HomeMy WebLinkAbout07-18-2013 Planning Commission Packet PLANNING COMMISSION - AGENDA
REGULAR MEETING 7:00 P.M. July 18, 2013
I. CALL TO ORDER:
II. ROLL CALL: Declaration of Quorum
III. PLEDGE OF ALLEGIANCE:
IV. APPROVAL OF MINUTES: June 20, 2013
V. OLD BUSINESS:
A. Special Permit Location of an automotive body shop in a C-3
(General Business) Zone (Russell Dean) (MF# SP
2013-012)
B. Rezone Rezone from R-2 (Medium Density Residential) to C-
1 (Retail Business) (Jeff McClure) (MF# Z 2013-003)
C. Preliminary Plat Aintree Pre-Plat (Nathan Machiela of Hayden Homes)
(MF # PP 2013-001)
D. Code Amendment Park Fees Update (MF # CA 2013-002)
VI. PUBLIC HEARINGS:
A. Block Grant 2014 Community Development Block Grant (CDBG)
Fund Allocations (MF# BGAP 2013-002)
B. Block Grant 2014 HOME Fund Allocations (MF# BGAP 2013-
0031
C. Block Grant 2014 NSP Fund Allocations (MF# BGAP 2013-004)
VII. OTHER BUSINESS:
A. Plan Tri-Cities Prep Master Plan
VIII. WORKSHOP:
IX. ADJOURNMENT:
REGULAR MEETING June 20, 2013
PLANNING COMMISSION MEETING
CALL TO ORDER:
The meeting was called to order at 7:00pm by Chairman Hilliard.
POSITION MEMBERS PRESENT MEMBERS ABSENT
No. 1 Tim Hoekstra
No. 2 Tony Bachart
No. 3 Andy Anderson
No. 4 Alecia Greenaway
No. 5 Joe Cruz
No. 6 Loren Polk
No. 7 Zahra Khan
No. 8 Jana Kempf
No. 9 Paul Hilliard
APPEARANCE OF FAIRNESS:
Chairman Hilliard read a statement about the appearance of fairness for hearings on
land use matters. Chairman Hilliard asked if any Commission member had anything
to declare. Commissioner Anderson stated that he would have to recuse himself from
the public hearing on 2014 Community Development Block Grant Funds (MF# BGAP
2013-002) due to a conflict in interest.
Chairman Hilliard then asked the audience if there were any objections based on a
conflict of interest or appearance of fairness question regarding the items to be
discussed this evening. There were no objections.
ADMINISTERING THE OATH:
Chairman Hilliard explained that state law requires testimony in quasi-judicial
hearings such as held by the Planning Commission be given under oath or affirmation.
Chairman Hilliard swore in all those desiring to speak.
APPROVAL OF MINUTES:
Commissioner Anderson moved, seconded by Commissioner Greenaway, that the
minutes dated May 16, 2013 be approved as mailed. The motion passed unanimously.
OLD BUSINESS:
A. Special Permit Location of a cellular tower (AT&T) (MF # SP
2013-009)
Chairman Hilliard read the master file number and asked for comments from staff.
Shane O'Neill, Planner I, discussed the special permit application for the location of a
cellular antennae tower. He explained that the only change to the report since the
previous meeting is the addition of a condition stating that the Washington State Flag
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that will be flown on the new pole must fly at a lower height than the existing United
States Flag on the adjacent pole.
Commissioner Anderson moved, seconded by Commissioner Khan, to adopt findings of
fact and conclusions therefrom as contained in the June 20, 2013 staff report. The
motion passed unanimously.
Commissioner Anderson moved, seconded by Commissioner Khan, based on the
findings of fact and conclusions as adopted the Planning Commission recommend the
City Council grant a special permit to AT&T for the location of a cellular tower at 6600
Burden Boulevard with conditions as listed in the June 20, 2013 staff report. The
motion passed unanimously.
B. Special Permit Location of a Water Intake Facility (City of
Pasco) W # SP 2013-011)
Chairman Hilliard read the master file number and asked for comments from staff.
David McDonald, City Planner, discussed the special permit application for the
location of a water intake facility. Mr. McDonald stated that there were no additional
comments since the previous meeting.
Commissioner Greenaway moved, seconded by Commissioner Polk, to adopt the
findings of fact and conclusions therefrom as contained in the June 20, 2013 staff
report. The motion passed unanimously.
Commissioner Greenaway moved, seconded by Commissioner Polk, based on the
findings of fact and conclusions as adopted the Planning Commission recommend the
City Council grant a special permit for the construction of a municipal water intake
facility on a portion of Lot 11, Harris Subdivision with conditions as listed in the June
20, 2013 staff report. The motion passed unanimously.
C. Zoning Rezone from RT (Residential Transition) to R-1
(Low Density Residential) (Hayden Homes) (MF #
Z 2013-001)
Chairman Hilliard read the master file number and asked for comments from staff.
David McDonald, City Planner, discussed the rezone application from RT (Residential
Transition) to R-1 (Low Density Residential). Mr. McDonald stated that there were no
additional comments since the previous meeting.
Commissioner Hoekstra asked if this particular application and report were connected
to the supplemental report or memorandum the Planning Commission received
concerning the sewer.
Mr. McDonald responded that it was not but it will be related to a plat later on but the
rezone is the first step.
Commissioner Khan asked if there has been any discussion on traffic impact if it is
rezoned to R-1.
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Mr. McDonald answered no but the new development will be required to pay the traffic
impact fee and there will also be supplemental funds available.
Commissioner Khan asked how school impact fees apply to this property.
Mr. McDonald answered that school impact fees will apply but that will be something
discussed during the hearing on the plat itself, not the rezone application.
Commissioner Hoekstra moved, seconded by Commissioner Khan, to adopt the
findings of fact and conclusions therefrom as contained in the June 20, 2013 staff
report. The motion passed unanimously.
Commissioner Hoekstra moved, seconded by Commissioner Khan, based on the
findings of fact and conclusions as adopted the Planning Commission recommend the
City Council approve the rezone from RT (Residential Transition) to R-1 (Low Density
Residential). The motion passed unanimously.
D. Zoning Rezone from R-3 (Medium Density Residential)
with density limit of 30-units to R-3 (Medium
Density Residential) without density limit
(Ronald Grate) (MF # Z 2013 7002
Chairman Hilliard read the master file number and asked for comments from staff.
Rick White, Community 8v Economic Development Director, discussed the rezone
application removing a 30-unit density limit requirement from a concomitant
agreement in an R-3 zone. Mr. White mentioned that one condition had slightly
changed, giving the applicant greater flexibility in building design and still meets the
intent of what was discussed at the previous meeting. The height was also clarified to
require single-story construction rather than an 18' height, again to give the applicant
more flexibility in the case of different pitch or heights of the roof on the same
structure.
Commissioner Polk asked about adding an age restriction to the deed or concomitant
agreement and wanted to know if there had been any discussion on that since the
previous meeting.
Mr. White responded that if the applicant wishes to do that he is welcome to but it is
not something the Planning Commission should require.
Commissioner Khan asked a question to clarify some of the handouts that were given
to them prior to the meeting on this item.
David McDonald, City Planner, responded to her question.
Commissioner Hoekstra moved, seconded by Commissioner Khan, to adopt the
findings of fact and conclusions therefrom as contained in the June 20, 2013 staff
report. The motion passed unanimously.
Commissioner Hoekstra moved, seconded by Commissioner Khan, based on the
findings of fact and conclusions as adopted the Planning Commission recommend the
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City Council approve the applicants request to rezone Cole's Estates, Lot 5, to R-3
(Medium Density Residential) Zone, with a concomitant agreement containing the
conditions listed in the June 20, 2013 staff report. The motion passed five to one with
Commissioner Polk dissenting.
E. Plan Automobile Repair in Commercial Zones (MF #
PLAN 2012-006)
Chairman Hilliard read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed automobile
repair operations in Commercial Zones. Mr. White explained the proposed ordinance
amending the Zoning Code to contain specific language to implement the Action Plan
and the process of the code amendment.
Commissioner Khan asked a question to clarify the start time of business proposed at
a previous Planning Commission meeting.
Mr. White answered that prior discussion concerned adjusting the business day to
match the hours specified in the noise ordinance and that was taken into
consideration.
Commissioner Anderson moved, seconded by Commissioner Greenaway, to adopt the
findings of fact as contained in the June 20, 2013 staff memo on automobile repair
operations. The motion passed unanimously.
Commissioner Anderson moved, seconded by Commissioner Greenaway, the Planning
Commission recommend the City Council adopt the proposed ordinance amending
Title 25 of the PMC as contained in the June 20, 2013 staff memo. The motion passed
unanimously.
PUBLIC HEARINGS:
A. Special Permit Location of an automotive body shop in a C-3
(General Business Zone) (Russell Dean) (MF # SP
2013-012)
Chairman Hilliard read the master file number and asked for comments from staff.
Shane O'Neill, Planner I, discussed the location of an automotive body shop in a C-3
(General Business) Zone. The application is running concurrently with a short plat
application to sub-divide the parcel. Auto body shops are required to obtain a special
permit application in C-3 Zones.
Mr. O'Neill briefly discussed some of the conditions typically applied to special permit
applications for automotive body shops.
Commissioner Polk stated that the report mentions the Department of Ecology
overseeing the air quality. She asked if they have standards for different zones and
population or if it's a blanket standard.
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Rick White, Community & Economic Development Director, responded that the
Department of Ecology's air criteria is specific to the use not to the population.
Aaron Haggerty, 3200 W. Octave, the General Manager of Russ Dean's Family RV
Center, spoke on behalf of the application.
Chairman Hilliard asked if the applicant had any questions for the Planning
Commission.
Mr. Haggerty responded no.
Commissioner Hoekstra asked the applicant how much volume or business they
expect to generate.
Jason Schmidt, 3200 W. Octave, the Operations Director of Russ Dean's Family RV
Center, stated that they currently take roughly 15-20 jobs per month off-site. They
are trying to consolidate operations to keep vehicles off the roads.
Commissioner Hoekstra asked if vehicles would be stored on the property.
Mr. Schmidt answered they would have a building buffer to store vehicles.
With no further comments the public hearing closed.
Commissioner Anderson moved, seconded by Commissioner Greenaway, to close the
public hearing and schedule deliberations, the adoption of findings of fact and
development of a recommendation for City Council for the July 18, 2013 Planning
Commission Meeting. The motion passed unanimously.
B. Rezone Rezone from R-2 (Medium Density Residential)
to C-1 (Retail Business) (Jeff McClure) (MF # Z
2013-003)
Chairman Hilliard read the master file number and asked for comments from staff.
Shane O'Neill, Planner I, discussed the rezone application from R-2 (Medium Density
Residential) to C-1 (Retail Business). The site is developed with a metal structure and
much of the frontage is unimproved. The Comprehensive Plan designates the site for
Commercial Use.
Mr. O'Neill provided additional background related to Code Enforcement on the
property and the adjacent Bonnie Brae Mobile Home Park.
Staff recommended the site be rezoned C-1 consistent with the Comprehensive Plan.
Commissioner Greenaway stated that in 1970 the property had a gas station and
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wondered how the property ever became zoned Residential.
Mr. O'Neill answered the gas station was built when the property was in the County
and he was unsure of the zoning at the time.
Commissioner Greenaway asked what year the City took possession of the property.
Mr. O'Neill stated it was annexed in 1994.
Jeff McClure, 2303 E. Lewis Street, spoke on behalf of his application.
Chairman Hilliard asked the applicant if he had any questions for the Planning
Commission.
Mr. McClure responded he did not.
Commissioner Anderson asked the applicant what he intended to use this property for
if it is rezoned Commercial.
Mr. McClure answered that he does not do any business at this site. He would like to
use this location to store his beekeeping supplies. He does not have any bees at this
location.
With no further comments the public hearing closed.
Commissioner Polk moved, seconded by Commissioner Greenaway, to close the public
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 July
18, 2013 meeting. The motion passed unanimously.
C. Preliminary Plat Aintree Pre-Plat (Nathan Machiela of Hayden
Homes) (MF # PP 2013-001)
Chairman Hilliard read the master file number and asked for comments from staff.
David McDonald, City Planner, discussed the preliminary plat application. The
applicant is proposing to take the 5 acre parcel which was is in the process of being
rezoned to R-1 (Low Density Residential) and develop it into 15 single-family lots. Mr.
McDonald reviewed the findings in the written report and briefly discussed the
proposed conditions. This property is a difficult site to sewer and due and the City
Engineers are recommending the sewer line be connected to Pimlico Drive to the east.
This would require an easement between two lots and some fill may be needed.
Chairman Hilliard asked if the intent was to gravity the sewer through an easement
and if Hayden owned the area where the easement was needed?
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Mr. McDonald answered yes to both questions.
Jason Maddox, 6115 Burden Boulevard, with HDJ Design Group, spoke on behalf of
the applicant, Hayden Homes. The applicant at this time is proposing 14 new single-
family residential lots and there is one existing residence on the property as well as a
barn. The barn will be taken down if this development occurs. The roadway will be
developed to City standards with sidewalks and on-street parking ending in a cul-de-
sac. Water would come from Aintree Drive. Since the property is in the FCID and
uphill from the canal a pump station to be installed somewhere in the development for
irrigation water. He asked for the application to not be conditioned at this time with a
specific option for sewer. They wanted time to explore options various options.
Tracy Libbert, 695 Lake Road, Burbank, WA, spoke in support of this preliminary plat
application and agreed with Mr. Maddox on leaving the options open to explore the
best options for sewer.
With no further comments the public hearing closed.
Mr. McDonald noted that the staff report did not include a condition for placement of
the sewer. During the next month the project engineer and the engineering staff can
work together to work out details on the sewer line.
Commissioner Hoekstra asked for clarification on when the conditions and findings of
fact would be coming back to the Planning Commission.
Mr. McDonald answered they would come back at the next Planning Commission
meeting.
Commissioner Hoekstra moved, seconded by Commissioner Khan, 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 July
18, 2013 meeting. The motion passed unanimously.
D. Block Grant 2014 Community Development Block Grant
(CDBG) Fund Allocations (MF # BGAP 2013-002)
Chairman Hilliard read the master file number and asked for comments from staff.
Rick White, Community 8s Economic Development Director explained Pasco was an
entitlement city and receives Block Grant funds each year from the Federal
Government. He explained that no decision was expected presently; rather
information is expected to be shared in the form of a public hearing.
Angela Pitman, Block Grant Administrator, gave a brief presentation on the 2014
CDBG process funding levels and the purposes of the CDBG program.
Ms. Pitman explained the request for funds are typical larger than the amount the City
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is awarded. The estimated amount of funds available for 2014 is $656,756. The City
received proposals for $1,470,344.89, a deficit of$814,589.
Ms. Pitman stated the City reviews all applications for eligibility, to make sure they
meet national objectives, they meet goals and objectives of the consolidated plan and
also Resolution 1969 that established the Planning Commission as the Advisory
Board. The City checks subrecipients to determine if they have the capacity to carry
out their project and if they're project is feasible. Ms. Pitman explained which
activities were allowed and how much funds were available for the various types of
projects.
Commissioner Hoekstra asked for clarification between grant funds requested and
how much the City has available.
Ms. Pitman explained there was a $814,589 deficit between this year's allocation from
HUD and funds being requested from agencies.
Commissioner Hoekstra asked if the proposals have been reviewed against Resolution
1969 to see if there were any projects that would be excluded.
Mr. White responded that between the public hearing and the next meeting staff will
review will review the applications for eligibility and will have a recommendation for
the Planning Commission at that time.
Chairman Hilliard reiterated that the public hearing was simply to gather information.
Victoria Silvernail, 110 S. 4th Avenue, spoke on behalf of the Pasco Specialty Kitchen.
Ms. Silvernail explained the Specialty Kitchen was requesting $60,000. They offer
potential new business clients an affordable, certified commercial incubator kitchen
for small food-based businesses to make and package their products. The grant
would make it possible to keep their costs affordable. Six clients were added in 2012
and they are still with the Specialty Kitchen. In the first two quarters for 2013, the
Specialty Kitchen has already added 8 clients, 3 of which are manufacturing products
and 4 in different levels of planning. Ms. Silvernail discussed other programs the
kitchen provides and success of her clients, including 11 clients who now have
storefronts and creating new jobs.
Commissioner Hoekstra asked the applicant where the $60,000 is used.
Ms. Silvernail stated it takes roughly $100,000 to run the kitchen. The money she
collects from the clients pays for the repair of equipment and purchasing of equipment
in the facility and the utilities. The $60,000 takes care of the salaries and other
expenses. The Specialty Kitchen is a project of the DPDA.
Amy Kuchler, PO Box 688, spoke on behalf of the Downtown Pasco Development
Authority Fagade Improvement Program. Downtown Pasco's retail buildings need
physical improvements to increase retail traffic, to create jobs, to eliminate blight and
to aid in the continued economic revitalization of Downtown Pasco. The funds are
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used as matching funds to help the store owners up to 75% of their project costs but
up to $25,000 maximum. The number of facades the $60,000 can assist depends on
the scope of the projects. Recently Vierra's Bakery completed their facade using
CDBG funds and it has become a main focal point of the downtown.
Chairman Hilliard asked the applicant if there were any businesses Downtown on a
waiting list for fagade improvements.
Ms Kuchler responded there are businesses currently on a waiting list but many have
expressed interest. It is difficult to get people on a waiting list without knowing how
much funds would be available.
Chairman Hilliard announced the next applicant from Friendly Temple Ministries but
there were no members from the organization present.
Daryl Francis, 720 W. Court Street, spoke on behalf of the Benton Franklin
Community Action Committee (CAC)application. He explained that the funds would
be used for housing rehab to provide low or zero percent interest loans to home
owners for energy efficiency, repairs, lead hazard reductions, connection to city water
and minor rehab to improve the home. They currently have five applications on file.
Chairman Hilliard asked how people find out about the rehab program.
Mr. Francis answered through the City.
Commissioner Hoekstra asked the applicant how his agency will determine which
projects to fund.
Mr. Francis stated they have not received funds so they haven't decided. There will
most likely be an evaluation of affordability with health and safety as top priorities.
Commissioner Hoekstra asked if there were a number of houses or units they were
targeting to assist.
Mr. Francis answered they would most likely make $10,000 the maximum per unit
cost so 5 units could be completed.
Commissioner Khan asked if the 5 units would be owned or rented.
Mr. Francis answered that they would be homeowners.
Chairman Hilliard asked if they would only be servicing census tracts 201, 202, 203
and 204 or if it would be for the entire city.
Mr. Francis stated it would only be for the low-moderate income census tracts.
Commissioner Khan asked what type of clients would be using the homes; homeless
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transitional housing, elderly or disabled.
Mr. Francis replied the funds are being requested to help low-moderate income
homeowners with repairs to their homes.
Anne Meyer, 2110 West Henry, spoke on behalf of the application for Catholic Family
& Child Services. She stated that the goal of Volunteer Chore Services is to keep
people safe, independent and in their own home as long as possible. There are
currently many requests to install wheelchair ramps and handrails for the elderly and
disabled population. All of the work is completed by trained volunteers.
Chairman Hilliard asked what the grant money would be used for.
Ms. Meyer stated for material costs only, labor is provided by volunteers.
Paul Bremberger, 1600 N. 20th Avenue, Suite A, spoke on behalf of CBVC, Inc. He
stated that since the early 2000's there have been nearly 1.5 million veterans
separating from active duty and their transition back into civilian life is difficult in
some cases and is a nationwide problem. They're program was established to help
transition veterans back into the community. The grant money would be used to
purchase and rehab a residential property for transitional housing. Currently there is
a transitional home in Kennewick and a home about to open in Richland.
Commissioner Khan asked how many beds they had between Kennewick and
Richland.
Mr. Bremberger responded the Kennewick home has 5 beds and the Richland home
will have 6.
Chairman Hilliard asked if the organization owns these homes.
Mr. Bremberger answered that CBVC, Inc owns the homes.
Commissioner Hoekstra asked if the home in Pasco is already owned or if their
intentions were to purchase the home with the funds.
Mr. Bremberger replied their intention was to purchase the home with the funds.
Commissioner Hoekstra asked staff how the ownership of the home would work if they
were using grant funds to purchase the home and how it would work.
Ms. Pitman stated that HUD has rules that apply when property is purchased by a
non-profit. They would have to meet the national objectives.
Cori Jones, 124 N. 5th Avenue, spoke on behalf of the South Eastern Washington
Service Center of the Deaf and Hard of Hearing (SEWSCDHH). She stated their
organization assists the deaf and the hard or hearing and their family members.
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Funds would be used for: electrical upgrades, drywall, roof, ADA Accessibility, fire
doors and extinguishers, and HVAC units.
Commissioner Hoekstra asked staff if given the amount of work that needs to be done
will the building be required to meet new code standards.
Mr. White responded that it probably would.
Commissioner Hoekstra asked if the proposed $255,844.89 in funds includes the
additional work necessary to bring the building up to code.
Ms. Jones responded that she believes it does but she could double-check.
Commissioner Hoekstra asked if there were any concerns that costs might be driven
higher once walls are opened up.
Chairman Hilliard pointed out that they put a contingency in their application for
such case.
Ms. Jones replied with other grants they hope to have enough funds.
Kathy Jones, 2505 W. Lewis Street, spoke on behalf of the Housing Authority. She
stated they were asking for $250,000 to support the revitalization a low-income
neighborhood. They would use the funds to improve the public infrastructure on 4th
Avenue and Pearl Street.The Housing Authority is developing a 38-unit low-income
apartment project with 37 units set aside for farmworkers and their families with 1
unit available for a property manager. Based on the number of families on the waiting
list this project is needed.
Mr. White asked the applicant if the State portion of the funding was contingent on
farmworker housing or the percentages of average median income.
Ms. Jones stated both.
Chairman Hilliard asked if funding was also contingent on funding from the City.
Ms. Jones stated they must provide a match privately or by obtaining grants.
Commissioner Khan asked if they don't receive the full $250,000 how would they fund
the project.
Ms. Jones responded they would go back to the engineers to see if it would work.
Commissioner Khan asked if$550,000 was their cap for the project.
Ms. Jones answered yes.
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Commissioner Hoekstra asked where the $7.8 million non-CDBG match comes from.
Ms. Jones answered that the $7.8 million includes funds from the Washington
Department of Commerce that was awarded to them.
Ahmad Qayoumi, 525 N. Third Avenue, spoke on behalf of the Works Department
regarding for ADA Improvements. Mr. Qayoumi briefly explained the program.
Commissioner Greenaway asked how many projects these funds would complete.
Mr. Qayoumi answered that each ramp costs $5,000 so the hopes are to complete 20.
Mr. White spoke on behalf of several City applications. Beginning with Program
Administration, he stated it was an annual request and it was for salaries and
delivering services to the program.
The applications for Senior Center Recreation Specialist, Martin Luther King
Community Center Recreation Specialist and Civic Center Youth Recreation Specialist
are to pay partial salaries to provide services to at-risk youth in census tracts 201-204
census tracts. The Senior Center provides services city-wide to elderly.
The Code Enforcement Officer application would pay for the Code Enforcement Officer
who services only census tracts 201-204.
The Memorial Park Shelter Remodel 8v ADA Path application would be to construct an
ADA path around the entire park which is part of the American Disability Act. The
funds would also be used to remodel the pavilion.
Commissioner Khan asked if the Code Enforcement Officer funds would go directly to
one officer in particular to pay their salary.
Mr. White answered yes, it is for a specific officer in a specific area.
Commissioner Hoekstra asked about the success over the period of time since the
Code Enforcement Officer has been operating in that area and the impact it has had.
Mr. White replied that it is difficult to quantify. Nearly half of the code enforcement
cases come from east of Highway 395.
Chairman Hilliard asked if roughly $269,000 of the requested funds was for staff
support to keep the program running.
Mr. White responded that only $120,000 would be for Program Administration, there
were 3 recreation positions to total roughly $70,000 and a Code Enforcement Officer
for $48,000.
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Commissioner Khan asked how many people administer the CDBG Program.
Mr. White responded that Ms. Pitman administers the program, time is also charged to
the program by him, Ms. Shanks, the Code Enforcement Officer who dedicates their
time to CDBG projects, planners, inspectors and even engineers.
Commissioner Khan moved, seconded by Commissioner Greenaway, to continue the
public hearing and schedule deliberations and development of a recommendation for
City Council for the July 18, 2013 meeting. The motion passed unanimously.
E. Block Grant 2014 HOME Fund Allocations (MF # BGAP 2013-
003)
Chairman Hilliard read the master file number and asked for comments from staff.
Rick White, Community Ss Economic Development Director, discussed the 2014
HOME Fund Allocations. He explained that the HOME Program is actually another
block grant devoted exclusively to low-moderate income families for affordable
housing. Pasco formed a consortium with Kennewick and Richland to receive the
HOME funds with Richland operating as the lead agency. Individually the three cities
would not be able to receive the money due to population size. Staff would
recommend the money be used for first-time homebuyer down payment assistance,
paying up to $9,000 in down payment assistance and paying for title reports and
credit reports.
Chairman Hilliard asked how people would find out about the program.
Mr. White stated that Ms. Pitman has set up a program with realtors, lenders and
closing agents who are well aware of the program to refer their customers.
Angela Pitman, Block Grant Administrator, stated the information is also on the
website.
Commissioner Hoekstra asked if there was anything in place to keep people from
"double-dipping" into assistance or funds.
Mr. White said yes.
Commissioner Hoekstra moved, seconded by Commissioner Khan, to continue the
public hearing and schedule deliberations and development of a recommendation for
City Council for the July 18, 2013 meeting. The motion passed unanimously.
F. Block Grant 2014 NSP Fund Allocations (MF # BGAP 2013-
004
Chairman Hilliard read the master file number and asked for comments from staff.
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Rick White, Community & Economic Development Director, discussed the 2014 NSP
Fund Allocations. He explained that it is another home focused block grant program.
In 2010 as a part of the Federal Stimulus Package, the City received about $426,000
to be used to prevent adverse effects on neighborhoods from vacant and foreclosed
properties. The City has rehabilitated to date 11 foreclosed properties and provided
down payment assistance for homebuyers to purchase foreclosed properties. There is
still funding available and there are still 2 more homes likely to be sold. Staff
recommended continuing the purchase and acquisition program in combination with
the rehabilitation program to purchase foreclosed homes, rehabilitate and then sell to
an eligible buyer.
Commissioner Hilliard asked if the program has been successful.
Mr. White replied that it's been successful but some of the foreclosed properties are in
rough shape and it takes a lot to get them fixed.
Commissioner Khan asked if the banks work with the City to negotiate price on the
homes.
Mr. White stated that more often than not the homes are owned by a federal agency.
When the program first started they were easier to work with than they are now. They
are now much more likely to try to sell the homes at a higher price.
Commissioner Khan asked if there has been any turnover in terms of foreclosure with
the homes purchased and occupied with NSP funds.
Angela Pitman, Block Grant Administrator, stated no and explained some of the safe
guards in place to prevent foreclosures.
Commissioner Hoekstra asked if the City did any criminal background checks and if
the City would be liable.
Ms. Pitman stated that the City does not do criminal background checks because it is
not required by HUD.
Commissioner Hoekstra moved, seconded by Commissioner Greenaway, to continue
the public hearing and schedule deliberations and development of a recommendation
for City Council for the July 18, 2013 meeting. The motion passed unanimously.
G. Code Amendment Building Heights for Detached Garages (MF# CA
2013-003)
Chairman Hilliard read the master file number and asked for comments from staff.
David McDonald, City Planner, discussed the proposed code amendment for building
heights for detached garages. Last month a public hearing was held to discuss this
matter. The Commissioners discussed a number of ideas and what staff heard was
that the City regulations should be in line with what the County does relating to
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height requirements for accessory structures. The County allows for increased
building heights through the special permit process only. Staff has included
language in the proposed ordinance identical to the County setting a height limit at 18
feet but a greater height may be approved by special permit both in the RS-20 and RS-
12 Zones. Staff also included additional review criteria as requested by the
Commission.
With no further comments the public hearing closed.
Commissioner Hoekstra moved, seconded by Commissioner Anderson, to recommend
the City Council adopt the proposed Code Amendments modifying PMC Chapters
25.22, PMC 25.24 and PMC 25.86 as attached to the June 20, 2013 staff memo. The
motion passed unanimously.
OTHER BUSINESS:
Mr. White thanked the Planning Commissioners for their patience for the long meeting
and listening to all of the applicants.
COMMENTS:
With no further discussion or business, the Planning Commission was adjourned at
9:36 p.m.
Respectfully submitted,
Dave McDonald, City Planner
-15-
REPORT TO PLANNING COMMISSION
MASTER FILE NO: SP2013-012 APPLICANT: Russell Dean
HEARING DATE: 6/20/2013 3200 W. Octave St.
ACTION DATE: 7/18/2013 Pasco, WA 99301
BACKGROUND
REQUEST: SPECIAL PERMIT: Location of an automotive body shop in a C-3
(General Business) Zone
1. PROPERTY DESCRIPTION:
Legal: The south 200.04 feet of Lot 1, Short Plat 77-27
General Location: 3306 West Marie Street
Property Size: The parcel is approximately 2.6 acres with about 52,000
square feet (1.2 acres) available for the proposed auto body shop. This
application is running concurrently with a Short Plat application to divide
the existing lot into two parcels.
2. ACCESS: The site is accessible from both Road 34 and W. Octave Street.
3. UTILITIES: All municipal utilities are currently available to serve the site.
4. LAND USE AND ZONING: The site is currently zoned C-3 (General
Business). The north portion of the site contains an automotive
parts/accessories wholesale warehouse and distribution center while the
south portion is vacant. Surrounding properties are zoned and developed as
follows:
NORTH: C-3 - Commercial wholesale distribution
SOUTH: C-3 - Commercial wholesale distribution
EAST: C-3 - Commercial RV sales
WEST: C-3/RS-1 - Post office/church
S. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site for
Commercial uses. LU-4-13 promotes planning for major commercial centers
which promote functional and economical operations to produce sustainable
clusters of shopping and services. The Auto-Plex area of the community is
dominated by automotive sales and service facilities; the proposed auto body
shop is functionally similar to the surrounding businesses. Goal LU-1-C
encourages cluster commercial development. The proposed use is
geographically consolidated with many other automotive sales and service
businesses. LU-4-C encourages the application of standards and guidelines
that will result in attractive and efficient commercial centers.
1
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 applicant is requesting special permit approval to locate an automotive body
shop with a large scale spray booth in a C-3 (General Business) zone located at the
intersection of Road 34 and Octave Street. The north half of the site in question
currently contains a commercial/industrial parts and accessories wholesale
warehouse and distribution center; the southern portion is a gravel parking area.
The proposal involves construction of a 6,820 square foot commercial shop
structure to house the spray booth and to provide enclosed working space. The
site plan submitted also indicates a proposed future shop addition equal to the
area of the currently proposed structure, for a total floor area of approximately
13,640 square feet.
The Planning Division is currently processing a Short Plat application (MF#
SPLAT2013-006) to subdivide the site into two similarly sized parcels. Once
processed, the site (Lot 2) proposed to contain the auto body shop will be
approximately 52,000 square feet in area; occupying the northeast corner of the
intersection of Octave Street and Road 34. Lot 2 (of SPLAT2013-006) is largely
undeveloped in its current state. Lot 2 functions as a fenced gravel parking lot and
is used for RV parking by Russ Dean RV dealership. The frontage areas, typically
required to be landscaped, contain only gravel. The western frontage on Road 34
contains sidewalk while the south frontage on Octave Street does not.
The potential impacts to nearby residential zones can be compared to the Action
Auto special permit (MF# SP2013-007) where special permit approval was granted
for a body shop directly across the right-of-way from a residential neighborhood.
Since its construction there have been no complaints received by the City from
nearby residents of the adjacent neighborhoods. This is one example chosen to
illustrate a case where an auto body shop is located less than 200 feet away from
residential units. In another circumstance, an auto body shop located adjacent to
a residential area on "A" Street has been the source of long-standing yet unverified
complaints of fumes and odors.
Impacts of primary concern are that of noise and fumes. The issue of fumes,
monitoring and enforcement will be the responsibility of the State Department of
Ecology permitting. Paint booth manufactures' product details submitted with the
application includes high volume ventilation and filtration equipment to help meet
air quality standards. Regarding noise, the residence nearest to the site is
approximately 500 feet to the southwest. The body shop will be open during
normal business hours when people are commonly away from home. Based on
experience with other auto body shops near residential units, there appears to be
2
sufficient distance between the body shop and the nearest residences to diffuse
noise to an appropriate level.
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 parcel is currently 2.6 acres in area.
2. Parcel number 119-370-191 is zoned C-3 (General Business).
3. Auto body shops are listed as a Permitted Conditional Use in the C-3
(General Business) zone [PMC 25.46040(2)].
4. The Comprehensive Plan identifies the parcel for commercial uses.
5. The Comprehensive Plan encourages the grouping of similar business types.
There are other automotive sales or related businesses located in the
immediate vicinity of the Auto-Plex.
6. The proposed use is automotive in nature.
7. The site is surfaced with gravel.
8. The sites' frontage on Octave Street lacks sidewalks.
9. The site lacks required right-of-way landscaping on both Road 34 and
Octave Street frontages.
10. The north half of the parcel contains a commercial wholesale distribution
warehouse with parking and required landscaping.
11. Currently the site has an active Short Plat (MF# SPLAT2013-006)
application to divide the parcel into two lots. The resulting "Lot 2" will be
52,000 square feet in area and is the site to which this Special Permit
application applies.
12. The 52,000 square foot (approximately 1.2 acre) site proposed to contain the
body shop is the south 200.04 feet of parcel number 119-370-191.
13. The proposed auto body site is located easterly of and across the street from
existing residential areas.
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 PMC. 25.86.060. The criteria are as follows:
(1) Will the proposed use be in accordance with the goals, policies, objectives and
text of the Comprehensive Plan?
3
The Comprehensive Plan designates the proposed site for commercial
development. The Comprehensive Plan encourages urban development
within the Pasco Urban Growth Boundary. The proposal involves the
establishment of a commercial business. Comprehensive Plan policy LU-4-
B encourages concentration of commercial activities, which are functionally
and economically beneficial. The proposed use is functionally similar to
other automotive related business located around the site.
(2) Will the proposed use adversely affect public infrastructure?
The proposed use will not create a significant impact on infrastructure. The
proposed auto body shop will utilize existing infrastructure consistent with
its intended use. Sewer and water usage for an auto body shop is minimal.
(3) Will the proposed use be constructed, maintained and operated to be in
harmony with existing or intended character of the general vicinity?
The existing character and intended character of the vicinity is automotive
in nature. The site is part of a conglomeration of automotive businesses
commonly referred to as the Pasco Auto-Plex. The proposed body shop will
support some of the existing auto dealerships, especially Russ Dean RV,
and will blend in with automotive sales and service character of the 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
Surrounding properties are zoned to permit commercial development.
Buildings on surrounding lots and on the lot in question are permitted to be
45 feet in height. According to the construction details provided with the
application, the auto shop will be 26 feet tall not including the height of
ancillary ventilation stacks. Development on the lot in question and on
surrounding lots must comply with all municipal codes including
landscaping, zoning and building codes. These codes are intended to
support property values and encourage compatibility within neighborhoods.
(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?
Impacts of primary concern are that of noise and fumes. The issue of fumes,
monitoring and enforcement will be the responsibility of the State
Department of Ecology permitting. City staff does not have the capability to
measure violations of the Department of Ecology air quality permit
associated with the spray booth. Any monitoring/enforcement related to air
quality will be conducted by the Department of Ecology which provides
"complaint driven" enforcement at best. Paint booth manufactures' product
4
details submitted with the application includes high volume ventilation and
filtration equipment to help meet air quality standards. Regarding noise, the
residence nearest to the site is over 500 feet to the southwest. The body
shop will be open during normal business hours when people are commonly
away from home. Based on experience with other auto body shops near
residential units there appears to be sufficient distance between the body
shop and the nearest residences to diffuse noise to an appropriate level.
The site is currently in a graveled condition; development of the site will
include paving all surfaces not occupied by the shop building. This means
the proposal will reduce or eliminate dust generated by the site.
Traffic generated by the body shop will be much lower than some of the
regularly permitted uses both in the C-1 and C-3 zones. Grocery stores,
restaurants and express trucking yards are examples of high-traffic uses not
requiring special permit review in the C-3 zone. Unfortunately the ITE
Vehicle Trip Generation Manual does not provide a traffic analysis for auto
body shops.
(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?
Auto body shops possess qualities which would be inherently disruptive to
nearby residences. Impacts most commonly include high noise levels due to
metal shaping activities, and noxious fumes and airborne particulates
produced by painting and paint removal. The Washington State Department
of Ecology (DOE) administers the Federal Clean Air Act by imposing
regulations on paint booth emissions through permitting. The applicant
must obtain the proper DOE permits to address air quality.
The residence nearest to the site is approximately 500 the southwest and is
usually upwind of the site. Noise generated by the body shop will be during
typical business hours when people are typically away from home. It is the
opinion of staff that in the case of people at home during normal business
hours; there is sufficient distance between the body shop and the nearest
residences to diffuse noise to an appropriate level for that time of day.
APPROVAL CONDITIONS
1. The special permit shall apply to the south 200.04 feet of Lot 1, Short Plat
77-27;
2. The site shall be developed in substantial conformance with the site plan
submitted with the Special Permit application;
3. Landscaping strips meeting the requirements of PMC 25.75 must be
installed on both the Octave Street and Road 34 frontages;
5
4. Sidewalk must be installed along the entire Octave Street frontage per City
standards;
5. The applicant shall be responsible for obtaining all required Department of
Ecology air quality permits for the paint booth;
6. No painting, metal bending, fabrication, priming or grinding shall occur
outside of an approved building;
7. All impervious surface improvements shall be designed to drain, confine
and/or impound storm water or site-generated water within the private
property upon which the improvement is to be located;
8. The pedestrian ramp at the corner of Octave Street and Road 34 must be
replaced to meet current ADA requirements;
9. The special permit shall be null and void if a building permit for required
paint booth improvements has not been obtained by March 3, 2014; and
10. Prior to issuing a Certificate of Occupancy for the proposed facility the
applicant shall provide 24-hour contact information.
RECOMMENDATION
MOTION for Findings of Fact: I move to adopt findings of fact
and conclusions therefrom as contained in the July 18, 2013 staff
report.
MOTION for Recommendation: I move based on the findings of
fact and conclusions as adopted the Planning Commission
recommend the City Council grant a special permit for the
construction and operation of an auto body shop on the south
200.04 feet of Lot 1, Short Plat 77-27.
6
Vicin i Item: Special P - Auto Body
in C-3 t Y
Applicant: Russ Dean N
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REPORT TO THE PLANNING COMMISSION
MASTER FILE NO. Z 2013-003 APPLICANT: Jeff McClure
HEARING DATE: 6/20/13 29 Wayne Ct
ACTION DATE: 7/18/13 Burbank, WA 99323
BACKGROUND
REQUEST: REZONE Rezone from R-2 (Medium-Density Residential) to C-
1 (Retail Business).
1. PROPERTY DESCRIPTION:
Legal: That portion of Section 28, Township 9 North, Range 30 East W.M.
described as follows; the north 248.71' of the west 228.71' of the
northwest quarter of the northwest quarter of the southeast
quarter of Section 28, Township 9 North, Range 30 East W.M.
General Location: 2302 East Lewis Street
Property Size: The parcel is approximately 1.15 acres.
2. ACCESS: The property has access from both Lewis Street and Cedar
Avenue.
3. UTILITIES: All utilities are available to the site. Utilities will need to be
extended into the site prior to development.
4. LAND USE AND ZONING: The site is currently zoned R-2 (Medium-
Density Residential). The site contains a 2,400 square foot metal
structure. Surrounding properties are zoned and developed as follows:
North C-3 - Commercial
South R-2 - Vacant
East R-2 - Residential
West C-1 - Vacant
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates this area
for Commercial uses. Most of the parcels fronting Lewis Street east of
Sycamore Avenue are designated 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.
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ANALYSIS
The applicant (Mr. McClure) has requested a change of zoning for his parcel
located on the southeast corner of Lewis Street and Cedar Avenue. After a
lengthy history of Code Enforcement activity related to commercial uses in a
residential zone, Mr. McClure has applied to change the parcel's zoning from R-
2 (Medium Density Residential) to C-1 (Retail Business).
The site in question previously contained a gas station which was demolished
many years ago. In 1970, a 2,400 square foot metal shop building was
constructed on the site. Currently, the site is being used for storage of various
items; most of which are items typically associated with commercial bee
keeping. Some time ago the applicant located commercial/industrial cargo
storage containers on the property. The parcel is fenced with metal wire
fencing and from the roadway appears to be a type of commercial storage yard.
By Code, the fore mentioned conditions are not suitable in the R-2 district, nor
would said conditions be permitted in the C-1 zone.
As a strategy to bring some of the Code violations into conformance, the owner
wishes to apply commercial zoning to the parcel. A change in zoning
classification alone however will not simply eliminate all existing Code
violations; there are certain site development standards that would need to be
met before a commercial business may be formally established and licensed.
It should be noted that the site is adjacent to the Bonnie Brae residential park
to the east. Special consideration should be taken when proposing commercial
zoning adjacent to residential uses. In terms of use, Bonnie Brae conforms to
its respective zoning and Comprehensive Plan Land Use Designation.
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 date the existing zone became effective:
The current zoning classification was established when the property was
annexed in 1994.
2. The changed conditions in the vicinity which warrant other or additional
zoning:
The Lewis Street freeway interchange was built from 1996 to 1997 adding to the
volume of commercial vehicle traffic on Lewis Street. Since 1994 right-of-way
improvements have been made to Lewis Street between Oregon Avenue and
Cedar Avenue. Those improvements included the installation of sidewalks, street
trees and roadside landscaping strips. Recently, an L.I.D. in this vicinity was
completed, adding curbs, gutters, sidewalks, etc. to much of the residential
roadways directly south of the site. The owner of this property did not
participate in the L.I.D. Since 1994 several hundred residential units were built
in the vicinity which adds to the customer base in this part of the community.
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3. Facts to justify the change on the basis of advancing the public health,
safety and general welfare:
The rezone would facilitate development of a commercial land use on Lewis
Street which is a main arterial road serving fairly dense residential
neighborhoods to the north and south. Much of the land fronting on the south
side of Lewis Street east of Oregon Ave contains non-residential uses. The site
was developed as a commercial gas station before being annexed into the city.
Upon annexation in 1994 a relatively large area of land, which included the
subject site, was designated with the R-2 zoning classification. The R-2 zone
was applied to the annexed land because at the time that area contained the
Bonnie Brae trailer park. Since 1994 other non-residential development has
occurred on Lewis Street. Rezoning the site may facilitate the property becoming
fully developed with the necessary infrastructure, landscaping and building
improvements. The proposal could have a positive impact upon the general
public and the welfare of the community by enhancing the eastern entrance to
the City. Such development supports past public expenditures for streetscape
improvements along East Lewis Street. Additionally, the rezone will provide
more area for the development of retail services serving many of the new homes
in the area.
4. The effect it will have on the nature and value of adjoining property and
the Comprehensive Plan:
Based on past experience with rezoning underutilized land and evidence
provided by tax records of Franklin County, the proposed rezone will not
negatively impact adjoining properties. Rezoning the property will assist with
the implementation of the Comprehensive Plan. In May, 2013 staff researched
the tax record history for homes located adjacent to parcels zoned C-1 compared
to homes not abutting C-1 zones. The tax records indicate no significant
difference between the two categories; homes adjacent to C-1 zoned parcels held
the same patterns in assessed value as the homes not abutting C-1 zones.
5. The effect on the property owners if the request is not granted:
Retaining the residential zoning for the parcel would require the owner cease all
on-site commercial and/or industrial business activity. The existing metal
building could not be used until a residential use is established. It may also be a
requirement that any proposed residential structure be larger in floor area than
the existing 2,400 square foot metal building or to remove the metal building
before residential construction would be permitted.
6. The Comprehensive Plan land use designation for the property:
The Comprehensive Plan designates the site for Commercial uses. A change in
zoning classification from R-2 (Medium-Density Residential) to C-1 (Retail
Business) is consistent with the Plan's Land Use Map. Plan Policy LU-4-B
encourages the location of commercial facilities at major street intersections to
avoid commercial sprawl and avoid disrupting residential neighborhoods, and to
leverage major infrastructure availability. The site in question is located on
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Lewis Street (major arterial) very near the intersection of Heritage Boulevard
which ultimately serves as a freeway on-ramp. The sites' locational circumstance
may best serve the city in a commercial capacity.
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 approximately 1.IS acres in area.
2. The site is currently zoned R-2 (Medium-Density Residential).
3. The Comprehensive Plan designates the site for Commercial uses.
4. The proposed change of zoning is consistent with the Comprehensive
Plan.
S. The site previously contained a gas service station which also
distributed bulk oil products.
6. The site was developed with an automotive service station and bulk oil
distribution facility while in Franklin County's jurisdiction.
7. The site fronts both Lewis Street and Cedar Avenue.
8. The Commercial Land Use Designation in the Comprehensive Plan
includes the C-1 (Retail Business) zone.
9. City records indicate the property owner has been conducting non-
residential activity on the site for the past few years.
10. The existing 2,400 square foot metal shop structure was constructed
in 1970.
11. The site was annexed into the city in 1994 by Ordinance #3033.
12. The R-2 zone was applied to the site upon annexation.
13. East Lewis Street between Oregon Avenue and Cedar Avenue was
treated with right-of-way improvements including sidewalks, street
trees and roadside landscaping strips.
14. Since 1994 several hundred residential housing units were
established in that area of the community east of Oregon Avenue.
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 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 the Comprehensive Plan Land Use Map and
several Plan policies and goals. The request for C-1 zoning is consistent with the
Commercial Land Use Designation.
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2. The effect of the proposal on the immediate vicinity will not be materially
detrimental.
The application of the C-1 zone alone will not authorize the owner to continue his
current business activity without developing the site to current standards. The
nature of the current non-residential activity detracts from the appeal of the
vicinity. The C-1 zone in this location will not inherently be a detriment to the
immediate vicinity. Many uses permitted in the C-1 zone would be beneficial in
serving the surrounding neighborhoods.
3. There is merit and value in the proposal for the community as a whole.
Surrounding residential neighborhoods may support increased commercial
developments fronting Lewis Street. The C-1 zone in this location is consistent
with the City's Comprehensive Plan. The rezone will facilitate the establishment
of additional commercial services on Lewis Street. Considering the dense
residential development, primarily to the north, there may be value and merit to
increasing the commercial land bordering the main arterial road which serves the
vicinity. Due to its ease of access, the most suitable use of land immediately
surrounding the Lewis Street freeway interchange may be that of a commercial
node.
4. Conditions should be imposed in order to mitigate any significant
adverse impacts from the proposal.
The applicant has not proposed any specific development plan to be considered
for the application of any special conditions or restrictions beyond those built into
the C-1 zoning language. The C-1 zone contains requirements for special permit
review for uses which may be disruptive to adjacent or nearby residences. C-1
permitted uses were developed with consideration to the fact that C-1 zones
commonly abut residential zones throughout the city. No special site-specific
conditions are proposed by staff.
S. 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 not proposed by staff.
RECOMMENDATION
MOTION for Findings of Fact: I move to adopt findings of fact
and conclusions therefrom as contained in the July 18, 2013
staff report.
MOTION for Recommendation: I move based on the findings
of fact and conclusions as adopted the Planning Commission
recommend the City Council approve the rezone from R-2
(Medium Density Residential) to C-1 (Retail Business) for 2302
E. Lewis Street.
5
Item: Rezone - R-2 to C- 1
Vicin .
A licant: Jeff McClure N
Map pp Fil e #.• Z2013 -003
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LEWIS ST -�
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Land Use Item: Rezone - R-2 to C- 1
Ma p File pp
A licant: Jeff McClure N
#:
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Z2013 -003
Single Family Residential Single Family Residential
Vacant Vacant
LEWIS ST
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Commercial Vacant SITE
o w Residential
Vacant x
x
Residential
Vacant
Vacant
Item: Rezone - R-2 to C- 1 Zoning
Applicant: Jeff McClure N
Map • •
File #. Z2013 -003
R-1-A (Low-Density Residential Alternate) R-2 R-1-A (Low-Density Residential Alternate)
C-1 C-1
(Retail Business) (Retail Business)
C-3
LEWIS ST
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(Low-Density Residential) (Medium-Density Residential)
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: PP 2013-001 APPLICANT: Hayden Homes
HEARING DATE: 6/20/2013 2464 SW Glacier PI #110
ACTION DATE: 7/18/2013 Redmond, OR 97756
BACKGROUND
REQUEST: Preliminary Plat: Aintree Preliminary Plat, 15-Lots (Single-
Family)
1. PROPERTY DESCRIPTION:
Legal: That portion of the SW quarter of the SW quarter of
Section 15, Township 9 North, Range 29 East, WM.
lying northerly of the FCID canal except that portion
platted as Chapel Hill Division, 2 and that portion
platted as short Plat 2010-14
General Location: 6720 Aintree Drive
Property Size: 5.05 Acres
Number of Lots Proposed: 15 lots
Square Footage of Lots: 7,803 ft2 to 22,058 ft2
Average Lot Square Footage: 12,033 ft2
2. ACCESS: The property will have access from Aintree Drive. A 60
foot wide public road will provide access to each lot.
3. UTILITIES: Municipal sewer and water services are currently
available from the mainlines in Aintree Drive.
4. LAND USE AND ZONING: The site is in the process of being zoned
R-1 (Low-Density Residential) from RT (Residential Transition).
Surrounding properties are zoned and developed as follows:
NORTH: R-1 - Single Family Residences
SOUTH: C-1 - Fire Station/Commercial Business
EAST: R-1 - Single Family Residences
WEST County RS-20 - Single Family Residences
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates this
area for Mixed Residential uses. Land Use Policy LU-3-B
encourages "infill" development. Other goals and policies suggest
the City permit a full range of residential environments including
single family homes (H-2-A) and standards that control the scale
I
and density of accessory buildings and homes to maintain
compatibility with other residential uses (H-4-13).
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 applicant is proposing to subdivide the 5.05 acre site in question
into 15 lots to allow the construction of 15 single-family residences.
Currently zoned RT (Residential Transition), the site is in the process of
being rezoned to the R-1 (Low-Density Residential) zone consistent with
surrounding properties in the Chapel Hill subdivision. This property was
part of the original farm circle that occupied the area between the FCID
canal and I-182 east of Road 68. Because the parcel was held under
separate ownership from the farm circle it was not rezoned and platted
when the Chapel Hill subdivision was being planned. Consistent with
the RT zoning classification the site was developed with one single-family
house and a shop/barn. In 2003 the surrounding farm circle was
rezoned to R-1, R-3 and R-4 and developed as the Chapel Hill
Subdivision. The site has remained minimally developed since that time.
Due to the irregular shape of the parcel development options are limited
to a single cul-de-sac surrounded by lots. In addition to the shape of the
parcel the steep slopes will also impact the layout of the subdivision
causing a wide variation in the size of the lots.
This subdivision is considered an infill development that is consistent
with the purposes and intent of the Comprehensive Plan and is
supportive of past development in the Chapel Hill Subdivision.
LOT LAYOUT: The proposed plat contains 15 lots; with lots varying in
size from 7,803 to 22,058 square feet; the average size being 12,033
square feet.
RIGHTS-OF-WAY: The Plat fronts Aintree Drive which is currently
developed to City standards. The one cul-de-sac proposed for the plat
will be developed to City standards. The Franklin County Irrigation
District canal borders the southern side of the parcel.
2
UTILITIES: The developer will be responsible for extending utilities into
the Plat. A common utility easement will be needed along either side of
the cul-de-sac. The easement will be used by the PUD and other utility
providers. 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: Aintree Drive is already named. A name of the future
public road will be assigned during the final platting process.
IRRIGATION: Municipal Code requires installation of irrigation lines as
a part of infrastructure improvements.
WATER RIGHTS: The assignment of water rights is a requirement for
subdivision approval. Water rights have 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-1 zone are
designed to address overcrowding concerns. The proposed plat has a
density of approximately 3 units per acre. No more than 40 percent of
each lot is permitted to be covered with structures.
Parks Opens Space/Schools: A City park will be located at the corner
of Chapel Hill Boulevard and Saratoga Lane. Hayden Homes recently
submitted plans for the street and utilities necessary to serve the park.
The proposed subdivision is served by Mark Twain Elementary,
McLoughlin Middle School and Chiawana High School. 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. Based on the School Districts Capital Facilities Plan
the City collects school mitigation fees for each new dwelling unit. The
fee is paid at the time of building permit issuance. In response to past
subdivision proposals the School District by letter dated August 30,
2012, has explained that the collection of impact fees addresses the
requirements of RCW 58.17.110.
3
Effective Land Use/Orderly Development: The plat is laid out to
effectively utilize the site consistent with the rezone approval set to occur
in July 2013. The rezone will apply the R-1 zone to the site which allows
approximately 6 units per acre. The Plat is designed for 15 units.
Safe Travel & Walking Conditions: The Plat is connected to the
community by Aintree Drive which leads to Road 68. 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. For the sewer to
operate without a lift station the proposed subdivision sewer line will
need to be connected to the existing line in Pimlico Drive.
Provision of Housing for State Residents: The proposed Preliminary
Plat contains 15 single-family building lots, providing an opportunity for
the construction of 15 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: Aintree Drive has been developed to City
standards. 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.
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 RT (Residential Transition).
5. The site is anticipated to be rezoned to R-1 in July, 2013.
6. The developer is proposing to build 15 dwelling units on the site.
4
7. The Housing Element of the Comprehensive Plan encourages the
development of a variety of residential densities and housing
types.
8. The preliminary plat approval will facilitate an infill development
which is encouraged by the Comprehensive Plan.
9. The Transportation Element of the Comprehensive Plan
encourages the interconnection of neighborhood streets to
provide for the disbursement of traffic.
10. Aintree Drive provides access to the site in the northwest corner
of the parcel.
11. The School District impact fees will be collected at the time at
building permit is issued for each home.
12. The School District recently passed a bond levy to further
mitigate the impact created by additional enrollment.
13. 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.
14. 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.
15. The proposed development is adjacent to the Franklin County
Irrigation District canal.
16. The property is served by the Franklin County Irrigation District
17. The Chapel Hill development to the east of the proposed plat was
required to install a common fence along the canal right-of-way
as part of the subdivision improvements.
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, 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
5
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. Based on
the School Districts Capital Facilities Plan the City collects school
mitigation fees for each new dwelling unit. The fee is paid at the time of
building permit issuance. In response to past subdivision proposal the
School District, by letter dated August 30, 2012, has explained the
collection of impact fees addresses the requirements of RCW 58.17.110.
A neighborhood park will located at the corner of Chapel. 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 is an infill
development that will utilize vacant land within the Pasco Urban Growth
Boundary thereby contributing to the orderly development of the
community.
(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. The completion of the plat will
provide building lots for single-family dwellings, one of the types of
housing identified as appropriate in the mixed residential areas of the
community.
(4) The proposed subdivision conforms to the general purposes of
any applicable policies or plans which have been adopted by the
City Council;
Development plans and policies have been adopted by the City Council in
the form of the Comprehensive Plan. The proposed subdivision conforms
to the policies, maps and narrative text of the Plan as noted in number
three above.
6
(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.
REVISED
PLAT APPROVAL CONDITIONS
1. The developer shall install a properly designed irrigation system
meeting the specifications of the Franklin County Irrigation
District;
2. 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. The handicapped
accessible pedestrian ramps must be completed with the street and
curb improvements prior to final Plat approval. All proposed
utilities must be installed underground by the developer at the
developer's expense;
3. The sewer line serving the plat must connect to City sewer in a
manner and at a location approved by the Director of Public
Works;
4. 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;
7
5. The developer/builder shall mitigate impacts to the Public School
System by the "school impact fee" established by Ordinance at the
time of issuance of building permits for homes;
6. No utility vaults, pedestals, or other obstructions will be allowed at
street intersections;
7. All storm water is to be disposed of per City and State codes and
requirements;
8. 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;
9. The developer shall install a common fence along the Franklin
County Irrigation District canal to match the common fence in the
Chapel Hill subdivision to the east. No access shall be permitted
through the common fence to the irrigation canal right-of-way;
10. 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 construction plan
approval;
11. 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;
12. The Final Plat shall contain a 10-foot utility easement parallel to
all streets;
13. 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";
14. Street lighting must be installed to the City of Pasco/Franklin
County PUD standards and as directed by the City Engineer.
8
Residential street lights are typically installed every 300 feet, and
collector/arterial type street lights are typically installed every 150
feet. Street light positioning is alternating and is measured along
the centerline of the road;
15. 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 intake meeting for
construction plans;
16. The developer will be required to conform to all conditions set
forth in the Storm Water Maintenance Agreement including, but
not limited to, regular cleaning and maintenance of all streets,
gutters, catch basins and catch basin protection systems. Cleaning
shall occur on a regular basis to ensure that no excess buildup of
sand, trash, grass clippings, weeds or other debris occurs in any
portion of the streets, gutters, or storm water collection facilities.
Cleaning and upkeep of the streets, gutters, and storm water
collection facilities must be to the satisfaction of the City Engineer.
The developer will be responsible for operating and maintaining the
storm drain system in accordance with the Storm Water
Maintenance Agreement for a period of up to five years from the
date of Final Plat approval depending on the build out schedule for
homes on the lots; and,
17. The developer will be required to comply with the City of Pasco
Civil Plan Review process.
RECOMMENDATION
MOTION: I move to adopt Findings of Fact and Conclusions therefrom
as contained in the July 18, 2013 staff report.
MOTION: I move based on the Findings of Fact and Conclusions, as
adopted, the Planning Commission recommend the City
Council approve the Preliminary Plat of the Aintree
subdivision with conditions as listed in the July 18, 2013
staff report.
9
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MEMORANDUM
DATE: July 18, 2013
TO: Planning Commission
FROM: Dave McDonald, City Planner
SUBJECT: Park Fee Code Amendment (MF# CA 2013-002)
At the April meeting the Planning Commission held a public hearing to
consider consolidating the park fees with the other development impact fees
(traffic and schools) that are found in Title 3, under Revenue and Finance.
In addition to consolidating the park fees, the Director of Administrative and
Community Services indicated the current fee structure has not kept pace
with finished park improvement costs. The Director suggested the park fee
should increase to $1,500 per dwelling unit to more accurately cover the
costs for new park development.
During the hearing, the Planning Commission was informed that other code
revisions related to the park fund and park districts were need. As a result
the public hearing on the park fees and consolidation in Title 3 was closed
with no action. Staff explained that once work was completed on the park
districting the matter would be returned to the Planning Commission for final
recommendation. Because the park districting and park fees are somewhat
related, staff was endeavoring to have the two issues forwarded to the City
Council simultaneously.
The Administrative and Community Services Department has now completed
park districting work enabling the park fee ordinance to move forward.
Only one hearing is necessary for the changes in the park fees and that was
held in April. The park districting code does not require a hearing before
being modified. No action on the park districting will be required of the
Planning Commission. However, staff has attached a map of the proposed
district modification to make the Planning Commission aware of the
districting layout. The City currently has 23 neighborhood park districts and
two community park districts. Redistricting has created a third community
park district. The neighborhood park districts have remained unchanged. The
districts are geographic areas of the community used to assign park fees.
Currently the park fees are split between the community districts and
neighborhood districts with 90 percent of the fee assigned to neighborhood
districts and 10 percent to community districts.
I
Additional background and history on the park fee is provided in the Planning
commission Memo of April 25, 2013 attached hereto.
FINDINGS
1) The City requires new residential development to contribute its
proportionate share of the cost of providing park facilities to meet the
recreational needs of said new development. The park fee has been part
of the Municipal Code since 1980.
2) The original park fee was $200 per dwelling unit.
3) In 1997 the fee was reevaluated and determined to be insufficient to
cover the proportionate share of the cost of parks needed to serve new
residential development. The based fee was set at $450 per dwelling in
1997 with a 3.25 annual increase.
4) The 2013 park fee is $709 per dwelling unit.
5) The Community and Administrative Services Director recently analyzed
the cost of new park development compared to the park fee and found
the current fee of $709 was less than half of the cost for constructing a
five acre neighborhood park per dwelling unit.
6) The Planning Commission held a public workshop dealing with the park
fee on March 21, 2013. Information on said workshop was made
available to the public through the City's web site at www.pasco-wa.gov.
7) The Planning Commission held a public hearing on the park fee during
the regular meeting of April 25, 2013. Notice of said hearing was
provided in the Tri-City Herald on April 7, 2013 and April 14, 2013.
Information on said hearing was also made available to the public
through the City's web site at www.pasco-wa.gov.
RECOMMENDATION
MOTION: I move the Planning Commission adopt the findings of
fact as contained in the July 18, 2013 staff memo on the park fee
Amendments.
MOTION: I move the Planning Commission recommend the City
Council adopt the proposed park fee amendments as attached to the
July 18, 2013 staff memo to the Planning Commission.
2
22
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Proposed Code
CHAPTER 3.133-1 PARK IMPACT FEES
3.133-1.010 PURPOSE ............................................................................................ 1
3.133-1.020 FINDINGS .................................................................................. 1
3.133-1.030 IMPOSITION OF PARK IMPACT FEE.......................................... 1
3.133-1.030 APPLICABILITY.......................................................................... 1
3.133-1.040 EXEMPTIONS ............................................................................. 2
3.133-1.050 DEFINITIONS............................................................................. 2
3.133-1.060 IMPACT FEE REDUCTION .......................................................... 3
3.133-1.010 PURPOSE. The purpose of this Chapter is to ensure new
residential development contributes a proportionate share to the capital costs necessary
to provide parks, recreational open space and related amenities for residents of the City
of Pasco. It is further the intent of this chapter to assist in the implementation of the
City's Park, Recreation and Forestry Plan and Capital Facilities Plan.
3.133-1.020 FINDINGS. The City Council finds and determines that
residential development within the city will create additional demand and need for
parks, recreation and open space within the city. The City Council further finds the city
does not have sufficient resources to meet anticipated park and recreation needs
created by new residential growth and that said growth should pay a proportionate
share of the costs of park, recreation and open space facilities needed to serve new
growth. It is the intent that the provisions of this Chapter shall be liberally construed to
effectively carry out the purposes of the Council in establishing this impact fee.
3.133-1.030 IMPOSITION OF PARK IMPACT FEE. A park impact fee as
provided in PMC 3.07.240 is hereby imposed for the City of Pasco and is required for all
new residential development. The park impact fee must be paid prior to the issuance
of a building permit.
Compliance with the provisions of this chapter is required prior to the issuance of
a building/development permit authorizing construction of a residential park (mobile
home park) in accordance with Title 19 and Chapter 25.40 (RP Zone). The total impact
fee shall be based on the number of mobile home spaces to be authorized under the
permit.
3.133-1.030 APPLICABILITY. The park impact fee as provided in PMC
3.07.240 applies to all new residential development within the City of Pasco regardless
of geographic location.
1
3.133-1.040 EXEMPTIONS. The provisions of this chapter shall not apply to
the following:
(1) Rebuilding of lawfully established dwelling unit(s) destroyed or damaged
by fire, flood, explosion, act of nature, or other accident or catastrophe; provided, that
such rebuilding takes places within one (1) year after destruction and provided no
additional dwelling units are created;
(2) Alteration, expansion, reconstruction, remodeling, or rebuilding of existing
single-family dwellings, multifamily dwelling units, factory assembled dwellings and
mobile homes; provided, no additional dwelling units are created;
(3) Condominium projects in which existing dwelling units are converted into
condominium ownership and where no new dwelling units are created.
(4) Construction of residential accessory structures.
(5) Installation of individual mobile homes or recreational vehicles within a
residential park.
3.133-1.050 DEFINITIONS. For purposes of this Chapter, the following terms shall
have the indicated meanings:
DEDICATED PARK LAND means a 5 acre parcel dedicated to the city with
approval of a final plat and containing the adjoining infrastructure improvements.
FULLY DEVELOPED NEIGHBORHOOD PARK means dedicated park land that is
developed with lawn, an irrigation system, pathways, trees, playground equipment, ball
courts and sun shelters according to a plan approved by the city prior to construction.
INFRASTRUCTURE means curb, gutter, sidewalks, handicap ramps, street lights,
fire hydrants, storm drainage facilities, road base, road pavement to the center line of
the street, street signs, provisions for electrical power, one water stub and one sewer
stub, site rough grading and hydro seeding for dust control.
NEW RESIDENTIAL DEVELOPMENT means the construction or placement of,
single-family site built dwellings, factory assembled dwellings including mobile homes
and multi-family dwellings within the City of Pasco. Included within this definition are
the terms residential subdivision, apartment complex and residential park.
OPEN RECREATION AREA means areas of land, at least improved with lawn and
irrigation, intended and designed for unorganized, passive or active recreation and may
include minor recreation improvements such as children's playground equipment and
children's wading pool, provided such minor improvements do not occupy more than
half (1/2) of the total open recreation area. Open recreation areas must equal at least
100 square feet of area for each dwelling unit within the development. Open recreation
2
area shall not include parking lots; driveways and other automobile-oriented areas or
recreation improvement areas and swimming pools as defined herein.
PARK IMPACT FEE means a payment of a fee imposed upon new residential
development as a condition of development approval to pay for a proportionate share
of the costs to provide park and recreational facilities needed to serve new growth and
development. The park pact fee does not include building permits or permit application
fees or any other fee require of new development.
PARKS, RECREATION AND FORESTRY PLAN means the Park, Recreation and
Forestry Plan adopted by the City Council for the City of Pasco and used as a planning
document that provides policies and guidance on developing citywide park and
recreation facilities.
RECREATION IMPROVEMENT AREA means an area developed with recreation
facilities such as, but not limited to, basketball, tennis and similar playing courts,
saunas, hot tubs, recreation buildings and similar improvements. Recreation
improvements shall not include parking lots, driveway and other automobile-oriented
areas, habitable buildings, swimming pools, or minor recreation improvements.
SWIMMING POOLS. Means a pool for swimming which contains at least five
hundred (500) square feet of water surface area and is at least four (4) feet in depth at
the deepest point.
3.133-1.060 IMPACT FEE REDUCTION. The base impact fee per dwelling
unit may be reduced per the following:
(1) Open Recreation Area. New residential developments that provide one or
more open recreation areas the base fee will reduced at the rate of one percent (1%)
for each ten (10) square feet of open recreation area per unit (as determined by
dividing the total square feet of open recreation area by the total number of dwelling
units), not to exceed thirty percent (30%).
(2) Recreation Improvement Area. New residential developments that
provide recreation improvement areas the base fee will be reduced at the rate of one
percent (1%) for each ten (10) square feet of recreation improvement area per unit (as
determined by dividing the total square feet of recreation improvement area by the
total number of dwelling units), not to exceed thirty percent (30%).
(3) Swimming Pools. New residential developments that provide one or more
swimming pools the base fee shall be reduced at the rate of one-half percent (1/2%) of
each square foot of water surface area per unit (as determined by dividing the total
3
square feet of water surface area by the total number of dwelling units), not to exceed
fifteen percent (15%).
(4) Dedication of Park Land. New residential developments that provide
dedicated park land as a part of the platting process shall have the base fee reduced by
fifty percent (50%).
(5) Dedication of a Fully Developed Neighborhood Park. New residential
developments that dedicate a fully developed neighborhood park shall have the
neighborhood park portion of the impact fee waived.
Residential subdivisions with privately maintained and operated recreation
facilities must contain final plat conditions ensuring the perpetual maintenance of the
recreation facilities.
Proposed Amendments for Chapters 3.07 and 3.29
3.07.230 PARK IMPACT FEES
Base Fee/Charge Reference
A) Single-Family Dwelling $1,500.00 3.133-1.030
B) Multi-Family Dwelling $1,500.00 3.133-1.030
C) All other dwelling units $1,500.00 3.133-1.030
The base fee established herein shall increase by 3.25 percent on January 1 of each
year without notice.
3.29.010 ESTABLISHED. There is established a fund to be called the "Park Fund." All
moneys derived from the fees collected pursuant to Chapters 25.80 and 26.20 3.133-1
shall be deposited in and disbursed from this fund only. All interest earned that is
attributable to moneys in the fund shall be deposited in and credited to the fund.
4
MEMORANDUM
DATE: July 8,2013
TO: Planning Commission
FROM: Angela R. Pitman, Block Grant Administrator
SUBJECT: 2014 COMMUNITY DEVELOPMENT BLOCK GRANT (CDBG) PROGRAM
ALLOCATION(MF#BGAP2013-003)
Requests for_Fundin
Attached for your review and consideration are the CDBG Fund and Proposal Summaries (Attachments I
& 2) relating to our Community Development Block Grant Program for program year 2014. Fifteen (15)
requests for funds were submitted totaling$1,470,344.89. Applicants presented their proposals before the
Planning Commission on June 20,2013.
Estimated Funds Available
It is estimated that the 2014 annual entitlement grant will be $619,417 based on the award for program
year 2013. Prior year funds available for commitment are $36,339 making a total of $655,756 in funds
available for use in 2014. There is always some question regarding actual funding levels approved by
Congress. Actual available funding for these FY 2014 activities will remain in question until the early
part of the year when the CDBG allocation is made by Congressional Resolution. If funding levels are
lower than estimated, activity funding may need to be reallocated accordingly.
Public Service Cap
HUD regulations state that the amount of CDBG Funds obligated within a program year to support public
service activities may not exceed 15% of the combined total of the entitlement plus the prior year's
program income. For 2014,the estimated entitlement of$619,417, and estimated 2014 program income of
$2,000 makes the maximum available for public Service activities $87,000. Current requests for public
services total $112,500. Staff recommends a maximum of$70,000 for public services (I I%).
Planning r& Administration Cap
HUD regulations state that the amount of CDBG Funds obligated within a program year to support
planning and administration activities may not exceed 19% of the combined total of the entitlement plus
the current year's program income. For 2014, the estimated entitlement of$619,417 makes the maximum
available for planning and administration $120,000. Current requests for planning and administration
total $120,000. Staff recommends a maximum of$120,000 for planning and administration (19%).
The City Staff would like to thank the members of the Planning Commission for your time and assistance.
MOTION: l move the Planning Commission close the public hearing and recommend the City
Council approve the use of funds for the 2014 Community Development Block Grant Program as
set forth in the "2014 Fund Summary" as recommended by Staff.
Attachments: 1. 2014 CDBG Fund Summary
2. 2014 CDBG Proposal Summary
Attachment 12014 CDBG Fund Summary-7.18.13 Attachment 1
Planning Commission Meeting Page 1
Proposals-Recommendations
LOCI NonCDBG Agency Stott PC City Council GoalStrat
PJII] D R€CIPPENT ACTIVITY/ NAME Klatch Requested Recommend Recommend A roval Ob' Risk Priority
0001 01 City of Pasco-Community&Economic Development CDBG Program Administration $0.00 $120,000.00 $120,000.00 0 2 0
OOOZ 02 City of Pasco-Administrative&Community Services Martin Luther King Community Center Recreation $100,500.00 $37,500.00 $20,000.00 V.2 3 B2
Specialist
0002 03 City of Pasco-Administrative&Community Services Civic Center-Youth Recreation Specialist $45,500.00 $37,500.00 $20,000.00 V.2 3 B2
0002 04 City of Pasco-Administrative&Community Services Senior Citizen's Center Recreation Specialist $200,500.00 $37,500.00 $30,000.00 V.2 3 B2
0003 05 Downtown Pasco Development Authority Pasco Specialty Kitchen $44,200.00 $60,000.00 $50,000.00 1.1-5 5 A2
0003 06 Downtown Pasco Development Authority Downtown Facade Improvement Program $15,000.00 $60,000.00 $15,000.00 1.5 5 Al
0003 07 Friendly Temple Ministries&Trotter Enterprises Friendly Temple Job Training Program $0.00 $60,000.00 1.4 t0 A2
0004 08 Benton Franklin CAC-CHIP Minor Rehab&Repairs Community Housing Improvement Minor Rehab $5,000.00 $50,000.00 $50,000.00 V.2 5 C1
Program
0004 09 Catholic Family&Child Services-Pasco Catholic Family Volunteer Chore Services(7) $65,500.00 $4,000.00 $3,129.00 IV.2 6 BI
0004 10 CBVC,Inc Veteran Supportive Housing $10,000.00 $100,000.00 V.2 6 B1
0005 11 City of Pasco-Administrative&Community Services Memorial Park Shelter Remodel&ADA Path $0.00 $100,000.00 $100,000.00 11.2 3 Al
0005 12 SEWSCDHH Renew SEWSCOHH Facility Improvement $0.00 $255,844.89 111.1 9 Al
0006 13 City of Pasco-Community&Economic Development Code Enforcement Officer $147,000.00 $48,000.00 $48,000.00 IV.2 2 Al
0007 14 City of Pasco-Public Works ADA Improvements $250,000.00 $250,000.00 $100,000.00 11.2 3 Al
0007 15 Pasco Housing Authority fourth and Pearl Family Housing $7,852,457.00 $250,000.00 $100,000:00 11.1 3 Al
8,735,657.00 1,470,344.89 656,129.00 0.00 0.00
Estimated Entitlement 2014 S 619,417
Estimated PI 2014 $ -
Available to Commit $ 36,712
Total Funds Available $ 656,129
Proposals Received $ 1,470,345
SURPLUSMEFICIT $ (614,216)
Proposals Recommended $ 656,129
Funds available for Commitment 0
7/212013
CITY OF PASCO
2014 COMMUNITY DEVELOPMENT BLOCK GRANT
PROPOSAL SUMMARY—JULY 18, 2013
1 CDBG Program Administration—Requested: $120,000
Recommended: 5120,000
Plan, administer and deliver housing and community needs, ensure compliance with
local, state and federal rules, regulations and laws, and provide for the successful
delivery of programs that primarily benefit low to moderate income people.
Planning and Administration is capped at no greater than 20%.
This amount is recommended as it will pay City-wide for the direct delivery of
CDBG services throughout all City Departments.
2 Martin Luther King Communi Center Recreation Specialist— Requested: $
37,500
Recommended: $ 20,000
This facility's program is coordinated with the YMCA, Salvation Army and
Campfire USA, who all collaborate to ,provide education and physical activities to
school age children.
City of Pasco Martin Luther King Center Program.
This amount is consistent with past amounts for this program and pays for the direct
delivery of service in census tracts 201-204.
3 Civic Center -Youth Recreation Specialist—Requested: S37,500
Recommended: $ 20,000
Provide a portion of the salary and benefits for recreation specialist at the Youth
Civic Center. This facility's program is to provide recreation programs for youth at
risk and families in low-to-moderate income Census Tract (202).
Public services are capped at no greater than 15% of current entitlement plus prior
year program income.
This amount is consistent with past amounts for this program and pays for the direct
delivery of service in census tracts 201-204.
4 Senior Citizen's Center Recreation Specialist—Requested: S 37,500
Recommended: $ 30,000
Portion of the salary and benefits for recreation specialist to oversee and operate
program at Pasco's senior center. This facility's program provides supervision and
leadership necessary for programs serving the elderly of Pasco with support
services, nutrition, health and living skills support.
1
CITY OF PASCO
2014 COMMUNITY DEVELOPMENT BLOCK GRANT
PROPOSAL SUMMARY—JULY 18, 2013
Public services are capped at no greater than 15% current entitlement plus prior year
program income.
This amount is consistent with past amounts for this program and pays for the direct
delivery of service for elderly City-wide.
5 Pasco Specialty Kitchen —Requested: $ 60,000
Recommended: $ 50,000
Continue operations of the Pasco Specialty Kitchen, a certified commercial
incubator kitchen. By providing technical support to small food-related businesses
the Pasco Specialty Kitchen improves their success rate by helping them to establish
and achieve their goals. In consideration for technical assistance, the startup
businesses agree to make jobs created available to lore-to-moderate income persons
in Pasco (Census Tract 202).
This amount is consistent with past allocations and is a component of downtown
revitalization and economic development.
6 Downtown Facade Improvement Program—Requested: $ 60,000
Recommended: $ 15,000
Support downtown businesses with facade improvements (Census Tract 202).
It is estimated that 2 business will be assisted with fagade improvements.
This amount will enable the Association to complete approximately two major
facade improvements this next calendar year. Currently there is a turnover in the
Director position and no sites are in queue for the Fagade Improvement Program.
7 Friendly Temple Job Traininiz Program—Requested: $ 60,000
Recommended: $0
Equipment requires extended accounting. Facility Improvement, vehicles,
landscaping equipment, kitchen/restaurant equipment
Equipment requires extended accounting. Facility Improvement, vehicles,
landscaping equipment, kitchen/restaurant equipment.
This request is not recommended for funding approval due to its high risk and
unproven program results.
8 CHIP Minor Rehab Program CAC— Requested: $ 50,000
Recommended: S 50,000
Minor household repairs, energy efficient upgrades and hazardous material removal
for low to moderate income households.
2
CITY OF PASCO
2014 COMMUNITY DEVELOPMENT BLOCK GRANT
PROPOSAL SUMMARY —JULY 18, 2013
Recommend this project for minor rehabilitation/repair for those with housing costs
over 30% of monthly income, and income below 50% AMT.
This amount is recommended as it is a successful program and was funded in this
amount with the 2013 allocation process. The program fills a needed housing repair
and rehabilitation niche that currently is not able to be provided for with HOME
funds.
9 Catholic Family Volunteer Chore Services (7)—Requested: $ 4,000
Recommended: $ 3,129
Provide minor ADA accessibility remodels, repairs and construct wheelchair ramps
for very low to low income households. This population includes elderly and
disabled (City-wide).
It is estimated that 7 elderly households, typically very low income, will be assisted.
Historically this is the amount the Catholic Family & Child Services has used.
10 Veteran Supportive Housing—Requested: $100,000
Recommended: $0
Supportive Housing for Veterans.
No amount is recommended for allocation since there is no site chosen and
unknown amount of rehabilitation work on an unknown site results in a marginal
project. The City is exploring other options to provide rental housing with the
Veteran's Coalition.
11 Memorial Park Shelter Remodel & ADA Path —Reguested: $100,000
Recommended: $100,000
Retrofit handicap access ramps for disabled persons with ramps that meet current
ADA accessibility codes.
This amount is recommended for community infrastructure in census tract 202.
12 Renew SEWSCDHH Facility Improvement—Requested: $255,$45
Recommended: $0
Facility Improvement.
This project may require an entire building upgrade and may be placing repair
money into a facility that needs complete replacement. In addition, it is a regonal
facility serving several counties and should be funded with a more regional
approach.
3
CITY OF PASCO
2014 COMMUNITY DEVELOPMENT BLOCK GRANT
PROPOSAL SUMMARY—JULY 18, 2013
13 Code Enforcement Officer—Requested: $ 48,000
Recommended: $ 48,040
Provide partial salary for one of three code enforcement officers to help improve
neighborhood appearance and for compliance with rules and regulations dealing
with homeowner needs in primarily low to moderate income neighborhoods (Census
Tracts 201, 202, 203 and 204).
This amount is consistent with past allocations and is a direct service delivery to
census tracts 201-204.
14 ADA Improvements—Requested: $250,000
Recommended: $100,000
Retrofit handicap access ramps for disabled persons with ramps that meet current
ADA accessibility codes.
Handicap ramps retrofit city-wide.
This amount is recommended for allocation as it is an important City-wide project
serving handicapped citizens. Previous years allocations for city-wide ADA
improvements have been reallocated for other City Public Works projects.
15 Fourth and Pear_l Family Housing Street Improvements — Requested: $250,000
Recommended: $100,000
Provide street infrastructure asoociated with construction of a multi-family project
on Housing Authority property at 4`h Avenue and Pearl Street.
Infrastructure improvements of streets.
This amount is recommended as it pays for the street improvements associated with
the project.
4
MEMORANDUM
DATE: July 8, 2013
TO: Planning Commission
FROM: Angela R. Pitman, Block Grant Administrator
SUBJECT: 2014 HOME INVESTMENT PARTNERSHIPS (HOME) PROGRAM
ALLOCATION AND ANNUAL WORK PLAN (MF# BGAP2013-004)
Background
Pasco entered into a HOME Consortium Agreement with Richland and Kennewick in 1996 making the
City eligible for Federal HOME funds, The Tri-Cities HOME Consortium Agreement is currently being
revised and renewed through 2016. Each November an annual action plan is required to be prepared and
submitted to HUD for use of estimated funds for the following program year.
Estimated Funds Available
It is estimated that the 2014 annual entitlement grant to the HOME Consortium will be $453,764, based
on the award for program year 2013. Each member city is allocated a share of the entitlement utilizing the
same formula used to allocate the CDBG entitlement grants. Pasco's share of the entitlement for 2014 is
estimated to be $149,723 based on 2013 allocations
There is always some question regarding actual funding levels approved by Congress. Actual available
funding for these FY 2014 activities will remain in question until the early part of the year when the
HOME allocation is made by Congressional Resolution. If funding levels are lower than estimated,
activity funding may need to be reallocated accordingly.
Planning&.Administration
HUD regulations state that the amount of HOME Funds obligated within a program year to support
planning and administration activities may not exceed 10% of the entitlement. This is awarded to
Richland annually as the Lead Agency of the HOME Consortium to manage all activities. Member cities
are provided funds for planning and administration from 10% of program income received from
completed projects within their jurisdiction.
CHDO Set-Aside
Each year 15% of the entitlement grant must be set-aside to help Community Housing Development
Organizations (CHDO) add to the permanent affordable housing stock. Tile member cities receive these
funds every third year.
In 2013, Pasco and Kennewick exchanged CHDO funds for program years 2011 and 2014. Pasco will
also receive CHDO fiends in 2015.
Current Balances
Pasco's HOME budgeted funds as of June 13, 2013 through Program Year 2013 is $435,513.34. The
budget amount is approved by Council Resolution each year and includes HOME entitlement funds and
estimated program income anticipated from acquisition/infill projects. Proposed units of housing that
remain to be completed through program year 2013 with these restricted funds total 25. Any change to the
budgeted amounts below that exceed 10% of the entitlement or changes the scope of the activity requires
preparation of substantial amendment to the annual action plan in compliance with the Citizen
Participation Plan.
Contracted/ Reserved/ Units
Budgeted Obligated Application Pending
2012/2013 First Time Homebuyer Assistance $ 131,126 $ - $ 131,126 23
2011/2012/2013 Infill Projects $ 244,280 $ - $ 295,449 2
2013 Administration from PI $ 8,939 $ - $ 8,939
20I3 Program Income $ 51,169
$ 435,513 $ - $ 435,514 25
Proposed Activities
HOME funds are based on need and income eligibility and may be used anywhere within the city limits,
however, neighborhoods designated as priority by Pasco City Council receive first consideration. Funding
is first targeted in the Longfellow and Museum neighborhoods, then within low-moderate income census
tracts (201, 202, 203 and 204). If HOME funds cannot be applied to those areas, then they are used as
needed within the Pasco City limits for the benefit of eligible low-moderate income families.
The City is able to use HOME finds for acquisition and rehabilitation of%acant/foreclosed properties, or
developing vacant property through "infill" new construction projects. Program income anticipated from
the resale of prior year construction projects in addition to outstanding balances will continue to fund
program activities through 2014. Staff recommends that anticipated 2014 HOME entitlement funds and
program income is allocated to the proposed activities per annual work plan beio A:
Proposed Activities Budget Units
First Time Homebuyer Assistance $ 145,236 13
$ 145,236 13
Recommendations
After discussions and staff evaluation, it is recommended that the activities set forth above would best
meet the City's Consolidated Plan and be most effective in carrying out the objectives for the City in
2014. Your review and recommendation to the City Council would be appreciated.
Therefore, we propose the following Motion:
MOTION: I move the Planning Commission recommend the City Council approve the use of funds for
the 2014 HOME Investment Partnerships Program as set forth in the "2014 HOME Fund Summary" as
recommended by Staff.
MEMORANDUM
DATE: July 8, 2013
TO: Planning Commission
FROM: Angela R. Pitman, Block Grant Administrator
SUBJECT: 2014 NEIGHBORHOOD STABILIZATION PROGRAM (NSP) ALLOCATION
AND ANNUAL WORK PLAN(MF#BGAP2013-005)
Bacl ground
The City received a total of $426,343 in CDBG funding for the Neighborhood Stabilization Program
through 2010.To date, the City has recovered 11 foreclosed properties.
Down payment assistance has been provided to 8 homebuyers, three are below 50% of median income
which accounts for 43% of the funds used. The City has also purchased and rehabilitated 3 houses. Two
of these have been resold to income eligible households. The third is currently' under contract to be sold.
Three NSP acquisitions were rehabilitated using HOME funds. The NSP share of program income for the
two houses sold is $176,895.
Estimated Funds Available
Pasco's NSP unexpended grant balance as of March 31, 2013 is $41,688, and program income remaining
to be expended from the two houses sold is $144,614, for a total of$186,302.
Funds totaling $196,024 are reserved for Administration ($15,926), expenditures not drawn ($30,098),
and one acquisition/rehabilitation ($150,000) for 2013 pending. Approximately, $163,528 will be
available for projects in 2014. The budget amount is approved by Council Resolution each year for
following program year activities.
Proposed Activities
The City is able to use NSP funds for down payment assistance, acquisition and rehabilitation of
foreclosed properties. Staff proposes the funds be allocated to one acquisition/rehabilitation for the 2014
annual work plan.
2014 Funding Sources Budget Units
Entitlement Funds & Program Income Remaining $ 186,302.00
Estimated Program Income Pending $ 173,250.00
$ 359,552.00
2014 Proposed Activities
Committed Funds $ 196,023.66
Acquisition/Rehabilitation $ 163,528.34 1
$ 359,552.00 1
The City Staff would like to thank the members of the Planning Commission for your time and assistance.
MOTION: I move the Planning Commission recommend the City Council approve the use of
funds for the 2014 Neighborhood Stabilization Program (NSP) as recommended by Staff.
Tri-Cities Prep
July 16, 2013
In 2008 Tri-Cities Prep submitted a Master Site Plan for the school's campus at 9612
St. Thomas Drive in Pasco. This master plan is to serve the school for a 10-year
period,therefore expiring in 2018 (attachment A).
Since that date, most items on the site plan have not been completed as the school
balances growth with financial limitations (attachment B). One major difference is
that the student population in 2008 was just over 100 students; this fall we will
open to over 200.
This growth has required us to face some very real limitations of our current
building and consider options to continue to serve the academic needs of our
student population while maintaining their safety.
During a recent struggle attempting to meet the scheduling needs of our students, it
was brought to our attention that a two-classroom portable was available from St.
Joseph's school in Kennewick for little or no cost.
This unit would provide us with a temporary fix to our current facility problems
until such time that adequate funds can be raised to build additional classrooms as
planned for.
We have hired and are working with a qualified portable building moving
contractor, the unit in question has been serving an educational need in Kennewick
and therefore is ADA compliant for an educational setting. Our target is to be able to
occupy this unit when classes start on August 21St, 2013. The meager money we
have currently raised for this project will allow us to address exterior cosmetic
needs of both the new portable building and our current administrative building.
Currently we are working to complete the permitting package to obtain a placement
permit for the new unit (we will also obtain the appropriate permitting for the
renovations of the current administrative building).
As we maintain excellence in education as a primary mission,we are dedicated to
establishing and maintaining an aesthetically beautiful campus as well. Over the
course of the past 12 months we have worked on the grounds planting 26 new trees,
providing weed coverage and creating an oasis in the west Pasco desert.
The new portable,while not reflected in the 2008 master plan, does not exceed the
approved square footage of the building. As the attached drawings indicate, our
current structure is substantially smaller than the approved footprint. Additionally,
we grant that 1) the number of storage containers along the property's east end will
be reduced by one to account for the new portable building; and 2) the portable
building is a temporary solution with a limited lifespan on the property.
1
Tri-Cities Prep
July 16, 2013
In conclusion,we submit that the proposed addition of one additional temporary
portable building is:
1) In substantial compliance with the master plan;
2) Is essential to continuing to meet the educational needs of the student body;
3) Will provide the safest option for meeting said needs; and
4) Will be placed and finished in such a way as to be aesthetically in
conformance with the structures currently on the campus.
2
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