that home. Mr. O'Neill explained approval conditions in the staff report including; paving a gravel area for parking, landscaping and keeping a strip of dirt behind the building dust free. Since this church has been at this location for so long and in operation, it is a safe assumption to say it operates in harmony with the surrounding community. Limited parking is one concern. A certain amount of parking is available on the street. Chairman Cruz asked roughly how many people attend the church. Dave McDonald, City Planner, answered that they could have roughly 90 people in the sanctuary. This church was built at a time when people walked to church so it was built without parking. Chairman Cruz asked if there was on-street parking on both sides of the street. Mr. McDonald answered that there was parking on both sides of the street. Commissioner Hilliard asked if there were any concerns about storm water since it was mentioned in the staff report. Mr. O'Neill answered that there were no real concerns over the storm water. All storm water needs to be contained onsite. Manual Estrada, 604 W. Shoshone Street, spoke on behalf of his special permit application with the assistance of a translator from the audience. Gordon Comfort, 5990 Thynewood Loop, West Richland, WA translated for Mr. Estrada. Mr. Estrada stated that there will not be many people at the church. He is hoping that in order to get the permit he would not be required to do the parking immediately. Chairman Cruz answered that parking and landscaping improvement will need to be completed by October 31, 2014. Mr. Estrada asked in order to do that work, does he have to come back to the Planning Commission to get permission. He would like to take off part of the yard in the two years. Rick White, Community & Economic Development Director, for the yard, that would be returned to the Planning Commission. Mr. Estrada asked without the parking lot, would he be able to use the church and the house the way the parking currently is for up to two years. Chairman Cruz answered yes, for up to two years, however entrances and restrooms would need to meet ADA standards prior to occupancy. -5- Mr. Comfort asked if it would be the house or the church that has to meet ADA standards. Mr. White answered that it would be the building occupied by the public, which is the church. Mr. Estrada stated that the church doors are already large enough for wheelchairs. Chairman Cruz stated that the bathrooms, ramps and exits from the church would still need to be up to ADA standards. Mr. McDonald explained the number of exits depends on the occupancy and size of the building. He will need to get a building permit for each of these items and submit a plan on how he will bring the items up to code. Mr. McDonald stated that many of the older churches in Pasco have the same problem of parking but there haven't been complaints from the neighborhoods. Commissioner Levin moved, seconded by Commissioner Anderson, to close the public hearing and schedule deliberations, the adoption of findings of fact and development of a recommendation for City Council for the September 20, 2012 meeting. The motion passed unanimously. B. Special Permit Location of an Elementary School in a C-3 (General Business) District (Pasco School District) MF# SP2012-017) Chairman Cruz read the master file number and asked for comments from staff. Rick White, Community & Economic Development Director, discussed this special permit for an elementary school at the intersection of Spokane Street and N. California Avenue. The site is zoned C-3 (General Business). The School District has made tentative plans to locate a new elementary school adjacent to the Whittier School because they own the property, they can get cost efficiencies and economies of scale by sharing the playground and it brings down the cost of the bond that they will be asking for this coming Spring. The staff report presents concerns with locating the school in a Commercial District and the impacts it might have on the development potential of the adjacent commercial properties. Two conditions in the staff report address a traffic study, given the fact that it would be nearly doubling a traffic generator in the neighborhood. The School District would be required to construct or provide the improvements that the traffic study might identify. Kim Marsh, 1215 W. Lewis Street, spoke on behalf of the Pasco School District. The site offers economic advantages to the School District, utilities are available close to the site and offers operational advantages in the future in terms of grounds-keeping and maintenance with other schools being close by. With a bond successfully passing -6- in 2013 the School District would be starting construction in 2014 with occupancy in Fall 2015. Commissioner Anderson asked Mr. Marsh why the School District would like to locate another school on the east side of Pasco when the rapid growth seems to be on the west side of Pasco. Mr. Marsh responded that the School District has special permits for two other elementary schools that would relieve the west side. The proposed school in question would do a couple of things; take some of the load off of Robinson Elementary School and Whittier Elementary and it would allow sixth-graders to be taken out of Ochoa Middle School. Chairman Cruz asked the applicant if there was anything in the staff report that was a cause for concern. Mr. Marsh answered that there was not. Commissioner Hilliard moved, seconded by Commissioner Levin, to close the public hearing and schedule deliberations, the adoptions of findings of fact and development of a recommendation for City Council for the September 20, 2012 meeting. The motion passed unanimously. C. Special Permit Location of a cell phone tower (Verizon Wireless) (MF# SP2012-0181 Chairman Cruz read the master file number and asked for comments from staff. Shane O'Neill, Planner I, explained the proposed cell phone tower would be located at the northwest corner of Broadmoor Storage. Pasco Municipal Code requires special permit review for all cellular towers in the C-1 Zone as well as other zones if they are within 500 feet of residential zones. The proposed cell phone tower would be 460 feet from the nearest homes directly to the north. All of the cellular equipment is proposed to be located in an equipment room in the existing building so there would be no visual impact from an equipment cabinet. Commissioner Hilliard asked if they could make the antennae taller years from now without coming back to the Planning Commission for a permit. Mr. O'Neill answered that a special permit would be required if they proposed to increase the height of the tower beyond 100 feet. The current special permit application would allow up to 100 feet for maximum height. Julie Cope, 4111 South Napa Street, Spokane, WA spoke on behalf of Verizon Wireless. She explained the background on the choice of the location for the proposed site. They purposely chose to locate it where it would be least visually impacted. Their report requests 80 feet in height, however they might use the 90-100 foot spots. It may limit co-location of possibly one other carrier if the tower was lower. They would prefer to paint it tan to blend in with the surrounding environment. -7- Commissioner Levin asked what options they have in terms of appearance of the tower. Ms. Cope answered that they can make it look like a flag pole, however that would be a really large flag and they would lose capacity. Dave McDonald, City Planner, asked the Planning Commission for comment about the proposed design of the cell phone tower. He also asked Ms. Cope if there would be a red light at the top of the tower for the FAA. Ms. Cope answered that they did a preliminary report with Towair and that report did not require a red light at the top. She stated that she will provide staff with a copy of that report. Mr. McDonald stated that to proceed to the permit stage there will need to be a copy of that in order to get the building permit. Chairman Cruz asked the applicant if she had any problems or concerns with the tentative approval conditions in the staff report. Ms. Cope answered that she had none. Mr. McDonald asked if the Planning Commission would like to modify the approval conditions to require the antennae to be enclosed rather than out in the open. Ms. Cope clarified that they just make one larger pole to go around the antennae, not separate casings. Commissioner Hilliard asked what the dimensions will be at the base. Ms. Cope answered that the cellular towers are typically 5 feet at the base. With an interior mount the tower would be 3-3 1/2 feet at the top. Chairman Cruz stated that the proposed cellular tower is at least 25% smaller than larger cellular towers. Commissioner Hilliard stated that with that size he didn't see an issue with what has been already proposed. Mr. McDonald responded that it was something staff thought should be looked into. The cellular tower by the TRAC is clean and the antennas are inside the tower. Chairman Cruz stated that he did not have a problem with the proposed design due to its small size. He would like to see the applicant move forward with the process. Commissioner Kempf commented that as a resident herself who would drive past this tower daily, she does not have any problems with the way it is proposed. -8- Commissioner Hilliard moved, seconded by Commissioner Kempf, to close the hearing on the proposed cellular tower and initiate deliberations and schedule adoption of findings of fact, conclusions and a recommendation to the City Council for the September 20, 2012 meeting. The motion passed unanimously. D. Rezone Rezone from BP (Business Park) to C-3 (General Business) (Bill Dolsen) (MF# Z2012- 003 Chairman Cruz read the master file number and asked for comments from staff. Dave McDonald, City Planner, discussed the rezone from a BP (Business Park) to C-3 (General Business). The applicant is seeking to relocate an existing distribution facility that is currently located at the corner of Road 34 and Henry Street. The Comprehensive Plan designates the site for commercial uses but does not say exactly what commercial zoning should be applied to the property. That determination is made through the rezone process. The proposed property was annexed into the City approximately 23 years ago along with the properties to the south. It took years for the area to develop into what is there today. The surrounding neighborhood developed in the 1950's, 1960's and 1970's. The property the applicant is interested in has remained vacant all this time, bypassed by development for one reason or another. The applicant's current business utilizes 14-16 trucks to make deliveries throughout the community. Eight of these trucks are designed or look like UPS trucks and they service vending machines throughout the Tri-Cities area. They also have 6-8 large "semi-type" of trucks that provide delivery services to the community. The only way into the property is through 26th and Court Street. There is a traffic signal at that location. The trucks would be going through that intersection at off- peak times. Staff consulted with the Engineering Department with respect to the number or trucks and the configuration of that intersection. According to the Engineering Department there should not be any problems with trucks going through that intersection. It is important to keep in mind the applicant might decide not to use the location and any other individual that had a distribution type of facility would be able to locate on this property hence the need for a concomitant agreement. The site could also be developed for a large grocery store without a rezone. Large grocery stores have numerous delivery trucks throughout the day and what would come with the grocery store that doesn't come with the distribution center is all of the customers which could generate up to 4,000 vehicles per day. A grocery store could impact the neighborhood significantly. Staff suggested the Planning Commission consider a buffer along the eastern edge of the proposed site near the residential zoning, either through construction of a tall wall or a berm with a shorter wall. In addition, landscaping and a fence would help screen the property. -9- Bill Dolsen, PO Box 1726, Yakima, WA, President of the Coca-Cola Bottling Company of Yakima-Tri-Cities, spoke on behalf of his rezone application. He gave a brief history of their business and growth in the Tri-Cities. Mr. Dolsen stated that they have outgrown their space and need to relocate. They looked at multiple sites in the Tri- Cities and prefer the proposed site. Chairman Cruz asked the applicant if he had any issues with the conditions included in the staff report, including the buffers to reduce the intensity of C-3 uses and designing the facility so that the truck concentration would be in the rear of the facility, closer to Highway 395 rather than closer to the residential area on the east. Mr. Dolsen answered that he is unsure of the truck location. They are hiring an engineering company to help layout the facility so they can get the trucks in and out easily. Commissioner Kempf asked the applicant if the building type is going to be a permanent structure. Mr. Dolsen answered that it would be a permanent structure. Chairman Cruz stated that with the restrictions in the conditions he did not have an issue with this rezone. Commissioner Anderson moved, seconded by Commissioner Levin, to close the hearing on the proposed rezone and initiate deliberations and schedule adoption of findings of fact, conclusions and a recommendation to the City Council for the September 20, 2012 meeting. The motion passed unanimously. E. Rezone Rezone from CR (Regional Commercial) to C-1 (Retail Business) (General Advertising Agency) (MF# Z2012-004) Chairman Cruz read the master file number and asked for comments from staff. Rick White, Community & Economic Development Director, discussed this proposed rezone from CR (Regional Commercial) to C-1 (Retail Business) for the property located at 3921 W. Court Street. The site was zoned to CR in 2003 with conditions as outlined in the staff report. The applicant wishes to rezone the property from CR to C-1 to enable them to apply for a special permit application to allow a donation-based thrift store. Mr. White pointed out the staff report contained an analysis and discussion of the criteria that the City requires for rezones, consistent with PMC 25.88 and a proposed listing of staff findings and conclusions. The report explains the rezone is not expected to have adverse impacts on the neighborhood because the site has been used for commercial purposes in the past and the neighborhood has been built up with proper traffic and utility infrastructure in place. Staff also does not believe a concomitant agreement is necessary, given the fact that the Planning Commission has the opportunity to review the thrift store proposal through the special permit process. -10- James Wade, 1720 Horn Avenue, Richland, WA, of NAI Tri-Cities represented his client, Alex Kim of Riverview Plaza. Mr. Kim has strong support for the rezone to C-1 as well as the next item on the agenda, the special use permit for a donation-based thrift store. The application for this rezone was made due to staff recommendation as the best option that will allow conformity with zoning guidelines and would be complementary to the surrounding business community. The requested rezone and special use permit will allow a current Pasco retailer to expand their operations while redeveloping a 76,000 square foot location that will generate over 30 jobs, increase the tax base and produce expected sales of $3-$4 million annually and consume a storefront that has been vacant for many years. Commissioner Levin moved, seconded by Commissioner Kempf, to close the public hearing and schedule deliberations, the adoption of findings of fact, and development of a recommendation for City Council for the September 20, 2012 Planning Commission meeting. The motion passed unanimously. F. Special Permit Goodwill in a C-1 (Retail Business) District (Goodwill Industries) (MF# SP2O12-0191 Chairman Cruz read the master file number and asked for comments from staff. Rick White, Community 8v Economic Development Director, explained this special permit application and that it is contingent on a rezone application approval. The applicant is applying for a special permit to operate a donation-based thrift store if the rezone application passes changing the zoning from CR (Regional Commercial) to C-1. The Staff report also noted a number of concerns with donation-based thrift stores however those concerns were mostly developed through the observation of site management and design issues related to existing thrift stores. Staff believes the conditions contained in the staff report adequately address those site management and design issues. A possible additional condition that may be considered by the Planning Commission is shielding the lighting so that spillage does not occur on adjacent properties. Gordon Comfort, 5990 Thynewood Loop, West Richland, WA spoke on behalf of this application. He concurred with the staff report and did not have issues with any of the conditions. Todd Lawson, 22 John Street, Seattle, WA clarified that the address is 3521 W. Court Street instead of 3921 W. Court Street. Mr. White stated for the record that the Planning Commissioners were given pictorials provided by the applicant for review. Commissioner Anderson moved, seconded by Commissioner Kempf, to close the public hearing and schedule deliberations, the adoption of findings of fact, and development of a recommendation for City Council for the September 20, 2012 Planning Commission meeting. The motion passed unanimously. -11- With no further discussion or business, the Planning Commission was adjourned at 8:36 p.m. Respectfully submitted, Dave McDonald, City Planner -12- REPORT TO PLANNING COMMISSION MASTER FILE NO: SP2012-015 APPLICANT: Manuel Estrada HEARING DATE: 8-22-12 605 N 5th Ave ACTION DATE: 9-20-12 Pasco, WA 99301 BACKGROUND REQUEST FOR SPECIAL PERMIT: Location of a Church in an R-1 District 1. PROPERTY DESCRIPTION: Legal: Parcel # 112-054-107: Block 9, Lots 1 & 2, Gerry's Addition; General Location: 605 N 5th Ave. Property Size: Approximately 0.16 acres 2. ACCESS: The site has access from an alley connecting with 5th Avenue 3. UTILITIES: The site is served by municipal water and sewer. 4. LAND USE AND ZONING: The property is currently zoned R-1 (Low Density Residential). NORTH: R-3 - Single Family Residences SOUTH: R-1 - Apartments and Single Family Residences EAST: R-3 - Single Family Residences WEST: R-1 - Single Family Residences 5. COMPREHENSIVE PLAN: The site is designated in the Plan for future residential 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. 1 ANALYSIS The application involves the use of an existing church for church activities. The structure in question was built in 1920 and has been used for church activities for the past 92 years. Past practices typically linked special permit approvals to the applicant and not the land or specific parcel(s) involved. In this case Manuel Estrada has recently purchased 605 N. 5th Avenue with the intent of operating a church. The church in question has been part of the neighborhood's character for nearly 100 years. The surrounding residential and commercial development has occurred with the church present. The neighborhood is now fully developed with homes and commercial businesses. The site contains an attached residence which has historically been used as living quarters for the church pastor. On site living quarters is a component common to churches. The rear portion of the site, abutting the alley, contains an unimproved gravel parking area. This 40' x 50' area provides the only off-street parking available to the church; the area has the potential to provide up to five (5) parking stalls. Permit approval is conditioned on hard-surfacing and striping the parking area. 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 R-1. 3. The proposed site is located at 605 North 5th Avenue. 4. The site contains two attached structures. 5. The site was originally developed as a church. 6. The church was constructed in the year 1920. 7. The church has existed on the site for 92 years. 8. The church is 3,871 square feet in area. 2 9. Churches are classified as an "A" occupancy under the International Building Code. 10. A gravel parking area is located on the south side of the site, adjacent to the alley and contains space for approximately 5 parked vehicles. Access to the parking is from an existing public alley. 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 church is unlikely to place additional demands on public infrastructure beyond increased passenger vehicle traffic. Church activities place a negligible demand on city sewer and water facilities. Churches are generally used for a few hours on Sundays and during the evening in on week days. (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 has been one of the features of the general vicinity for 92 years. Residents and occupants of the surrounding homes and businesses are accustomed to the church activities. Continuation of the church use is unlikely to affect the character of the neighborhood in a negative way. The church has coexisted in harmony with the neighborhood for many years. Churches are typically located in or near residential areas and often add to the character of the general vicinity in which they are located. (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 3 The location and height of the existing church has not discouraged the development of permitted uses on surrounding properties. The presence of churches in residential neighborhoods in other parts of the community has not discouraged potential residential development or impaired the value of residential properties. In addition, the surrounding neighborhood can be considered "fully developed". (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 residential uses of the zoning district. Traffic generated by the church will occur mostly on Sunday mornings when neighborhood traffic is minimal. Churches are generally used infrequently, two or three days a week, and generate traffic during off peak times such as on Sunday mornings and in evenings during the week. The current unimproved parking lot could be a source of a slight amount of dust in the neighborhood. Unimproved parking lots also add to the collection of rocks and dirt in city streets which ends up in street drainage systems. This objectionable condition can be remedied by causing the parking lot to be paved. (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. Churches are generally accepted uses in or near residential neighborhoods. APPROVAL CONDITIONS 1) The special permit shall apply to parcel 112-054-107; 2) The church must comply with all requirements of the International Building Code for an "A" occupancy prior to occupancy by the church; 3) The church building, including entrances and restrooms, must be ADA/handicap-compliant prior to occupancy by the church; 4) The parking area abutting the alley must be hard surfaced, striped and contain stormwater drainage on site; 4 5) The first ten (10) feet adjacent to the church building and abutting the parking lot shall be landscaped to City standards; 6) The strip of bare soil between the building and the sidewalk along Stn Avenue must be landscaped to meet City standards per Department approval; 7) The parking and landscaping improvements listed above shall be completed by October 31, 2014; 8) 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; 9) This special permit shall be null and void if a City of Pasco Occupancy Registration is not obtained by January 1, 2013. RECOMMENDATION MOTION for Findings of Fact: I move to adopt findings of fact and conclusions as contained in the September 20, 2012 staff report. MOTION for Recommendation: I move based on the findings of fact and conclusions that the Planning Commission recommend the City Council grant a special permit to Manuel Estrada for the location of a church and parsonage at 605 North 51h Avenue with the conditions as contained in the September 20, 2012 staff report. 5 Vicinit y Item: Lino de Los Valles Church Applicant: Manuel Estrada File N Ma p •#. SP2012-015 N a"1 M. rr , lrl a fti� •. ^. try r a iS� i y. J ar — 4 dmL Land Use Item: Lirio de Los Valles Church Applicant: Manuel Estrada N Map File #: SP2012-015 MF MFR's SFR's SFR's Church SFR's Comm. SFR's SFR's SFR's � Comm. Church � G Zoning Item: Lirio de Los Valles Church Applicant: Manuel Estrada N Map File #: SP2012-015 R-3 (Medium-Density Residential) T R-3 NOS IV VIO$ `�� R-3 R-1 C-1 G (Low-Density Residential) �(Retail Business) C-1 8����VI11�SS OEM CA II A sue. r ' � + ' fi. • r • IG . s It JI It 4. 3.. It E. LEE ;r.` } . jf ±I \ f : \ } g • � \ � � : 4 t; \ AB kit NWAll, Y1 1 Ai 1 1 r V YY b 1 Y 7 .L. CA . 4 5 4 1 ,l tr, r i 94r It C r Amy r �o s. M � V ,F. CALVJ ti TI ttt Ilk- 1 ww T SY 1 k� REPORT TO PLANNING COMMISSION MASTER FILE NO: SP 2012-017 APPLICANT:Pasco School District #1 HEARING DATE: 8/16/12 1215 W Lewis St ACTION DATE: 9/20/12 Pasco, WA 99301 BACKGROUND REQUEST: SPECIAL PERMIT: Location of an Elementary School in a C-3 District. (Southeast corner of the intersection of Spokane St. and N. California Ave.) 1. PROPERTY DESCRIPTION: Legal: Blocks 164, 165, 167 & 168 Pasco Land Company's First Addition together with vacated adjacent rights-of-way and Block 1, Frey's Addition together with vacated adjacent rights-of-way General Location: Southeast corner of N. California Avenue and Spokane Street adjacent to the Whittier Elementary School Site. Property Size: Approximately 8 acres 2. ACCESS: The site is adjacent to the Whittier Elementary School Site, with direct access off of California Avenue, Spokane Street, and Broadway Boulevard. 3. UTILITIES: All utilities are available to the site. 4. LAND USE AND ZONING: The site is zoned C-3 (General Commercial) and is vacant. The property to the north, is zoned C-3 and is mostly undeveloped, with an office to the northeast; lands to the west are also zoned C-3 and are developed with heavy commercial uses; the lands to the south are zoned C-3 and are vacant. The property to the east is zoned C-3 and R-1 and is developed with the Pasco Family Housing apartment complex (R-3) and the Whittier Elementary School (R-1). 5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site as Public/quasi-public, with the exception of the southwest parcel along California and Broadway Boulevard, which is designated for Commercial. Goal CF-5 suggests adequate provisions should be made for educational facilities located throughout the urban growth area. Policy CF-5-A encourages the appropriate location and design of schools throughout the community. 6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. Based on the SEPA checklist, the adopted City Comprehensive Plan, City development regulations, and other information, a threshold determination resulting in a Determination of Non-significance (DNS) has been issued for this project under WAC 197- 11-158. DISCUSSION The site in question is adjacent to an apartment complex built in 2010 and an elementary school (Whittier), which was built in 1997, and expanded with portable units in 1998 and 1999. Pasco currently has eleven elementary schools (the School District has one additional elementary school [Edwin Markham] outside the Pasco UGA) with one approved recently for construction. 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 69,000 square foot two-story, elementary school similar to Maya Angelou and Virgie Robinson. The school will accommodate between 700-800 students and will contain public parking and bus loading off of N. California Avenue. The School District wishes to build on this particular site because it owns the land, and it is otherwise costly and difficult to assemble the necessary acreage for a school (typically around 13 acres), and because they can take advantage of economies of scale by utilizing a shared playground. The proposed site is partially developed with street improvements and utilities located in all surrounding streets. The School District will be responsible for installing sidewalks. With respect to traffic-related issues a signal warrant test will be needed to determine when a signal should be installed at the intersections of Spokane and Broadway with Oregon Avenue, as well as crosswalk signalization between the school sites and the City Park to the south. The side-by-side schools will approximately double the current traffic flows in the area. Most of the schools in Pasco are located in residential zoning districts. By contrast, this proposed school would be built in a commercial zone, 2 surrounded by either vacant land or commercial development to the north, west, and south, and an apartment complex and another elementary school to the east. It is possible that a heavy commercial use, such as a trucking company or heavy equipment yard may not want to locate near an elementary school for liability reasons. This may impact commercial values of adjacent and nearby lands; however the construction of schools in commercial zones has not historically discouraged development on or diminished the value of nearby commercial properties. As an example, Western States Equipment completed a major expansion in 2007 adjacent to Ochoa Middle School, six years after the school was built. Access to the site is limited to the northeast with undeveloped rights of way at Wehe Avenue and Spokane Street, but otherwise unimpeded, due to access via Broadway Boulevard and Oregon Avenue. STAFF FINDINGS OF FACT Findings of fact must be entered from the record. The following are initial findings drawn from the background and analysis section of the staff report and comments made at the public hearing. The Planning Commission may add additional findings as deemed appropriate. 1. The site is within the Pasco Urban Growth Boundary. 2. The site is within the City limits of Pasco. 3. The Comprehensive Plan identifies the site for Public/quasi-public, with the exception of the southwest parcel along California and Broadway Boulevard, which is designated for Commercial. 4. The site is located in a C-3 zone. 5. The site contains approximately 8 acres of land. 6. Elementary schools generally require 13 acres, which includes room for shared park facilities. 7. A 10-acre City park (Highland) is developed to the south and east of the site. 8. The school site is separated from the park by Broadway Boulevard. 9. Under the current zoning heavy commercial uses could be developed on the site as well as on adjacent and nearby properties. 10. Half of the Ochoa Middle School site is zoned C-3. 3 11. Schools are conditional land uses in all zones and require review through the special permit process prior to permitting for construction. 12. Comprehensive Plan Goal CF-5 suggests that adequate provisions should be made for the location of educational facilities throughout the urban growth area. 13. The site is currently vacant. 14. The site is owned by the Pasco School District. 15. Sewer and water utilities are stubbed to the site. 16. The site is located at the Southeast corner of N. California Avenue and Spokane Street adjacent to the Whittier Elementary School Site 17. City development standards require off-site street and utility improvements to be constructed or installed concurrently with site development. 18. 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. 19. Pasco's population has doubled since 1997. 20. The Pasco School District enrollment has grown from 8,048 in 1997 to 15,633 in 2012. 21. The Office of the Superintendent of Public Instruction estimates Pasco's elementary school enrollment will increase by another 3,157 by 2017. 22. The construction of schools in commercial zones has not discouraged development on nearby commercial properties or diminished the value of said properties. 23. No sports fielding lighting will be constructed with the proposed elementary school. 4 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 in order to accommodate the increased traffic flows as well as augmented water, power, and sewer usage for twice as many students. (2) Will the proposed use adversely affect public infrastructure? The location of an elementary school on the proposed site will not adversely affect 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 with generous yard setbacks, landscaping, screening of mechanical equipment and a pitched roof line to moderate the school's height. This development will be less intense than the surrounding uses, which are currently, and will likely continue to be heavy commercial in nature. Heavy commercial uses generally include offices, showrooms, warehouses, manufacturing and repair shops, equipment and material storage, and semi-truck traffic. As the school fronts C-3 Zoning on three sides the development of the school in this location may create compatibility issues with the permitted uses of the C-3 Zone. (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 commercial zones has not discouraged development on nearby commercial properties or diminished the value of said properties (The Western States Cat property is an example). 5 However, as mentioned above, heavy commercial uses generally include offices, showrooms, warehouses, manufacturing and repair shops, equipment and material storage, and semi-truck traffic. As the school fronts C-3 Zoning on three sides the development of the school in this location may create compatibility issues with the permitted uses of the C-3 Zone. (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. Few, if any elementary school activities would be more objectionable than heavy commercial activities currently allowed at the site. (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 may address traffic safety issues. As mentioned previously, developing a second school translates into approximately double the traffic impact to the site and to adjacent streets. Consequently, a traffic study needs to be done in conjunction with this application. PROPOSED APPROVAL CONDITIONS 1. The special permit shall apply to Parcels No. 112096027, 113503085, 112096018, 112096045, and 112096036 (or their successors as parcels are joined and parcel numbers reassigned). 2. The elementary school site shall be developed in substantial conformity with the site plan and building elevations submitted with the special permit application. 6 3. Improvements shall include but not be limited to curb, gutter, sidewalk and street lighting along the school side of the streets. 4. Sidewalks in the road rights-of-way abutting the school property shall be 7 feet in width. 5. 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. 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. 6. No on-street parking or bus staging will be permitted on or adjacent to Broadway Boulevard or Spokane Street. 7. 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. 8. All street/roadway signage abutting the property is to be provided by the School District and must conform to the most current MUTCD & City of Pasco Construction Standards. 9. The School District shall construct all necessary improvements and accommodations for pedestrian school routes as required and identified in the traffic study. 10. All street improvements recommended in the traffic study, including traffic signals, must be installed in conjunction with the construction of the elementary school. 11. The School District shall prepare a dust control mitigation plan to be submitted with the building permit application. 12. No sports field light shall be permitted. 13. Water rights associated with site must be dedicated to the City prior to the issuance of a building permit. 14. The special permit shall be null and void if a building permit has not been obtained by January 1, 2015. 7 RECOMMENDATION MOTION: I move to adopt findings of fact and conclusions therefrom as contained in the September 20, 2012 staff report. MOTION: I move based on the findings of fact and conclusions therefrom the Planning Commission recommend the City Council grant a special permit to Pasco School District #1 for location of an elementary school at the southeast corner of the intersection of Spokane St. and N. California Ave., with conditions as listed in the September 20, 2012 staff report. 8 Item: Whittier West Elementary School Vicinity Applicant: Pasco School District N Map . File #. SP2012-017 �,f. A�' •'k _ �`,Y fir.� �, J ,�+1. � —.t�+� sr 1 1►, r _ I 4Fy r �Je \ _ _ SITE, �'v 77�T-1- - = La- ADI r J p. o - � r a_ 11{) � k u 4- } �; Land Item: Whittier West Elementary School Use Applicant: Pasco School District N Map File SP 2012-017 do Ah Zoning Item: Whittier West Elementary School Map File - : SP 2012-0 __ __ _- __ -_ ONE -_ __ - -_ - - -- ONE __ ONE IN IN IN ■ �1� X111 1111 ■■ ■■ ■: -- -- =M M ME INS ■ 100111 �- �■NOMIN 111 NOME ■� .ONE ED �-.■ ■=�� ■ ONE ■i ■ :1:: ■■ C. .0 1 ��� _ pC. ■ ED INS MUMBE \ EXISTING APARTMENT COMPLEX O ED \ \ ° IA \ SLAY I \ I \ FLAY 2 \ \ o LLi z �D \ 0 o o W LU EjI z GRASS AREA EXI5TING WHITTIER ELEMENTARY O ' Alk T NORTH CONCEPTUAL SITE PLAN 5GALE: P=60' Lookin g North Q.-.—, --,� east i�=_ r..: _=- .. -.._-- _:�•�. � y r Lookin g East w � r= :_-,,•ct � � .�6`°� ''fig`,Sk'�+S�`art �"', "/nom...�� N p�. Y -^''.: t�x j���§y'�'`�.�� '�'a �. �..� �,g+. .,a .t r Lookin g South y 4N ,q;r,,, C* non WAY.. r-. .� w w°ip� v.}rj �1� ^ a\'� �.f�n.a♦- �'at' � spy{"�^a7 :: � 4 .: � � ,.. j STAN. I,d'`4') Y ��s����i � ����C*{fie M.- r.� ,-� ����m��'� �"t.��,.� ,�,,'i ,% ,� y'f.�+►.: .. y �A /f � t• ���u�l" Lookin g West yin.. i t.;t a S � Heavy Equipment to the Northwest - - a m looms& mma& - l _ �- - � �� �� �,r ■ sr _ r, YY �a USDA Office to the Northeast �3. Y 1 s*� !I M T ,/ '.�. � l'�t".. kq�����vsts-J w� 't 'f. �'�� „¢� �r,,'�.. 'h;. ark. �: � �`c" � �x°,. .,t `�'� ..e�st,`t+ '��' � < .r�•a • • .,� �, qqjj ,�. a s'. yJ� r t �,. .�z ». �y�, k.:`�'1 3'..,s..� �'f'.'�'£.: �' d�*k��.i :,+;XY•'�F�!/ub-. '"'.fi�.. :�I. � ���w�'/'� q•� ,�. E�y. �'3 "vK' . .� ''•-+',5t• 4L. y .w"' �,�o� ,��i�T1�,�6+, y..'�t3�Ji.:� •: y.,`��`,����,,F:��r�aW�:2�,� r�jln: - rr;. ;� '�d��"r�,,��r.�A -:.,... ,[• �.. a,�-' ,�. ti?� ,�.3r�,,�r;...,� „,�f♦ ��!-� �'. �,•*_ �i. r tY.✓+'":Y- G ) a ! i� 4 R'_ as� d +!t=�. •�'.�_ ,.;..4'��`6�f,... .,i,.;^� a. . REPORT TO PLANNING COMMISSION MASTER FILE NO: SP2012-018 APPLICANT: Verizon Wireless c/o Julie Cope HEARING DATE: 8-22-2012 P.O. Box 8436 ACTION DATE: 9-20-2012 Spokane, WA 99203 BACKGROUND REQUEST: SPECIAL PERMIT: Location of a Cellular Antenna Tower in a C-1 (Retail Business) Zone 1. PROPERTY DESCRIPTION: Legal: Parcel #115-442-012: Lot 3, Binding Site Plan 2005-08 General Location: 9335 Sandifur Parkway Property Size: The parcel is approximately 4.4 acres 2. ACCESS: The site is accessed from Sandifur Parkway. 3. UTILITIES: All municipal utilities currently serve the site. 4. LAND USE AND ZONING: The site is currently zoned C-1 (Retail Business) and contains a mini-storage facility. Surrounding properties are zoned and developed as follows: NORTH: C-1 - Vacant SOUTH: C-1 - Office & Vacant EAST: C-1 - Vacant WEST: C-1 - Vacant 5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site for Commercial uses. Goal OF-2 suggests the City ought to maintain land use flexibility in regard to placement of infrastructure for public and private utilities. Policy OF-2-A encourages the sound management of all energy and communication utilities through coordination and cooperation dealing with construction of such facilities. Policy OF-2-B encourages the placement of utility substations which are necessary for the surrounding neighborhood. 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. 1 ANALYSIS Verizon Wireless is requesting special permit approval to locate a cellular antenna tower in the northwest corner of the Broadmoor Storage site on Sandifur Parkway. The requested tower is proposed to be 100' in height. Height is the primary factor necessitating special permit review. The C-1 zone permits structures to reach a maximum height of thirty five (35) feet; the proposed cell tower exceeds that limit by sixty five (65) feet. The C-1 zone also contains a provision allowing commercial buildings to exceed the 35 foot height limitation by special permit approval. Verizon intends to lease the northwest corner of the main Broadmoor Storage building and a small portion of land outside of the building immediately adjacent to the building (see attached site plan, pages A-1, A-1 8s A-2 of the attached plans). Commonly, cellular providers locate the equipment cabinets within a fenced area surrounding the base of a pole; in this case the interior equipment room in the mini-storage facility will be used to house the ground- level equipment. Locating equipment cabinets within a building may reduce/eliminate any potential noise impacts generated by the equipment and eliminate visual impacts of the equipment to nearby properties. Land to the north, east and west of Broadmoor Storage is zoned C-1 (Retail Business) and is currently vacant. Residences nearest the proposed cell site are within Mediterranean Villas on Majestia Lane located 470 feet to the north. The homes are attached single-family homes. The physical separation between the homes and the tower should help mitigate visual impacts of the tower on residents of nearby existing and future homes. Franklin PUD power lines transect the site in a north-south orientation. The poles supporting the transmission lines are approximately 55 feet tall; located at 250 foot intervals. The site currently contains two poles. The proposed cell tower would be 45 feet taller than the existing power poles. The power line with 55 foot tall power poles also extends north/south through Mediterranean Villas and Broadmoor Estates. The elevation of the site is approximately 480 feet above sea-level. For reference, the Road 68 area is at 520' while the Columbia River is at 340'. The water tanks on Sandifur are 158 feet tall and at 520' elevation. The top of the tanks are at roughly 678' in elevation. The top of the proposed tower will be at 580' above sea-level. In other words, the top of the proposed tower will be 98 feet lower in elevation than the top of the water tanks on Sandifur Parkway which can be seen from many vistas throughout the Tri-Cities. Painting the proposed cell tower/monopole to blend into the sky and existing building may help disrupt the visual impacts on properties in the vicinity by 2 blending it into the surrounding features. If constructed, it is not likely that the proposal will negatively affect any permitted uses in the vicinity. STAFF FINDINGS OF FACT Findings of fact must be entered from the record. The following are initial findings drawn from the background and analysis section of the staff report. The Planning Commission may add additional findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1. The site is zoned C-1 (Retail Business). 2. The Comprehensive Plan identifies the site for Commercial uses. 3. The site contains a mini-storage facility. 4. The site is 4.4 acres in area. S. The proposed tower location is 460 feet away from the nearest residence. 6. All municipal utilities currently serve the site. 7. Properties surrounding the proposed cellular site are all zoned C-1 (Retail Business). 8. There are two PUD power poles running north/south down the center of the site. 9. Cellular towers may be located in the C-1 district by special permit. 10. Wireless communication facilities require special permit approval prior to location in the C-1 (Retail Business) zone [PMC 25.70.070(2)]. 11. The Comprehensive Plan suggests the City ought to maintain land use flexibility with regard to placement of infrastructure for public and private utilities. 12. The Comprehensive Plan does not specifically address cellular equipment. 13. Cellular equipment creates minimal demands on City infrastructure. CONCLUSIONS BASED ON STAFF FINDINGS OF FACT Before recommending approval or denial of a special permit the Planning Commission must develop findings of fact from which to draw its conclusions based upon the criteria listed in P.M.C. 25.86.060. The criteria are as follows: 3 (1) Will the proposed use be in accordance with the goals, policies, objectives and text of the Comprehensive Plan? The Comprehensive Plan does not specifically address cellular equipment. The Comprehensive Plan goal OF-2 and policy OF-2-A discuss the need for sound management and coordination in the location of utilities and community facilities. (2) Will the proposed use adversely affect public infrastructure? The proposed use is a part of the communication network utilized by the general public. The proposed equipment will be located in such a manner so as not to impact other public utilities or services. The proposed use does not require water and sewer. (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 8.5-foot tall cellular equipment cabinet, containing all of the associated equipment, will be located near the base of the tower within an existing building. The height of the equipment cabinet is significantly lower in height than regularly permitted structures in the R-1 zone. Painting the pole to blend in with the building and sky will also help achieve a degree of harmony with the general vicinity. (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 proposed 100-foot tall monopole is not likely to discourage development in the vicinity. Perhaps the inverse is a more likely result. The added 4G service and increased signal strength may be an attractant to potential commercial developers in an area of town developing at a slower pace than Road 68. (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 proposed cell tower will create no fumes, dust or noise. All ground- level equipment will be completely enclosed within the Broadmoor Storage equipment room. Cell towers facilities have been located 4 throughout the community in residential, commercial and industrial zones without generating any complaints received by the City. (6) Will the proposed use endanger the public health or safety if located and developed where proposed, or in any way become a nuisance to uses permitted in the district? Cell tower radio waves have not been proven to be harmful to human health. Regardless, radio waves are focused on the antennas which are elevated 100 feet above grade; away from human activity. The most noticeable impact will be visual. Though potentially displeasing to the eye, the tower poses no true threat to public health and safety. APPROVAL CONDITIONS 1) The special permit shall apply to Parcel # 115-442-012: Lot 3, Binding Site Plan 2005-08; 2) The cellular tower shall not exceed 100 feet in overall height; 3) The cellular tower shall be painted a neutral color which blends well with the landscape such as grey, beige, sand, taupe or light brown. 4) The special permit shall be null and void if the applicant has not obtained a City of Pasco building permit by October 31, 2013. RECOMMENDATION MOTION for Findings of Fact: I move to adopt findings of fact and conclusions as contained in the September 20, 2012 staff report. MOTION for Recommendation: I move based on the findings of fact and conclusions that the Planning Commission recommend the City Council grant a special permit to Verizon Wireless for the location of a cellular antenna tower at 9335 Sandifur Parkway with the conditions as contained in the September 20, 2012 staff report. 5 Vicin Item: Cellular Tower in a C- 1 Zone it y Applicant: Verizon Wireless N Map File # : SP2012-018 �V 1!�N-- i i L I WY I �``"`� .:■ ,� � � - �,�� fig I Ij ;� --" - � '� 1vlf [ ` I W1LSH DR I M2 � 4 e J - - SITE rqp- t � 7'" Qli — �.�a. -6 r s � R 4 �- HA M4 O I ►\IIIIIIIIIIIIIII� tllllllllllllllll IIIIIIIIIIIIIIIIII■111- .■�■ -�■ � � MINOMMAILVAEFU 11111111111 _ _ � 11111■ 11 ■ � � , 11111111111 . II111� 11 ■■■ ■1 go Office Vacant Vacant Commercial IIIIIIIIIIIIIIIIII\���� 1111111111111\ X11111111111■1� ■ �■■■■■I ■ A ■ � Zoning Item: Cellular Tower in a C- 1 Zone Applicant: Verizon Wireless N Map File #: SP2012-018 C) c I 11h I III //// I\\\\ 1 11111 1 1 1 11 1 � I I I I I I I I I I I � I I I I I I I I L R-3 IL HIRED ^ (Medium Densi Residential)__ RT (Residential Transition) ,fir N 1 � SITE � a C-1 (Retail Business) a SANDIFUR PKWY A A F a � F C-1 (Retail Business) 11g2 0 4 \ . a too, ImLo 4 - , � & - \ 2 - { » l� � f j Y < 1l GS 4 `b • Li �u t. E i 6t �' -, N r p O d'Q It If LZAPI y Y 1 �' I tFi i jj S ) `� i Fl .i � R i A � it oL 4 s ` LLL L .1 1 Y O + d ' ♦ R �p� } dQ ji �4 �D 1 y ds . n s �'. � w � o �� r � A I � O � '"`� � ` ° �•��� y . - ._ � ; '. ' � I �Z ;d:' I{I♦'I y} i i 1 r r or ` It A ' 1�4 �1 M � � 1 k O l yyK rrA� O 1 P'F LL � 4 i - r r YE'nZMwireless August 10,2012 Planning Department Dear Planner: The purpose of this letter is to provide information for the Verizon Wireless proposed SANDIFUR cell site located on a privet storage facility property at 9335 Sandifur Parkway Pasco Washington. It is Verizon Wireless policy to take a proactive stance and provide the highest possible wireless network quality to our customers. Based on our radio frequency planning tools and other data collected by Verizon Wireless this area has been identified as requiring a new cell site. New cell sites are added to the system to improve coverage and/or add additional call capacity. The SANDIFUR cell site is planned to accomplish primarily capacity improvement which by its nature also improves service quality in the local area. Due to the growth of personal wireless use and the expanding development in the area the current serving cell sites capacity limits are being reached and a new cell is required to provide additional wireless capacity in the locale area. The current serving Verizon Wireless cell sites for this area are; 3 miles to the west, 2.0 miles to the east, 3.1 miles to the south, and 2.9 miles to the west. For a PCS network in a mixed suburban environment such as this those distances put the Sandifur area at the working limits for the serving cells. This has the effect of additionally further reducing the capacity available to users in the area. Thus due to the surrounding sites struggling to provide the high quality service expected by our customers in the area Verizon Wireless is proposing a new cell be constructed to resolve the capacity issues and improve the quality (wireless data speeds and voice quality)in the area. The SANDIFUR cell site is an integral part of our plan to provide first class wireless service to the markets which Verizon Wireless serves. RF radio propagation studies done using VZW proprietary RF propagation analysis computer software(Geoplan)and our RF transmitter field testing have shown that the chosen location at the personal storage facility and an antenna height of 80 foot is adequate to serve the objective area of homes, industrial buildings, commercial/retail, and roads within approximately a 2.0 mile radius. The SANDIFUR location and antenna height are critical due to the requirement that it; "fit in"with the existing cell sites; relieve capacity congestion at the surrounding cell sites, provide excellent in-building coverage and give reliable service in the area. This is critical because if the new cell does not achieve its goals due to location or height it is impossible to fix later and could require more cells be required than necessary. When new wireless cells are fit into an existing network as is the case with the SANDIFUR the variance for both location and antenna height is particularly small due to the proximity of the adjacent cell sites. Many locations will not meet the criteria due to either overlapping coverage with existing cell sites or not providing adequate wireless service in the critical areas where the new cell is expected to serve. Selecting the SANDIFUR location required several visits, RF propagation analysis and transmitter testing of the location. Transmitter testing was conducted at 80 foot (tip height) to confirm that the allowed height and proposed location would be sufficient. The test showed it is but with no margin to spare. With this proposal the SANDIFUR area can expect excellent wireless service and good wireless call connections into the foreseeable future (see attached plots). Two other locations nearby were evaluated the nearby water tank to the east and an existing tower to the west primarily with respect to the following three criteria. 1- Locating the new capacity cell outside of the intended coverage area will severely reduce its ability to offload calls from our current wireless network since for a cell to"take"calls from other cells it's RF signal must be much stronger in the objective area than the other cells. For this type of area distance is the primary factor in RF signal strength making the new cell location extremely critical. • Page 2 August 10, 2012 2- Efficient use of a cell RF capacity requires it to be located as close to the center of the intended coverage area as possible so the cells three sectors can be fully utilized and no one sector is driven to capacity exhaustion. 3- Locating to close to another existing cell site impairs the capacity of both cells by causing too much "overlap" which actually reduces call quality and capacity at both the existing and new cell. Water Tank-Although plenty tall enough (actually too tall because the coverage radius needed for the new cell site is only about 1.5 miles)the location has two serious faults. One, it is not centrally placed with respect to where the wireless coverage is needed, and two it is much to close (9/10ths of a mile) from our cell called TRAC located at Gesa Stadium. Existing tower 1 mile west of the proposed location —This tower is too far from the intended coverage area. As mentioned above it is vitally important for capacity cells to be located as close to the middle of the intended coverage area (where the users are) as possible so the new cell can serve roughly even numbers of uses on each of the three sectors since an unbalanced cell will waste RF capacity thus driving a need for more cells in the future. This tower is located far west of and at least 2 miles from portions of the required coverage area and thus would not be an efficient location for a capacity cell. In addition the available tower center line elevation appears to be quite low (because the tower currently has a lot of mountings on it) and will cause the signal strength coverage from this location to be weak (especially going east)making it unable to capacity offload the current network cells. Thus, the water tank and the existing tower are not usable locations for meeting the objective of the Sandifur capacity offload cell. As a reference I have attached three RF signal "path loss" plots of the area showing the VZW neighbor cells locations (and the water tank "Sandifur-3" location). The plots depict predicted RF coverage before and after the SANDIFUR cell is added. The coverage estimates (actual service may vary) are referenced to a call for a typical user as excellent = "in-building", good = "in vehicle" and marginal = `outdoor'. This being a suburban area with a wide variety of structures (larger buildings, homes, apartments, etc) the required signal strength needs to be generally in the red area to offload calls from the current network and red or green areas to assure our customers a quality experience with voice and wireless data services. It is significant that the selected location for the SANDIFUR cell site fits with the neighbor cells, can resolve the main issue of capacity, and is located in an out of the way area in a personal storage building area. The concurrence of a good location for the new cell and acceptable land use is not easy to find and a definite plus with this location. As a note:The antennas, as proposed and designed for the above noted site, are in compliance with all applicable FCC requirements. In addition, the proposed site meets all applicable ANSI/IEEE C95.1- 1992 exposure levels, as adopted by the FCC requirements and the equipment we use meets the following safety/regulatory standards: FCC Part 15 & Part 24, UL 1950, 3'd Edition, CSA C22.2 #234, UL 50-Type 3R,Transmit Spurious Emissions: IS-9513, FCC Part 15&Part 24. To summarize, a new cellular site is needed to provide acceptable current and future mobile wireless services in the area. In this case Verizon Wireless is proposing a new cell tower with antennas at 80 foot tip height to be constructed and respectfully request approval for this project. Sincerely, Scott Cashmore RF Engineer Verizon Wireless Page 3 August 1 2012 RF Coverage Path Loss RED -very good (indoor) GREEN -good (in vehicle) BLUE-marginal (outdoor) -or d• �T'c SANDIFUR AW Olgj 11fGa�' .I lli �IICF. �P Id�\•°' r�,�a , I.IIa11a. # .i i_ :1ii� 1i t ��;�at Vii• w _ ca�i;lm:a: '® Wall- This �1 ���I�� ■!■ate�Z: iiil�y, �'■+ .. coverage area the Sandifur cell will serve and improve. • Page 4 August 10, 2012 RF Coverage Path Loss RED -very good (indoor) GREEN -good (in vehicle) j BLUE-marginal (outdoor) VA f R LANE . — r SANL9IFUR - RIC H;'AN San r 3 .000 -_- ,TRAC NKFURTER A rte. STERLIN[9 TowEM PAS IIUC]A BULL KIg E - L` - ELEPOw s r STU- I �''3` �J D -10�+ . This is the current service levels in the SANDIFUR area based on RF path loss predictions. Please note the good Sandifur cell location with respect to our current network and the poor location of the water tank"Sandifer-Y. • Page 5 August 10, 2012 RF Coverage Path Loss t RED -very good (indoor) GREEN -good (in vehicle) BLUE-marginal (outdoor) y r ) 4L I ir z MCA\� R LANE ' ?• SANDIFUR RIC HIAN Sanditr-3 TRAC NKFURTER A STERLI NO TOWER& PAS IPIUDA BULL ° r KINGME ELBOW `* STILLWXIER- This is the future service levels in the SANDIFUR area with 80 foot tower. The additional network capacity that SANDIFUR provides will resolve wireless capacity and quality issues in the developing surrounding area. • Page 6 August 10, 2012 LI J _ Viso m FRA - %MUDA _may i -- Showing location of existing tower"USC located about 1 mile west of Sandifur area. DO MOT SCALE DRAWINGS GOOTRAUTOR MUST AT I O'SILL DII AND AD.ISE CONSULTANTS OF ANY ERRORS ON OMISSIONS.NO VARIATIONS OR MODIFICATIONS TO WORK SHOWMAVELL BE IMPLEMESTIED WITHOUT PRIOR WRITTEN APPREVIAL ALL PREVIOUS ISSUES OF THISOFEWING ARE :;EL w MORRISON HERSHFIELD NOR THE a BE PROVIDWISS CONSTRUCTION REELEN OF"IS PROURFEL VerfMnOf Cpless Cpl ' PROJECT NAME: TRISANDIFUR 5 5 PROJECT LOCATION: 9335 SANDIFUR PARKWAY 4 PASCO, WA 99301 3 2 1 0 A 6/26/12 ISSUED FOR REVIEW No. Date I Action VICINITY MAP SCOPE OF WORK LIST OF DRAWINGS Client: VERIZON WIRELESS PLANS TO CONSTRUCT A NEW UNMANNED WIRELESS FACILITY. VERIZON WIRELESS PLANS SHEET DESCRIPTION ISSUE / 1^ TO INSTALL (9) PANEL ANTENNAS FLUSH MOUNTED ON A PROPOSED 100' MONOPOLE AND EQUIPMENT \ /�` CABINETS WITHIN A PROPOSED 10'x23' AT&T LEASE AREA INSIDE OF AN EXISTING BUILDING'S MECHANICAL T-1 COVER SHEET A tvv+ F N ROOM. T-2 GENERAL NOTES, SYMBOLS AND ABBREVIATIONS A l ORTZOf;fwireless C-1 EXISTING SITE SURVEY A .. C-2 SITE PLAN A Implementation Team: s A-1 PARTIAL SITE PLAN A 3 A-2 ENLARGED COMPOUND PLAN A IfA-3 PROPOSED ELEVATION A PROLAND , LLC i e E00441 �r3 wM+6 j s PROJECT t,, PROJECT INFORMATION ,GENES SITE ■ SSM. PROPERTY OWNER: KEES KOSTER AdcE; i Mat flu.+n /I� SSeeSr er"° PROPERTY OWNER ADDRESS: 4606 W RIVER BLVD, PASCO, WA 99301 ■ . e weft" $ e t" MORRISON HERSHFIELD y LATITUDE: 46.2799 .80" N R ri 46.279' 44 N ETH F SUITE petY� g BELLEVUE, WA 9000E LONGITUDE: 119'12'48.11 " W 119.213364' IN Tel: 425.41.1301 rSx:Enasvts99 �H � www.morrlsonnereM1PeN.wm GROUND ELEVATION: 489.4' AMSL CODE COMPLIANCE Project: s PROPOSED STRUCTURE HEIGHT: 100'—O" AGL TRISANDIFUR ALL WORK AND MATERIALS SHALL BE PERFORMED AND INSTALLED 9335 SANDIFUR PARKWAY JURISDICTION: CITY C OF PASCO ACCORDANCE WITH THE CURRENT CONDITIONS OF THE FOLLOWING CODES AS PASCO, WA 99301 u F ADOPTED BY THE LOCAL GOVERNING AUTHORITIES. NOTHING THESE PLANS � 3 a TAX PARCEL ID: 115442012 IS TO BE CONSTRUED TO PERMIT WORK NOT CONFORMING TO O THESE CODES: Drawing Title: CIA g i ZONING CLASS: COMMERCIAL 1 WASHINGTON STATE AND LOCAL BUILDING CODES WITH THE FOLLOWING n4 REFERENCE CODE: + y CONSTRUCTION MANAGEMENT: VERIZON WIRELESS (VAW) LLC, 2008 NATIONAL ELECTRIC CODE (NFPA 70) d/b/a VERIZON WIRELESS 2009 INTERNATIONAL BUILDING CODE (IBC) COVER SHEET 185 MAPLE ST 2009 INTERNATIONAL MECHANICAL CODE (IMC) EUGENE, OR 97402 SITE DIRECTIONS PERMITTING CONTACT JULIE COPE PROLAND, LLC Score: Pwiect No. (FROM SEATTLE: PO BOX 8436 As shown 7123018 SPOKANE, WA 99203 Beeigner. dote: HEADING EAST ON 1-90 E, TAKE EXIT 137 TO MERGE ONTO WA-26 E MOBILE: (509) 220-4155 B.W. 6/15/12 TOWARD OTHELLO/PULLMAN. TURN RIGHT ONTO WA-243 S. CONTINUE jcope®prolandllc.com STRAIGHT ONTO WA-24 W. CONTINUE ONTO WA-240 E. TURN RIGHT ONTO mow a W. By: R.L. WA-240 E/STATE ROUTE 240. TAKE THE RAMP ONTO 1-182 E. TAKE EXIT 7 A&E CONTACT RICK MATTESON APPROVALS C.L. R.L. FOR BROADMOOR BLVD. TURN LEFT ONTO BROADMOOR BLVD. TURN RIGHT MORRISON HERSHFIELD CORP Project Manager. Client Pypwval ONTO SANDIFUR PKWY. DESTINATION WILL BE ON THE LEFT. 10900 NE 8TH ST, SUITE 810 TITLE SIGNATURE DATE R.M. BELLEVUE, WA 98004 ISSUE No. Bwwing No. PHONE : (425) 508-0110 PROPERTY OWNER rmatteson®morrisonhershfield.com RCC REPRESENTATIVE: A I T — DIMEREEWSANDAWUEODNEULTANTSOF�y ERRORS OR GENERAL NOTES ABBREVIATIONS OMISSIONS.NO OPERATORS OR MODIFICATIONS 70 WORK SHOWNSHAIL BE IMPLEMENTED WITHOUT PROM WRITTEN APPROVAL ALL PREVIOUS ISSUES OF THE DRAWING ME AND SPECIFICATIONS RENVAIN THE PROPEI OF A/C AIR CONDITIONER Jr. JOINT MORRISON HERSHFIELD CORPORATION,NEITHER 1 . WORK SHALL COMPLY WITH ALL APPLICABLE CODES, ORDINANCES, AND REGULATIONS. ALL ACP ACOUSTICAL CEILING PANEL LA. LAYER MORRISON HERSHFIELD NOR THE ARCHITECT WILL NECESSARY LICENSES, CERTIFICATES, ETC., REQUIRED BY AUTHORITY HAVING JURISDICTION SHALL 16. VERIFY ALL EXISTING DIMENSIONS PRIOR TO PERFORMING WORK. A.F.F. ABOVE FINISHED FLOOR LAM. LAuINATED BE PROVIDING CONATRUCTION REVIEW 04'FEE PROJI ALT. ALTERNATE L.F. LINEAL NOT BE PROCURED AND PAID FOR BY THE CONTRACTOR. 17. VERIFY LOCATION OF ALL BURIED UTILITIES PRIOR TO ANY EXCAVATION. A.M.S.L. ABOVE MEAN SEA LEVEL MMMUF. MANUFACTURER 18. IN RAWLAND CONDITIONS, TOWER FOUNDATION STRUCTURAL STEEL TO BE ALUM. ALUMINUM MATER. MATERIAL 2. MORRISON HERSHFIELD CORPORATION HAS NOT CONDUCTED, NOR DOES IT INTEND TO CONDUCT ANC. ANCHOR MAX. MAXIMUM ANY INVESTIGATION AS TO THE PRESENCE OF HAZARDOUS MATERIAL, INCLUDING, BUT NOT GROUNDED PRIOR TO CONCRETE POUR. TOWER FOUNDATION STRUCTURAL STEEL L ANGLE MECH. MECHANICAL LIMITED TO. ASBESTOS WITHIN THE CONFINES OF THIS PROJECT. MORRISON HERSHFIELD TO BE CONNECTED TO PERMANENT GROUND ROD PRIOR TO TOWER ERECTION. ARCH. ARCHITECTURAL IN MANHOLE CORPORATION DOES NOT ACCEPT RESPONSIBILITY FOR THE INDEMNIFICATION, THE REMOVAL, OR TOWER GROUND MUST BE MAINTAINED AT ALL TIMES. RD.0 AT MM. MILLIMETER ANY EFFECTS FROM THE PRESENCE OF THESE MATERIALS. IF EVIDENCE OF HAZARDOUS 19. THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR APPLYING FOR BFF BELOW FINISH FLOOR MIN. MINIMUM MATERIALS IS FOUND, WORK IS TO BE SUSPENDED AND THE OWNER NOTIFIED. THE MISC. MISCELLANEOUS OPEN COMMERCIAL POWER IMMEDIATELY UPON AWARD OF CONTRACT. THE GENERAL BLDG. BUILDING M.D. MASONRY OPENING CONTRACTOR IS NOT TO PROCEED WITH FURTHER WORK UNTIL INSTRUCTED BY THE OWNER IN CONTRACTOR IS REQUIRED TO KEEP ALL DOCUMENTATION RECEIVED FROM THE BLK. BLOCK MPH MILES PER HOUR WRITING. POWER COMPANY, ACKNOWLEDGING APPLICATION FOR POWER, WRITTEN AND BM. BEAM M.S.L MEAN SEA LEVEL 3. ALL MATERIAL FURNISHED UNDER THIS CONTRACT SHALL BE NEW, UNLESS OTHERWISE NOTED. VERBAL DISCUSSIONS WITH THE POWER COMPANY, ETC. BUR BUILT UP ROOF III METAL N.c.v.D. ALL WORK SHALL BE GUARANTEED AGAINST DEFECTS IN MATERIALS AND WORKMANSHIP. THE 20. THE GENERAL CONTRACTOR SHALL OBTAIN WRITTEN CONFIRMATION OF THE CER. CERAMIC N.I.C. NOT IN CONTRACT CONTRACTOR SHALL REPAIR OR REPLACE AT HIS EXPENSE ALL WORK THAT MAY DEVELOP DEFECTS EXPECTED DATE OF COMPLETION OF THE POWER CONNECTION FROM THE POWER C.J. CONTROL JOINT NOM. NOMINAL IN MATERIALS OR WORKMANSHIP WITHIN SAID PERIOD OF TIME OR FOR ONE YEAR AFTER THE CL CENTER LINE N.T.S. NOT TO SCALE COMPANY. CO. CEILING O.C. ON CENTER FINAL ACCEPTANCE OF THE ENTIRE PROJECT, WHICHEVER IS GREATER. CLR. CLEAR O.D. OUTSIDE DIAMETER 4. THE GENERAL CONTRACTOR AND EACH SUBCONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING 21 , IF THE POWER COMPANY IS UNABLE TO PROVIDE THE POWER CONNECTION BY cvr CCOONNCCRETE MASONRY UNIT OH. OVERHEAD ALL EXISTING CONDITIONS AND UTILITIES AT THE JOB SITE BEFORE WORK IS STARTED. NO CLAIMS OWNER'S REQUIRED DATE, THE GENERAL CONTRACTOR SHALL PROVIDE AND COL. COLUMN OPNG. OPENING 6 MAINTAIN A TEMPORARY GENERATOR UNTIL THE POWER COMPANY CONNECTION IS OZ. OPPOSITE FOR EXTRA COMPENSATION FOR WORK WHICH COULD HAVE BEEN FORESEEN BY AN INSPECTION, COL. CONCRETE O2. OUNCE 5 WHETHER SHOWN ON THE CONTRACT DOCUMENTS OR NOT, WILL BE ACCEPTED OR PAID. COMPLETED. COSTS ASSOCIATED WITH THE TEMPORARY GENERATOR TO BE CONST. CONSTRUCTION R PIATE APPROVED BY THE OWNER. CONT. CONTINUOUS PLYWD. PLYWOOD 4 5. THE GENERAL CONTRACTOR AND EACH SUBCONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING C.T. CERAMIC TILE PR. PAIR DIMENSIONS AND CONDITIONS AT THE JOB SITE WHICH COULD AFFECT THE WORK UNDER THIS 22. IF THE GENERAL CONTRACTOR FAILS TO TAKE NECESSARY MEASURES AS CTR. CENTER P.S.I. POUNDS PER SQUARE INCH 3 CONTRACT. ALL MANUFACTURERS RECOMMENDED SPECIFICATIONS, EXCEPT THOSE SPECIFICATIONS DESCRIBED IN NOTES 19, 20 AND 21 ABOVE, THE GENERAL CONTRACTOR SHALL C/W COMPLETE WITH P.S.F. POUNDS PER SQUARE FOOT HEREIN, WHERE MOST STRINGENT SHALL BE COMPLIED WITH. PROVIDE A TEMPORARY GENERATOR AT NO COST TO THE OWNER. O.F. DRINKING FOUNTAIN P.T. PRESSURE TREATED Du./d DAMETER WE RADIUS Z 23. PLANS PART OF THIS SET ARE COMPLEMENTARY. INFORMATION IS NOT LIMITED TO DR. DOWN R.C. RADIAL CENTER 1 6. THE CONTRACTOR SHALL VERIFY AND COORDINATE SIZE AND LOCATION OF ALL OPENINGS FOR R.D. ROOF DRAIN STRUCTURAL, MECHANICAL, ELECTRICAL, PLUMBING, CIVIL, OR ARCHITECTURAL WORK. ONE PLAN. DRAWINGS AND SPECIFICATIONS ARE INSTRUMENTS OF SERVICE AND D.S. DOWNSPOUT RECEP. RECEPTACLE SHALL REMAIN THE PROPERTY OF THE ARCHITECT, WHETHER THE PROJECT FOR On., REINF. REINFORCEO/REINNRCINC 0 EAL 7. THE CONTRACTOR SHALL VERIFY THAT NO CONFLICTS EXIST BETWEEN THE LOCATIONS OF ANY AND WHICH THEY ARE MADE IS EXECUTED OR NOT. THEY ARE NOT TO BE USED BY BIER EXTERIOR INSULATION FINISH SYSTEM REQ'D. REQUIRED ALL MECHANICAL, ELECTRICAL, PLUMBING, OR STRUCTURAL ELEMENTS, AND THAT ALL REQUIRED THE OWNER ON OTHER PROJECTS OR EXTENSION TO THIS PROJECT EXCEPT BY E.J. EXPANSION JOINT RM. ROOM A fi/26/12 ISSUED FOR REVIEW CLEARANCES FOR INSTALLATION AND MAINTENANCE ARE MET. NOTIFY THE CONSULTANT OF ANY AGREEMENT IN WRITING AND WITH APPROPRIATE COMPENSATION TO THE EEC. EECTRIC/ELECTRICAL RN ROOF TOP UNIT - CONFLICTS. THE CONSULTANT HAS THE RIGHT TO MAKE MINOR MODIFICATIONS IN THE DESIGN OF ARCHITECT. THESE PLANS WERE PREPARED TO BE SUBMITTED 7O GOVERNMENTAL EL ELEVATION R/W RIGHT OF WAY No. Date Action THE CONTRACT WITHOUT THE CONTRACTOR GETTING ADDITIONAL COMPENSATION. BUILDING AUTHORITIES FOR REVIEW FOR COMPLIANCE WITH APPLICABLE CODES E.P. EQUAL AI PANEL SECT. SECTION SECT. SECTION Client: AND IT IS THE SOLE RESPONSIBILITY OF THE OWNER AND/OR CONTRACTOR TO Eµ, E EACH LWAY S.F. SQUARE NOT 8. DO NOT SCALE THE DRAWINGS. DIMENSIONS ARE EITHER TO THE FACE OF FINISHED ELEMENTS BUILD ACCORDING TO APPLICABLE BUILDING CODES. EXP. EXPANSION SIM. SIMILAR OR TO THE CENTER LINE OF ELEMENTS, UNLESS NOTED OTHERWISE. CRITICAL DIMENSIONS EXT. EXTERIOR S.P. SPLICE POINT SHALL BE VERIFIED WITH THE CONSULTANT. F.D. FLOOR DRAIN SO. FT. SQUARE FOOT 24. IF CONTRACTOR OR SUB-CONTRACTOR FIND IT NECESSARY TO DEVIATE FROM S.S. STAINLESS STEEL F.E.C. FIRE HOSE EXTINGUISHER SHELTER 9. THE CONTRACTOR SHALL BE RESPONSIBLE FOR DAILY CLEAN UP OF ALL TRADES AND REMOVE ORIGINAL APPROVED PLANS, THEN IT IS THE CONTRACTOR'S AND THE M. STANDARD EEL F.H.C. FIRE HOSE EQUIPMENT S.R STEEL a ALL DEBRIS FROM THE CONSTRUCTION SITE. AT THE COMPLETION OF THE PROJECT, THE SUB-CONTRACTOR'S RESPONSIBILITY TO PROVIDE THE ARCHITECT WITH 4 COPIES FIN. FINISH MR. STORAGE VerrEM irele$S OF THE PROPOSED CHANGES FOR HIS APPROVAL BEFORE PROCEEDING WITH THE FIN. FUEL FINISH FLOOR CONTRACTOR SHALL THOROUGHLY CLEAN THE BUILDING, SITE, AND ANY OTHER SURROUNDING FIR. FLOOR smut. STRUCTURAL REST. SUSPENDED Implementation Team: AREAS TO A BETTER THAN NEW CONDITION. WORK. ADDITION THE CONTRACTOR AND SUB-CONTRACTORS SHALL BE FOOTING RESPONSIBLE GA. TEMP.FOR PROCURING ALL NECESSARY APPROVALS FROM THE BUILDING GA. GAUGE TEMP. TEMPORPRY - 10. THE CONTRACTOR IS RESPONSIBLE FOR ADEQUATELY BRACING AND PROTECTING ALL WORK DURING AUTHORITIES FOR THE PROPOSED CHANGES BEFORE PROCEEDING WITH THE GALV. GALVANIZED THK. THICK CONSTRUCTION AGAINST DAMAGE, BREAKAGE, COLLAPSE, ETC. ACCORDING TO APPLICABLE CODES, WORK. THE CONTRACTOR AND SUB-CONTRACTORS SHALL BE RESPONSIBLE FOR GEN. GENERAL THIOKN. THICKNESS STANDARDS, AND GOOD CONSTRUCTION PRACTICES. PROCURING ALL NECESSARY INSPECTIONS AND APPROVALS FROM BUILDING a GYP. GYPSUM To. TOP OF GYPSUM BOARD T.Q.S. TOP OF STEEL PROLAND, LLC AUTHORITIES DURING THE EXECUTION OF THE WORK. H.C. HANDICAPPED T.O. TOPICAL 11 . THE CONTRACTOR SHALL MEET ALL OSHA REQUIREMENTS FOR ALL INSTALLATIONS. III HOOK U.N.O. UNLESS NOTED OTHERWISE 12. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL DAMAGES TO THE EXISTING CONSTRUCTION 25. IN EVERY EVENT, THESE CONSTRUCTION DOCUMENTS AND SPECIFICATIONS SHALL H.M. HOLLOW METAL VCT VINYL COMPOSITION TIE AND REPAIR ALL DAMAGES TO BETTER THAN NEW CONSTRUCTION. THE CONTRACTOR SHALL BE INTERPRETED TO BE A MINIMUM ACCEPTABLE MEANS OF CONSTRUCTION BUT NOR. HORIZONTAL VIE VERIFY IN FIELD NOTIFY THE ARCHITECT OF ANY DAMAGE TO THE BUILDING SITE OR ANY ADJACENT STRUCTURES THIS SHALL NOT RELIEVE THE CONTRACTOR, SUB-CONTRACTOR, AND/OR HR. HOUR VERY. VERTICAL . SUPPLIER MANUFACTURER FROM PROVIDING A COMPLETE AND CORRECT JOB HT. HEIGHT W/ WITH A&E: AROUND THE PROJECT. THE CONSULTANT SHALL BE SOLE AND FINAL JUDGE AS TO THE QUALITY / INSUL INSULATION We. MOD w OF THE REPAIRED CONSTRUCTION. ANY ADDITIONAL MODIFICATIONS WHICH MUST BE MADE SHALL WHEN ADDITIONAL ITEMS ARE REQUIRED TO THE MINIMUM SPECIFICATION. IF ANY INT. INTERIOR "M WELDED WIRE MESH I ■ ■ ITEMS NEED EXCEED THESE MINIMUM SPECIFICATIONS TO PROVIDE A BE MADE AT THE CONTRACTOR'S EXPENSE. COMPLETE, ADEQUATE QUATE AND SAFE WORKING CONDITION, THEN IT SHALL BE THE MORRISON HERSHFIELD 13. WHERE ONE DETAIL IS SHOWN FOR ONE CONDITION, IT SHALL APPLY FOR ALL LIKE OR SIMILAR DEEMED AND UNDERSTOOD TO BE INCLUDED IN THE DRAWINGS. FOR EXAMPLE, LEGEND 10900 HE STH STREET, SUITE 810 CONDITIONS, EVEN THOUGH NOT SPECIFICALLY MARKED ON THE DRAWINGS OR REFERRED TO IN IF AN ITEM AND/OR PIECE OF EQUIPMENT REQUIRES A LARGER WIRE SIZE (I.E. BELLEVUE,WA9e004 THE SPECIFICATIONS, UNLESS NOTED OTHERWISE. ELECTRICAL WIRE), STRONGER OR LARGER PIPING, INCREASED QUANTITY I.E. Tel: A25A51.1301 Fao: .,VU,1369 ( BUILDING/WALL/DETAIL SECTION LARGE ALE DETAIL 14. WHERE NEW PAVING, CONCRETE SIDEWALKS OR PATHS MEET EXISTING CONSTRUCTION, THE STRUCTURAL ELEMENTS), REDUCED SPACING, AND/OR INCREASED LENGTH (I.E. e9nhe,enneld.com CONTRACTOR SHALL MATCH THE EXISTING PITCH, GRADE, AND ELEVATION SO THE ENTIRE BOLT LENGTHS, BAR LENGTHS) THEN IT SHALL BE DEEMED AND UNDERSTOOD TO ��Detail Number Project: xe..v STRUCTURE SHALL HAVE A SMOOTH TRANSITION. BE INCLUDED IN THE BID/PROPOSAL. THESE DOCUMENTS ARE MEANT AS A /n '\ B Detail Number GUIDE AND ALL ITEMS REASONABLY INFERRED SHALL BE DEEMED TO BE A�- p-1 TRISANDIFUR 15. THE CONTRACTOR SHALL MODIFY THE EXISTING FLOORS, WALL, CEILING, OR OTHER CONSTRUCTION INCLUDED. Sheet Number AS REQUIRED TO GAIN ACCESS TO AREAS FOR ALL MECHANICAL, PLUMBING, ELECTRICAL, OR Where Detailed �,Sheet Number 9335 SANDIFUR PARKWAY STRUCTURAL MODIFICATIONS. WHERE THE EXISTING CONSTRUCTION DOORS, PARTITIONS, CEILING, 26. THESE CONTRACT DOCUMENTS AND SPECIFICATIONS SHALL NOT BE CONSTRUED Where Detailed PASCO, WA 99301 ETC., ARE TO BE REMOVED, MODIFIED, OR REARRANGED OR WHERE THE EXPOSED OR HIDDEN TO CREATE A CONTRACTUAL RELATIONSHIP OF ANY KIND BETWEEN THE MECHANICAL, ELECTRICAL, SYSTEMS ARE ADDED OR MODIFIED, THE GENERAL CONTRACTOR SHALL ARCHITECT AND THE CONTRACTOR. REFERENCE _. Drawing Title: REPAIR, PATCH AND MATCH ALL EXISTING CONSTRUCTION AND FINISHES OF ALL FLOORS WALLS AND CEILINGS. WHERE CONCRETE MASONRY CONSTRUCTION IS MODIFIED, THE CONTRACTOR G GENERAL NOTES, SHALL TOOTH IN ALL NEW CONSTRUCTION TO MATCH THE EXISTING BOND. WHERE CONCRETE p_1 CONSTRUCTION IS MODIFIED, THE CONTRACTOR SHALL VERIFY THE EXACT DETAILS TO BE USED SYMBOLS AND FOR CONSTRUCTION. ALL WORK SHALL BE COVERED UNDER THE GENERAL CONTRACT. Referenced Drawing ABBREVIATIONS IMPORTANT NOTICE PROJECT INFORMATION Seale. Project No. THE EXISTING CONDITIONS REPRESENTED HEREIN ARE 1 . THIS IS AN UNMANNED AND RESTRICTED ACCESS EQUIPMENT AND WILL BE USED FOR THE TRANSMISSION OF RADIO SIGNALS FOR THE PURPOSE OF PROVIDING PUBLIC CELLULAR SERVICE. As shown 7123016 BASED ON VISUAL OBSERVATIONS AND INFORMATION 2. VERIZON WIRELESS CERTIFIES THAT THIS TELEPHONE EQUIPMENT FACILITY WILL BE SERVICED ONLY BY VERIZON WIRELESS EMPLOYEE SERVICE PERSONNEL FOR REPAIR PURPOSES ONLY. THIS FACILITY IS UNMANNED & Designer.W. Date. PROVIDED BY OTHERS. NOT DESIGNED FOR HUMAN OCCUPANCY THUS IT IS NOT OPEN TO THE PUBLIC. B.W. 6/15/12 MORRISON HERSHFIELD CORPORATION CANNOT GUARANTEE Drown By. Chocked Bp THE CORRECTNESS NOR COMPLETENESS OF THE EXISTING 3. THIS FACILITY WILL CONSUME NO UNRECOVERABLE ENERGY. C.L. R.L. CONDITIONS SHOWN AND ASSUMES NO RESPONSIBILITY 4. NO POTABLE WATER SUPPLY IS TO BE PROVIDED AT THIS LOCATION. Project Mara9er. CHEM Approval THEREOF. CONTRACTOR AND HIS SUB-CONTRACTORS 5. NO WASTE WATER WILL BE GENERATED AT THIS LOCATION. R.M. SHALL VISIT THE SITE AND VERIFY ALL EXISTING 6. NO SOLID WASTE WILL BE GENERATED AT THIS LOCATION. New No. DroI No. CONDITIONS AS REQUIRED FOR PROPER EXECUTION OF PROJECT. REPORT ANY CONFLICTS OR DISCREPANCIES TO 7. VERIZON WIRELESS MAINTENANCE CREW (TYPICALLY ONE PERSON) WILL MAKE AN AVERAGE OF ONE TRIP PER MONTH AT ONE HOUR PER VISIT. r� THE CONSULTANT PRIOR TO CONSTRUCTION. A T - ''1 00 NOT SCALE DRAWINGS CONTRACTOR MUST MESSER ALL DISMENSIONS AND AOVMBE CONSULTANTS OF AW BETWEEN OR TAX LOT - - TAX LOT SHOWN$HALL US MALSIMENTED)WISHOUT PRIOR MOISTER #115430174 40 = . e - .. ws . + - , . . . . . . _ , a. . . �. . . #115441031 APPROVAL ALL PREVIOUS UNLESS OF TITO DRAWING•RE AND SPEEOevTIONSS ERRSws PROPRawwos _ 1 I nuo exec ECnr Due DCORP RA PROPERTY OF EXISTING PROPERTY LINE moan SOx neasnR EEO CORPORATION wenwsa — — ^ — — EXISTING PROPERTY LINE _ _ NORRISION HERSHFIELD NOR THE ARCHITECT WILL 1 _ _ _ _ _ 1 1 , BE ERwoI.c w.sraucrroR REVIEW orTHIS PawEm 1 I EXISTING BUILDING I PROPOSED 10'x23' VERIZON WIRELESS LEASE AREA WRNIN EXISTING BUILDING i I LOT #11515 4301]3 ; ; TAX LOT 1 EXISTING BUILDING t 4 1 � I I #115442013 ' I I ' z ' LD OR w { ; 0 0 O 4 , ' a { L — J F a zI I ( w x = 3 1 TAX 2D w I #n544zD1z - ; I 2 IX { III ° m � qn 5442D14 A 6/26/12 ISSUED FOR REVIEW LOT o z I NcN Date Action 1 OG _ 03 0 Client: j z w EXISTING 10' y UTILITY EASEMENT { EXISTING BUILDING VV / nn I XI TIN - �` EXISTING BUILDING �bNmarefeSP TAX LOT BID _ EXISTING 14 Implementation Team: #115430172 � _ ACCESS GATES 1 _ _ _ — — - - '- -- EXISTING PROPERT' LINE EXISTING PROiER1Y LINE g PROLAND, LLC I F { . W I EXISTING Sd TRANSMISSION w LINE EASEMENT I ■ ■ I MORRISON HERSH FIELD # TAX LOT EXISTING 15' TPX LOT rc l I TAX LOT 115441242 10800 NE LE STREET, SUITE 010 ROW E45EMEN� w 9EL1.1301 o-425A \^^III #115442010 p to #115442011 Tel: 425A51.1301 So-425A51.1369 O_ a I sonhenMlelE.wm Protect: www.mora TAX LOT M I TRISANDIFUR #115430178 I 9335 SANDIFUR PARKWAY EXISTING PAVED PASCO, WA 99301 ACCESS ROAD ' I I I Drawing Title: EXISTING 19' STI EASEMENT - D- - - - - - - - - I SITE PLAN . . . O _ EXISTING PROPERTY LINE I Scale: Project No. As shown 7123016 . _. . _. . _. _.T� ._ .�.-._ ._ ._— .— .__ ._ _ — _ _ _— _ B.W. C Dale: — — — — B.W. 6/15/12 Drown ST. Chlcketl ST. SANDIFUR PARKWAY C.L. R.L. Project Monoger: Client Approval R.M. _ Mace No. Drowin9 No. A C - 2 22"x34' SCALE: IF = 40'-0' 1 1r.1, SCALE: in = 80'-0^ 47720 o a0' SITE PLAN i -- 3 ., I I 1 I I I1' I I I I N I 1 I � Do NOT SCALE DRAWINGS CONTRARTOR MUST VEMIFVANL DIMENSIONS AND ADWROONSULTANTS OF� ERRORS OR EADWN SHALL BE IMPLEMENTED WTHOUT PR40R WRITTEN APPROVAL ALL AN EVIL US SEVEN OF THIS 0 DRIVING ME ED RAW ED ED By THE LATEST RNOEMIML ALL DRAW DONE AND SPECIFICATIONS REMAIN THE PROPERITY OF 5 5 — — — — — EXISTING PROPERTY LANE — EXISTING FENCE - - - - - - - - - - -rt --- 4 EXISTING BUILDING 2 �• � • � � � � � • � �� RV PARKING AREA 0 PROPOSED 100'—D' MONOPOLE I •° - ■ - I I A 6/26/12 ISSUED FOR REVIEW ■ EXISTING GAS !AFTER ■ ■ .' ■ I I I No. Date Action EXISTING ELECTRICAL I I Client: EQUIPMENT EXISTING HVAC PROPOSED SEARS WIRELESS � ' _ UNIT (WP) I \ 10'XnN LEASE AREA WITHIN y _ • A-2 EXISTING BUILDING I✓ .. . . EXISTING CLEAN-OUT (TrP) i �11ylfEf�E55 EXISTING BOLLARD ME) -4� '- ' I I Implementation Team: IF PROLAND , LLC rr� I W1i ;I EXISTING BUILDING 0 . I; A&E: m ■ _, � I I I I � ►. A X1w ` MORRISON HERSHFIELD 9 I I 10900 NE 8TH STREET, SUITE 010 BELLEVUE. WA 98004 Tel: 425A51.1301 Fax:425A51.1369 sonhe5Mleld.com U I I � Project: w,� a l I M TRISANDIFUR :I 9335 SANDIRIR PARKWAY PASCO, WA 99301 . I I w -L — - - J _ Drawing Title: i #19578 WITHN LOWERS METER EXISTING TELGD- _ ° a I I PARTIAL SITE PLAN PEDESTAL I � I _ I Sole: Project No. As shown 7123016 .\ V i Designer. Me: B.W. 6/15/12 Drown By. Checked By. EXISTING EXISTING EXISTING I I C.L R.L. BUILDING BUILDING BUILDING EXISTING BUILDING FEXISTINGBUILDING project Manager. Client Approval A . R.M. . f . . _ levee No. Growing No. A A - 1 22'.340 SCALE: In = 20'-G• PARTIAL SITE PLAN 1 11'x17' SCALE: IF = 40'-0' 20 10 0 0' A 5 00 NOT SGRI DRAWINGS CONTRACTOR MR7 VERIFY ALL 0MRSIONS,NO VARA71ONS OR MODIFICATIONS TO WORK MONOPOLE. ANTENNAS AND ALL EXPOSED APPIRM AL AUL FIN FOODS ISSUES OF ONE DRAW ING ARE MOUNTING HARDWARE PANTED TAN. _ BE PROMISING HONRDkJCD(NN REVIEW OF THE PROJECH PROPOSED REPLACEMENT CURBING VITTZON PANEL PROPOSED ANTENNASS OW 3 PER SECTOR, 3 RAD CENTERS) PROPOSED VERIZON WIRELESS FLUSH ANTENNA MOUNT EXISTING CURBING PROPOSE TO BE REMOVED 1001 MONOPOLE ----- - 6 5 EXISTING MECHANICAL ROOM ENTRANCE 4 PROPOSED VERIZON 3 . _ WIRELESS (12) 1-5/8'0 COAX CABLES f 2 EXISTING GAS METER 1 0 — — A 6/26/12 ISSUED FOR REVIEW No. Data I Action EXISTING ELECTRICAL '9 Client; VE EQUIPMENT PROPOSED RIZON N WIRELESS COAX ENTRY PORT TIP � iV - ,.,/lei+ EXISTING CURBING IAWrr'eIESS TO REMAIN n � Implementation Team: PROPOSED VERIZON WIRELESS AN EXISTING EM CABINETS WRHR 4 AN IXISONG MECHANICPL ROOM OF PROLAND, LLC G � AkE: _ Art;— - - - - - - - MORRISON HERSHFIELD — 10900 NE BTH STFEET, SURE WO BELLEVUE, WA 98004 ._.. PROPOSED VERIZON WIRELESS 23'-0" LEASE AREA Tel: 425.451.130i F=425.451.1369 wx....momwenersltnNe.mm ( 1 Project: I 1 TRISANDIFUR 9335 PASCO,I WA 99301 < G - I `EXISTING Drawing Title: MECHANICAL��, ROOM \\ EXISTING BUILDING PLAN COMPOUND Scaly. Project No. As shown 7123016 Cooper. Ogle: B.W. 6/15/12 Drawn By. Checked BY C.L R.L. t Project Manager. CII AParo'+ol R.M. 4 Hew No. DnRdN No. A A - 2 22"x34" SCALE: 1/2' IF P-0" 11"x " SCALE: 1/4" = r-D" z 2, ENLA(tGED COMPOUND n PLAN I DO HOT SI DRAWINGS,COMPRACESM MUSTVIERIFY ALL. ERRORS OR �� TOP OF PROPOSED ANTENNAS WIRELESS PANEL ANTENNAS TOP OF PROPOSED MONOPOLE PROWN!MALL OF IMPLEMENTED WITHOUT PRIOR WRITTEN APPROVAL SIT PRESSIOUS ISSUES OF TH IS DRAW ING ARE MONOPOLE ANTENNAS AND P1L IXPOSm 100 -0 AGL 100 -0 ACL AND SPECIFICATIONS REMAIN THE PROMBIRTY OF MOUMING HARDWARE PAINTED TAN. HEFEI HERSHFIELD NOR THE ARCHITECT WILL BE PROVIDING CONSTRUCTION RESNIEN Of LINKS PROJECT. PROPOSED VERIZON WIRELESS PANEL ANTENNAS (M 3 PER SECTOR, 3 BAD CENTERS) PROPOSED VERIZON WIRELESS TOP OF PROPOSED VERIZON FLUSH ANTTNNA MOUNT MR PANEL ANTENNAS 89 -0 ESS AGL TOP OF PROPOSED VER20N A WIRELESS PANEL ANTENNAS 4 78 -0 AGL 6 5 4 3 2 1 0 A 6/26/12 ISSUED FOR REVIEW No. Date I Action Client: PROPOSED 100'-O' Verr&W irel @SS MONOPOLE Implementation Team: PROLAND, LLC A&E: MORRISON HERSHFIELD 10900 NE STH STREET, SUITE 610 BELLEVUE, WA 99304 Tel 425.451.1 N1 Fax:425.451 1369 e ,.,. moaisonIARGMAeM.can Project: EXISTING MICROWAVE ANTENNA TRISANDIFUR EXISTING BUILDING (OTHER CARRIER) 9335 SANDIFIER PARKWAY PASCO, WA 99301 Drawing Title: --- PROPOSED ELEVATION SCI Project No. PROPOSED V WIRELESS EQUIPMENT CABINETS WffHIN As shown 7123016 THE EISTNG BUILDING wr. Dots: B.W. B.W. 6/15/12 EXISTING ELECTRICAL MawO By. Checked By: EOUIPMEN C.L. R.L. PSI Manager. Client Approval PROPOSED REPLACEMENT R.M. CURBING Igoe No. Omwin9 No. EXISTING GRADE A /ilm 0 -L1 AGL T A A - 3 22"x34 504LE: 3/16" 1'-0" MOPOSED ELEVATION ] 11 "x17" SG1LE: 3/J2" = i'-0" 4 2 0 4' 7 — Ak 5 REPORT TO THE PLANNING COMMISSION MASTER FILE NO. Z 2012-004 APPLICANT: Gen. Advertising Agency HEARING DATE: 8/16/2012 PO Box 5894 ACTION DATE: 9/20/2012 Pasco, WA BACKGROUND REQUEST FOR REZONE: Rezone from CR (Regional Commercial District) to C-1 (Retail Business District) 1. PROPERTY DESCRIPTION: Legal: Binding Site Plan 2011-05, Lots 1 & 2. Location: 3521 W Court Street Property Size: Approximately 5.61 acres 2. ACCESS: The property has access from Court Street along the south property line and Road 36 to the west. 3. UTILITIES: All utilities are available to the site. 4. LAND USE AND ZONING: The site is currently zoned CR (Regional Commercial). The site is developed with a 76,000 square-foot retail building. Surrounding properties are zoned and developed as follows: North R-S-12 (Suburban Residential) - SFDUs South C-3 (General Commercial) - Post Office East CR (Regional Commercial) - Retail West R-1 (Low-Density Residential) - SFDUs 5. COMPREHENSIVE PLAN: The Comprehensive Plan Land Use Map designates this area for commercial uses. 6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. Based on the SEPA checklist, the adopted City Comprehensive Plan, City development regulations, and other information, a threshold determination resulting in a Determination of Non-significance (DNS) has been issued for this project under WAC 197- 11-158. ANALYSIS The property is approximately 5.61 acres fronting Court Street along the south property line and fronting Road 36 to the west. It is developed with a 76,000 square-foot retail building formerly occupied by K-Mart and more recently the International Plaza. The building is part of a strip mall with 20,500 square feet 1 of divided retail spaces directly adjoining to the east and another 46,000 square-foot retail space at the east end of the development. The property was annexed into the City in 1979, at which time it was zoned C- 1-D (Designed Shopping Center). The property has since been rezoned to C-1 and in 2003 to CR with a concomitant agreement containing two conditions, as follows: A. The following uses shall be prohibited: 1) Amusement game centers, recreation centers or similar uses; 2) The use of outdoor speakers and public announcement systems of any kind. B. The following design controls shall apply to these properties: 1) All outdoor lighting must be strictly shielded to prevent lighting from encroaching on adjoining residential property; 2) All new development and site improvements shall comply with the 1-182 Corridor Design Standards as identified in P.M.C. 25.58 as existing and hereafter amended. Applicant wishes to rezone the subject property from CR (Regional Commercial District) to C-1 (Retail Business District) to allow for donation-based secondhand thrift shop use by special permit. The City of Pasco Comprehensive Plan shows the property to be within a commercial designation, and the Comprehensive Plan Land Use Map indicates the property in question should be utilized for commercial uses. The proposed zoning change from CR to C-1 will be more restrictive with the exception of allowing donation-based secondhand uses with a special permit. The property has been vacant or underutilized for 12 years. The rezone in 2003 from C-1 to CR was an effort by the owner at the time to broaden opportunities to market the building for commercial uses. The hope at the time was to provide additional space for auto and RV sales. The building subsequently continued to be vacant or underutilized with CR zoning and is vacant today. The initial review criteria for considering a rezone application are explained in PMC. 25.88.030. The criteria are listed below as follows: (1) The changed conditions in the vicinity which warrant other or additional zoning: This property was zoned CR (Regional Commercial) in 2003 with the expectation that the CR Zoning would broaden opportunities for the reuse and redevelopment of a major commercial building within the community. Following the CR rezone the property remained underutilized and vacant and has continued to deteriorate. The property has remained vacant while major new commercial property investment has occurred in the Road 68/100 areas. 2 (2) Facts to justify the change on the basis of advancing the public health, safety and general welfare: The building owner is working with a donation-based thrift shop client and will lease or sell the property, contingent upon approval of both this rezone and a special permit. The rezone will allow for donation-based secondhand sales with a special permit. Recently the Pasco Municipal Code was revised to allow this process to occur in the C-1 Zoning District. The opportunity to provide for new private investment through a special permit process will advance the general welfare of the community. (3) The effect it will have on the nature and value of adjoining property and the Comprehensive Plan: The buildings have been underutilized or vacant for many years. A rezone would have minimal impact on the site and surrounding properties, as the C-1 zone allows for less intensive uses than does the current CR Zone, with the exception of donation-based secondhand thrift stores. (4) The effect on the property owners if the request is not granted: The current property owners have lined up a donation-based thrift shop client for the building, contingent upon approval of both the rezone and a special permit. If both the rezone and the special permit are not secured the donation-based thrift shop client will be unable to use the building and the building will likely remain empty. (5) The Comprehensive Plan land use designation for the property: The Comprehensive Plan Land Use Map designates the site for commercial uses. The proposed rezone will make no difference vis-a-vis the Comprehensive Plan. STAFF FINDINGS OF FACT Findings of Fact must be entered from the record. The following are initial Findings drawn from the background and analysis section of the staff report. The Planning Commission may add Findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1. The site was annexed by the City of Pasco in 1982 (Ordinance #2388). 2. The site was rezoned from C-1 to CR in 2003 (Ordinance #3620). 3. The site is currently zoned CR (Regional Commercial District) and has been zoned CR for approximately 9 years. 3 4. Properties to the east are also zoned CR and are developed with retail buildings. 5. The site borders R-1 and RS-12 Zones to the west and north, respectively, which are developed with single-family homes. 6. The Comprehensive Plan designates the site for commercial uses. 7. The site is developed with a 76,000 square-foot retail building. 8. This building has been vacant or underutilized for 12 years. 9. Applicant is requesting a change of zoning from CR to C-1. 10. Applicant is concurrently applying for a special permit for a donation- based thrift shop with this rezone application. CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of a Rezone, the Planning Commission must develop its conclusions from the Findings of Fact based upon the criteria listed in P.M.C. 25.88.060 and determine whether or not: (1) The proposal is in accordance with the goals and policies of the Comprehensive Plan. The proposal is consistent with Land Use Policy LU-1-B of the Comprehensive Plan, which seeks to "Enhance the physical appearance of development within the community through land use regulations, design guidelines, and performance and maintenance standards including landscaping, screening, building facades, color, signs, and parking lot design and appearance," and Policy LU-3-C which seeks to "Maintain and apply design standards and guidelines that will result in attractive and efficient centers." Applicant wishes to bring a client to the property who is planning on rehabilitating the building on the site and bringing the landscaping up to current City code. Furthermore, the City has recently passed a Code Amendment allowing secondhand stores in C-1 Zones, which is in keeping with Policy ED-1-A to "Provide a governmental atmosphere which is conducive to the development and expansion of business opportunities." Policy ED-3-A requires the City to "Enhance compatibility of commercial and industrial development with residential and mixed use neighborhoods through the use of landscaping, screening, and superior building design standards and guidelines," and Policy ED-3-C requires the City to "Provide sufficient, accessible, and attractive off-street parking facilities" and Policy ED-3-D, to "Require existing commercial . . . facilities to conform to city design and site amenity standards, when expansion and/or new facilities are proposed." These mitigation efforts occur in the process of assigning conditions to the special permit. 4 (2) The effect of the proposal on the immediate vicinity will not be materially detrimental. It is believed that the rezone will not have any adverse effect on adjacent property values, as the property has been used for general commercial purposes in the past and will continue to do so. Furthermore, the surrounding neighborhood is almost completely developed and infrastructure is in place, including traffic signalization at surrounding intersections. (3) There is merit and value in the proposal for the community as a whole. The building has been vacant or underutilized for some time. Applicant has a client prepared to invest in the site and occupy the building. The rezone will be more restrictive overall, as the CR Zone allows additional uses to those allowed in the C-1 Zone. (4) Conditions should be imposed in order to mitigate any significant adverse impacts from the proposal. No conditions should be necessary for this rezone. (5) A Concomitant Agreement should be entered into between the City and the petitioner, and if so, the terms and conditions of such an agreement. No Concomitant Agreement conditions should be necessary for this rezone. RECOMMENDATION MOTION: I move to adopt findings of fact and conclusions therefrom as contained in the September 20, 2012 staff report. MOTION: I move based on the findings of fact and conclusions therefrom the Planning Commission recommend the City Council approve a Rezone from CR (Regional Commercial District) to C-1 (Retail Business District) for lots 1 8v 2 of Binding Site Plan 2011-05, located at 3521 W Court Street. 5 Item: Rezone from CR to C- 1 Vicinity Map Applicant: General Advertising Agency N File #: Z 2012-004 W PEARL ST. T tt v T OPAL PL,Ea. t " --- � l� r ATE ST �- �r - t fit• AG C W s� AGATE ST SITE RUBY ST r a o 7. - �_ � , l I W / RUBS ST COURT ST Iw o r - 1 -F- BROWN _STS' _ f:- , �, � �� � '�R� 0v>r � � `. .era w ♦^1rv�^�,e\'�s,rv._�F- �E e Land Item: Rezone from CR to C- 1 � Use Applicant : General Advertising Agency -(x - Map File #: Z 2012-004 ` TVacant iii i- ' - r-'W =i �i7 OPALST SFDUs T I_ I School - OPAL r ,�l � SFDUs AS —sT ' 0. AGATE ST SITE Retail � o t R . _ G ��i � I rc > _ RUBY ST rc er Office sr i I � I Office -0 - Office coUPost Retail SFDUS - '; � - - Office Autoplex ii-j AM Item: Rezone from CR to C- 1 Zoning Applicant: General Advertising A Map File #. Z 2012-004 W-PEARL ST I RS_ 1 2 OPAL ST OPAL PL R- 1 fl--A- ST R-2 —WA—GATE ST a. SITE \� = o CR RU M --W—RUBY ST COURT ST C- 1 C_ 1C M M O O C-3 RS- 12 RT oc REPORT TO PLANNING COMMISSION MASTER FILE NO: SP 2012-019 APPLICANT: Goodwill Industries of HEARING DATE: 8/16/12 the Columbia Basin ACTION DATE: 9/20/12 815 N Kellogg St Kennewick WA BACKGROUND REQUEST: SPECIAL PERMIT: Location of a donation-based thrift shop in a C-1 Zone. 1. PROPERTY DESCRIPTION: Legal: Binding Site Plan 2011-05, Lot 1. Location: 3521 W Court Street Property Size: Approximately 5.12 acres 2. ACCESS: The property has access from Court Street along the south property line and Road 36 to the west. 3. UTILITIES: All utilities are available to the site. 4. LAND USE AND ZONING: The site is currently zoned CR (Regional Commercial). The site is developed with a 76,000 square-foot retail building. Surrounding properties are zoned and developed as follows: North R-S-12 (Suburban Residential) - SFDUs South C-3 (General Commercial) - Post Office East CR (Regional Commercial) - Retail West R-1 (Low-Density Residential) - SFDUs 5. COMPREHENSIVE PLAN: The Comprehensive Plan Land Use Map designates this area for commercial uses. 6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. Based on the SEPA checklist, the adopted City Comprehensive Plan, city development regulations, and other information, a threshold determination resulting in a Determination of Non-significance (DNS) has been issued for this project under WAC 197-11-158. ANALYSIS The property is approximately 5.12 acres fronting Court Street along the south property line and fronting Road 36 to the west. It is developed with a 76,000 square-foot retail building formerly occupied by K-Mart and more recently the International Plaza. The building is part of a strip mall with 20,500 square feet of divided retail spaces directly adjoining to the east and another 46,000 square-foot retail space at the east end of the development. The property was annexed into the City in 1979, at which time it was zoned C- 1-D (Designed Shopping Center). The property has since been rezoned to C-1 and in 2003 to CR with a concomitant agreement containing two conditions, as follows: A. The following uses shall be prohibited: 1) Amusement game centers, recreation centers or similar uses; 2) The use of outdoor speakers and public announcement systems of any kind; B. The following design controls shall apply to these properties: 1) All outdoor lighting must be strictly shielded to prevent lighting from encroaching on adjoining residential property; 2) All new development and site improvements shall comply with the 1-182 Corridor Design Standards as identified in P.M.C. 25.58 as existing and hereafter amended; Applicant wishes to locate a donation-based thrift shop on the property. On the 20th of February 1990 the City Council passed ordinance 2768 prohibiting secondhand dealers from operating in the C-1 (Retail Business) zone, as well as restricting placement of these and similar uses in the C-3 (General Business District) and I-1 (Light Industrial) zones to no less than 1,000 feet from each other. The reasoning cited in the ordinance is as follows: 1) The concentration of secondhand stores along with the manner in which they are maintained contributes to visual blight, physical decay, declining property values and perpetuates a negative public image for the community in general; 2) The external effects of physical decay and blight make the Central Business District and certain portions of Lewis Street less desirable for business investment: 3) Secondhand dealers, specifically pawnshops, require considerable regulation to protect the community and public interest by preventing said establishments from becoming facilities for the concealment of crime and outlets for stolen goods: 2 4) The enforcement of municipal codes relative to the operation of secondhand dealers is time consuming, burdensome, and costly to the community; Near the end of 2011 Goodwill Industries began negotiations for the property at 712 North 20th Avenue, with the intent of locating a secondhand collections center at the site. After being informed that the site was not zoned appropriately for the requested use the City began the process of exploring the possibility of amending the municipal code to accommodate secondhand uses in C-1 Zones. On August 6, 2012 the City Council approved a Code Amendment allowing donation-based thrift shops to operate in C-1 Zones with a Special Permit. Since that time Goodwill Industries refocused their attention to the current property located in the Riverview Plaza at 3921 W Court Street, which at the time was zoned CR (Regional Commercial). The current application rides on the back of a rezone application changing the zoning of the property from CR to C- 1. In the Code Amendment secondhand uses were conceptually separated and defined to include three specific categories, as follows: 1) Pawnshops; 2) Consignment stores; and 3) Thrift Shop (Donation-based). It was noted that donation-dependent thrift shops such as Goodwill Industries differ substantially from pawnshops and consignment-type secondhand stores in that there is no built-in incentive for patrons "fencing" stolen goods for cash, and thereby contributing to overall criminal activity in the community. As such, criminal-based policing would not likely be an issue, so much as nuisance-based code enforcement. However, people drop items off at donation-dependent operations as a matter of course; these items ranging in value from "slightly used" to "junk." While secondhand stores often strive to control the flow of castoffs, "midnight drop- offs" are virtually inevitable, and result in visual blight. Thus, visual blight, declining property values and probable increased costs for code enforcement are issues for consideration. In response to some of these concerns the applicant has submitted photos which they indicate "detail the quality of the store we will create at the Riverview Shopping Center" and "an example of a donation drive-thru that will be similar to what will be built in Pasco." The photos submitted include the following design elements: 1) Atrium roof 3 2) Bump-out awnings/overhangs 3) Fenestration (windows) 4) Multiple facades/reliefs 5) Custom window treatments 6) Custom decorative flagpole element 7) Up-lighting 8) Arch 9) Cornices 10) Sloped roof 11) Covered Patio Area 12) 2-tone belt courses 13) Slate tile facing on columns, coins 14) Columns with capitals, cornices. Staff believes retrofitting these elements to the current building would enhance the aesthetic appeal of the structure. Improving the exterior appearance of the building may aid in addressing some of the negative perceptions associated with thrift stores but exterior building treatments do not adequately address the concern about the accumulation of used goods as a result of "midnight drop-offs". This activity can be mitigated only through site management (signage, store policies, cameras) and site design (additional landscaping, walls, fencing and drop-off facilities). The proposed donation (drop-off) area of the store is located on the west side of the building facing Road 36. The properties on the west side of Road 36 are zoned residentially (R-S-12 and developed with single family homes). To afford these homes protection from the outdoor activity that will occur around the donation area additional screening to include a short screening wall between the two columns of the donation canopy will be needed along with the extension of the landscaping buffer along Road 36 and the inclusion of a raised landscaped island in front of and around either end of the donation. Signage warning against after hour deposits posted on the main building and in the donation area along with a warning sign indicating the donation area is monitored by surveillance cameras will provide additional assurances the donation area will not become an unsightly dumping ground after hours. The old Kmart building and parking lot was development in 1980 prior to the initial landscaping standards that appeared in the zoning regulations in 1982. The parking lot does contain some perimeter landscaping but lacks any interior landscaping, particularly landscaping islands at the end of each row of parking. The current owner of the property signed a development agreement that provided a timeline for upgrading the parking lot landscaping. However through the Special Permit process the Planning Commission has the latitude of conditioning the approval of the special permit to include parking lot 4 landscaping as part of the site improvements needed before the building can be occupied. The building on the site has been vacant or underutilized for about 12 years and has generally been neglected with respect to exterior maintenance. Any improvements needed on the building are to comply with the design standards contained in PMC 25.58. These standards were included as a condition when the property was rezoned from C-1 to CR in 2003. STAFF FINDINGS OF FACT Findings of Fact must be entered from the record. The following are initial Findings drawn from the background and analysis section of the staff report. The Planning Commission may add Findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1. The site was annexed by the City of Pasco in 1979 (Ordinance #2066). 2. The site was rezoned from C-1 to CR in 2003 (Ordinance #3620) and has been zoned CR for approximately 9 years. 3. The CR rezone included a condition that all new development and site improvements shall comply with the 1-182 Corridor Design Standards as identified in P.M.C. 25.58 as existing and hereafter amended. 4. The site is currently in the process of being rezoned from CR (Regional Commercial) to C-1 (Retail Business) Properties to the east are also zoned CR and are developed with retail buildings. S. The site borders R-1 and RS-12 Zones to the west and north, respectively, which are developed with single-family homes. 6. The Comprehensive Plan designates the site for commercial uses. 7. The site is developed with a 76,000 square-foot retail building. 8. This building has been vacant or underutilized for approximately 12 years. 9. Applicant is requesting a Special Permit for the location of a donation- based thrift shop in conjunction with a change of zoning from CR to C-1. 10. Applicant has indicated that "the quality of the store we will create at the Riverview Shopping Center" correspond to photos found in attached photos "Example E" 8v "Example F." 11. Applicant has indicated that the "donation drive-thru (depicted in Photo "Example G") . . . will be similar to what will be built in Pasco." 12. People drop items off at donation-dependent operations as a matter of course. While secondhand stores often strive to control the flow of castoffs, "midnight drop-offs" are inevitable, and result in visual blight. 13. The parking lot lacks landscaping islands and does not conform to current standards. 14. The property is partially landscaped along the border with Road 36. 5 15. Drop-off trailers often cannot contain all the donated items and as a result donated items spill out into the parking lot around the trailers creating an unsightly unkempt appearance. CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT The Planning Commission must make Findings of Fact based upon the criteria listed in P.M.C. 25.86.060. The criteria and staff listed findings are as follows: (1) Will the proposed use be in accordance with the goals, policies, objectives and text of the Comprehensive Plan? The site is identified in the Comprehensive Plan for Commercial use. The Commercial Land Use designation includes all commercial uses listed in the C-1 zones. Donation-based thrift stores are specifically mentioned in the Pasco Municipal Code as being allowed by Special Permit. Policy LU-1- B encourages enhancement of the physical appearance of development within the City. The applicant has provided a rough elevation drawing with the application and has provided correspondence that included pictures of other Goodwill Stores in Oregon and Arizona depicting general redevelopment concepts for the property. These illustrations indicate enhancements will be made to the building supporting policies of the Plan. Landscaping improvements would be required as part of the redevelopment permitting process. (2) Will the proposed use adversely affect public infrastructure? The public infrastructure surrounding this property was installed to support the original retail nature of the property. The proposed redevelopment of the site for a thrift store will not have any adverse effect on public infrastructure. (3) Will the proposed use be constructed, maintained and operated to be in harmony with the existing or intended character of the general vicinity? Re-occupying the building and putting it to some beneficially use will assist in arresting the declining appearance of the property; however the proposed use could bring a new set of challenges that would disrupt the harmony and character of the general vicinity. Conditions will be needed to ensure the proposed thrift store is operated and maintained to be in harmony with the neighborhood. The applicant has submitted concept photos detailing at 6 least 14 design elements which would enhance the architectural appearance of the structure. (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? Surrounding properties are fully developed. As well, no new structures are proposed. Applicant is proposing a remodel which would enhance the appearance of an old deteriorating structure to improve the value of the existing neighborhood. (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? This use will not generate any noise, fumes, vibrations, dust, traffic, or flashing lights above and beyond permitted uses for the zone. (6) Will the proposed use endanger the public health or safety if located and developed where proposed, or in any way will become a nuisance to uses permitted in the district? Items are dropped off at donation-dependent operations as a matter of course. Without proper management and control of the site, conditions will quickly occur that may create health and safety hazards due to accumulations of donated items. Special Permit conditions will be needed to specifically address the management of drop-off boxes, management of the donation drop-off area and general screening of the property. TENTATIVE APPROVAL CONDITIONS 1. The special permit shall apply to Parcel No. 119272172. 2. Signs shall be posted on all sides of the building indicating drop-offs and donations are not accepted after hours. 3. No donation collection areas are permitted on the property except in the donation canopy area. No donation boxes, trailers, containers or similar items for the collection of donations shall be permitted outside the building. 7 4. No food commodities or other materials shall be stored outside of the building. S. A raised landscaped island shall be installed immediately to the west of the donation canopy. Said landscaped island shall be at least 8 feet wide at the widest point and shall extend north and south of the donation canopy at least 10 feet. The landscaped island shall contain a mixture of complementary shrubs that will form a visual barrier between the donation center and the sidewalk along Road 36. 6. A four foot decorative fence complementing the design and color of the building and canopy shall be installed between the westerly support columns of the donation canopy. Said fence shall be raised six inches off the ground. 7. The landscaping buffer along Road 36 shall be extended the full length of the property excluding driveways. The additional landscaped buffer shall extend 8 feet easterly of the Road 36 sidewalk. 8. Landscaped islands shall be installed at the ends of each row of parking stalls and in the interior of rows to ensure no parking stall is more than 75 feet from a landscape element. 9. All landscape islands, beds and buffers must contain automated irrigation systems. 10. A landscape plan must be submitted and approved by the Community and Economic Development Director. 11. The driveway entrances shall be reconstructed to meet current ADA requirements. 12. The rehabilitation of the exterior elevations shall be required and said rehabilitation shall incorporate at least three design elements per elevation as identified in PMC 25.58. 13. The special permit shall be null and void if a building permit has not been obtained by January 1, 2015. 14. Building and parking lot lighting shall be shielded to prevent light spillage into adjacent properties. 8 RECOMMENDATION MOTION: I move to adopt findings of fact and conclusions therefrom as contained in the September 20, 2012 staff report. MOTION: I move based on the findings of fact and conclusions therefrom the Planning Commission recommend the City Council grant a special permit to Goodwill Industries of the Columbia Basin for location of donation-based thrift shop on lot 1 of Binding Site Plan 2011-05, located at 3521 W Court Street, with conditions as listed in the September 20, 2012 staff report. 9 Item: Donation-based Thrift Shop in C- 1 Vicinity Map Applicant: Goodwill Industries N File #: SP 2012-019 F E AR • '' s .`;��' 'w p �l -r - A . — r per+ - :.OPAL PL y r,�, AGATE ST AGATE ST„ ' c� W aft► - - M f . a SITE \ F r _ RUBY ST 7. O ' W R. BY, ST \ mow. •*_ - T - T COURT ST WITT _ r • BR"OWNST L Land Item: Donation-based Thrift Shop in C- 1 � Use Applicant : Goodwill Industries -(x - Map File #: SP 2012-019 ` - V - PEa� acant Aj SFDUs School - SFDUs I T � '� E I_ -� W AGATE ST_ , - S ITE Retail � It ' a j _ _ i p vsr L RUBY Office D ST j J_IL1 - — �- counr s. ., I . ... 00 CV) i Office �e Office ' post I Retail =_ � p � Office Autoplex SFDUs- - ! E - - Zoning Item: Donation-based Thrift Shop in C- 1 Applicant: Goodwill Industries x Map File #: SP 2012-019 --� RS= 12Oo.- - - R- 1 P� � - I I �iovCJ Iri� s` - Ert ST ' CR SI TE - RUBY ST RUBY ST CA RT ST L --C= 1 Co 17- C-3 IRS- 12- TOM L r _J a� rte. ,r V io /MAORIS e �� uV Looki . a r Y \ K e r x , . wt r -� - i. r i ref ,r�.`.w ¢ r �.• - w.� �: �.'� .c Y, ':�- � ?� fi c -gT':' w. _� � '-:.� :. r,,..iLi`.J. .yv9:-..*.i tv � � .e:; a!°- _ i .� l tt.' �� �. �Y�. >".-'.• �Y *,m"�' •�+r�.`�-T� �+r f.a.Et'` r ,� f >, a$i"'" .rs �� � n.. '' a .-. < '"k_rs s* 'a•y�y > 'k� y¢ a � '�.e� '�-r>`"�."E ti C� k� 'l• �•' .'2"�.�. z��!.7"" - _ _. ° s.r ''e^-c' F y f -rf• 3C •K"Sd�+ 1'.. -0:'. :y •'r.a':q, "� '� S k s � W h a LY' P5w Mai :. �,w..• ,r '� d Fr r,x"` t .",ry ` nx . .,k •a 4;`.'4`�,c s ,�' .nt .^. �...,, -.-. ��$y 'a'T Y 1 r ,�ti ��wiv~�"• r. !a+�:.:�•' `4`A'&.;� � .. +Ar �} `'i JFY rr T-I" T 4 i � � is Example "F" OPENING ium 2 ire 1 `I 7 _ " „,� _ .: � o _ a ar �� _ - � , fl �� r ��., ,� - _ � f`F - � i +k�r �" Y � .. ,.. .e r-��� r r:. f '. "'y777MMM7� — - f -T`_-�' yj,Yy� 9,� a+�►'��S�..F jay 4.� I m -e .� � ��- f '*� � � ���� - . _ ;,�.� a-�.�... - - � i mot SOUTH ELEVATION FACJNG rooRr 5rKEE r __FIFTAI 4 ' STDIYtEA�NU�DNT1aM.�,ll16R r 1s t — DETAIL-PUSLIC ENTRY -_ 6OL)DVV)LL - COURT STREET, PA5CO DONATION DRIVE 74RU GOODWILL - COURT STREET, PASCO Ex15r1N6 IAaG6 FU5LIC E"TRY PONATIOF� _ i - - ki SNt!57 ELEVATIPN SOUTH €CEVATION FA�.SNG ROAD36\ --f5ACINC, COU2T 57RE.E.T aF*KE517ACE 2: EmvMERCe J)Ot4ATION e pROV CTeN aNO x«or& 3Q.FF j El \ §L . RETiL \ }/ sTOeE we 00 . ƒ // AU m C�T OR ' ! a @&moaQ� < . m_wemY Coa&R.SE 2keu t,4 WARY m:AQ y E& () .apWr E--_ «o, WA REPORT TO PLANNING COMMISSION MASTER FILE NO: SP 2012-020 APPLICANT: Riverview Baptist Church HEARING DATE: 9/20/12 4921 W Wernett ACTION DATE: 10/18/12 Pasco WA BACKGROUND REQUEST: SPECIAL PERMIT: Location of a donation-based thrift shop in a C-1 Zone. 1. PROPERTY DESCRIPTION: Legal: PTN N1/2, SE 1/4, NE 1/4, NE 1/4, 25-9-29. Location: 1208 N 20th Ave Property Size: Approximately .58 acres 2. ACCESS: The property has access from 201h Avenue. 3. UTILITIES: All utilities are available to the site. 4. LAND USE AND ZONING: The site is currently zoned C-1 (Commercial Retail). The site is developed with an 8,080 square-foot retail building. Surrounding properties are zoned and developed as follows: North C-1 (Retail Business) - Commercial East R-1 8v "O" (Low- Density Residential/Office) - SFDUs 8v Office South R-2 (Medium Density Residential) - Church West R-2 (Medium Density Residential) - School 5. COMPREHENSIVE PLAN: The Comprehensive Plan Land Use Map designates this area for commercial uses. 6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. Based on the SEPA checklist, the adopted City Comprehensive Plan, city development regulations, and other information, a threshold determination resulting in a Determination of Non-significance (DNS) has been issued for this project under WAC 197-11-158. ANALYSIS The property is an 8,080 square-foot retail center on approximately .58 acres located on the south side of a major shopping center with Albertsons and Rite- Aid as anchors. The east side of the building is currently vacant, with a Laundromat in the west end. There is a bank located in a separate building to the east, and a vacant lot to the west. The property to the south is developed with a church and a parsonage. Applicant wishes to locate a donation-based thrift shop on the property. On August 6, 2012 the City Council approved a Code Amendment allowing donation-based thrift shops to operate in C-1 Zones with a Special Permit. In the Code Amendment secondhand uses were conceptually separated and defined to include three specific categories, as follows: 1) Pawnshops; 2) Consignment stores; and 3) Thrift Shop (Donation-based). It was noted that donation-dependent thrift shops such as Goodwill Industries differ substantially from pawnshops and consignment-type secondhand stores in that there is no built-in incentive for patrons "fencing" stolen goods for cash, and thereby contributing to overall criminal activity in the community. As such, criminal-based policing would not likely be an issue, so much as nuisance-based code enforcement. People drop items off at donation-dependent operations as a matter of course; these items ranging in value from "slightly used" to "junk." While secondhand stores often strive to control the flow of castoffs, "midnight drop-offs" are virtually inevitable, and result in visual blight. Thus, visual blight, declining property values and probable increased costs for code enforcement are issues for consideration. "Midnight drop-off' activity can be mitigated through site management (signage, store policies, cameras) and site design (additional landscaping, walls, fencing and drop-off facilities). Applicant has not indicated whether there will be an on-site drop-off area, and the site plan submitted is vague, at best. As well, the application does not go into any great detail about operational procedures. STAFF FINDINGS OF FACT Findings of Fact must be entered from the record. The following are initial Findings drawn from the background and analysis section of the staff report. The Planning Commission may add Findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1. The site is currently zoned C-1 (Retail Business). 2. The Comprehensive Plan designates the site for commercial uses. 2 3. The site is developed with an 8,080 square-foot retail building. 4. The east half of this building is currently vacant. 5. Applicant is requesting a Special Permit for the location of a donation- based thrift shop. 6. Experience within the community has shown secondhand stores may contribute to visual blight, physical decay, declining property values and perpetuate a negative public image for the community in general, particularly if allowed to receive donations at the site 7. People drop items off at donation-dependent operations as a matter of course; these items ranging in value from "slightly used" to "junk." While secondhand stores often strive to control the flow of castoffs, "midnight drop-offs" are virtually inevitable, and result in visual blight. 8. Applicant has not indicated whether there will be an on-site drop-off area (see attached letter/site plan). 9. The operational procedures for the thrift shop have not been described in any great detail (see attached letter). 10. The parking lot island landscaping does not conform to current standards. CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT The Planning Commission must make Findings of Fact based upon the criteria listed in P.M.C. 25.86.060. The criteria and staff listed findings are as follows: (1) Will the proposed use be in accordance with the goals, policies, objectives and text of the Comprehensive Plan? The site is identified in the Comprehensive Plan for Commercial use. The Commercial Land Use designation includes all commercial uses listed in the C-1 zones. Donation-based thrift stores are specifically mentioned in the Pasco Municipal Code as being allowed by Special Permit. Policy LU- 1-B encourages enhancement of the physical appearance of development within the City. (2) Will the proposed use adversely affect public infrastructure? The public infrastructure surrounding this property was installed to support the original retail nature of the property. The proposed redevelopment of the site for a thrift store will not have any adverse effect on public infrastructure. (3) Will the proposed use be constructed, maintained and operated to be in harmony with the existing or intended character of the general vicinity? 3 Re-occupying the building and putting it to some beneficially use will assist in arresting the declining appearance of the property; however the proposed use could bring a new set of challenges that would disrupt the harmony and character of the general vicinity. Conditions will be needed to ensure the proposed thrift store is operated and maintained to be in harmony with the neighborhood. (4) Will the location and height of proposed structures and the site design discourage the development of permitted uses on property in the general vicinity or impair the value thereof? Surrounding properties are fully developed. As well, no new structures are proposed. (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? This use will not generate any noise, fumes, vibrations, dust, traffic, or flashing lights above and beyond permitted uses for the zone. (6) Will the proposed use endanger the public health or safety if located and developed where proposed, or in any way will become a nuisance to uses permitted in the district? Items are dropped off at donation-dependent operations as a matter of course. Applicant has not indicated whether or not there will be an on- site drop-off area. However, if so, site conditions could quickly occur that may be objectionable to nearby property owners without proper management and control of such drop-off facilities. Special Permit conditions will be needed to specifically address the management of any and all drop-off facilities, management of the donation drop-off area and general screening of the property. TENTATIVE APPROVAL CONDITIONS 1. The special permit shall apply to Parcel No. 119331046. 2. Signs shall be posted on all sides of the building indicating drop-offs and donations are not accepted after hours. 4 3. No donation boxes, trailers, containers or similar items for the collection of donations shall be permitted outside the building. Any donation drop-off areas shall be screened and managed so as to not create an nuisance to the area. 4. No food commodities or other materials shall be stored outside of the building. S. The landscape island north of the building between the parking area and the Rite-Aid/Albertsons shopping center shall be refurbished and brought up to current City landscape standards. 6. A landscape plan must be submitted and approved by the Community and Economic Development Director. 7. The special permit shall be null and void if a business license has not been obtained by March 1, 2013. 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 October 18, 2012 Planning Commission meeting. In order to better understand the operational procedures of the proposal and receive additional information, the Planning Commission may elect to continue the public hearing by approving the following motion: I move to continue the public hearing to the October 18, 2012 Planning Commission meeting. 5 • Item: Donation-based Thrift Shop in C- 1 Vicinity Applicant: Riverview Baptist Church N Map File #: SP 2012-020 T T _ 1615MVIET1.ST 1 - � , ;�... _ -�'A-A C 6 6 '; � ^;��� III _ — a � �• A °I,�BFOlI•% — �l s � — � _ ..t � _ - '�+...� .-r.r P Aa� _) �� -•t.• w �� I •!'N5 �� CC e T � �• P" ' � � F Ems' ��. �P• 1 '�" Ip�9 '!� CARTMELL ST - '�FFfr k T w A BROWN ST w SITE y{ r'Af '�? .� � •Frrr � It ' � �'' ws� t �� s ".MARI�E - F _ F .. MARIE � - •, WE " r " r y O�CT.AU SORT- I z CD v AVE.ST Pr K 19 � . :J` e Ir — HEN RY ST. 1 ...HEENRY ST . ,..r'' p rt W HEN:RYPL �- � Land Item: Donation-based Thrift Shop in C- 1 Use Applicant: Riverview Baptist Church N Map File #: SP 2012-020 COURTST T_ Commercial ARTMELL ST Multi=Fam SITE BROWN ST MARIE ST MARIE ST w > a a SFDUs OCTAVE ST School ? o OfFIC N Vac. N w OCTAVE ST Church HENRY ST FSFDUs Vac. Comm■ HENRY ST T� Lo W HENRY PL - - - - - - - Zoning Item: Donation-based Thrift Shop in C- 1 Applicant: Riverview Baptist Church N Map File #: SP 2012-020 COURT C= 1 R-4 -- C= 1 CAR TM LL ST R-4 SITE R-3 BROWN ST MARIE ST MARIE ST W � R- 1 Q a OCTAVE ST R=2 r � VV01V N N OCTAVE ST HENRY ST - a I' R-3 W HENRY PL �_/ HENRY ST Ln - - I Lookin g North i Lookin g Northeast s` I ' 1 c Lookin g East .! .0 ,T .'1 - F 5-�-3r.� I �. . At .. _ - ( a- '!a �.�► r. r ,..` �' r•.�' �-'.4 _ a'rw rr+� IL �. .M ' •- .'x'��.��;5 4� "Yr, '.;.. *'�:� _ -L�"_I� .��� +fir . � � � �'� °� �[��y .Y � •Y � ,i`'y s _.. _ T -n R '"� — _+ _- r r��� , _ T'�''r-y � �-� ar�,.=�R'�•e1a r.lru-= cam. 9. 1i - ._.as_. a rILJ. - + p.:� _I #�'S.i.��r ..,.� '� k �,, { r'..-E �� �L + � r4,ys� r' - � -R .f�' - - :.�• 4. e t'- a rn tP 'Y,,, +•� Y 4 �+ r ��'� ,i l '6 � d.° r `?P'�. r t�^- f S I in M� �yv� i �'�L er' }'�� °� d •q'�1� - _ i° �.a��Y ' �I i�.l 0 4'� � k - :. g+ F -r � ry rwlt} a °rF ,rte•�J`.r:^d-i l � I, r' �_ll _I..- '- + 7 �'� � � ��+.�.,y�y+.c�, •�wt�-� �t::�,�.�i �C.�'i9'�?��'. ��s r.°-d4'e.Rr ,i.,w3� r't.+I,rFrti�#,'E+�"eTt!'s� 9- 1'a .+R�.. w'y'- s f.'"-+: �• 'F�''0� •r,��, 'f':.y. r�''A � .: � r f' .. : �Lftr Lookin g West -All i a `' Lookin g Northwest Nor- ,. . �. RI VER VIEW HA P TIS T CHURCH Home of Riverview Baptist Christian Schools (Kindergarten through Twelfth Grade) Christian Family Radio—KOLU 90.1 FM P.O. Box 2734 4921 W. Wernett Rd. – Pasco, WA 99301 Church Phone (509) 547-2021 Dr. John Paisley, Pastor Dr. Ken Griffin, Co-Pastor August 24, 2012 To Members of the Pasco City Council: My name is Dr. John Paisley, Senior Pastor of Riverview Baptist Church in Pasco. I have been on staff at the church for 38 years. We have a congregation of over 2,000 members; we provide transportation to our services on 22 bus routes that run on Sunday mornings. The church financially supports 456 missionaries around the world in 102 nations. In the past ten years, by the grace of God, Riverview Baptist Church has given nearly $5,000,000.00 to world missions. The church supports three orphanages in other countries, two of which were started by our church. I list all of these statistics for one reason—we want to do more! Riverview is concerned about our community and the world. It is our desire to open a non- profit"World-wide Thrift Store" in the Tower Plaza at 20th Street and Court Street. All of the profits from the store would be given to our world-wide ministry. It is apparent to us, that in order for us to be successful in this endeavor, cleanliness in the store would have to be a main priority. We have three members in our congregation who own dry cleaner/laundromats and have volunteered to clean all of the clothes before placing them for sale. Any other goods to be sold would be inspected to see that they were in good condition, functioning and cleaned before they were sold. We have a large warehouse in Kennewick that has been given to reduce any clutter at the store. We are seeking a conditional use permit for the above stated purpose. It truly is our desire to be a blessing to our community and the world. Thank you in advance for your consideration. Sincerely, (Dr. ohn Paisley Pastor, Riverview Baptist Church LEGEND Z-7 SET 5 RSTR TO 711100 PLASTIC BINDING SITE PLAN N 0 '{ MARKED'STRATTON 14120" OR AS INDICATED• -FOUND AS INDICATED B.O.S. NOT FOUND OR SET SE 1/4, NE1/4, SEC- 25, T. 9 N., R. 29 E., W.M. d -FOUND MONUMENT(CASED) FENCE SIGN CITY OF P ASCO T CONCRETE CONCRETE CURB FRANKLIN COUNTY, WASHINGTON B ASPHALT - CITY OI.PASCO 6662.90 2.90' BENCHMARK ELEV. 381_52' _ 58952'22"1 24 t9 67.46• W.C V 31 I ^:s LONE+ A;na nI- k V7M h4�1 0 0- IN Z• I - L2�'11��y`,C_ I � np�W FaR"nclil , _ aT I ! - LOT 279.45 rT ° 0.56, SQF7 °I° Z�•� ° LOT 4 Cy r1„°o n3.,it $G.F7 2 " w , b m I-- �_:' i O.SA ACReT- t n N� II ei' t--•� ' QT�._ '��_� '^ I LOT t n 1 I (01=' I t c I tI- t50 SO.Ft. 2F.,6l6 FO.FTf II I 2 o I 0.57 ACPEc..� i _-u_— U.61 ACRE51 i $9 O 49' 1 _.S..c 41.67 i I f_ 'o I iiol "'6564.35 HFURY ct �, ,� --W I, 1 111 i I Rr`-'F_FI A j I I( I I 25 `O J NOTES i _ SECTIONAL SUBDIVISION /VICINITY MAP L THE UNDERGROUND UTILITIES SHOWN HAVC BEEF LDCA L0 FROM FIEL5 NOT TO SCALE SURVEY INFORMATION TH(SURVEYOR MAKES NO GUARANTEE THAT THE DESCRIPTION I UNDERGROUND U711111FS SHOW!+COMPRISE ALL SUCH UTILITIES IN THE AREA. I .` EITHER IN SERVICE OR ABANDONED. THE SURvEYOP FURNLR DO'S rt07 % WARRANT THAT THE UNDERGROUND UTILITIES SHOWN ARE IN THE ENACT 1!IE SOUWH 16000 FE(T O THE NOPTH HALF OF THE I I:.. 1654848 LOCATION 'NDICATED ALTHOUGH HE DOES CERTIFY THAT THEY ARE LOCATED AS SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF T,lc q pq 1 �: 1 !P— 1°I 2 AC ATELY AS POSSIBLE FROM THE INFORMATION A'VAtLABLE. THIS SURVEYOR NORINEAST QUARTER OF SEC CUR 25.TOWNSHIP 9 NOR1H, HAS NOT PHYSICALLY LOCATED THE UNDERGROUND UTILITIES. RANGE 29 EAST,W.M.,EXCEPT COUNTY ROADS AND EXCEPT .•......... _ ., ..THAT PORTION AS DISCLOSED BY OUT CLAIM DEED RECORDED BASS OF REAR;N; 2.ALL LOTS IN THIS BINDING SITE PLAN PARTICIPATE IN RECIPROCAL ACCESS UNDER AUDITOR'S FILE NO.320627. RECORD SURVEY 1-560 AND UTUTY EASEMENTS AND SHARE COMMON ACCESS,PARKING,STORM WATER O `� 1 Fo'IPMRA� T USED RETENTION,AND CIRCULATION RIGHTS. TOGETHER WITH AND SUBJECT TO EASEMENTS,RESERVATIONS. COVENANTS AND RESTRICTIONS OF RECORD AND IN VIEW. A RvE-SECOND TOTAL STAMN SCALE 1- SD' TRIMBtE R7K GINS SURVEYOR'S CERTIFICATE SURVEY FOR INDEX AUDITOR'S CERTIFICATE .`STRATTON SVRVE17.V(' .•A ' 1, ROBERT H.STRATTON,A LICENSED LANG SURVEYOR IN THE STATE OF A� - FlLE FOk RECORD THIS��DAY OF T;T;w 0[SCMUi:S (--- WASHINGTON,HEREBY CERTIFY THAT THIS MAP CORRECTLY REPRESENTS AN oe+�' '��O Y.X i SEC I T. R. _•2004 AT I MINUTES PAST `l MA eY73c ACTUAL FIELD SURVEY CONDUCTED BY ME.IN CONFORMANCE WITH THE - e'z I ! y.M,AND RECORDED IN VOL 14E 1 OF (509)135-)364 SURVEY RECORDING ACT AND R1A7 THE CORNERS HAVE BEEN STAKED ON '- STL'RLINC BINDING SITE PLANS PAGE2ff.AT THE PAZ (509;735-6560 THE GROUND AS SHOWN HEREON AT THE REQUEST OF STERLING SAVINGS 25 9 N I29 E REQUEST Of ROBED H.STRrA�T�TON.P.L.S. '•"°T°i'O11°"f1'�>COn• BANK,AND ALL BEARINGS AND DISTANCES ARE CORRECT. 1307.+ ,/ (� J� ,/ (/ � 7]�Q. b•At Otl}-YI1 Lt 3]6495P-1B.DWG �J O ry St1 YIr WS Bf1jV — T ANKLIN COUN7Y AUDITOR INDEX NO DATE 1 DATE: 10/05/04 SHT.1 OF 2 E%PIRCS:07/70./2006 DRAWN BY.BUS I JOB r 3364 r � Ile Nr -.. e�� '��..-ter�� r ,� g<ax� ..•a �fur ow+F ' • 7 - NP Alia REPORT TO PLANNING COMMISSION MASTER FILE NO: PP 2012-003 APPLICANT: Dave Richards (Crest LLC) HEARING DATE: 9/20/2012 P.O. Box 38 ACTION DATE: 10/18/2012 Clarkston WA, 99403 BACKGROUND REQUEST: Preliminary Plat: Sunset Village, 26-Lots (Multi-Family) 1. PROPERTY DESCRIPTION: Leal: Lot 5, Cole Estates General Location: Road 90, approximately 960 feet north of Sandifur Parkway Property 4.7 Acres Number of Lots Proposed: 26 lots and 2 tracts Square Footage Range of Lots: 5,700 ft2 to 8,686 ft2 with a 24,382 ft2 and an 11,328 ft2 common area tract Average Lot Square Footage: 6,480 ft2 (excluding Tract "A" 8v "B") 2. ACCESS: The property will have access from Road 90. A 28 foot wide private road will provide access to each lot. 3. UTILITIES: Municipal sewer and water services are currently available from the main in Road 90. 4. LAND USE AND ZONING: The site is zoned R-3 (Medium Density Residential) with a concomitant agreement limiting the residential density to 30 units. Surrounding properties are zoned and developed as follows: NORTH: R-1 - Single Family Residences SOUTH: C-1 - Vacant EAST: R-1 - Single Family Residences WEST RT - Vacant S. COMPREHENSIVE PLAN: The Comprehensive Plan indicates the site is intended for mixed residential development. According to the Comprehensive Plan, mixed residential development means 5 to 20 dwelling units per acre. The criteria for allocation under the future land use section of Volume II of the Comprehensive Plan (Vol. II, page 17) encourages development of lands designated for mixed residential uses when or where: sewer is available, the location is convenient to major circulation routes, the site serves as a transition between more intense uses and low density uses, and when there is a market demand. Goal H- I 2 suggests the City strive to maintain a variety of housing options for residents of the community. Goal LU-2 encourages the maintenance of established neighborhoods and the creation of new neighborhoods that are safe and enjoyable places to live. 6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. Based on the SEPA checklist, the adopted City Comprehensive Plan, City development regulations, comments received from the Pasco School District, and other information, the City has issued a Mitigated Determination of Non-Significance (MDNS) for this project under WAC 197-11-158. ANALYSIS The site was originally part of Coles Estates, which was developed as a rural large lot subdivision 45 years ago. The property was annexed to the City in 1982 and zoned RT (Residential Transition). The RT zone is essentially used as a holding zone that is applied to properties until public services are available or can be conveniently extended. Road 90 was constructed in 2009 and water and sewer service were brought to the property in the same year. Following the land use designation of the Comprehensive Plan, the property was rezoned to R-3 earlier this year. The rezone restricted development on the site to no more than 30 dwelling units. The rezone included other limitations dealing with building heights (limited to 30 feet) and setbacks (at least 15 feet on the north and east depending on yard orientation). The applicant is proposing to subdivide the 4.7 acre site in question into 26 lots and two tracts to allow the construction of 26 zero lot-line single-family residences. Essentially the developer is proposing to build 12 duplex buildings and two single family homes or 10 duplex units and two tri-plexes. Each dwelling unit will occupy an individual lot in the same manner as the duplexes and multi-family buildings do in the Mediterranean Villas development to the west. The proposal for Sunset Village is identical to the process that was used for the recent approval of the Navigator Villas development now being built on Road 68 and Powerline Road. Individual lots were created through the platting process with a common driveway, parking area and common areas including an area for a clubhouse. The Island Estates Row Home development in the Island Estates subdivision (Phase 8) and the Mediterranean Villas subdivision are also examples of multi-family developments that were established through the platting process. Each of these subdivisions were zoned for multi-family development and later platted into individual lots. The lot lines within these subdivisions became the common boundary line separating the dwelling units. LOT LAYOUT: The proposed plat contains 26 lots; with the lots varying in size from 5,700 square feet to 8,686 square feet; the average size being 6,480 2 square feet. The Plat also contains two common area tracts of 11,328 square feet and 24,382 square feet. These tracts will be developed as a common open space with the possibility of a clubhouse on the larger tract to the south. The proposal will allow 4 fewer dwelling units on the site than permitted by the April, 2012 rezone. RIGHTS-OF-WAY: The Plat fronts Road 90 which is currently developed to City standards. UTILITIES: The developer will be responsible for extending utilities into the Plat. A common utility easement will be needed along either side of common access driveway. The Franklin County PUD has identified the need for easements on both sides of the internal access way. The PUD permits common use of utility trenches which enables the easement to be used by other utility providers. The City Engineer will determine the specific placement of fire hydrants and streetlights when construction plans are submitted. STREET NAMES: Road 90 is already named. A name of the private access road will be assigned during the final platting process. IRRIGATION: Municipal Code requires installation of irrigation lines as a part of infrastructure improvements. Although the site is outside of the Franklin County Irrigation District service area, a City irrigation meter will be installed to provide irrigation water. WATER RIGHTS: The assignment of water rights is a requirement for subdivision approval. Water rights have not yet been assigned to the City. FINDINGS OF FACT State law (RCW 58.17.010) and the Pasco Municipal Code require the Planning Commission to develop Findings of Fact as to how this proposed subdivision will protect and enhance the health, safety and general welfare of the community. The following is a listing of proposed "Findings of Fact": Prevent Overcrowding: Density requirements of the R-3 zone are designed to address overcrowding concerns. The R-3 zone permits a density of 14.5 dwelling units per acre. The proposed plat has a density of 5.53 units per acre. The April, 2012 rezone for the property restricted development to a maximum of 6.38 units per acre. No more than 60 percent of each lot is permitted to be covered with structures. 3 Parks Opens Space/Schools: A City park is located adjacent to Maya Angelou Elementary School. The proposed subdivision will be served by Maya Angelou Elementary School, McLoughlin Middle School and Chiawana High School. The Preliminary Plat was submitted to the School District for review. The City is required by RCW 58.17.110 to make a finding that adequate provisions are being made to ameliorate the impacts of the proposed subdivision on the School District. Since the Pasco School District has requested residential development impacts be mitigated, the City has implemented a schools impact fee paid at the time of building permit issuance. In response to the subdivision proposal the School District, by letter dated August 30, 2012, has the expectation that impact fees will be collected for the purpose of addressing the requirements of RCW 58.17.110. The School District letter also indicated the proposed development could add an additional 15 students to the District enrollment Effective Land Use/Orderly Development: The plat is laid out to effectively utilize the site consistent with the rezone approval that occurred in April 2012. The rezone permitted 30 dwelling units to be developed on the site. The Plat is designed for 26 units. Safe Travel & Walking Conditions: The Plat is connected to the community by Road 90. Sidewalks are a part of the development requirements for the property and must conform to current City standards and the Americans with Disabilities Act (ADA) requirements. Adequate Provision of Municipal Services: All lots within the Plat will be provided with water, sewer and other utilities. Provision of Housing for State Residents: The proposed Preliminary Plat contains 26 multi-family building lots, providing an opportunity for the construction of 26 dwelling units. Adequate Air and Light: The maximum lot coverage limitations and building setbacks will assure that adequate movement of air and light is available to each lot. Proper Access & Travel: Road 90 has been developed to City standards and provides access to the property from Sandifur Parkway. The Preliminary Plat was submitted to the Transit Authority for review. (The discussion under "Safe Travel" above applies to this section also). Comprehensive Plan Policies & Maps: The Comprehensive Plan designates the Plat site for mixed residential development. Policies of the Comprehensive Plan suggest the City strive to maintain a variety of housing for residents. 4 Other Findings: 1. The site is within the Pasco Urban Growth Boundary. 2. The State Growth Management Act requires urban growth and urban densities to occur within the Urban Growth Boundaries. 3. The Comprehensive Plan identifies the site for mixed residential development. 4. The site is zoned R-3 (Medium Density Residential). 5. The site was zoned R-3 in April of 2012. 6. The zoning Ordinance (adopted in 2012) for the site, limits the number of dwelling units on the site to thirty (30). 7. The developer is proposing to build 26 dwelling units on the site. 8. The proposed Plat contains 35,710 square feet of common open space, equivalent in size to four adjoining single family lots. 9. The Housing Element of the Comprehensive Plan encourages the development of a variety of residential densities and housing types. 10. The Transportation Element of the Comprehensive Plan encourages the interconnection of neighborhood streets to provide for the disbursement of traffic. 11. Road 90 provides access to the site from the north and south. 12. The School District, by letter dated August 30, 2012, indicated the proposed Plat could cause an additional 15 students to be enrolled in the Pasco School District. 13. The School District, by letter dated August 30, 2012, stated there was an expectation that school impact fees would be collected for development within the proposed Plat. 14. RCW 58.17.110 requires the City to make a finding that adequate provisions have been made for schools before any preliminary plat is approved. 15. The School District indicated by previous correspondence dated February 3, 2012, that impact fees address the requirement to ensure adequate provisions are made for schools. CONCLUSIONS BASED ON THE FINDINGS OF FACT Before recommending approval or denial of the proposed Plat the Planning Commission must develop Findings of Fact from which to draw its conclusion (P.M.C. 26.24.070) therefrom as to whether or not: (1) Adequate provisions are made for the public health, safety and general welfare and for open spaces, drainage ways, streets, alleys, other public ways, water supplies, sanitary wastes, parks, 5 playgrounds, transit stops, schools and school grounds, sidewalks for safe walking conditions for students and other public needs; The proposed Plat will be required to develop under the standards of the Municipal Code and the standard specifications of the City Engineering Division. These standards include all infrastructure improvements designed to ensure the public health, safety and general welfare of the community are secured. These standards include provisions for access, drainage, water and sewer service and fire safety. The Preliminary Plat was forwarded to the Franklin County PUD, the Pasco School District and Ben-Franklin Transit Authority for review and comment. The School District indicated the Plat may add another 15 students to the District's enrollment and there was an expectation that the development would pay a school impact fee to ensure adequate provisions are made for schools. A neighborhood park is located on Road 84 adjacent to Maya Angelou Elementary School. All new developments participate in establishing parks through the payment of park fees at the time of permitting. The development will be required to pay a traffic mitigation fee with each permit for the development's share of future street improvements including the installation of new traffic signals. (2) The proposed subdivision contributes to the orderly development and land use patterns in the area; The proposed Plat makes efficient use of vacant land and will provide for additional housing following the designation of the Comprehensive Plan and the established zoning. The proposed subdivision provides a transition buffer between the commercially zone properties to the south and the single-family properties to the north. The development of the property will include 325 feet of new sidewalk along Road 90. (3) The proposed subdivision conforms to the policies, maps and narrative text of the Comprehensive Plan; The Comprehensive Plan land use map designates the site for mixed residential development. The Housing Element of the Plan encourages the promotion of a variety of residential densities including multi-family development. (4) The proposed subdivision conforms to the general purposes of any applicable policies or plans which have been adopted by the City Council; 6 Development plans and policies have been adopted by the City Council in the form of the Comprehensive Plan. The proposed subdivision conforms to the policies, maps and narrative text of the Plan as noted in number three above. (5) The proposed subdivision conforms to the general purposes of the subdivision regulations. The general purposes of the subdivision regulations have been enumerated and discussed in the staff analysis and Findings of Fact. The Findings of Fact indicate the subdivision is in conformance with the general purposes of the subdivision regulations provided certain mitigation measures are provided for (i.e. school impact mitigation, park fees and traffic fees). (6) The public use and interest will be served by approval of the proposed subdivision. The proposed Plat, if approved, will be developed in accordance with all City standards designed to insure the health, safety and general welfare of the community are met. The Comprehensive Plan will be implemented through development of this plat. These factors will insure the public use and interest are served. PLAT APPROVAL CONDITIONS 1. At the time lots are developed, all abutting roads and utilities shall be installed to City standards as approved by the City Engineer. This includes, but is not limited to water and sewer lines, streets, street lights and storm water retention. Sidewalks must be installed along the frontage Road 90 as a part of the Plat improvements. All sidewalks must conform to current City standards and the Americans with Disabilities Act (ADA) requirements. All utilities must be installed underground. 2. Common Tracts "A" and "B" must be landscaped and maintained in a health growing condition in conjunction with development of the dwelling units. All required landscape areas shall be installed to meet the minimum landscape standards set forth in PMC 25.75. 3. The developer must file Covenants, Conditions, Restrictions and Reservations (CC&,R's) establishing an Owners Association with management and maintenance responsibilities for all common areas, common driveways and parking, common fencing, clubhouse, common landscaping and easements. Said CC&,R's must run with the land and be binding on all heirs, assigns, transferees and subsequent successors in interest. The Auditors file number of said recording must be shown on the Final Plat. 7 4. Lots 1 and 26 abutting Road 90 shall not have direct access to said road. Access shall be prohibited by means of deed restrictions or statements on the face of the Final Plat(s). 5. Each lot shall have parking for a minimum of two vehicles. 6. Nine visitor parking spaces shall be provided within the Plat. 7. The developer shall install a common fence/wall six-feet in height along the south property line. A fencing detail must be included on the subdivision construction drawings. Maintenance and upkeep of said fence must be the responsibility of the subdivision Owners Association. All Final Plats shall include a note that clearly indicates the maintenance responsibility for the fence is the responsibility of the Owner's Association including the removal of graffiti. 8. The developer/builder shall pay the "traffic impact fee" established by ordinance at the time of issuance of building permits for homes. Fees collected shall be placed in a fund and used to finance signalization and other improvements necessary to mitigate traffic impacts on the circulation system within the I-182 corridor. 9. The private on-site water system must have a water meter and backflow preventer at the right-of-way line. The water meter must be located out of the street and in the right-of-way. The size of the meter and backflow preventer must be adequate to serve the 26 lots and two tracts within the plat. All water utility structures and appurtenances must follow City standards between the main and the backflow preventer. 10. A private fire line, with appropriate backflow prevention, will be required for the subdivision. The size of the meter and backflow preventer must be adequate to serve the fire hydrants necessary for the plat. All water utility structures and appurtenances must follow City standards through the backflow preventer. 11. The existing sewer stub must be utilized or the existing stub must be removed and replaced by a new service line to the manhole. A new, private manhole must be installed at the property line to provide access to the sewer system without utilizing the existing public manhole. 12. All storm water generated on the site must remain on the site including storm water generated on the private driveway. All storm water must have pretreatment prior to being discharged into the ground. 13. The developer shall insure active and ongoing dust, weed and litter abatement activities occur during the construction of the subdivision and construction of dwellings thereon. 14. The developer shall be responsible for the creation of record drawings. All record drawings shall be created in accordance with the requirements detailed in the Record Drawing Requirements and Procedure form provided by the Engineering Division. This form shall be signed by the developer prior to plan approval. 8 15. All engineering designs for infrastructure and Final Plat drawings shall utilize the published City of Pasco Vertical Control Datum and shall be identified on each such submittal. 16. The common driveway and parking areas shall be identified as an access and utility easement. An additional easement shall be provided as needed for the Franklin County PUD for electrical vaults. The width and length of the additional PUD easement shall be determined by the PUD. 17. The Final Plat shall contain the following Franklin County Public Utility District statement: "The individual or company making improvements on a lot or lots of this Plat is responsible for providing and installing all trench, conduit, primary vaults, secondary junction boxes, and backfill for the PUD's primary and secondary distribution system in accordance with PUD specifications; said individual or company will make full advance payment of line extension fees and will provide all necessary utility easements prior to PUD construction and/or connection of any electrical service to or within the Plat". 18. Prior to the City of Pasco accepting construction plans for review the developer must enter into a Storm Water Maintenance Agreement with the City. The developer will be responsible for obtaining the signatures of all parties required on the agreement and to have the agreement recorded with the Franklin County Auditor. The original signed and recorded copy of the agreement must be presented to the City of Pasco at the first intake meeting for construction plans. 19. The developer will be required to conform to all conditions set forth in the Storm Water Maintenance Agreement to the satisfaction of the City Engineer. 20. The developer will be required to comply with the City of Pasco Civil Plan Review process. RECOMMENDATION MOTION: I move to close the hearing on the proposed subdivision and initiate deliberations and schedule adoption of Findings of Fact, Conclusions and a Recommendation to the City Council for the October 18, 2012 meeting. 9 Item: Preliminary Plat Sunset Village Vlcinit Y pp A licant. Crest LLC N File Map •#. PP2012-003 r y w CADBORo I R , ...I I ' I•.1.1-1\( I ] ll2 - A I a -4r� DUNSNR IR DR -r7— BO ( III:ti111REC, .. SI["lzDR I z C _ ON 1'IZI.:L1[] =7' r LII DSO ["I b.)\if.'ENZ 1)I it VN1LSHt}?L:1)14 _ L SITE : r jrY DFS'0:1-0 DR .f I r r . r Uj en �.w r r, - I - +` I F Item: Preliminary Plat Sunset Village Land Use A licant: Crest LLC File pp Ma •#: PP2012-003 N p F a IR Single Family a � 4 C � STUTZ DR Residences CHESHIRE CT C o y � TON DR A Z Z OVERLAND CT HUDSON CT VINCENZO DR WILSHIRE DR Single Family MAJESTIA LN SITE Residences 0 Vacant NASH DR NASH D A Office DESOTO DR N O 01 Qt I —— M ffB a° °a Office CORD DR I 1 11 z - - 0 SANDIFUR PKWY W Zonin Item: Preliminary Plat Sunset Village g A pplicant: Crest LLC N File Map •#: PP2012-003 7 - U � a z x a � O i C F DR F I:F CHESHIRE C7 R-1 TON DR A (Low Density Residential) z G J F7 HUM � 1 1 1 � j Z OVERLAND CT HUDSON CT VINCENZO DR WILSHIRE DR [E-R-3 STUDEBAKER DR MAJESTIA LN RT SITE PACKARD DR yO t7 NASH DR NASH DR C-1 (Retail Business) DESOTODR N O 01 Qt CORD DR � HH � Tn z �j SANDIFUR PKWY a W S UNSE T VILLA GE Gage Boulevard Kenn '� o Kennewick, WA 99336 cc P: 509.735.1589 nr r, F: 509.783.5075 th A 0 I ° ��� ��� DRIVE www.meierinc.com \ o o N p ' \ o °i o SITE _ _ m c- Q�. SANDIFUR PKWY �..�...,........, z � o PARCEL If PARCEL # PARCEL # PARCEL # PARCEL # PARCEL # \ PARCEL If 115381071 115381072 115381073 115381074 115381075 115381076 115381077 - I VICINITY MAP PROPERTY (TYP) _ 8989'51'05=E X25.36' _ o - - - - - - - - - - 625.35' TRACT A- N OPEN SPACE- 11328 S.F. q I 60.00' 50.00' 50.00' 50.00' 50.00' 50.00' 50.00' 50.00' 50.00' 50.00 50.00' 50.42' (E)60.0' ROW PARCEL # 115400169 N II LOT 5, COLE ESTATES PARCEL 10.0' UTIL TRACT 'A' z ESMT # 115391014 o M r o v a r a 'be 115.0' 7 LOT 1 "1 LOT 2 LOT 3 O LOT 4 LOT 5 m LOT 6 rn LOT 7 LOT 8 N LOT 9 "q LOT 10 'q LOT 11 tO LOT 12 m N I 7893 S.F. N 8418 S.F. N 8425 S.F. N 8432 S.F. m 6438 S.F. m 6445 S.F. m 6452 S.F. m 6459 S.F. m 6465 S.F. N 8472 S.F. m 6479 S.F. N 8594 S.F. N h 0 'c N PRELIMINARY - PARCEL # n PRIVATE WATER o 0 PARCEL FFSr> ��e 115392013 I rn I 0 -B - - - 2 oNq� 'aoi rt - - - - - - - - - - - -0 - - - - - - - - - - - < - - - - - - - - - - - - - - - - - - - - - - - - - - - - 115400170 AR L # - - - - - - - - - - - - - rn J- - - - - - - - - - - �-N - - - - - - - - - - � - - - - - - - - - - - - - - - - - - - - - - - - - - 8/27/12 z NA wA APPROVAL 60.00' 50.00' 50.00' 50.00' 50.00' 50.00' 50.00' 50.00' 50.00' 50.00' 9.27' 40.73' 51.26' 15.00' DRAWN JLM 8/27/12 I ® ^� "PRIVATE ROAD" ^� s DESIGN > ' ' - - - - CHECKED - - - - - - - - - - - - - _ - - - - - - APPROVED o - \ / N _ _ - - - - - - - ma - - - - - - - - - - - - - - - - - - - - - - - - - - - - - \ / - - - - - - ® ° PRIVATE S ER rn LAT 18 I I °� I I 8686 3 F °q in (E)PUBLIC WATER I �� S.F. °m ao PARCEL # E ? o o '0 o -B v 115400171 E ti 0 LOT 28 ° LOT 25 o LOT 24 0 w p�PS E N o 8840 S.F. 5700 S.F. 5700 S.F. 4 lAT 23 o LOf 22 °o LOT 21 °o LOT 20 °o. LOT 19 �Ao I m �0 6400 S.F. m 8400 S.F. S.F. S.F. 6400 S.F. < 28.¢ PAV'T v 109.28' 107.51' I Z I 3 140.0' ACCESS & N - - � w Z N J UTILITY ESMT LOT 17 °o LOT 14 0 J O1 (E)PUBLIC SEWER I 60.00' 50.00' 50.00' 5464 S.F. I N 5384 S.F. o ; J uo L'J g o � Lo Q 50.00' 50.00' 50.00' 50.00' 50.00' 00 109 28' 107.83' 1P15400172 >- Z U-1 ! I I a I 10.0' UTIL (n = 0 I I °o �l ESMT Lei Z (n J m° COMMON AREA TRACT 8 o N D 0 L LOT 16 °o, LOT 15 o J = W y 24382 S.F. N 3 5573 S.F. -i- - 5508 S.F. N (/7 N L - CL 8 410.03' 109.28' 108.16' PARCEL # a N89'50'58"W (627.47') ?3 PROPERTY LINE 115400173 � I PARCEL # S (TYP) 115391023 S�PgF, o i � TOTAL LOT AREA: 204,186 SF (4.687 AC.) 6, NUMBER OF LOTS: 26 S9 \50� MIN LOT SIZE: 5,384 SF PROPERTY OWNER: DEVELOPER: DWG. No. °o MAX LOT SIZE: 8,850 SF AVERAGE LOT SIZE: 6,480 SF (NOT INCLUDING TRACTS) EDWIN SCHUBERT DAVE RICHARDS w F NUMBER OF TRACTS: 2 TRACTS 117 INVERNESS WAY PO BOX 38 I PASCO, WA 99301 CLARKSTON, WA 99403 w 0 ENGINEER: a 0 30 60 90 MEIER ARCHITECTURE & ENGINEERING SCALE: 1" = 30'-0" 8697 GAGE BLVD CADFILE: PRELIM.PLAT KENNEWICK, WA 99336 PRELIMINARY PLAT CONTACT: JA 735-1589 0e " REV 1" = 30'-0" CONTACT: JASON MATTOX 6960 MEMORANDUM DATE: September 20, 2012 TO: Planning Commission FROM: Dave McDonald, City Planner SUBJECT: Rezone from BP to C-3 Rezone (MF# Z2012-003) During the August 16, 2012 meeting the Planning Commission held a hearing on a rezone application for an 8 acre parcel located at the north end of 26th Avenue. The applicant in this matter was requesting the current BP (Business Park) zoning be changed to C-3 (General Business) with a concomitant agreement to allow the relocation of the local Coke distribution facility to the property. The applicant is still in the process of identifying the optimal site development included building orientation. Without a better understanding of how the proposed building will be laid out it is difficult to finalize the concomitant agreement conditions. With that in mind the applicant and his consultant would prefer to continue the public hearing for one month to allow time to work out the details of the concomitant agreement with staff. Recommendation MOTION: I move to continue the hearing on Master File # Z 2012-003 to the October 18th 2012 meeting. I REPORT TO THE PLANNING COMMISSION MASTER FILE NO. Z 2012-003 APPLICANT: Bill Dolsen HEARING DATE: 8/16/2012 PO Box 1726 ACTION DATE: 9/20/2012 Yakima, WA 98907 BACKGROUND REQUEST FOR REZONE: Rezone from BP (Business Park) to C-3 (General Business) with a Concomitant Agreement 1. PROPERTY DESCRIPTION: Legal: Lot 4 Binding Site Plan 95-5 Location: North end of 26th Avenue Property Size: 8.41 Acres 2. ACCESS: The property has access from 26th Avenue. 3. UTILITIES: All utilities are available to the site. 4. LAND USE AND ZONING: The site is currently zoned BP (Business Park). The site is vacant and never been developed. Surrounding properties are zoned and developed as follows: North "R-1" Low Density Residential - Church & "R-2" Medium Density Residential-Duplex complex South "BP" Business Park - TI Sports East "R-1" Low Density Residential - Single Family West Highway 395 5. COMPREHENSIVE PLAN: The Comprehensive Plan Land Use Map designates the site for commercial uses. Plan Policy ED-2-13 encourages the development of a wide range of commercial and industrial uses strategically located to support local and regional needs. Part of the State-wide Growth Management mandate as identified in the Comprehensive Plan includes the promotion, retention and expansion of local businesses. 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. 1 ANALYSIS/HISTORY The property in question was part of a more than 18 acre area north of Court Street adjacent to Highway 395 that was annexed to the City in 1989. Upon annexation the site and companion parcels to the south were zoned C-1 Retail Business. In 1995, six years after annexation, a permit was issued for the construction of the Food Pavilion store on the seven acres south of the site. A year later a convenience store was built at the northwest corner of 26th Avenue and Court Street followed six years later by two commercial buildings along Court Street. The site has continued to remain vacate since annexation 23 years ago. The Food Pavilion store closed in the early 2000's and remained vacant until it was rezoned to BP along with the site in question. In 2010 the Food Pavilion property was purchased by Ti Sports and converted to a research, development and manufacturing facility. (The Food Pavilion store was originally located on the west side of Highway 395 in the River View Shopping Plaza. The River View Shopping Center has been mainly vacant and underutilized for more than 10 years.) The applicant is seeking a rezone for the site to relocate and expand an existing distribution facility that is currently located on Road 34. The Business Park District does not permit the development of warehouses hence the applicant request for a rezone to C-3 (General Business). The subject property is designated for commercial land uses by the Comprehensive Plan Land Use map. The Comprehensive Plan provides general guidance on land use but does not specifically identify which of the 6 commercial zoning districts should be applied to the property. The public rezone process is used to determine the most appropriate zoning district. Commercial zoning districts include C-1 (Retail Business), C-2 Central Business District), "O" (Office), C-3 (General Business) CR (Regional Commercial) and BP (Business Park). The C-3 District permits the most intense commercial land use activities in the community. These uses include heavy machinery sales and service, lumber yards, mobile homes sales yards, automobile sales and service, wholesale businesses, warehousing, and trucking firms. The applicant understood at the time of application that not all permitted uses within the C-3 district would be appropriate on the site and restricted the C-3 rezone request to exclude heavy equipment activities, lumber sales and veterinarian clinics. While the applicant intends to relocate and expand a specific business, zoning decisions need to be considered in the context of all uses permitted in a zoning district. The applicant's existing facility uses 14 to 16 trucks on a regular basis. Eight UPS/FEDEX type trucks provide vending services to the region and 6 to 8 large 30 to 50 foot semi-trucks make deliveries to area stores. These trucks leave the current site between 5:30 am and 7:00 am and return between 2 1:00 pm and 4:00 pm each afternoon. From 4:00 pm to about 10:00 pm the trucks are re-stocked for deliveries the following day. Sometime during the day, usually in the morning, several (3) semi-trucks make deliveries similar in the manner in which deliveries are made to grocery stores. Again review of the application should include consideration that any type of distribution center could be located on the site not just the applicant's proposal. Other types of distribution centers may be more or less intense with respect to impacts on the neighborhood. Given the location of the property adjacent to a residential district it may be necessary to exclude certain C-3 uses from consideration and or include conditions that would reduce or eliminate possible adverse impacts associated with a rezone that may include a distribution center as a permitted use. Conditions could include additional screening through the use of berms, fencing and landscaping, restrictions on the location of buildings on the site, security lighting and orientation of loading docks. The initial review criteria for considering a rezone application are explained in PMC. 25.88.030. The criteria are listed below as follows: 1. The changed conditions in the vicinity which warrant other or additional zoning: • The retail nature of the area has changed as a result of the conversion of the Food Pavilion to a research, development and manufacturing facility. • The old Kmart building (76,000 sq. ft.) on the west side of Highway 395 has been vacant or underutilized for approximately 12 years. • Much of the River View Shopping Plaza west of Highway 395 has been vacant or underutilized for the past decade • A significant shift has occurred in the retail development of the city with major retail development now occurring on Rd 68 near the I- 182 Interchange. 2. Facts to justify the change on the basis of advancing the public health, safety and general welfare. For one reason or another development skipped over this site. The church to the north was built in 1969 and the houses to the east were built in the 1950's, 1960's and 1970's. The location of the property adjacent to the freeway and 750 feet north of Court Street have made it undesirable for both residential and commercial development. Rezoning the property for businesses that are not impacted by freeway noise and that do not need convenient or direct access to an arterial street may encourage development and use of the property. Developed land contributes more fully (through taxes, fees and licenses) to the funding of municipal services thereby promoting the general welfare. Developed 3 land also eliminates problems associated with weeds, the collection of litter and blowing dust that often creates nuisance in the community. 3. The effect it will have on the nature and value of adjoining property and the Comprehensive Plan. The Comprehensive Plan does not specify the exact commercial zoning that should be applied to the property. That determination is to be made through the public rezone process. There are six commercial zoning districts that could be considered for the property, including C-3 General Business. Plan policy ED-2-B encourages the development of a wide range of commercial and industrial uses strategically located to support local and regional needs. The site is conveniently located near the Court Street 395 interchange providing easy access to the local and regional transportation network. Part of the State-wide Growth Management mandate includes the promotion, retention and expansion of local businesses. Rezoning the property would benefit nearby commercial businesses, thereby creating additional business opportunities and buoying up property values. Development of the property with a building could benefit the adjoining residential neighborhood by creating a barrier or buffer between the freeway and the neighborhood thereby reducing freeway noise in the neighborhood. Development of the property would also eliminate a weedy dusty parcel thereby diminishing nuisances caused by weeds, blowing dust and the collection of litter. However, a distribution facility may also increase trucking and sorting activities on the site and will increase noise impacts in particular It is probable that this increase in activity will impact the R-1 and R-3 properties adjacent to the rezone site and noise impacts would need to be mitigated. 4. The effect on the property owners if the request is not granted. The current BP zoning allows the property to be developed with a variety of administrative office buildings, testing labs, research facilities, High Tech type manufacturing plants, industrial medical facilities, research and development facilities and retail businesses. The benefit of this zoning district to the owner is that it allows a combination of C-1 business activities and research, development and manufacturing of High Tech products. Additional setbacks and landscaping requirements are built into the district to provide compatibility with neighboring properties. By maintaining the current zoning the property owner can market the land for a greater number of uses that permitted in some commercial districts. However high tech development firms are difficult to attract and the location of the property 740 feet from an arterial street make it less attractive for retail sales. The proposed rezone may increase opportunities to lease or sell the property and put the property to a productive use. With current and past zoning the property has not developed. 4 land also eliminates problems associated with weeds, the collection of litter and blowing dust that often creates nuisance in the community. 3. The effect it will have on the nature and value of adjoining property and the Comprehensive Plan. The Comprehensive Plan does not specify the exact commercial zoning that should be applied to the property. That determination is to be made through the public rezone process. There are six commercial zoning districts that could be considered for the property, including C-3 General Business. Plan policy ED-2-B encourages the development of a wide range of commercial and industrial uses strategically located to support local and regional needs. The site is conveniently located near the Court Street 395 interchange providing easy access to the local and regional transportation network. Part of the State-wide Growth Management mandate includes the promotion, retention and expansion of local businesses. Rezoning the property would benefit nearby commercial businesses, thereby creating additional business opportunities and buoying up property values. Development of the property with a building could benefit the adjoining residential neighborhood by creating a barrier or buffer between the freeway and the neighborhood thereby reducing freeway noise in the neighborhood. Development of the property would also eliminate a weedy dusty parcel thereby diminishing nuisances caused by weeds, blowing dust and the collection of litter. However, a distribution facility may also increase trucking and sorting activities on the site and will increase noise impacts in particular It is probable that this increase in activity will impact the R-1 and R-3 properties adjacent to the rezone site and noise impacts would need to be mitigated. 4. The effect on the property owners if the request is not granted. The current BP zoning allows the property to be developed with a variety of administrative office buildings, testing labs, research facilities, High Tech type manufacturing plants, industrial medical facilities, research and development facilities and retail businesses. The benefit of this zoning district to the owner is that it allows a combination of C-1 business activities and research, development and manufacturing of High Tech products. Additional setbacks and landscaping requirements are built into the district to provide compatibility with neighboring properties. By maintaining the current zoning the property owner can market the land for a greater number of uses that permitted in some commercial districts. However high tech development firms are difficult to attract and the location of the property 740 feet from an arterial street make it less attractive for retail sales. The proposed rezone may increase opportunities to lease or sell the property and put the property to a productive use. With current and past zoning the property has not developed. 4 5. The Comprehensive Plan land use designation for the property. The Comprehensive Plan designates the site for commercial development. The proposed rezone is for commercial development (C-3 zoning) consistent with the Plan. The existing BP zone is also consistent with the Comprehensive Plan designation of the site. INITIAL STAFF FINDINGS OF FACT Findings of fact must be entered from the record. The following are initial findings drawn from the background and analysis section of the staff report. The Planning Commission may add additional findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1) The site is zoned BP (Business Park). 2) The Comprehensive Plan designates the site for commercial development. 3) The Pasco Municipal Code contains regulations for 6 types of commercial zoning districts. 4) The applicant has applied for a C-3 General Business rezone 5) C-3 Zoning is consistent with the Comprehensive Land Use Designation of commercial for the site. 6) Under current and past zoning the site has remained vacant and undeveloped since it was annexed 23 years ago. 7) Properties around the site developed in the 1950's, 1960's and 1970's while the site in question remained vacant and continues to be vacant today. 8) The former Food Pavilion building directly south of the site remained vacant for 7 years until the property it was a part of was rezoned. The rezone enabled a non-retail research, development and manufacturing firm to locate in the building. The firm invested almost a million dollars in remodeling the building. 9) The 76,000-square-foot K-Mart building in the Riverview Shopping Plaza (3521 W Court St.) has been vacant or underutilized for approximately 12 years. 10) The old Food Pavilion building in the Riverview Plaza has been vacant or minimally used since 1996. 11) The site is located 750 feet north of Court Street and lacks arterial street frontage. 12) In addition to permitting the development of retail uses the C-3 District permits the development of more intense commercial activities such as 5 automotive sales and services, heavy equipment sales and service, lumber yards and other uses. CONCLUSIONS BASED ON STAFF FINDINGS OF FACT Before recommending approval or denial of a rezone the Planning Commission must develop its conclusions from the findings of fact based upon the criteria listed in P.M.C. 25.88.060. The criteria are as follows: (1) The proposal is in accord with the goals and policies of the Comprehensive Plan. The goals and policies of the Comprehensive Plan encourage the development of commercial land uses on the site. The proposed zoning district is commercial in nature and supports the Plan. (2) The effect of the proposal on the immediate vicinity will not be materially detrimental. The property is currently vacant and is slowly becoming deteriorated. The proposed rezone may provide opportunities for additional uses creating employment opportunities and additional activity on the property that would have secondary benefits to adjoining commercial businesses. Activity on the property will also reverse the deterioration trend, thus benefiting other nearby properties. (3) There is merit and value in the proposal for the community as a whole. Encouraging development of the property will have merit and value to the community as a whole because a developed property more fully contributes to funding public safety, schools, parks and other community services upon which all residents rely. (4) Conditions should be imposed in order to mitigate any significant adverse impacts from the proposal. The property is not an appropriate location for many of the high intensity uses that are permitted in the C-3 District. Uses such as heavy machinery sales and service, lumber yards, landscape storage yards, contractor facilities, mobile homes sales, automobile sales and service, trucking firms, truck stops, towing impound yards and related or similar uses would impact the neighborhood in a negative manner. Conditions to exclude such uses would be needed for the benefit of the surround neighborhood. Additionally buffering through landscaping, berms and or walls may be needed to provide the neighborhood with additional protection from possible noise and activity associated with use and development of the property. 6 (5) A concomitant agreement should be entered into between the City and the petitioner, and if so, the terms and conditions of such an agreement. A concomitant agreement is needed to prohibit the development of more intense commercial uses and ensure sufficient buffering is provided for the benefit of the neighborhood. Rezoning the property to C-3 with restrictions on the more intense C-3 uses would essentially cause the property to be zoned similar to C-1 with the addition of distribution facilities. RECOMMENDATION MOTION: I move to close the hearing on the proposed rezone and initiate deliberations and schedule adoption of findings of fact, conclusions and a recommendation to the City Council for the September 20, 2012 meeting. 7 5. The Comprehensive Plan land use designation for the property. The Comprehensive Plan designates the site for commercial development. The proposed rezone is for commercial development (C-3 zoning) consistent with the Plan. The existing BP zone is also consistent with the Comprehensive Plan designation of the site. INITIAL STAFF FINDINGS OF FACT Findings of fact must be entered from the record. The following are initial findings drawn from the background and analysis section of the staff report. The Planning Commission may add additional findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1) The site is zoned BP (Business Park). 2) The Comprehensive Plan designates the site for commercial development. 3) The Pasco Municipal Code contains regulations for 6 types of commercial zoning districts. 4) The applicant has applied for a C-3 General Business rezone 5) C-3 Zoning is consistent with the Comprehensive Land Use Designation of commercial for the site. 6) Under current and past zoning the site has remained vacant and undeveloped since it was annexed 23 years ago. 7) Properties around the site developed in the 1950's, 1960's and 1970's while the site in question remained vacant and continues to be vacant today. 8) The former Food Pavilion building directly south of the site remained vacant for 7 years until the property it was a part of was rezoned. The rezone enabled a non-retail research, development and manufacturing firm to locate in the building. The firm invested almost a million dollars in remodeling the building. 9) The 76,000-square-foot K-Mart building in the Riverview Shopping Plaza (3521 W Court St.) has been vacant or underutilized for approximately 12 years. 10) The old Food Pavilion building in the Riverview Plaza has been vacant or minimally used since 1996. 11) The site is located 750 feet north of Court Street and lacks arterial street frontage. 12) In addition to permitting the development of retail uses the C-3 District permits the development of more intense commercial activities such as 5 5. The Comprehensive Plan land use designation for the property. The Comprehensive Plan designates the site for commercial development. The proposed rezone is for commercial development (C-3 zoning) consistent with the Plan. The existing BP zone is also consistent with the Comprehensive Plan designation of the site. INITIAL STAFF FINDINGS OF FACT Findings of fact must be entered from the record. The following are initial findings drawn from the background and analysis section of the staff report. The Planning Commission may add additional findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1) The site is zoned BP (Business Park). 2) The Comprehensive Plan designates the site for commercial development. 3) The Pasco Municipal Code contains regulations for 6 types of commercial zoning districts. 4) The applicant has applied for a C-3 General Business rezone 5) C-3 Zoning is consistent with the Comprehensive Land Use Designation of commercial for the site. 6) Under current and past zoning the site has remained vacant and undeveloped since it was annexed 23 years ago. 7) Properties around the site developed in the 1950's, 1960's and 1970's while the site in question remained vacant and continues to be vacant today. 8) The former Food Pavilion building directly south of the site remained vacant for 7 years until the property it was a part of was rezoned. The rezone enabled a non-retail research, development and manufacturing firm to locate in the building. The firm invested almost a million dollars in remodeling the building. 9) The 76,000-square-foot K-Mart building in the Riverview Shopping Plaza (3521 W Court St.) has been vacant or underutilized for approximately 12 years. 10) The old Food Pavilion building in the Riverview Plaza has been vacant or minimally used since 1996. 11) The site is located 750 feet north of Court Street and lacks arterial street frontage. 12) In addition to permitting the development of retail uses the C-3 District permits the development of more intense commercial activities such as 5 automotive sales and services, heavy equipment sales and service, lumber yards and other uses. CONCLUSIONS BASED ON STAFF FINDINGS OF FACT Before recommending approval or denial of a rezone the Planning Commission must develop its conclusions from the findings of fact based upon the criteria listed in P.M.C. 25.88.060. The criteria are as follows: (1) The proposal is in accord with the goals and policies of the Comprehensive Plan. The goals and policies of the Comprehensive Plan encourage the development of commercial land uses on the site. The proposed zoning district is commercial in nature and supports the Plan. (2) The effect of the proposal on the immediate vicinity will not be materially detrimental. The property is currently vacant and is slowly becoming deteriorated. The proposed rezone may provide opportunities for additional uses creating employment opportunities and additional activity on the property that would have secondary benefits to adjoining commercial businesses. Activity on the property will also reverse the deterioration trend, thus benefiting other nearby properties. (3) There is merit and value in the proposal for the community as a whole. Encouraging development of the property will have merit and value to the community as a whole because a developed property more fully contributes to funding public safety, schools, parks and other community services upon which all residents rely. (4) Conditions should be imposed in order to mitigate any significant adverse impacts from the proposal. The property is not an appropriate location for many of the high intensity uses that are permitted in the C-3 District. Uses such as heavy machinery sales and service, lumber yards, landscape storage yards, contractor facilities, mobile homes sales, automobile sales and service, trucking firms, truck stops, towing impound yards and related or similar uses would impact the neighborhood in a negative manner. Conditions to exclude such uses would be needed for the benefit of the surround neighborhood. Additionally buffering through landscaping, berms and or walls may be needed to provide the neighborhood with additional protection from possible noise and activity associated with use and development of the property. 6 (5) A concomitant agreement should be entered into between the City and the petitioner, and if so, the terms and conditions of such an agreement. A concomitant agreement is needed to prohibit the development of more intense commercial uses and ensure sufficient buffering is provided for the benefit of the neighborhood. Rezoning the property to C-3 with restrictions on the more intense C-3 uses would essentially cause the property to be zoned similar to C-1 with the addition of distribution facilities. RECOMMENDATION MOTION: I move to close the hearing on the proposed rezone and initiate deliberations and schedule adoption of findings of fact, conclusions and a recommendation to the City Council for the September 20, 2012 meeting. 7 automotive sales and services, heavy equipment sales and service, lumber yards and other uses. CONCLUSIONS BASED ON STAFF FINDINGS OF FACT Before recommending approval or denial of a rezone the Planning Commission must develop its conclusions from the findings of fact based upon the criteria listed in P.M.C. 25.88.060. The criteria are as follows: (1) The proposal is in accord with the goals and policies of the Comprehensive Plan. The goals and policies of the Comprehensive Plan encourage the development of commercial land uses on the site. The proposed zoning district is commercial in nature and supports the Plan. (2) The effect of the proposal on the immediate vicinity will not be materially detrimental. The property is currently vacant and is slowly becoming deteriorated. The proposed rezone may provide opportunities for additional uses creating employment opportunities and additional activity on the property that would have secondary benefits to adjoining commercial businesses. Activity on the property will also reverse the deterioration trend, thus benefiting other nearby properties. (3) There is merit and value in the proposal for the community as a whole. Encouraging development of the property will have merit and value to the community as a whole because a developed property more fully contributes to funding public safety, schools, parks and other community services upon which all residents rely. (4) Conditions should be imposed in order to mitigate any significant adverse impacts from the proposal. The property is not an appropriate location for many of the high intensity uses that are permitted in the C-3 District. Uses such as heavy machinery sales and service, lumber yards, landscape storage yards, contractor facilities, mobile homes sales, automobile sales and service, trucking firms, truck stops, towing impound yards and related or similar uses would impact the neighborhood in a negative manner. Conditions to exclude such uses would be needed for the benefit of the surround neighborhood. Additionally buffering through landscaping, berms and or walls may be needed to provide the neighborhood with additional protection from possible noise and activity associated with use and development of the property. 6 (5) A concomitant agreement should be entered into between the City and the petitioner, and if so, the terms and conditions of such an agreement. A concomitant agreement is needed to prohibit the development of more intense commercial uses and ensure sufficient buffering is provided for the benefit of the neighborhood. Rezoning the property to C-3 with restrictions on the more intense C-3 uses would essentially cause the property to be zoned similar to C-1 with the addition of distribution facilities. RECOMMENDATION MOTION: I move to close the hearing on the proposed rezone and initiate deliberations and schedule adoption of findings of fact, conclusions and a recommendation to the City Council for the September 20, 2012 meeting. 7 • Item: Rezone from BP to C-3 Vicinity Applicant: Bill Dolsen N Map File #. Z 2012-003 ELLA g- �T ELLA ST WADE C.T CQ `i Q _..•,F; � . - ., k ,,• _ fir,. -.3-.d(i�ike•,.-- !+ —i P�..� f \�.. - � r-. E _fir" �� - \ LEOLA ST 54..t._x. � ,.r.-r-:•'titi "�y '.,• ,fr- -- .� T 'rr - ` if i� Mrk ,1. '- r \ - -–– --� —Yr •�1 �' a ��'.w – � •Z- �•{•,_.: rim 7� ���, ��e.r lir \ .r� � .� �•,�'-r � ^ - �� J _&PEARL ST W PEARL ST r �"��!'-• .�� �-�_ � .,,.-..,._ I_ t �J ! ��^ I: a �•1 + �I � � ---� D__ti I=_ d�,:�t-.�,- -� • , � � r r y J— � ^ �`"�:�" F`' _J.�� �� I� r III �r-- � ••-•1 1,Y4 SITE O.PAL�ST 1► �t, �T r�. , �� . IL _ F kip s — AGATE ST _ s P �� r '" "rw wk` 04'e� C14 �. I I 4 N RUBY ST ..� t �' • i '� ! — 1 71Z� --=-'-__----�� � -3 �e a —� - — - — - — — - "COURT ST�= �� ♦—� ,� , — — � i v ELLA ST ELLA ST WADE CT N D , Q O WILCOX DR LEOLA ST Zoning Item: Rezone from BP to C-3 Map Applicant: Bill Dolsen N File #: Z 2012-003 ELLA ST [j=CCK4) L 0 WILCOX DR SM 0 w - W PEARL ST ins IF OPALST logo on a. ^ M 0 i? o p Y ' ryry 1 { 8 x :Y } 4 Ir aa q r V 4 1 _ x. M ai m O 1 56R1�8 � � I O 1 k y ri�r x d l ! z > / . .L \ Iy \ \ > yr . � � � § \ � < \ . \{ . \ ! . . . � . . . » ° { 2 4 . . . . 44y \ \ �/ y � > ° • « 1 : ' d « . 2 « d < f � / mss « q , . \ , f � © � ri 1. 'k 1 10 r, r , a ae y ati t 1 9 � l p _ �► Y Y I � - rt Ld, I V1 4 ILL. L If LL L ILL If rrr A J '1hhh 0 V ^ 1 M1 / . y � � LL \ . } � o o . .Ph � GIQ . . � , . $ a l t 1, `SC 4 r :tip GrQ o- •. .Y t a 4 � r t: T QlQ y �£ e 1t L+' At s m , 5• " . d'R 1.yJ , s�rtx ON t Y` t � r. x �r; + F7 F C , J' - S 5 li. MEMORANDUM DATE: September 20, 2012 TO: Planning Commission FROM: Jeffrey B. Adams SUBJECT: CA 2012-004: CODE AMENDMENT—REGIONAL COMMERCIAL ZONES This memo is in response to a request by the City Council to examine the utility of Regional Commercial Zones. The Regional Commercial Zone (CR) designation can best be described as an "enhanced C-1 Zone," as it allows all uses found in the C-1 zone, but with the addition of auto/RV sales and services, amusement, game and recreation centers, and golf driving ranges. These uses are currently allowed in the C-1 Zone with a Special Permit. The intent of this zoning designation was to allow for autos and RV sales and regional-scale recreational activity centers near interchanges without requiring applicants to go through the special permit process. Current CR Zones are clustered south of the intersection of I-182 and Road 100, and in the Riverview Plaza on West Court Street just west of the Highway 395 intersection (See Exhibits 1 through 3). For Potential CR Zone sites, the I-182/Road 68 interchange may be seen as an ideal location (See Exhibit#4); however inviting auto/RV sales to these areas may serve to dilute the synergy of the auto sales cluster along state Highway 395 between Court and Sylvester Streets. In the 10+ year history of the CR zone there has been one property owner who has made use of this special zoning feature (Broadmoor RV). The number of applications for CR-type uses by Special Permit (golf course, waterpark, TRAC Facility) over the same time period can be counted on a single hand. Furthermore, an applicant in the Riverview Plaza has recently petitioned for a rezone from CR to C-1. The following are representative permitted uses in the City of Kennewick's CR Zone: • Aviation Storage and Service; • Bars and taverns; Espresso stands (sidewalk); Restaurants; Restaurants, fast food; • Golf- driving range, miniature golf„ Theaters movie; Recreation Centers • Hospitals and sanitariums (except animal clinics, hospitals); Veterinary Clinic or Hospital • Kennels • Laboratories for research and testing; • Manufactured Housing Display Areas; Vehicle sales, incidental repair and service; • Mini-storage;Recreational Vehicle Storage; • Parking garages and lots; Storing of Commercial Vehicles; • Private gymnasiums, fitness centers, dance studios, body building, and martial arts, etc.; • Second Hand/Consignment Store; • Transient accommodations (including hotels and motels); The following are Uses Allowed in the City of Kennewick CR Zone by Special Permit: Adult Retail (1) (See Title 18.12.030); Bus stations and terminals; Energy facilities; Espresso stands (drive-through); Essential public facilities and utilities; Public/quasi-public facilities and services; Schools, private; Schools, public; Wineries Type B (See Title 18.12.305) (The Cities of Richland and Spokane do not have specific Regional Commercial Zones.) Questions for Discussion 1.Are CR Zones useful above and beyond C-1 Zones? 2.If CR Zones are found to be useful in their own right, where should they be located? a. Current Locations: intersection south of I-182 and Road 100; and in the Riverview Plaza. b. Proposed locations: I-182 and Road 68 interchange; north side of I-182 and Road 100/Broadmoor interchange. Options for Planning Commission Discussion A) No change to the code. B) Eliminate the CR Zone from the Zoning Ordinance and rezone CR Zones to C-1 or C-3. C) Add/subtract uses or standards from CR District and revise. D) Rezone selected areas of town from their current zoning designation to CR. E) CHAPTER 25.42 C-1 RETAIL BUSINESS DISTRICT Sections: 25.42.010 PURPOS........................................................................................................................................ 59 25.42.020 PERMITTED USES......................................................................................................................... 59 25.42.030 PERMITTED ACCESSORY USES..................................................................................................... 60 25.42.040 PERMITTED CONDITIONAL USES................................................................................................. 60 25.42.050 DEVELOPMENT STANDARDS........................................................................................................ 60 25.42.010 PURPOSE.The C-1 Retail Business district is established to provide for the location of commercial activities outside the central business district that meet the retail shopping and service needs of the community. (Ord.3354 Sec. 2, 1999.) 25.42.020 PERMITTED USES.The following uses shall be permitted in the C-1 district: (1)Auto Detail Shops; (2) Banks; (3) Dancing schools; (4) Hotels and motels; (5) Printing shops; (6) Restaurants; (7)Stores and shops for the conduct of retail business; (8)Stores and shops for repair and similar services such as: (a) Bakeries, retail for distribution from the premises. (b) Barbershops and beauty shops. (c)Catering establishments. (d)Garage and filing stations, provided: (i) No repair work is performed out-of-doors, (ii) Pumps, lubrication or other devices are located at least fifteen feet from any street property line,and (iii)All automobile parts and dismantled automobiles are stored within the building,except outdoor display racks. (e) Laundromats and dry-cleaning establishments employing not more than five persons, (f) Locksmith shops, (g)Offices, (h) Membership clubs, (i) Photo shops, (j)Shoe repair shops; (9)Sign shops,commercial (no outdoor storage of materials); (10)Theaters; (11)Veterinarian clinics for household pets(no boarding or outdoor treatment facilities); (12) Upholstery shops; and (13) Parking lots within 500 feet of a C-2 district boundary, provided such lots are paved and half of the required landscape is live vegetation and, provided further,that any such property adjacent a residential zoned parcel shall provide a site obscuring fence along the common lot line(s) in accordance with residential fence height requirements. (Ord.3354 Sec. 2, 1999.) 25.42.030 PERMITTED ACCESSORY USES.Accessory uses and accessory buildings including storage buildings; excluding container storage,as defined in Section 25.12.430,are permitted in the C-1 district as defined under Sections 25.12.020 and 25.12.115. (Ord.3735 Sec.3, 2005); Ord.3354 Sec. 2, 1999). 25.42.040 PERMITTED CONDITIONAL USES.The following uses are permitted subject to the approval of a special permit: (1) 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 use permitted in Section 25.42.010. However, a building originally constructed on-site for residential purposes may be utilized as a dwelling unit without a special permit provided: (a)The structure does not have to be reconstructed,altered or converted from an office/commercial use such that the cost of the alteration exceeds 25%of the assessed value of the structure at the time of the alteration. (2) Retail automobile sales, including rental or lease, provided the property is: (a)Adjacent the intersection of two arterial streets, or (b)Adjacent a single arterial street; provided it is not adjacent to or across a public street right-of-way from a residential district,and would not be located closer than 300 feet to any existing car lot. (3) Parking lots; (4) Mini-storage facilities defined under 25.12.310; and (5)Wineries defined under 25.12.480. (Ord. 3735 Sec.4,2005;Ord.3354 Sec. 2, 1999.) 25.42.050 DEVELOPMENT STANDARDS. (1) Minimum lot area: Not required,except for nonconforming residential uses which must retain a minimum of five thousand square(5,000)feet for single family and three thousand (3,000)square feet for each additional unit; (2) Lot Coverage: Dictated by parking requirements,setbacks and landscaping; (3) Minimum Yard Setbacks: (a) Front: Fifteen (15)feet,except where adjoining a residential district in which case 25.74.030 shall prevail. (b)Side: None required,except where adjoining a residential district in which case 25.74.030 shall prevail. (c) Rear: None required,except where adjoining a residential district in which case 25.74.030 shall prevail. (4) Maximum building height: (a)Thirty-five(35)feet,except a greater height may be approved by special permit. (6) Fences and hedges:See Chapter 25.75; (7) Parking:See Chapter 25.78;and (8) Landscaping:See Chapter 25.75. (Ord.3354 Sec.2, 1999.) CHAPTER 25.48 C-R REGIONAL COMMERCIAL DISTRICT Sections: 25.48.010 PURPOSE...........................................................................................................................................70 25.48.020 PERMITTED USES .............................................................................................................................70 25.48.030 PERMITTED ACCESSORY USES..........................................................................................................70 25.48.050 DEVELOPMENT STANDARDS.............................................................................................................70 25.48.010 PURPOSE.The C-R Regional Commercial District is established to provide a district in which the primary land use is for commercial and service uses to serve the needs of people living in the entire region and to serve as a place of employment in a regional setting.This district is intended to be located near major highway interchanges. (Ord.3354 Sec. 2, 1999.) 25.48.020 PERMITTED USES.The following uses shall be permitted in the C-R district: (1)All uses in the C-1 district(25.42.010); (2)Auto sales and service; (3) RV sales and service; (5)Amusement,game and recreation center; (6)Golf driving range; and (7)Theaters. (Ord.3354 Sec. 2, 1999.) 25.48.030 PERMITTED ACCESSORY USES.The following accessory uses and buildings, as respectively defined in Sections 25.12.020 and 25.12.115,shall be permitted in the C-R district: (1)Auto Body Shops, provided the shop and spray booth are enclosed within a building primarily used for automotive or RV sales and service,the building is setback at least 30 feet from all property lines and 300 feet from a residential zoning district and provided all vehicle parts are completely screened from adjoining properties and right-of-way by a solid continuous fence or wall at least six feet in height; (2)Storage buildings;excluding container storage,as defined in Section 25.12.430. (Ord.4021, 2011;Ord.3735 Sec.7,2005;Ord.3354 Sec. 2, 1999.) 25.48.050 DEVELOPMENT STANDARDS. (1) Minimum lot area: 1 acre; (2) Lot Coverage: Dictated by parking requirements,setbacks and landscaping; (3) Minimum Yard Setbacks: (a) Front: 15 feet.One hundred percent of the front setback shall be landscaped in accordance with Chapter 25.75. (b)Side: None required except where adjoining a residential district in which case 25.74.030.shall prevail. (c) Rear: None required except where adjoining a residential district in which case 25.74.030 shall prevail. (4) Maximum building height: (a) Forty-five(45)feet except a greater height may be approved by special permit. (5) Fences and hedges:See Chapter 25.75; (6) Parking:See Chapter 25.78;and (7) Landscaping:See Chapter 25.75. (Ord.3354 Sec. 2, 1999.) Exhibit Item: Regional Commercial Zones#1 Applicant: City of Pasco N File #. CA 2012-009 SAN — � M I • _ —.. � ._ � � �TQTTENHAM II Q ICA$TERaDR m R .,nib 0 L -0 0 eGTON CT � Zones y J , -19 -AUEEN86URYR3rR�r� yy� - - -- . n L - _ .. W C�TI°PIC DR a. ' I HEATHRO CA LY w Cf . +� �KINGSB NI RaY D12 e w co CHAPEL HILL BLVD MUSTANG DR rr r r. r �r a - ,- �- -w0 Wiz, z �_Y PALOMINO R ANGU S DR_ - _ :% z �- � I; z r 4 J [I .. P P fi f-U d= w PERCHERON DR Exhibit Item: Regional Commercial Zones#2 Applicant: City of Pasco N File #: CA 2012-009 - _ WE ETT FD -- - R -�7- - - fM°��M, r � 6J-� � _. ,. � O �i CFO - - — B SEAROOK CT Ies- :_ r AY ST JAY ST ) � s" % y ' r •X , - .ti STS ?� ELLA ST WADE CT � C R EOZones 4r, C O LAST :: 0 r W PEARL ST PEARL ST W-PEARL ST At=-ST OPAL, T OPAL• OL - - - .•� - '`r.�, . I , _ - / ;'�y� ,e _. -"'w,- -_, ?Re �-4 - - . :r �•.-W IrJ it AGATE ST 4 J AGATE ST ow= I"�-❑ a.. q r W. GATE S7 i - _ RUBY RUBY_ST_... � . . - >.. r 3x�+• I �� W COU - - + " ..r .r RT ST COURT ST r Lk BROWN PL r- _ _ r- L_ " BROWN ST �BR�OWN STS' - O :, d'xr„ a !� .�- �ir +Wri ,4+ R€E Vie:. ��4_ - ^• MARS. r dew _ MAR " qg " s _ - _ ZE ST 4Y: I'RIIE EST--- cnjt3 F, IE CT r y a r'�k r ' L!' O� F OCTAVE ST _ r 1 r• � - I ®CTAVE-ST — _ u 7 - _ _ r-r r-r` - - _�• - - = •'C Ems- — ,, MEMORANDUM DATE: September 18, 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 other notable substantive change is the inclusion of nightclubs into the list of Conditional Uses in the C-I zone. A substantive revision related to maximum accessory structure height in suburban zones has been added to the list per prior direction of the Planning Commission under Master File # CA2011-007. 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 tables of the this Title, the text shall govern unless otherwise stated. 1 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 which use •via°° to 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 the=aer#zeal distancz Definition revision to from the aver-age finished grade above a fefef-eiiee datum meastffed to match IBC the highest point o f the eeping of ., flat roof °r to the . eek lire of mansar-d roof af- to the average height of the highest gable of a pitehe or- hipped roof-. The reier-enee datum shall of the (1) The of the highest e ing-sidewlk or- finishe� wall of the building when sueh sidewalk or- finished gr-ound suffaee is not more than ten feet above lowest finished grade-, (z) An elevation ten feet higher- the lowest finished grade 1 above is more than t°„ feet above lowest finished grade. The vertical distance from grade plane to the average height of the highest roof surface. Said r 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 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 i-n under Section 25.12.485. 25.12.151 COMMUNITY SERVICE HOUSING. Community Service Housing Relocated from means a facility that principally offers or provides subsidized housing 25.12.457 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 2 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 ea-r-e e°circcmiir-sefy-J^crr0^vr,-13iescrr6 6z means-t'li}Ty-type-6 0up day ^cc^crc f ,.1,ildf°„ o adults, ineluding f s..b,eels f r ..L,ildf°,� under the °ge—fereducatio„ in publie se-haels, purent. eeeperative koels, playgfeups for- ehoo eh ldfe eeye>-ing-aft@ se-h-eel rea e for- seheal ehildr-en,and programss w rie establishments acre-heensed by the state and eandiletedzir c't@E9rdanee with state r-equifements. For the purpose of this Title, the following definitions shall a1se apply to day-care center, babysitting care, family home day care, family home preschool/nursery schools nursery schools or preschools: (1) Babysitting care: Means a dwelling which provides occasional eustedi-al care to children, for periods of less than twenty- four hours, who do not reside within the residence of the person providing the care. Babyssitting-° rile provided °ehang° for-° atio --To be consistent (2) Heme based day care: 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 learning opportunities `_ Bare is are regularly provided for not more than twelve (12) children or adults or for periods of less than 24 hours. Home based day ear-e is allowed in any home regardless of its zoning elass f;..atio,,. --Replaced in State law home r of the-previder-, whieh provides regular- eustedial e one to �welve ehildr-en of adults for-periods of less than 24 houfs. (4) Day-care center: Means a place which provides regular eustedial scheduled care for twelve more than twelve children or adults, for periods of less than twenty-four hours. --To match the (5) Family Home Preschool/Nursery Schools: Means a practice of family home or- plaee that provides regular eustodial care and/or organized home daycare learning and educational experiences for not more than twelve children. (6) Family Home Day Care Provider: Means a person who 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) Family Home Child Care: means a facility licensed to provide direct care, supervision and early learning opportunities for twelve or fewer children, in the home of the licensee where the licensee resides and is the rima rovider. 3 (8) 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 unifof codes adopted by the City of Pasco governing the construction of residential structures. 25.12.195 "Family" means one or more persons (but not more than six unrelated persons) living together as a single housekeeping unit. For purposes of this definition and notwithstanding any other provision of this Code, children with familial status within the meaning of Title 42 United States Code, Section 3602(k) and persons with handicaps within the meaning of Title 42 United States Code, Section 3602(h) will not be counted as unrelated persons. related by blood, ,r r adopt:"„ of five or- less unrelated pefsefis -ever-the age of sixteen yeafs . I . - , dwelling and living together- as a single housekeeping uni as distinguished a edgi g hei se bear-ding home E)r-ffateniit�- 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. Residential Garages do not contain bathrooms, showers, distinction for permits or other furnishings or living space appurtenances set up for habitation to improve detached 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 4 through the internet and/or direct mail service. 25.12.265 25.12.265 LOT, FLAG. "Flag lot" means a hif-ge lot not meeting Refine definition minimum frontage requirements and where access to the public read right-of-way is by a narrow private right of way driveway. Flag also means a recessed interior lot with an extended driveway, 25.12.310 MINI-STORAGE FACILITY. "Mini-storage facility" means a Clarification building or group of buildings consisting of small, self-contained units for the storage of household or business goods or recreational vehicles, provided no hazardous substances or conditions are maintained within the facility. 25.12.315 MOBILE HOME "Mobile home" means a single family dwel ing, To match the State thiAy �we bedy feet ef more in length and eight body feet definition width, designed for- tfanspeA tied€ter- fabr4eatienen streets an highways on its own wheels, and designed to be used as a dwelling 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. MOTOR HOME. "Motor home" means a vehiettlaf type of uni 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 Onot mean 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 erzene 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 25 1 7 3 40 c n� IT n Henn S n� ITO I Tra "San " Not needed �vv �n�� vr�� �—ozcrrrc�rnzrr�vr�zi�t:ermrir 25.12.397 SHOP. A "shop" means a residential garage as defined under Makes shops and 25.12.200 detached garages synonymous 5 5�✓ 1 2.4 15 STABLE, PRINTATE. " " Not needed whie-h her-ses-are-kept for-private use and for-�czvrnn�ree Of sale. 25 ,�4 STABLE, PUBLIC "Pub1;ctabl means ^ building in which hefses Not needed af:e kept f6f r-emttaer-atien, 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-.12.4 T 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. 25.12.480 WINERY (COMMERCIAL). "Commercial winery" means a facility Refine definition designed for crushing, pressing, fermenting, bottling and cellaring wine for retail and wholesale purposes. less than 50,000 eases of wifie a year-. 25.12.490 YARD, FRONT. "Front yard" means an open and unoccupied space, Refine definition exeept as ide here r, 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. 25.12.495 "REAR YARD" means an open and unoccupied space, exeept as Refine definition provided , 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. 25.16.010 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 es of zones: after original 6 R-T District Residential Transition District ordinance was created R-S-20 District Residential Suburban District R-S-12 District Residential Suburban District R-S-1 District Low-Density Suburban Residential District R-1 District Low-Density Residential District R-1-A District Low-Density Residential Alternative District R-1-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 1-2 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. 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(4) (4) Agricultural uses (limited), as defined in Section 25.12.040,(except Punctuation 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 arced; 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 or- abutting 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. 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,texcept Clarification 7 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 a-side 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 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-side 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 abuttin 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) 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 '`'.'�45 25.12.115, shall be permitted in the C-2 district: 25.66.090 TRANSFER OF LOCATION. No home occupation maybe may Grammatical transferred to a different location without first obtaining a new home occupation 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 insure 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 is required, no building, Grammatical structure, satellite dish, stationary play equipment or elet es line clothesline 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: 25.78.170(6) Restaurants - One space for each one hundred square feet of floor area Clarification 8 SUBSTANTIVE REVISIONS PMC Citation Revision Explanation 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 exceed six; in all cases, animals shall not be allowed to roam or fly to other properties; roosters are not allowed. Structures related to rabbits and/or chicken hens, such as rabbit hutches and/or chicken coops, must be at least ten (10) feet from any property line, may not exceed six (6) feet in height and thirty (30) square feet in size, and must be located behind the rear line of the dwelling. Property owners shall not allow such structures to become a nuisance due to noise or odor. --- To clarify practice (7) Family day care home in conformance with WAC 388-73 as now and to create existing and as amended and PMC Chapter 25.66; and consistency with other (8) Family home preschool in conformance with PMC Chapter 25.66; residential districts 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 9 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 PMC Chapter 25.66; and (8) Accessory dwellings_- (9) Family home preschool in conformance with PMC Chapter --- To clarify practice 25.66; and to create (10) For lots with a minimum of 5,000 square feet but less than consistency with other 22,000 square feet and containing only one single-family dwelling residential districts 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) Pate emery seh., esehee , ehild mini a em 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; Increase the minimum (a) Front: Twenty-five (25) feet. rear setback for (b) Side: Ten (10) feet. accessory structures in (c) Rear: Principal Building: Twenty-five (25) feet. the RS-20 zone from Accessory structures. Accessory structures adjacent an alley may be five (5) feet to ten(10) laced on the alley line provided there are no openings in the wall feet. 10 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 frve+S)ten Ll 0 feet. 25.24.030 PERMITTED ACCESSORY USES. The following uses shall be Decrease the permitted as accessory to a permitted use in the R-S-12 suburban maximum accessory district: structure height in the (1) Detached residential garages as defined in Section 25.12.200, RS-12 zone from 18 provided they do not exceed 4-8. 15 feet in height and 1,200 square feet feet to 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) Accessory dwellingsi --- 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 11 other properties; roosters are not allowed; and (10) Family home preschool in conformance with PMC Chapter 25.66. 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 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) x ehild day ear° eente 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; and 12 (8) Accessory dwellings, --- To clarify practice (9) Family home preschool in conformance with PMC Chapter and to create 25.66; 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. 25.26.040 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) Private nursery seh., esehool, ehild mini day ,, wid 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 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 day care homes in conformance with WAC 388-73 as now existing and as amended and Chapter 25.66; (7) Accessory dwellings..-i (8) On lots with a minimum of 5,000 square feet and containing only one single-family dwelling unit, the keeping of dogs, cats, rabbits, --- To clarify practice and chicken hens, provided such number of animals does not exceed and to create three dogs, and/or three cats, and/or three rabbits and/or three chicken consistency with other 13 hens, the total number of animals not to exceed six; in all cases, residential districts animals shall not be allowed to roam or fly to other properties; roosters are not allowed..-; and (8) Family home preschool in conformance with PMC Chapter 25.66. 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) , ehild mini day eafe, and ehild day ear° eente Day care centers and preschool centers; and (6) Unclassified uses as listed in Section 25.86.020 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 dwellings..-; (8) On lots with a minimum of 5,000 square feet and containing only one single-family dwelling unit, the keeping of dogs, cats, rabbits, and chickens for personal use,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 --- To clarify practice cases, animals shall not be allowed to roam or fly to other properties; and to create roosters are not allowed; and consistency with other (9) Family home preschool in conformance with PMC Chapter residential districts 25.66. 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: 14 (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) ehild day ear° eente Day care centers and preschool centers; and (6) Unclassified uses as listed in Section 25.86.020 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; (8) On lots with a minimum of 5,000 square feet and containing only one single-family dwelling unit, the keeping of dogs, and cats, rabbits, and chickens for personal use, 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; --- To clarify practice roosters are not allowed; and and to create Family home preschool in conformance with PMC Chapter consistency with other 25.66. residential districts 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) Wivate nursery sehool, pr-esehool, ehild mini a ear-e, Day care centers and preschool centers; and 6 Unclassified uses as listed in Section 25.86.020 15 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; (3) Two-family dwellings; (4) Multiple 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 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 Q Family home preschool in conformance with PMC Chapter --- To clarify practice 25.66; and to create (88) {Accessory dwellings in single family homes; and consistency with other L9,) 0 On lots with a minimum of 5,000 square feet and containing residential districts only one single-family dwelling unit, the keeping of up to three rabbits --- Amendment or three chicken hens for personal use, provided the total number of dealing with chicken animals (including dogs, cats, rabbits, and chicken hens) does not hens 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) -Private nursery seh., esehool, ehild mini aayetu Day care centers and preschool centers; and (6) Unclassified uses as listed in Section 25.86.020 16 25.34.050 DEVELOPMENT STANDARDS. (1)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 density standards in municipal services 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 (8); (-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)ffi 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. (6)L7)Fences and hedges: See Chapter 25.75; (7)U8)Parking: See Chapter 25.78; (8) (9) Landscaping: See Chapter 25.75; and " 10 Residential Design Standards: See Chapter 25.70.085. 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 Family home preschool in conformance with PMC Chapter --- To clarify practice 25.66; and to create 8) (-7)Accessory dwellings in single family homesi consistency with other 17 L9,) Q}On lots with a minimum of 5,000 square feet and containing residential districts only one single-family dwelling unit, the keeping of up to three rabbits or three chicken hens for personal use, provided the total number of animals (including dogs, cats, rabbits, and chicken hens) does not 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) , ehild day ear° eente Day care centers and preschool centers; and L6) 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 25.36.050(3); municipal services (2)Q) 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)f5,) 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. (3)& 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. (0Q Fences and hedges: See Chapter 25.75; (7)(n Parking: See Chapter 25.78; and (-8)(D Landscaping: See Chapter 25.75; M 10 Residential Design Standards: See Chapter 25.70.085. 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 18 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 requirements set forth under Section 25.78.170(5); and Q Family home preschool in conformance with PMC Chapter --- To clarify practice 25.66; and to create L8) (7)Accessory dwellings in single family homes; consistency with other L9) (9)On lots with a minimum of 5,000 square feet and containing residential districts only one single-family dwelling unit, the keeping of up to three rabbits or three chicken hens for personal use, provided the total number of animals (including dogs, cats, rabbits, and chicken hens) does not 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) , ehild mini day eafe, and ehild 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 25.38.050(3); {2)(J 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)(,�) 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 19 alley, the setback shall be five (5) feet. (5)(�k) 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. (O(D Fences and hedges: See Chapter 25.75; (7)(. ) Parking: See Chapter 25.78; and (0(D Landscaping: See Chapter 25.75; " 10 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) -Private nur-sery seh,., esehool, ehild mini day e and 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 25.74.03 1 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 . there shall be provided a setback requirement equal in width or depth to that required in the residential district. 25.42.020(12) Carwashes provided they are located more than 300 feet from a To address residential residential district; concerns about noise and loitering 25.42.040U (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 25.44.040Q (2) Unclassified uses per Section 25.86.020 Clarification 25.44.060(3)(a) (a) Front: None required except where adjoining a residential district in To simplify the which case 25.74.030 shat pr-ev il. there shall be provided a setback requirement equal in width or depth to that required in the residential district. 25.44.060(3)(b) (b) Side: None required except where adjoining a residential district in To simplify the which case . there shall be provided a setback requirement equal in width or depth to that required in the residential district. 20 25.44.060(3)(c) (c) Rear: None required except where adjoining a residential district in To simplify the which case 25.74.030 shat pr-ev i . there shall be provided a setback requirement equal in width or depth to that required in the residential district. 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)(x) (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 shat pr-ev i . 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 25.74.030 shall prevail. there shall be provided a setback requirement equal in width or depth to that required in the adjacent residential district. 25.50.040 (4)Unclassified uses Clarification 25.52.0-20(5) eentral Power plants are a Heavy Industrial (1-3) 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 Any An appeal of the City Planner's decision to deny a home Correction occupation shall be file d in aee6r-dane with Seefie"' 25 84 nnn ,,a 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 and 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 ears ago. 21 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 (3) R 4zistr-iet: May be r-edueed a maximtffn of five that the R-4 density squar-e feet 4 om ° thousand five square feet„°r d-welling tinit to one was increased slightly thousand five hundr-°a square feet"°"dwelling' r'+. when the R-5 District was eliminated may ears ago. 25�7n 0�20 DEDAPT-TED LAND USES. T b1° 70 1 T«D e tte Land Uses" ; s Table originally ineer-per-ated as part of this seetioN as r°f r°re° guide and is °t*°a established in 1999 is at theend of this ehapt°r. T�and uses t ed in Table 70 1 no longer used designated- as permitted gh Leeesse y (n) , 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; 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 U The main entry doors of all dwellings must face the standards street on which the dwelling is addressed; 22 A minimum of 30 (thirty) square feet of glazing must be on the portion of the dwelling facing the street. Dwellings with less than 32 square feet of glazing must contain covered porches with a minimum of a four-foot overhang; (c) All entry porches/landing areas must be constructed as an integral part of the dwelling architecture; 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) Eave overhangs are required and shall be a minimum of 12 inches; (f 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; W No false or artificial dormers are permitted; (h,) All foundation walls must be poured concrete or masonry block; All dwellings must be permanently connected to foundations, and must meet seismic and wind loading standards for Franklin County, Washington; W 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 '/2 to 2 inches. A bottom trim board does not qualify as siding and cannot be used to cover the top of the foundation; 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; At least one required off-street parking space must be 23 located behind the front building setback line of the dwelling. (2) EXCEPTIONS. Exceptions to the design standards may be r� a through the special permit process based upon review of the criteria listed in PMC 25.86.060. 25.70.110 NATURAL RESOURCE USES. (1) MINERAL EXTRACTION. Mineral extraction, quarrying, rock crushing or related activities such as ., i ateh plant e a premix plant may be permitted in any zone, on approval of a special permit and as provided in this Title, the excavation and sale of sand and gravel, clay, shale, or other natural mineral deposits (except topsoil) for the quarrying of any kind of rock formation shall be subject to the following conditions: (a) In case of an open excavation or quarry, there shall be a substantial fence with suitable gates completely enclosing the portion of the property in which the excavation is located and such fence shall be located at all points forty feet or more from the edge of the excavation or quarry. (b) Whenever production in any area used as a gravel pit, sand pit, clay pit, or quarry shall have been completed, then all plants,buildings, structures and equipment shall be entirely removed from such property and stockpiles shall be removed or back-filled into the pit within one year after such completion. When production shall have been 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. (c) Concrete and asphalt batch plants may be located in the I-2 Explains concrete and (Medium Industrial) zone by pecial permit and are permitted uses in asphalt batch plant use the I-3 (HegU Industrial zone. allowance 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 sure1y may be required. '1 C '7�4n SITE DES! '!AT REQUIREMENTS AND STANDARDS. Table 74 1 Table originally afid 74-2, "Ste Design Requirements and Standaf s", are iftcer-pote established in 1999 is as paft of this Chaptef as fefefenee guides and is insefted at the end of no longer used this e-h-aEtef These requirements are hereby established for —all 25.74.040 BUILDING HEIGHTS EXCEPTIONS. The building ''eights Referenced tables r-estfietion shall be the height set fefth in Table 74 1 and 74 2, with the create confusion following eanditions in the C 3 zone--. (1) Exceptions to Height Regulations. Chimneys, water tanks, penthouses, towers, scenery lofts, elevators, bulkheads, stacks, ornamental casting towers, monuments, steeples, cupolas, domes, false 24 mansards, and similar structures and necessary mechanical appurtenances may be erected to any height not exceeding the cross sectional area of 20 percent of the ground floor. (2) The above exceptions shall not apply to structures within the designated airport zones. 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 ffl) (A) In addition to the requirements contained in this chapter and unless specified otherwise in Chapter 25.5850, 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: the following stand fds (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. 25.75.070 (1) The width of parking lot buffers shall be dependent upon the To clarify landscaping leeation of the par-king lot in relation to the building and stfeet right 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 25 parking lot and the property line. 25.78.070(3) Shared Uses. Owners of two or more uses, structures, or parcels of Documentation to land within three hundred feet of each other may share the same establish shared parking or loading area when the hours of operation do not overlap. parking The owners of two or more uses, structures, or parcels within three 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 uses; a notarized and recorded parking agreement shall be required for shared parking between two or more se crate tax arcels 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 B,.,,wf 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 Chapter 51 10 WAG r Seel e �cn4 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. 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 26 parks, sports complexes, riding stables, and similar facilities for public, Clarification private or membership use; (7) Monasteries, convents or other functionally similar facilities;d gravel pits; f(n Landfills, garbage dumps, and resource recovery facilities; (4-O)n 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; " 10 Electrical substations and load transfer stations, natural gas booster stations, and other similar utility facilities; " 11 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 "L12 Agricultural use (commercial) except in areas 1,000 feet from a residential zoning district, subdivision or dwelling unit. 25.86.035 AGRICULTURAL USES. (1) Commercial agricultural uses listed as conditional or unclassified uses in this Title shall conform to the following prior to the issuance of a special permit: (a) Special permits for agricultural uses (commercial) may be granted for tracts of land or a combination of adjoining tracts of land eve ten acres or more in size within 1,000 feet of a residential zoning district, subdivision or a dwelling unit excluding dwellings associated with agriculture uses. (b) The applicant for a special permit shall be required to submit a conservation plan approved by the Farm Service Agency. 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) , 27 t addresses, ,.efty, as provided and ee ft;f;°a by ° liee s°a Title eompany The property owner's notarized signature acknowledging the application. For clarification and affd consistency with (6) Any other pertinent information that may be necessary practice to determine if the use meets the requirements of this Title. 25.86.110 EXPIRATION. Unless otherwise specified within the special permit, To provide the applicant shall commence the special use authorized or obtain a consistency with building permit for construction of authorized facilities within si* practice months after-the effeetive date of the speei ' „ the time period specified in the approved special permit, or the special permit shall expired. In the case of temporary special permits, unless otherwise specified within the permit, the permit shall expire after six (6) months from its effective date. Within thirty (30) days after the date of expiration, the applicant shall have removed from the premises the temporary use and any improvements of a temporary nature authorized by the permit. 25.86.120 EXTENSIONS. A 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 after 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 practice individuals, or 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. 28 MEMORANDUM DATE: September 20, 2012 TO: Planning Commission FROM: Dave McDonald, City Planner SUBJECT: Special Meeting to establish a Zoning Determination (MF# ZD 2012- 0 On June 18th the City Council approved Resolution # 3407 accepting a ten percent annexation petition and providing a determination on an annexation boundary for the Riverview Area #2 annexation. The resolution also indicated the annexation process would not require simultaneous adoption of zoning, rather zoning would be determined through a separate hearing process to allow input from affected property owners. The proposed annexation area lies roughly between Road 68 and Road 52 southerly of the Franklin County Irrigation District Canal (see attached map). A variety of land uses exist within the annexation boundary however the area can be characterized predominantly as a suburban residential area and contains over 500 single-family homes. The proposed annexation area currently contains three different (R-S-20, R-2 and C-1) zoning districts. The permitted uses within these districts along with development patterns will need to be considered by the Planning Commission when developing a recommendation for the City Council. The current County zoning more or less follows the City's Comprehensive Plan designations with some variation. Due to the size of the annexation area it will be necessary to hold a public hearing to discuss the zoning question on a day other than the regular Planning Commission meeting. Staff is recommending a special meeting be set to consider the matter on October 3, 2012. Conducting the zoning determination hearing on October 3rd will enable staff to prepare the necessary report for the City Council to consider the annexation in mid- October. Recommendation MOTION: I move the Planning Commission set pm October 3, 2012 as the time and date to hold a public hearing to establish a zoning determination for the Riverview Annexation Area #2. 1 Annexation Area #2 N i ., �1I 711 .gent Heap 00 L-L---J-- TF W.Werneft Rd. Court Str jr i �' rriL;t ster 1 rr� C�t Franklin County Annexation Area #2 Zoning Argent Road LEN __j lr'Vernett Road TUF 7T TFT c� Court Street El;,:::i L Legend Q Areal 0 RS-20 a 0 R-2 IE 0 � C-1 C-2 Sylvester Street Concomitant Agreement