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Home My WebLink About03-20-2014 Planning Commission Packet PLANNING COMMISSION - AGENDA REGULAR MEETING 7:00 P.M. March 20, 2014 I. CALL TO ORDER: II. ROLL CALL: Declaration of Quorum III. PLEDGE OF ALLEGIANCE: IV. APPROVAL OF MINUTES: February 27, 2014 V. OLD BUSINESS: A. Preliminary Plat Preliminary Plat for northwest corner of Convention Drive and Sandifur Parkway (Hayden Homes) (MF# PP 2014-001) VI. PUBLIC HEARINGS: A. Special Permit Location of a Wireless Communication Facility in an RS-12 (Suburban) Zone (AT&T c/o Smarlink LLC)(MF# SP 2014-001) Continued from the February 26, 2014 Meeting B. Special Permit Location of a Preschool/Nursery in a C-1 Zone (Bethel Church) (MF# SP 2014-002) C. Special Permit Expansion of a Storage Facility (Sound Investment Group LLC) (MF# SP 2014-003) D. Code Amendment Highway Follow-Through Signs (MF# CA 2012-011) VII. OTHER BUSINESS: VIII. WORKSHOP: IX. ADJOURNMENT: REGULAR MEETING February 27, 2014 PLANNING COMMISSION MEETING CALL TO ORDER: The meeting was called to order at 7:00pm by Chairman Cruz. POSITION MEMBERS PRESENT MEMBERS ABSENT No. 1 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 VACANT APPEARANCE OF FAIRNESS: Chairman Cruz read a statement about the appearance of fairness for hearings on land use matters. Chairman Cruz asked if any Commission member had anything to declare. There were no declarations. Chairman Cruz 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 Cruz explained that state law requires testimony in quasi-judicial hearings such as held by the Planning Commission be given under oath or affirmation. Chairman Cruz swore in all those desiring to speak. APPROVAL OF MINUTES: Commissioner Kempf moved, seconded by Commissioner Khan, that the minutes dated January 16, 2014 be approved as mailed. The motion passed unanimously. OLD BUSINESS: B. Special Permit Location of a health clinic at Ochoa Middle School (Tri-Cities Community Health) (MF# SP 2013-0071 Chairman Cruz read the master file number and asked for comments from staff. Rick White, Community 8v Economic Development Director, discussed the special permit for the location of a health clinic at Ochoa Middle School. He stated that there had been no additional changes to the staff report since the previous meeting. -1- Commissioner Anderson moved, seconded by Commissioner Polk, to adopt the findings of fact and conclusions therefrom contained in the February 20, 2014 staff report. The motion passed unanimously. Commissioner Anderson moved, seconded by Commissioner Polk, based on the findings of fact and conclusions therefrom the Planning Commission recommend the City Council grant a special permit for the location and operation of a medical health clinic on the Ochoa Middle School campus located at 1801 E. Sheppard Street, with conditions as listed in the February 20, 2014 staff report. The motion passed unanimously. B. Rezone Rezone from C-1 (Retail Business) to RS-12 (Suburban) (Z 2013-0071 (Kevin & Betty Mills) Chairman Cruz read the master file number and asked for comments from staff. Rick White, Community & Economic Development Director stated that there had been no additional changes to the staff report since the previous meeting. Commissioner Bachart moved, seconded by Commissioner Kempf, to adopt the findings of fact and conclusions therefrom as contained in the February 20, 2014 staff report. The motion passed unanimously. Commissioner Bachart moved, seconded by Commissioner Kempf, based on the findings of fact and conclusions as adopted the Planning Commission recommend the City Council approve the rezone from C-1 to RS-12 for the property located at 1325 Road 44. The motion passed unanimously. PUBLIC HEARINGS: A. Special Permit Location of a Wireless Communication Facility in an RS-12 (Suburban) Zone (AT&T) (MF# SP 2014- 001) Continued to the March 20, 2014 Meeting Chairman Cruz read the master file number and asked for comments from staff. Rick White, Community & Economic Development Director, stated that the public hearing has been continued to the March 20, 2014 meeting. B. Preliminary Plat Preliminary Plat for northwest corner of Convention Drive and Sandifur Parkway (Hayden Homes) (MF# PP 2014-001) Chairman Cruz read the master file number and asked for comments from staff. David McDonald, City Planner, discussed the preliminary plat for the northwest corner of Convention Drive and Sandifur Parkway. It was explained the plat was a continuation of the Three Rivers development to the east. The 188 lots in the proposed plat were consistent with the code. Staff provided a review of the findings of fact and approval -2- conditions in the staff report. Commissioner Khan asked about the undeveloped park mentioned in the staff report. Mr. McDonald responded that the developer has already deeded the City the 5 acre parcel mentioned for a park. It hasn't been developed at this time because it will be part of the elementary school at the corner of Road 60 and Sandifur. The park and the school will be developed at the same time. The other parks mentioned in the report have been fully developed. Jason Mattox, 6115 Burden Boulevard, with HDJ Design Group spoke on behalf of the applicant. He confirmed what staff had prepared and added that the R-2 Zone would contain 6,000 square foot minimum lot sizes, which is larger than what that zoning requires. He clarified the condition pertaining to the sewer connection and the options they have been considering. A sewer study has been completed and it was found that there is capacity for this development and sewer would not need to be brought from Clemente Lane. Mr. Mattox also discussed the traffic impact study, stating that they are working with the City using data already collected and supplement it with their own and are in the process of defining the scope. There are currently large transmission lines that run along the north side of the project and are owned by Franklin PUD. The power poles cannot be relocated or moved underground but they are working with the PUD to ensure Powerline Road will be able to make it through and be safe for public travel. Commissioner Khan asked if the applicant had any issues with conditions in the staff report pertaining to sewer. Mr. Mattox responded that the applicant did not have any problems with the conditions. Brad Peck, 200 N. Road 34, discussed that the proposed site borders County property and wasn't aware that the power could not be undergrounded according to the PUD and asked if that was a physical limitation or a cost consideration. He also asked if whether or not there had been coordination with the County. Mr. McDonald answered that the power line used to be the BPA power line and due to size and power capacity it cannot be placed underground, meaning the poles will have to remain intact south of the curb, perhaps south of the sidewalk out of the roadway. The power poles currently located down the section line will have to be moved as that will be the middle of the road. Those power lines serve the homes to the north in the County but the lines will be moved either further into the County or undergrounded. With respect to coordination with the County, this plat was not sent to the County Planner's; however County residents who have property across the street were notified regarding this hearing. No comments were received. They were also notified about the rezone at this property. With no further questions or comments the public hearing closed. Commissioner Khan moved, seconded by Commissioner Anderson, to close the hearing -3- on the proposed preliminary plat and initiate deliberations and schedule adoption of findings of fact, conclusions and a recommendation to the City Council for the March 20, 2014 meeting. The motion passed unanimously. C. Code Amendment Highway Follow-Through Signs (MF# CA 2012-011) Chairman Cruz read the master file number and asked for comments from staff. Rick White, Community & Economic Development Director, discussed the code amendment for highway follow-through signs. Staff recommended to continue the public hearing to the next meeting to fine tune language. Commissioner Polk questioned in a previous meeting why signage wasn't proposed on Court Street and Highway 395, so staff wishes to look into those locations. Trevor Mikipeka, 7210 Burden Boulevard, spoke on behalf of Sonic Drive-In. He stated as a local business owner he supports the update to the code. It is important that highway travelers can see local businesses and if the code isn't updated then the local economy can be affected. Roasters Coffee has opened, a local car wash has opened and now his restaurant is blocked in terms of visibility and the signage would help direct customers. Ramona Castro, 5120 Robert Wayne Drive, spoke on various issues in the City of Pasco. Some items she discussed were traffic impacts in West Pasco, sewer, city lawns and grass clippings, new schools and building codes. Chairman Cruz advised Ms. Castro that the items she discussed would be best addressed to City Staff rather than the Planning Commission. Dave McDonald, City Planner, stated that many items pertaining to streets and sewer should be directed to the Public Works Director, Ahmad Qayoumi. The lawn and grass clippings on public property should be directed to the Parks Department. With no further questions or comments the public hearing closed. Commissioner Anderson moved, seconded by Commissioner Kempf, to continue the public hearing to the March 20, 2014 meeting. The motion passed unanimously. OTHER BUSINESS: A. Special Permit Moore Mansion Special Permit Review (MF# SP 05- 098) Chairman Cruz read the master file number and asked for comments from staff. David McDonald, City Planner, explained that in the early 1980's the City amended the zoning regulations to allow special permits for the adaptive reuse of historic structures. That code amendment applied specifically to the Moore Mansion and over the years the Moore Mansion property has been granted a number of special permits to do various things over the years. The most recent special permit was granted in the fall of 2005, allowing the property owners to operate the property for weddings, receptions, family -4- reunions and similar type events. During that application process, the applicant provided with the application materials an aerial image showing where future support buildings, parking improvements and future landscaping would occur. On January 23, 2014 the property owner submitted an application to the Building Department to build a sunscreen/large carport roughly 40' x 60' located in the parking lot area to the east of the Moore Mansion. When this application was originally reviewed by staff in the Planning Division, it was placed on hold because there was concern that perhaps this didn't meet the intent of the special permit that was granted in 2005. The applicant states that he clearly showed in 2005 that he did have intent to make other improvements that were ancillary to the operation of the property for weddings and other functions. Staff requested the Planning Commission to weigh in on whether or not the application for the new sunscreen/large carport meets the original intent of the special permit granted in 2005. If Planning Commission believes it meets the original intent then the building permit will be issued to the property owner for the construction of this structure. Chairman Cruz stated that there is clearly a potential structure indicated in a different location. He asked if there was any discussion or limitations based on the size of that when the permit was granted. Mr. McDonald responded that there wasn't. The special permit provision was to allow the property to be used for receptions and like uses and the proposed structure would just be ancillary to those uses. Commissioner Kempf stated that because the applicant did highlight parking areas that implied improvements would be made, the proposed covered structure falls within their original plans. Brad Peck, 200 N. Road 24, spoke on behalf of his application. He stated that the project as a whole was a large undertaking as they didn't know if they could even save the house. If they could save the house they needed to have some sort of limited business use that didn't impact the community but would help offset the costs or restoration. They also needed to know what modest, minimal improvements would be made to make sure that business was successful to sustain the property. The drawing that had been provided indicated a larger support building around the back but it was adjusted because where it was originally planned there is a fire lane and not enough emergency access. The proposed structure itself will be constructed with poles and a roof to provide shade, shelter and a place to park vehicles. Chairman Cruz asked for clarification on the original special permit and if the carport was part of the original plan. Mr. Peck responded that they wish to park the vehicles were they are more visible to deter vandalism or theft. Chairman Cruz stated that he felt the proposed structure is consistent with the original -5- application from 2005. Commissioner Polk agreed that the proposed structure sounds like an improved structure for parking facilities and the original drawing shows that area being intended for parking. Mr. Peck clarified that when they original applied there was future storage, a support building, used for storage but if there would be rain, he would like the option to use the structure to move people under until the weather would pass. They do not intend on having walls on this structure. Chairman Cruz responded that it wouldn't be an issue moving people under the structure due to weather. Commissioner Khan stated that the proposed structure seems fair and consistent with the original intent. Commissioner Bachart stated that he was fine with the proposed structure. Commissioner Anderson stated that he has no problems with the concept of the proposed structure. He added that me might locate the structure elsewhere on the property. With no further comments, the Planning Commission was in agreement that the proposed structure was consistent with the intent of the special permit from 2005. B. Code Amendment Auto Sales in C-1 (Retail Business) Zones IMF# CA 2013-006) Chairman Cruz read the master file number and asked for comments from staff. David McDonald, City Planner, discussed the code amendment for auto sales in C-1 (Retail Business) Zones. He reminded the Planning Commission they had reviewed this item last fall and they forwarded a recommendation to the Council with split provisions; areas east of Highway 395 would be allowed auto sales as they have over the years for new and used vehicles at locations that met the criteria and another provision was added to allow auto sales in the I-182 Corridor if those sales were related to new vehicles with a dealership. The Planning Commission had previous discussions regarding "under-utilized" property. Originally when the code was created it was to help under-utilized or under-developed properties and the Commission had asked staff to define under-utilized property, which staff did. When the Council discussed the code amendment they had some questions about under-utilized property definition. The definition of "under-utilized property" included any parcel or lot that hadn't been developed in the last 10 years. Basically all properties east of Highway 395 fell within that category. To the west, around Road 100 almost all properties in that area created 17-18 years ago so the 10 year provision for under-utilized property doesn't impact Road 100. Around Road 68, there are some properties around the interchange that are only about 8 years old and others are -6- pushing 10-13 years old. Mr. McDonald explained staff was seeking some direction from the Planning Commission on the matter. Given the development patterns in the community staff was leaning towards eliminating the definition for "under-utilized properties" to alleviate any confusion it may cause. Chairman Cruz commented that the Road 100 area would benefit the most without the under-utilized timeframe due to price of property and availability. Mr. McDonald responded that there are larger tracts at Road 100. He also stated the proposed code contains other provisions that provide some safeguards for controlling the development of sales lots such as the 8,000 square foot building requirement and the mostly new vehicle requirement. Chairman Cruz agreed that the provisions the Commission was concerned with are still addressed without the definition. Commissioner Anderson agreed to remove the definition. Commissioner Bachart agreed to remove the definition. Commissioner Kempf stated she did not have a problem with leaving the definition in the code. She voiced concern about Road 68 turning into long strips of car lots. Commissioner Khan agreed with Commissioner Kempf in keeping Road 68 free of car lots but was undecided about the Road 100 area and the under-utilized definition. Commissioner Khan stated she was leaning to drop the definition. Commissioner Polk stated she would like to keep the definition because it adds a benefit to help Road 100 to develop such businesses. Chairman Cruz agreed that it would be better to see the development at Road 100 rather than Road 68. He stated that the traffic impact would be less than that of another Walmart or Lowe's. He would like to see other conditions drive the behavior and would recommend letting the definition go. Commissioner Anderson pointed out that there are a lot of safeguards in the proposal that the definition wouldn't make a great difference and the area will remain protected. Chairman Cruz polled the Commission on the matter and the general consensus was for the removal of the definition. WORKSHOP: A. Plan Shoreline Management Act-Shoreline Jurisdiction -7- and Public Participation Plan (MF# PLAN 2013- 001 Chairman Cruz read the master file number and asked for comments from staff. Rick White, Community & Economic Development Director, discussed the Shoreline Management Act Jurisdiction and Public Participation Plan and outlined the memo to the Planning Commission. Part of the memo discussed identifying the Columbia and Snake Rivers as the only locations within Pasco in the Pasco Urban Area that are under shoreline jurisdiction based on definition and state law. The Columbia River and Snake River have been broken up into reaches and sub-reaches, and this occurred because each reach shares specific characteristics about zoning, land use or land forms which make the inventory for the shoreline management program update easier to accomplish. The consultant will be identifying the ecological function of each of these reaches which will set the base line determining the "No Net Loss" term. In other words, if there is degradation to the shoreline in Reach 8, you have to make up for it in Reach 7. This ensures no loss of ecological function. Two years ago the Commission looked at the Shoreline Management and Linkages Plan and much of the information from that is being used, saving money from the consultant by using it as a starting point. Staff wanted the Planning Commission to understand the public participation of this plan including outreach activities. There will be a variety of public participation activities, such as, the website, a phone tree, notifications and meetings. Chairman Cruz asked if any volunteers required from the Planning Commission. Mr. White responded that volunteer requirement will not be mandatory, however participation is encouraged. There were no further comments. COMMENTS: Chairman Cruz recognized former Planning Commissioner, Paul Hilliard, for his time and service on the Planning Commission. With no further discussion or business, the Planning Commission was adjourned at 8:06 p.m. Respectfully submitted, David McDonald, City Planner -8- REPORT TO PLANNING COMMISSION MASTER FILE NO: PP 2014-001 APPLICANT: Hayden Homes HEARING DATE: 2/20/2014 2464 SW Glacier Place ACTION DATE: 3/20/2014 Suite 110 Redmond, OR 97838 BACKGROUND REQUEST: Preliminary Plat: Three Rivers West 1. PROPERTY DESCRIPTION: Legal: The East 842 feet of the Northeast 1/4 of Section 9, Township 9 North, Range 29 East, WM. General Location: Northwest corner of Sandifur Parkway and Convention Drive. Properly Size: 49.90 Acres Number of Lots Proposed: 188 lots Square Footage of Lots: 6,000 ft2 to 15,636 ft2 Average Lot Square Footage: 8,151 ft2 2. ACCESS: The property has access from Convention Drive, Sandifur Parkway and Power Line Road. 3. UTILITIES: Utilities exist in surrounding streets. A sewer modeling study is currently underway to determine whether or not the subdivision can connect to the existing sewer line in Convention Drive or if the line at the end of Clemente Drive will need to be extended north to serve the proposed subdivision. 4. LAND USE AND ZONING: The site is zoned R-1 and R-2 (Low Density and Medium Density Residential). Surrounding properties are zoned and developed as follows: NORTH: RR (Rural Residential County Zoning) - Manufactured Homes SOUTH: RT 8v C-1 - Vacant EAST: R-1 - Three Rivers Subdivision WEST RT - Farm field 5. COMPREHENSIVE PLAN: The Comprehensive Plan indicates the site is intended for low-density and mixed-residential development. According to the Comprehensive Plan low-density residential means 2 to 5 dwelling units per acre and mixed-density means 5-20 units per acre. The criteria for allocation under the future land use section of Volume II of the Comprehensive Plan (Vol. II, page 17) encourages development of I lands designated for residential uses when or where; sewer is available, land is suitable for home sites, when there is a market demand and where there are major circulation routes. Policy H-1-E encourages the advancement of home ownership and Goal H-2 suggests the City strive to maintain a variety of housing options for residents of the community. Goal LU-2 encourages the maintenance of established neighborhoods and the creation of new neighborhoods that are safe and enjoyable places to live. 6. ENVIRONMENTAL DETERMINATION: 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 At the time the Comprehensive Plan was originally developed there was no development in the I-182 corridor except for the Desert Plateau/Riverview Heights neighborhood. The plan envisioned development would occur radially from the major interchange nodes of Road 68 and Road 100. Through the implementation of land use regulations development has expanded as planned from those interchange nodes. The proposed plat is a continuation of past development in the area. The Three Rivers Crossing subdivision is located directly to the east across Convention Drive. The applicant has applied for preliminary plat approval to match the residential densities of the Three Rivers Crossing subdivision. The proposal is essentially a continuation of the existing Three Rivers Crossing development. The 188-lots proposed by this subdivision will generate about 1,799 new vehicle trips per day as estimated by the Institute of Traffic engineers (ITE) Trip Generation Manual 8th Addition. The Engineering Division estimates about 52% of the new traffic will enter and exit the subdivision directly from Sandifur Parkway. Thirty-three percent of the traffic is expected to use Convention Drive and the remainder will use Power Line Road to connect with other locations in the City. Some minor amounts of traffic will be added at the Sandifur Parkway and Convention Drive intersection during peak periods. A warrant study would be required prior to determining whether or not a traffic signal would be needed at that intersection. LOT LAYOUT: The proposed plat contains 188 lots; with the lots varying in size from 6,000 to 15,636 square feet. 2 RIGHTS-OF-WAY: All lots have adequate frontage on streets which will be dedicated. UTILITIES: The developer will be responsible for extending utilities into the plat. A utility easement will be needed along the first 10 of street frontage of all lots. The final location and width of the easements will be determined during the construction design phase of the platting process. The front yard setbacks for construction purposes are larger than the requested easements; therefore the front yard easements will not encroach upon the buildable portions of the lots. The City Engineer will determine the specific placement of fire hydrants and streetlights when construction plans are submitted. As a general rule, fire hydrants are located at street intersections and with a maximum interval of 300 feet between hydrants on the same side of the street. Streetlights are located at street intersections, with a maximum interval of 300 feet on residential streets, and with a maximum interval of 150 feet on arterial streets. The intervals for street light placements are measure along the centerline of the road. Street lights are placed on alternating sides of the street. STREET NAMES: Streets within the plat will all be named prior to final platting. IRRIGATION: The municipal code requires the installation of irrigation lines as a part of infrastructure improvements. WATER RIGHTS: Water rights for this area have been satisfied by way of a Settlement Agreement. FINDINGS OF FACT State law (RCW 58.17.110) 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: With an average lot size of 8,151 square feet the proposed development will address the overcrowding concern by providing manageable lots and usable open spaces. R-1 and R-2 zoning requires a 20 foot front yard setback and no more than 40 percent lot coverage which also addresses the overcrowding issue. Parks Opens Space/Schools: The Sunny Meadows Park and the future Three Rivers Park are both located within a half mile of the proposed subdivision. The Island Estate Park and Road 84 Park are located about a mile from the 3 proposed subdivision. The School District is in the process of building four new schools within the community. 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. At the request of the School District the City enacted a school impact fee in 2012. The imposition of this impact fee addresses the requirement to ensure there are adequate provisions for schools (See attached letter). All new residential development pays a school impact fee (when permits are issued) to assist with the provision of schools within the community. The preliminary plat was submitted to the School District for review. No additional requests were made by the School District for the City to address RCW 58.17.110 Effective Land Use/Orderly Development: The plat is laid out for low-density residential development as identified in the Comprehensive Plan. The maximum density permitted under the Comprehensive Plan is 5 dwelling units per acre. The proposed development with about 3.75 dwelling units per acre is an orderly continuation of the existing residential subdivision to the east. Safe Travel & Walking Conditions: The Plat will connect to the community through the existing network of streets. Sidewalks are installed at the time homes are built on individual lots. The sidewalk will be constructed to current City standards and to the standards of the American's with Disabilities Act (ADA). Adequate Provision of Municipal Services: All lots within the plat will be provided with water, sewer and other utilities. A sewer study is being done by MSA, Inc., Engineers/Planners. Provision of Housing for State Residents: The proposed preliminary plat contains 188 building lots, providing opportunities for the construction of 188 new homes for Pasco residents. 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: The access streets through the plat will be paved and developed to City standards to assure that proper access is maintained to each lot. (The discussion under safe travel above applies to this section also.) Comprehensive Plan Policies & Maps: The Comprehensive Plan designates the Plat site for low-density and mixed-residential development. Policies of the Comprehensive Plan suggest the City strive to maintain a variety of housing for residents. 4 Other Findings: • The site is within the Pasco Urban Growth Area Boundary. • The State Growth Management Act requires urban growth and urban densities to occur within Urban Growth Boundaries. • The Comprehensive Plan identifies the site for low-density and mixed residential development. • The site was zoned R-1 and R-2 in January of this year. • The Three Rivers Crossing subdivision with over 500 single-family lots is located directly to the east of the proposed subdivision. • The Housing Element of the Comprehensive Plan encourages the development of a variety of residential densities and housing types. • The Transportation Element of the Comprehensive Plan encourages the interconnection of neighborhood streets to provide for the disbursement of traffic. • Per the ITE Trip Generation Manual 8th Addition the proposed subdivision, when fully developed, will generate approximately 1,799 vehicle trip per day. • Per the ITE Trip Generation Manual 8th Addition the am peak (7:00 am- 9:00 am) will be 145 new vehicle trips. Of the 145 vehicles trips 48 (24 per hour) can be expected at the intersection of Sandifur Parkway and Convention Drive. Seventy-five vehicles will exit the subdivision directly onto Sandifur Parkway and about 22 will connect to other areas of the City by way of Power Line Road. • The ITE Trip Generation Manual 8th Addition estimates the pm peak (4:00 pm - 6:00 pm) traffic volume for the proposed subdivision will be about 192 vehicle trips. The additional pm traffic through the Sandifur Parkway Convention Drive intersection will be about 32 vehicles per hour. Ninety-nine vehicles can be expected to enter the subdivision directly from Sandifur Parkway and the remaining 29 will utilize Power Line Road. • The current traffic impact fee is $709 per dwelling unit. The impact fees are collected at the time permits are issued and said fees are used to make traffic improvements and add traffic signals in the I-182 Corridor when warranted. • 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. 5 • The City of Pasco has adopted a school impact fee ordinance compelling new housing developments to provide the School District with mitigation fees. The fee was effective April 16, 2012. • A February 6, 2014 letter from the Pasco School District indicates impact fees address the requirement to ensure adequate provisions are made for schools. CONCLUSIONS BASED ON THE FINDINGS OF FACT Before recommending approval or denial of the proposed Plat the Planning Commission must develop Findings of Fact from which to draw its conclusion (P.M.C. 26.24.070) therefrom as to whether or not: (1) Adequate provisions are made for the public health, safety and general welfare and for open spaces, drainage ways, streets, alleys, other public ways, water supplies, sanitary wastes, parks, 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 Pasco Municipal Code and the standard specifications of the City Engineering Division. These standards for streets, sidewalks, and other infrastructure improvements were designed to ensure the public health, safety and general welfare of the community are secured. These standards include provisions for streets, drainage, water and sewer service and the provision for dedication of right-of-way. The preliminary plat was forwarded to the Franklin County PUD, the Pasco School District, Charter Cable and Ben-Franklin Transit Authority for review and comment. The PUD requested easements along the font of all lots for utility service. Four City parks are located within one mile of the proposed subdivision. New developments participate in establishing parks through the payment of park fees at the time of permitting. (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 designations of the Comprehensive Plan and the established zoning. The proposed plat will also provide for the looping of utilities and interconnectivity of streets as supported in the Comprehensive Plan. (3) The proposed subdivision conforms to the policies, maps and narrative text of the Comprehensive Plan; 6 The Comprehensive Plan land use map designates the site for low-density and mixed-residential development. The Comprehensive Plan describes Low-density development as 2 to 5 single-family dwelling units per acre and Mixed residential as 5 to 20 units per acre. The policies of the plan encourage the advancement of home ownership (H-3-B). Plan Goal H-2 suggests the City strive to maintain a variety of housing options for residents of the community while Plan Policy H-1-B supports the protection and enhancement of the established character of viable residential neighborhoods. (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. (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 (i.e. school, park and traffic fees) are included in approval conditions. (6) The public use and interest will be served by approval of the proposed subdivision. If approved the proposed plat will be developed in accordance with all City standards designed to insure the health, safety and general welfare of the community are met. The Comprehensive Plan will be implemented through development of this Plat. These factors will insure the public use and interest are served. PLAT APPROVAL CONDITIONS 1. At the time lots are developed, all abutting roads and utilities shall be installed to City standards as approved by the City Engineer. This includes, but is not limited to water and sewer lines, streets, street lights and storm water retention. 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. 7 2. The main sewer line serving the proposed plat must be extended north from the man hole located in the intersection of Clemente Lane and Wrigley Drive unless a sewer modeling study determines otherwise. 3. The developer shall install a properly designed irrigation system with stubs to all lots in the subdivision for future irrigation needs. All easements/rights-of-way necessary to convey an irrigation system to and through the proposed plat must be conveyed to the City of Pasco. The irrigation lines shall run in easements/rights-of-way as directed by the City Engineer. 4. Excess right-of-way along Power Line Road, Convention Drive and Sandifur Parkway must be landscaped. Said landscaping shall include irrigation, turf and trees. Trees shall be planted at 50 foot intervals. The species of the trees will be determined by the Parks Department. All landscaping and irrigation plans shall be reviewed and approved by the Parks Department prior to installation. Water usage for City right-of-way landscaping shall come from a source as approved by the City of Pasco with the connection and meter fees paid for by the developer. 5. The developer/builder shall pay the City a "common area maintenance fee" of $475 per lot upon issuance of building permits for homes. These funds shall be placed in a fund and used to finance the maintenance of arterial boulevard strips. The City shall not accept maintenance responsibility for the landscaping abutting said streets until such time as all fees are collected for each phase that abut said streets. 6. 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. The developer shall prepare a traffic impact study consisting of a trip generation distribution delineation and safety/level of service analysis for the following intersections: Convention Dr. 8v Three Rivers Dr., Sandifur Parkway 8v Convention Dr., Sandifur Parkway and "H" St. and Sanfiur Parkway and Road 68. 8. 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. 9. No utility vaults, pedestals, or other obstructions will be allowed at street intersections. 10. All storm water is to be disposed of per City and State codes and requirements. 11. 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. 8 12. The developer shall prepare a dust, weed and erosion control plan to be approved by the City prior to approval of any construction drawings for the first phase of the subdivision. 13. 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. 14. All engineering designs for infrastructure and final plat(s) drawings shall utilize the published City of Pasco Vertical Control Datum and shall be identified on each such submittal. 15. The final plat(s) shall contain a 10-foot utility easement parallel to all streets. 16. The final plat(s) 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". 17. Street lighting must be installed to the City of Pasco/Franklin County PUD standards and as directed by the City Engineer. Residential street lights are typically installed every 300 feet, and collector/arterial type street lights are typically installed every 150 feet. Street light positioning is alternating and is measured along the centerline of the road. 18. Prior to the City of Pasco accepting construction plans for review the developer must enter into a Storm Water Maintenance Agreement with the City. The developer will be responsible for obtaining the signatures of all parties required on the agreement and to have the agreement recorded with the Franklin County Auditor. The original signed and recorded copy of the agreement must be presented to the City of Pasco at the intake meeting for construction plans. 19. 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 9 for a period of up to five years from the date of final plat(s) approval depending on the build out schedule for homes on the lots. 20. The developer will be required to comply with the City of Pasco Civil Plan Review process. 21. The developer shall install a common Estate type masonry wall/fence 6 feet in height adjacent the rear line of all lots backing on Sandifur Parkway, Convention Drive and Power Line Road as a part of the infrastructure improvements associated with each phase abutting said streets. Prior to installation the City must approve said wall/fence. Consideration must be given to the vision triangle at the intersection of streets. The City may make repairs or replace the fencing as needed. Property owners adjoining said fence shall be responsible for payment of all costs associated with maintenance and upkeep. These fencing requirements shall be noted clearly on the face of the final plat(s). A concrete mow strip shall be installed under any common fence as directed by the City Parks Division and shall be approved by the Parks Department prior to installation. 22. Lots abutting Power Line Road, Convention Drive and Sandifur Parkway shall not have direct access to said streets. Access shall be prohibited by means of deed restrictions or statements on the face of the final plat(s). 23. Construction drawings for the plat will not be approved until the developer, Franklin County PUD and the City Engineering Division have reach an agreement on development within the Power Line Road right-of- way. The agreement must include the following: 1) The location of the finished road surface within the right-of-way; 2) The distance of the south curb line from the Glade to Taylor Flats Transmission line; 3) How and where the distribution line near the section line will be undergrounded; 4) How the intersection of Convention Drive and Power Line Road will be finished; and, 5) Responsibilities for modification and relocation of facilities and pole lines in and adjacent to the Power Line Road right-of- way with the understanding the Glade to Taylor Flats Transmission line cannot be relocated. The Pasco Engineering Division will not sign construction drawings until details on the above issues are full addressed. RECOMMENDATION MOTION: I move to close the hearing on the proposed preliminary plat and initiate deliberations and schedule adoption of findings of fact, conclusions and a recommendation to the City Council for the March 20, 2014 meeting. 10 Item: Preliminary Plat ( 18 8 Lots) Overview Applicant: Rivers 0 Map File - PP 2014-001 �r fii f5i9 � � �,ase w'—Irk ■ ■ La TIN Al ON li iliMrM� t■ FI# lai l7 ! �` :; 1 L .� .� ■" ■■'■■ ■ ■: '� ■ ■■ V■ ■ m Le : �L � MEN ■■ ■ 6.11} LA 61 .t l Y fi.�y�� ,•i.��y��L. a �#. ■ WE RE I � � ..� 1� 'X.7 Li ��►C ly-� . •Y.Y61v yrr' xnt II# SIMA _ ` � 8 igx4dl w161s I �icivtiiWia 6ii` 1611ew #7R#i ■� ww Eli iw+ Al" ,: alz IL tit i ii � tw iri�� Vii +®r ,i>tialiii�lf>� C iK6M i>�,� i u� F '+ 6# ww + ii�.>i m afi�� dliir �w '� . altar' rlwi w4, is ilk ' �� wrrr 1.R 6f6 lRi�; rRl9i is I . 1911- Wd itiiii �� ilea �� iN �t� m! w rw spa Ursa 4 viii titlr! 41 Gi el iiai# ifiiif� !� - La r�11i1 �i��NS+6i � A MU 11" JA BE e�r ✓li��lii�i�� 6i1ui 443p, _ �1��ai�� _. � , - - , _,.ae r "' ��° ��,��+� . � � � mi i � ;► L'Nlf eiFig - ® 1924 � r �wMUNN �Risrt� �� ei�R�l��a��te� [� •y � ANIAN Sil. f da »_L title iiiGiSi��ei�i�' � �1l11l111l16EIIlI!Illl 1 161 �� ' • o a ��m u� Vicini Item: Preliminary Plat ( 18 8 Lots) *ty A Ma p Hayden Q P File #: PP 2014-001 '.. . EL -fi L w k .' .t ti l r � ► � i IL LA l U � SIM • �R 010 0 1 D1 1111:441 N __ J Land Use Item: Rezone (RT to R- 1 ) Applicant: Hayden Homes N Map File #: PP2014-001 Single-Family Residences (County) MI PE- P Z a a z x � a A Vacant z SITE z Single- Family A Residences x o H Comm. Z R PKWY ~R z a Comm. Vacant \ \ w Zoning Item: Rezone (RT to R- 1 ) Applicant: Hayden Homes MaP File #: PP2014-001 RS-40 (County P jV E • e e \ RT Residential Transition dw Emil R-1 Low- Density C.1 Retail Business 1 Vasco School District No. 1 • Operations Department i John Morgan, Assistant Superintendent (509)543-6098 Jean Martin, Administrative Assistant (509)546-28$0 1215 ''West Lewis Street F CASCo Pasco, WA 99301 HOOL Dtsi'K1C1' #1 Fax. (509) 543-6715 February 6, 2014 IVED '€ 0n Rol David McDonald - [u f,;ac LEvE�UPf;1Er�! City Planner PO Box 293 Pasco, VITA 99301 RE; Three Rivers West, Hayden Homes LLC, MF# PP2014-001 Dear Mr. McDonald: On behalf of the Pasco School District, thank you for the opportunity to comment on the above referenced development proposal. The district is submitting this letter to inform the City of Pasco Planning Commission and the proposed developer of the impacts the proposed development will have on the Pasco School District facilities and to respectfully request the impact be mitigated. District-wide, every new single family home in the district creates the need to provide school facilities for .45 elementary school students, .18 middle school students and .19 high school students. That means more than 155 students will live in new houses associated with the proposed development. This district will provide a public education to these 155 students at McGee Elementary School, McLoughlin Middle School and Pasco High School. The following table lists the number of students enrolled at McGee Elementary School, McLoughlin Middle School and Pasco High School. OCTOBER 2014 SCHOOL CAPACITY ENROLLMENT McGee Elementary 500 982 McLoughlin Middle 1,000 1,573 Pasco Hi h 1,750 1,963 The information in this table was taken from the most recently adopted Capital Facilities Plan. The Capital Facilities Plan was adopted by the Board of Directors in December 2010 and is intended to be used to identify and plan for the public school facilities that are needed to serve new development. As shown in the table above and the Capital Facilities Plan, the district does not have capacity at Livingston or McLoughlin Middle Schools to serve the students from the proposed development. The issue of inadequate capacity is exacerbated when you consider other pending developments that will generate additional students. David McDonald Page 2 February 6, 2014 Public schools are one of the many public facilities the city (and county) must plan for. As new development occurs it is necessary to have a plan and regulations that ensure public facilities, including schools will be provided. New subdivisions plats cannot be approved unless the city finds there are adequate provisions for schools RCW 58.17.110. Given the significant cost to build schools, and the lack of capacity in our schools to serve students from new developments, the Pasco School Board has asked the City of Pasco and Franklin County to adopt a school impact fee ordinance. (To construct a 750 student elementary school it will cost the district approximately $26,000,000, or about $35,000 per student. A 1,250 student middle school will cost the district approximately $690,000,000 or about $48,000 per student.) Impact fees address the requirement to ensure there are adequate provisions for schools. As the City of Pasco has adopted an impact fee ordinance, the district would only sign off on this development with the understanding that impact fees will be collected. The District respectively requests that the city consider and address the impact new development has on public schools and the district's ability to provide quality education for all students. Please contact me if you have questions or need additional information. Respectfully, John M. Morgan Assistant Superintendent Operations jm:City of Pasco Three Rivers west, Hayden Homes 2-6-14 REPORT TO PLANNING COMMISSION MASTER FILE NO: SP 2014-001 APPLICANT: AT&T Wireless c/o Smartlink LLC HEARING DATE: 3/20/2014 4111 S Nampa Street ACTION DATE: 4/17/2014 Spokane, WA 99203 BACKGROUND REQUEST: SPECIAL PERMIT: Location of Wireless Communication Facilities in an RS-12 (Suburban) Zone 1. PROPERTY DESCRIPTION: Legal: Parcel #118-112-036: Lot 1, Short Plat 2005-11 General Location: 9915 West Argent Road Property The parcel is approximately 1.65 acres 2. ACCESS: The site is accessed from Argent Road. 3. UTILITIES: All municipal utilities currently serve the site. 4. LAND USE AND ZONING: The site is currently zoned RS-12 (Suburban) and contains a church. Surrounding properties are zoned and developed as follows: NORTH: RS-12 - Vacant SOUTH: RS-20 - Single-Family Residences EAST: RS-12 - Vacant WEST: RS-12 - Single-Family Residences 5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site for low-density residential uses. Goal OF-2 suggests the City ought to maintain land use flexibility in regard to placement of infrastructure for public and private utilities. Policy OF-2-A encourages the sound management of all energy and communication utilities through coordination and cooperation dealing with construction of such facilities. Policy OF-2-B encourages the placement of utility substations which are necessary for the surrounding neighborhood. 6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. Based on the SEPA checklist, the adopted City Comprehensive Plan, City development regulations, and other information, a threshold determination resulting in a Determination of Non-Significance (DNS) has been issued for this project under WAC 197- 11-158. 1 ANALYSIS AT&T Wireless is requesting special permit approval to locate cellular wireless communication facilities at the Desert Springs Covenant Church located on the northeast corner at the intersection of Road 100 and Argent Road. The proposal involves the addition of an architectural feature on the roof of the existing church to house cellular antennae together with a ground-level equipment enclosure. The applicant's request is an effort to fill a coverage/capacity gap west of Road 68. The installation is intended to better support existing users west of Road 68 and would also potentially increase AT&T's ability to support more users in the same area. As illustrated in the elevations submitted with the application (Exhibits 1-3), the applicant wishes to install wireless communication network antennae atop an existing church. The antennae will be housed within an architecturally integrated rooftop feature extending fifteen (15) feet above the existing roofline; for an overall structure height of 55.4 feet above grade. The proposed wireless communication antenna meets the requirements listed under the provisions of PMC 25.70.070, which require wireless facilities to be located on an existing structure taller than thirty-five (35) feet. Wireless Facility zoning regulations were specifically developed to permit (through special permit review) cellular tower/antenna equipment on taller buildings within the community. The PMC special permit review criteria for wireless facilities are written as follows: 25.70.075 WIRELESS COMMUNICATION FACILITIES. Wireless Communication Facilities are permitted under the following conditions: (1) Such structures shall be permitted in all industrial or C-3 zoning districts provided the location is 500 feet or more from a residential district. Any location closer than 500 feet requires special permit approval. (2) Such structures may be permitted by special permit in all other zoning districts provided said structures are: (a) Attached to or located on an existing or proposed building or structure that is higher than thirty five (35) feet: or (b) Located on or with a publicly owned facility such as a water reservoir, fire station, police station, school, county or port facility. (3) All wireless communication facilities shall comply with the following standards 2 (a) Wireless facilities shall be screened or camouflaged by employing the best available technology. This may be accomplished by use of compatible materials, strategic location, color, stealth technologies, and/or other measures to achieve minimum visibility of the facility when viewed from public rights-of-way, and adjoining properties such that a casual observer cannot identify the Wireless Communication Facility. (b) Wireless facilities shall be located in the City in the following order of preference: i) Attached to or located on buildings or structures higher than 35 feet. ii) Located on or with a publicly owned facility iii) Located on a site other than those listed in a) or b). Commonly, cellular providers locate the equipment cabinets within a fenced area surrounding the base of a pole; in this case the ground-level equipment is proposed to be housed in a metal shelter designed for functionality. Renditions submitted with the application show no fence is proposed around the metal equipment shelter. Staff has entered a condition (#7) requiring the equipment enclosure be screened from view from surrounding roadways. The screening must meet design requirements of the I-182 Overlay District (PMC 25.58). A determination of non-significance from TOWAIR for the FAA has been obtained by the applicant; as required by PMC 25.70.075(4) a copy has been included in the application submittal. INITIAL STAFF FINDINGS OF FACT Findings of fact must be entered from the record. The following are initial findings drawn from the background and analysis section of the staff report. The Planning Commission may add additional findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1. The site is zoned RS-12 (Suburban). 2. The Comprehensive Plan identifies the site for low-density residential uses. 3. The site is approximately 1.65 acres in area. 4. The site contains a church approximately 9,200 square feet in area. 5. All municipal utilities currently serve the site. 3 6. In the RS-12 zone cellular towers may be permitted by special permit provided the tower is either: i) Attached to or located on an existing or proposed building or structure that is higher than thirty-five (35) feet; or ii) Located on or with a publicly owned facility such as a water reservoir, fire station, police station, school, county or port facility. 7. The cellular antennae will be mounted on top of an existing church which is 40.4 feet in height. 8. Addition of the antennae housing appurtenance will increase the height of the church by fifteen (15) feet for an overall height of 55.4 feet. 9. Equipment serving the proposed antennae will be located within a 275 square foot ground-level equipment enclosure approximately 11.5 feet in height. 10. The Comprehensive Plan suggests the City ought to maintain land use flexibility with regard to placement of infrastructure for public and private utilities. 11. The Comprehensive Plan does not specifically address cellular equipment. 12. Cellular equipment creates minimal demands on City infrastructure. TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of a special permit the Planning Commission must develop findings of fact from which to draw its conclusions based upon the criteria listed in 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? The Comprehensive Plan does not specifically address cellular equipment. The Comprehensive Plan goal OF-2 and policy OF-2-A discuss the need for sound management and coordination in the location of utilities and community facilities. Policy ED-1-C promotes the need to support Pasco's urban area as a good business environment by enhancing the infrastructure of the community. The applicability of policy ED-1-C is enhanced due to the fact that the new tower will provide more/better service primarily to commercially zoned properties. Policy UT-1-C encourages coordination of utility providers' functional plans with the City's land use and utility plans to ensure long term service availability. 4 (2) Will the proposed use adversely affect public infrastructure? The proposed use is a part of the communication network utilized by the general public. The proposed equipment will be located in such a manner so as not to impact other public utilities or services. The proposed use does not require water and sewer. (3) Will the proposed use be constructed, maintained and operated to be in harmony with existing or intended character of the general vicinity? The character of the vicinity is dominated by residential suburban development. The addition of roof-top cellular antennae will not alter or affect the existing or intended character of the surrounding neighborhood. (4) Will the location and height of proposed structures and the site design discourage the development of permitted uses on property in the general vicinity or impair the value thereof? The proposed antennae housing will be located on top of an existing church building and generally will not be noticed by the public. The cellular facility is unlikely to discourage development in the vicinity. The tower will be designed to be integrated into the architectural design of the existing church. (5) Will the operations in connection with the proposal be more objectionable to nearby properties by reason of noise, fumes, vibrations, dust, traffic, or flashing lights than would be the operation of any permitted uses within the district? The proposed cellular equipment will create no fumes, dust or noise. Cellular facilities have been located throughout the community in residential, commercial and industrial zones without generating any complaints received by the City. (6) Will the proposed use endanger the public health or safety if located and developed where proposed, or in any way become a nuisance to uses permitted in the district? The proposal is required to be designed by a professional engineer to withstand the forces of nature. The applicant is also required by law to coordinate with the FAA and FCC prior to obtaining a building permit. A Determination of No Hazard to Air Navigation for the tower has been issued to AT&T by the FAA for the proposed facility. 5 Radio waves at frequencies utilized by local cellular networks have not been proven to be harmful to human health. Radio wave activity is focused on the antennas which are elevated approximately 40 to 50 feet above grade; away from human activity. The cellular antennae and equipment pose no true threat to public health and safety. TENTATIVE APPROVAL CONDITIONS 1) The special permit shall apply to parcel # 118-112-036; 2) The property shall be developed in substantial conformity with the elevations and site plan submitted with the application except as conditioned herein; 3) The cellular antennae enclosure shall exceed 55.4 feet in height as measured from existing grade; 4) The cellular antennae shall be enclosed within an architecturally integrated feature attached to the church building; 5) The cellular antennae enclosure shall be painted to match the color of existing church building; 6) The ground-level equipment enclosure shall be located no closer than ten (10) feet from the north and/or east property lines of parcel # 118- 112-036; 7) The ground-level equipment shall be located within a sight-screening enclosure which fully blocks the view from all rights-of-way. Design of the sight-screening shall meet the requirements of the I-182 Overlay District (PMC 25.58); 8) The proposed cellular facility must comply with all FCC regulations regarding radio frequency emissions; 9) The roof-top antennae housing shall not emit light; 10) The roof-top appurtenance housing the cellular antennae shall be painted to match the existing church. 11) The special permit shall be null and void if a City of Pasco building permit is not obtained by April 30, 2015. RECOMMENDATION MOTION: I move to continue the hearing on the proposed cellular wireless facility to the March 20, 2014 Planning Commission meeting. 6 Item: Wireless Communication Facilities Vicinity . Applicant. AT&T Wireless N Ma p File #.. SP2014-001 City County .Y :^ SIT �► '' ARGENT RD FA Y , ,Fj c M1 < .. -- _.. — -- 77 Land Use Item: Wireless Communication Facilities Applicant: AT&T Wireless N Map File #: SP2014-001 i City County Vacant Single-Family � � IT Residences ARGENT RD �G \��,�, Single-Family �/ � Residences Item: Wireless Communication Facilities Zoning .. Map Applicant: AT&T Wireless N . File #: SP2014-001 City County RS-12 Suburban County RS-20 0 RS-12 \ SIT Suburban \ ARGENT RD �O �� County RS-20 CONSTRUCTION PLAN KEYED NOTES TIP HEIGHT OF PROPOSED TOP OF PROPOSED AT&T NTENNA SHROUD T&T ANTENNAS 55.4'AGL O PROPOSED 11'-5"x24'-0"PREFABRICATED EQUIPMENT SHELTER. IF 54.4'AGL �,:�" � -— I.I r PROPOSED 6"THICK 11'-5"x24'-0"CONCRETE SLAB-ON-GRADE WITH it J 6 O THICKENED SLAB EDGE PER SHELTER MANUFACTURER RECOMMENDATIONS. 12 O4 EXISTING 40'-5"BUILDING. ED TOP OF EXISTING O PROPOSED 5'CONCRETE STOOP. BUILDING a 40.4'AGL O PROPOSED FRP ANTENNA MOUNT SHROUD ASSEMBLY.SEE SITE NOTE NO.2. O7 PROPOSEDHVACUNITMOUNTEDTO SHELTER. 000 0000 1Q PROPOSEDAT&TPANELANTENNAS. 0 oo "IJ ��/ 14 PROPOSED COAXIAL CABLE/FIBER TO ANTENNAS. A/\ O 4 PROPOSED VERTICAL CABLE/FIBER CHASE MOUNTED TO SIDE OF BUILDING ��//// ?L 14 15 (SEE SITE NOTE 2). IS FINISH GRADE 0 0 0.0Y AGL p g EXISTING SHED(TO REMAIN) PROPOSED AT&T 11'-5" EQUIPMENT SHELTER &LEASE AREA NORTH ELEVATION (LOOKING SOUTH) 2 frastmructure 22"x34"SCALE:1/8 = -O 1 "x17"SCALE:1/16"=1-O" L D C CRmideernctiaal l 24 PROPOSED COAX/FIBER DOGHOUSE AT SHELTER. THE CIVIL ENGINEERING GROUP Telecom E 14201 NE 200th St.,#100 Ph.425.806.1869 Woodinville,WAMM Fx.425.4822893 w LDCcolp.com TOP OF PROPOSED TIP HEIGHT OF ANTENNA SHROUD PROPOSED 55.4'AG AT&T ANTENNAS DATE: 12-11-13 54.4'AGL DRAWN BY: JDM CHECKED BY: RBH Q PROPOSED MICRIN 1-PHASE COMPACT GENERATOR INTERFACE PANEL 12 MOUNTED TO PROPOSED EQUIPMENT SHELTER. REVISIONS REV DATE I DESCRIPTION BY TOP OF EXISTING 1 12-11-13 PREUMINARY20NING RBH BUILDING 2 12-27-13 FINAL ZONING RBI 40.4'AGL 4 .. 0 SITE NOTES 1. VERIFY ANTENNA MODEL,RAD CENTER&AZIMUTHS WITH LOCKDOWN SET RF SITE BUILD FORM. eats REGISTERED 2. PROPOSED ANTENNA SHROUD,CHASES,MOUNTS,AND MOUNTING ARCHITECT o HARDWARE NEAR ANTENNA LEVEL SHALL BE PAINTED TO MATCH EXISTING BUILDING. RICFiA ALL°��l a &TATE OF WABXINGTON 3 9 2 SITE ❑❑❑ ❑❑❑ ROAD 92&ARGENT ❑ 9 W ARGENT RD PAS ASCQ,WA 99301 FINISH GRADE 2 0.0'AGL --- 0 ELEVATION i SHEET NUMBER 3 SOUTH ELEVATION (LOOKING NORTH) 1 A-3 22"x34"SCALE:1/8"=1'-0" 11"x17"SCALE:1/16"=1'-O" CONSTRUCTION PLAN KEYED NOTES TOP OF PROPOSED i TIP HEIGHT OF PROPOSED ANTENNA SHROUD OIL AT&T ANTENNAS 55.4'AGL v O PROPOSED 11'-5"x24'-0"PREFABRICATED EQUIPMENT SHELTER. 54.4'AGL PROPOSED 6"THICK 11'-5"x24'-0"CONCRETE SLAB-ON-GRADE WITH ',.J 6 THICKENED SLAB EDGE PER SHELTER MANUFACTURER RECOMMENDATIONS. { 12 E li �i O EXISTING 40'-5"BUILDING. li�� I li{ LIB:I. TOP OF EXISTING BUILDING O PROPOSED FRPANTENNAMOUNTSHROUDASSEMBLY.SEE SITE NOTEN02. 40.4'AGL O7 PROP OSEDHVACUNITMOUNTEDTOSHELTER. 4 PROPOSEDAT&TPANELANTENNAS. 0 ��/ L 14 PROPOSED COAXIAL CABLE I FIBER TO ANTENNAS. 9 O E-1 0 LID ° ° 9 ° - cap 0 FINISH GRADE iiii 0.0'AGL Ilil IIII a 2 PROPOSED AT&T 24'-0" '----------------------------------------------------------------------------------------------------------EQUIPMENT SHELTER-' &LEASE AREA QPROPOSED UNDERGROUND CONDUIT FOR CABLE/FIBER. EAST ELEVATION (LOOKING WEST) 2 �� Commercial 22"x34"SCALE:1/8"= -O" 11"x17"SCALE:1/16"=1'-O" Infrastructure 1' Residential THE CIVIL ENGINEERING GROUP Telecom E 14201 NE 200th St.,#100 Ph.425.806.1869 WOOEI"VIII.,WAWM Ex.425.4822893 L TOP OF PROPOSED TIP HEIGHT OF ��o�.�om OIL ANTENNA SHROUD PROPOSED 55.4'AGL AT&T ANTENNAS 54.4'AGL DATE: 12-11-13 DRAWN BY: JDM CHECKED BY: RBH ir' PROPOSED MICRIN 1-PHASE COMPACT GENERATOR INTERFACE PANEL LT <8> MOUNTED TO PROPOSED EQUIPMENT SHELTER. REVISIONS TOP OF EXISTING REV DATE DESCRIPTION BY BUILDING 1 1211-13 PRELIMINARYZONING RBH 40.4'AGL - 2 12-27-13 FINAL ZONING RBH 4 - SITE NOTES 1. VERIFY ANTENNA MODEL,RAD CENTER&AZIMUTHS WITH LOCKDOWN SET RF SITE BUILD FORM. eats REGISTERED _ - \ 2. PROPOSED ANTENNA SHROUD,CHASES,MOUNTS,AND MOUNTING ARCHITECT HARDWARE NEAR ANTENNA LEVEL SHALL BE PAINTED TO MATCH EXISTING BUILDING. 1 _ RIC14A ALL - STATE OF WASHINGTON 23 / 7 EXISTING SHE D I 000 000 SITE (TO REMAIN) KP0458 ROAD 92&ARGENT 1E I- _ El � � 9915 W ARGENT RD ❑� FINISH GRADE PASCQ WA 99301 0.0Y AGL SHEET TITLE i 0 ELEVATION i SHEET NUMBER 3 WEST EL EVA TION (L OOKING EA ST) 1 A-3.1 22"x34"SCALE:1/8"=1'-0" 11"x17"SCALE:1/16"=1'-O" 5-25-E+ RS-12 or RS-12/ / ADJACENT ZONING: RS-12 RS 12 I RS-12(SUBURBAN) / 2 o v Q PROJECT PROPOSED AT&T 11'-5"x24'-0"EQUIPMENT SHELTER LEASE AREA f PROPOSED 10'-0" -------� RS-20 CEI PROPERTY UNE UTILITY EASEMENT 1 1 S� I GP r UGP LGP --GGP IGP i I � —___ ZONING MAP NOT TO SCALE 118-112-036 1 1�ap5s 1= 1 � BUILDING U Y I 1 O in Vv 3 W .r `I--1--- �. ° 1n Z I I� � H I I A2 I a I� I _ s.1 PROPOSED AT&T ANTENNA SHROUD ————— MOUNTED ON 40'-5"BUILDING 1 � ADJACENT ZONING: 1 1 I RS-12(SUBURBAN) ehRw\ 32'-0"+I �—=1 \ - ANTENNA Aa1 1 SETBACK W 1 j Commercial 275'-0"t 1 I Infrastructure ANTENNA SETBACK I Residential I�nn THE CIVIL ENGINEERING GROUP Telecom a ZONING: - ,�--- I� 4 V 14201 NE 200th St.,#10D Ph.425.806.1864 -----� ` Z z WOOdmIIIe,WA98072 Fx.425.4822893 RS-12(SUBURBAN) I Z a —LDCoorp.com O r \ I N I Z DATE: 12-11-13 Y U DRAWN BY: JDM \ /� m Q CHECKED BY: RBH a F----- --- _I F- Q REVISIONS o Q ° Z F REV I DATE I DESCRIPTION BY W— 1 12-11-13 PRELIMINARI'ZONING RBH Z I 2 12-27-13 FINAL ZONING RBH — a PROPOSED 20'-0" o � � ACCESS EASEMENT i h Q _ I 188T8 REGISTERED ARCHITECT G RICFiA ALL &TATS OF WABXINGTON N \ EXISTING SITE ACCESS / WARGENT ROAD SITE / \ a KP0458 ROAD 92&ARGENT E --- `—° — 9915 W ARGENT RD PASCO,WA 99301 PROPOSED QUANTITIES ° POWER LENGTH: ADJACENT ZONING: SHEET TITLE UNDERGROUND: 157't R SITE PLAN 1' M TELCO LENGTH: 31t S-20(RESIDENTIAL SUBURBAN) i SHEET NUMBER 3 SITE PLAN A-1 22"x34"SCALE:1"=20' 11-x17"SCALE:1"=40' PR 17 - CDBG Activities Subject to Jobs/Services Public Benefit Calculation. MicroStrat... Page 1 of 1 PR 17 - CDBG Activities Subject to Jobs/Ser... Home Tools Data Last i ED100% IN*Javascript errors were encountered on this page.*Click here for more details. GROUPING: Agency Tag: (All) Funding Agency: .(All)[7711 Program Year: (All)[— IDIS - PR17 U.S. Department of Housing and Urban Development Office of Community Planning and Development Integrated Disbursement and Information System CDBG Activities Potentially Subject to Jobs/Services Public Benefit Cal PASCO, WA Program Project IDIS Matrix National Area Year ID Activity ID Activity Name Status Code Objective Type Area Nam( 1995 0006 24 EAST LEWIS STREET BEAUTIFICATION Completed 03K LMJFI 0.00 0.00 1996 0005 34 4TH AVENUE BEAUT Completed 03 LMJFI 0.00 0.00 1996 0007 30 REVOLVING LOAN Completed 18A LMJ 0100 0.00 1996 0008 86 EAST LEWIS STREET BEAUTIFICATION Completed 03K LMJFI 0.00 0.00 1996 0010 35 SYLVESTER PARK LIGHTS Completed 03F LMJFI 0.00 0.00 1997 0013 45 REVOLVING LOAN-COUNCIL OF GOV. Completed 18A LMJ 0.00 0.00 1997 0013 61 REGIONAL REVOLVING LOAN FUND Completed 18A LMJ 0.00 0.00 1998 0012 82 REGIONAL REVOLVING LOAN FUND Completed 18A LMJ 0.00 0.00 1999 0008 97 REVOLVING LOAN FUND Completed 18A LMJ 0.00 0.00 1999 0012 101 EVERGREEN 504 PROGRAM ADMINISTRATION Completed 18B LMA 0.00 0.00 12000 0003 117 B/F COUNCIL OF GOVT. REG. REVOLVING FUND Completed 18A LMJ 0.00 0.00 '2001 0003 140 CERTIFIED KITCHEN COMPLEX Completed 18A LMA 0.00 0.00 2001 0003 148 TECHNICAL ASSISTANCE IN COMMUNITY DEV. Completed 18B LMJ 0.00 0.00 IDIS > Snared Reports > PR 17 - CDBG Activities Subject to Jobs/Services Public Benefit Calculation > smardink This proposed facility is needed to fill a coverage/capacity gap between 182 and Road 68, running south from Chapel Hill Blvd. to the river. Currently there are no communication facilities in this area. The closets communication facilities are in the area of Road 68 and Court street, which AT&T Mobility has a facility, and this site will connect in with that site, along with its site located at the City water tanks on Sandifur Parkway. A coverage plot map is being prepared and will be forwarded for your report when complete. Pursuant to 18.40.110.C, in compliance with the Federal Communications Commission (FCC) "Shot Clock," we believe that the County has 150 days to make a decision on AT&T's permit application, which, due to its nature (stealth flagpole replacement) is considered to be a new facility and not a collocation. The FCC Declaratory Ruling, dated November 18, 2009 and recently reaffirmed by the Supreme Court, provides deadlines for State and local jurisdictions to act on applications for wireless facilities. The FCC defines a "reasonable" period of time for State and local government to act on wireless applications as 90 days for a collocation applications and 150 days for all other applications. Please note that these timelines are inclusive of all application notice and appeal periods. Thank you for your assistance in processing this application. Please let me know if any additional information is needed. sincerely, Julie NtkCope (509) 220-4155 Enclosures :,. a 4� ir}�: -'',? i'?7y (ter www.smartlinklic.com TOWAIR Search Results Page 1 of 1 TOWAIR Determination results *** NOTICE *** TOWAIR's findings are not definitive or binding, and we cannot guarantee that the data in TOWAIR are fully current and accurate. In some instances, TOWAIR may yield results that differ from application of the criteria set out in 47 C.F.R. Section 17.7 and 14 C.F.R. Section 77.13. A positive finding by TOWAIR recommending notification should be given considerable weight. On the other hand, a finding by TOWAIR recommending either for or against notification is not conclusive. It is the responsibility of each ASR participant to exercise due diligence to determine if it must coordinate its structure with the FAA. TOWAIR is only one tool designed to assist ASR participants in exercising this due diligence, and further investigation may be necessary to determine if FAA coordination is appropriate. DETERMINATION Results Structure does not require registration. The structure meets the 6.10-meter (20-foot) Rule criteria. Your Specifications NAD83 Coordinates Latitude 46-15-26.1 north Longitude 119-13-15.4 west Measurements (Meters) Overall Structure Height (AGL) 16.9 Support Structure Height (AGL) 12.3 Site Elevation (AMSL) 119.8 Structure Type B - Building Tower Construction Notifications Notify Tribes and Historic Preservation Officers of your plans to build a tower. • i" �I i � r +�;ptti4 J� a J G I 4 iL Ll .w - Proposed Location ,i4\��1P'''/,W'• 61:1 ;^^� � / 1��t�� J .. � ° � .... ��:�' 1 f"nM' �.6 • • • _ � , �:a i. . ,,,. .. � K Z� � iG F�. i I II _ ��_ .,.. „' O.: .. .. _ � a qty ��•. y 4r/ 'l y , r �' "> •�tr,S f 1,r a ,i,1!., \ \FED bm _ - n ir A14 � h d l' !�41}xlE��l ; � �ril 11, ¢¢ ji i ,:i �I SIB{il 's �vr lS �ir if Ir It sir ' • i a,. yF�9�:1 A''*n,`,n,a�'��r�0�t f7ii6 y�ln,�t 11 r i�^r jj �.'�Ig a�F Y i ,,qq a...�.en.o.�.a.:w+os,•=a...,..-�+.u+,�:....w.—......-�. REPORT TO PLANNING COMMISSION MASTER FILE NO: SP 2014-002 APPLICANT: Bethel Church HEARING DATE: 3/20/2014 600 Shockley Rd. ACTION DATE: 4/17/2014 Richland, WA 99352 BACKGROUND REQUEST FOR SPECIAL PERMIT: Location of a preschool in a C-1 District 1. PROPERTY DESCRIPTION: Legal: Parcel # 115-502-016: a portion of the South half of Section 8, Township 9 North, Range 29 WM; General Location: 5202 Outlet Dr. Property Size: Approximately 11 acres 2. ACCESS: The site has access from Sandifur Parkway by way of Outlet Drive 3. UTILITIES: The site is served by municipal water and sewer. 4. LAND USE AND ZONING: The property is currently zoned C-1 (Retail Business). All surrounding property is zoned C-1 and is undeveloped. S. COMPREHENSIVE PLAN: The site is designated in the Comprehensive Plan for future commercial uses. The Plan does not specifically address preschools, but elements of the Plan encourage the promotion of orderly development including the development of zoning standards for off-street parking and other development. 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 In September of 2012 the City Council approved a Special Permit (Resolution 3426) for Bethel Church to use four suites in the Broadmoor Outlet Mall for worship activities, with the following conditions: 1) The special permit shall be personal to the applicant; I 2) The space leased to the church must comply with all requirements of the International Building Code for an "A" occupancy prior to occupancy by the church; 3) The storefront appearance of the leased space cannot be altered except as needed to comply with Building Code exiting requirements; 4) The building, including entrances and restrooms, must be ADA/handicap-compliant prior to occupancy by the church; 5) Occupancy of the building for church purposes will not be permitted until the church complies with all conditions listed above; 6) The church shall not object to the transfer, renewal or issuance of a liquor license for an existing or new establishment within 1,000 feet of the property; 7) This special permit shall be valid for a period of three years and will expire on October 1, 2015. The Church received an occupancy registration in April of 2013 and has been operating in this location since that time. The Bethel Church leases approximately 17,936 square feet of floor area located in the southeast corner of the Outlet Mall Complex. The lease agreement requires the Bethel Church to participate in all common area charges shared by all lessees within the Mall. The Church has recently applied for a Special Permit to operate a preschool at this same location, utilizing approximately 2,000 square feet of their lease area for the program. The preschool plans to operate 6 mornings per week with 40 students and 5 staff members. The proposed preschool location has parking to the north and south side of the building. As noted above, the Church Special Permit will expire on October 1, 2015. The Outlet Mall was constructed to meet Building Code requirements for retail activities. Educational institutions are classified in the Building Code as "E" occupancies. When a building is changed from one occupancy class to another (from an "M" [Mercantile] to an "E" [Educational] for example) the building is required to meet life/safety standards pertaining to the new occupancy classification. Meeting these standards would be listed as a condition of issuance of the Special Permit. A potential problem with a preschool locating in a commercial area is the fact that some retail establishments or restaurants sell or serve liquor. The issue is also typically addressed by placing a condition on the Special Permit approval limiting the preschool's ability to object to a liquor license. 2 While the Special Permit for the sponsoring entity (Bethel Church) is due to expire in October of 2015, preschools are allowed in C-1 zones with a Special Permit. Thus even without the church sponsorship the preschool could continue through another organization or as a stand-alone commercial business. 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. Applicant desires to locate a commercial preschool in a C-1 zone 2. Commercial preschools are unclassified uses requiring review through the special permit process prior to locating or expanding in any zoning district. 3. Applicant previously secured a Special Permit to operate a church (Bethel Church) at this location in September of 2012. 4. The Church received an Occupancy Registration in March of 2013 and has been in operation from that time to the present. 5. The Church Special Permit expires in October of 2015 6. The proposed site is in a C-1 Zoning district. 7. The proposed site is located at 5202 Outlet Drive. 8. The site was originally developed as the Broadmoor Outlet Mall. 9. The Outlet Mall contains over 103,000 square feet of floor area. 10. The Church occupies approximately 17,936 square feet of floor area in the southeast corner of the Outlet Mall Complex. 11. The preschool will utilize about 2,000 square feet within the Bethel Church lease property for their operation. 12. The preschool would operate Monday-Saturday, from 9 am to 11:15 a.m. 13. About twenty-nine percent of the Outlet Mall is currently vacant. 14. The preschool would serve approximately 40 children per day under the supervision of 5 employees. 3 15. The Municipal Code (PMC 25.78.170) specifies one parking space for each employee and one space per 6 children for a daycare facility (for the purpose of parking calculations preschools are treated like daycare facilities). With 5 employees and 40 children the center would require 12 parking spaces for its operation. 16. Parking areas are located to the north and south of the proposed preschool location with more than 113 parking spaces. 17. Preschools are classified as an "E" occupancy under the International Building Code. 18. The Mall was designed and built for "M" occupancy loads. 19. "E" occupancy building design standards are different than the "M" occupancy standards. 20. Nearly forty-three percent of the Outlet Mall is occupied by institutional uses (Charter College, Bethel Church/Preschool and Police Mini Station). 21. Current Mall tenants include Bethel Church, Broadmoor Fitness, Charter College, City of Pasco Police (mini station), Dress Barn, Gordon Winery, Little Mud Pies (clothing store), and Van Heusen. 22. Gordon Winery serves alcoholic beverages. CONCLUSIONS BASED ON THE FINDINGS OF FACT Before recommending approval or denial of a special permit the Planning Commission must develop findings of fact from which to draw its conclusion based upon the criteria listed in P.M.C. 25.86.060 and determine whether or not the proposal: (1) Will the proposed use be in accordance with the goals, policies, objectives and text of the Comprehensive Plan? The Plan does not specifically address preschools, but elements of the Plan encourage the promotion of orderly development including the development of zoning standards for off-street parking and other development standards. (2) Will the proposed use adversely affect public infrastructure? The Outlet Mall was designed to handle significant traffic with a large parking lot and interior circulation. The proposed preschool will operate 4 in the mornings on weekdays and Saturdays when other Mall traffic is generally low and utility usage is low. (3) Will the proposed use be constructed, maintained and operated to be in harmony with existing or intended character of the general vicinity? The proposed preschool will be located in the Broadmoor Outlet Mall and no exterior changes are planned to the building. The current store front character will be maintained. The Bethel Church participates in common area maintenance costs under its lease, which would include the preschool. The intended character of the Outlet Mall is retail in nature. The proposed preschool is not expected to impact the character of the mall in a permanent manner. (4) Will the location and height of proposed structures and the site design discourage the development of permitted uses on property in the general vicinity or impair the value thereof The proposed preschool will be located in part of the existing Outlet Mall currently leased by Bethel Church and no structures will be built or added to the Mall. The site design will remain unchanged. Bethel Church pays market rent and is responsible for common area charges like all tenants of the Mall. (5) Will the operations in connection with the proposal be more objectionable to nearby properties by reason of noise, fumes vibrations, dust, traffic, or flashing lights than would be the operation of any permitted uses within the district? The preschool will generate no more dust, vibrations, flashing lights or fumes than would be expected by permitted retail uses of the zoning district. Traffic generated by the preschool will occur mostly on weekday mornings when Mall traffic is minimal. (6) Will the proposed use endanger the public health or safety if located and developed where proposed, or in anyway will become a nuisance to uses permitted in the district? Past history of preschool operations within the City has shown they do not endanger public health or safety and are generally not nuisance generators. 5 APPROVAL CONDITIONS 1) The special permit shall apply to 5202 Outlet Dr. located on parcel 115- 502-016; 2) The space leased to the preschool must comply with all requirements of the International Building Code for an "E" occupancy prior to occupancy by the preschool; 3) The storefront appearance of the leased space cannot be altered except as needed to comply with Building Code exiting requirements; 4) The building, including entrances and restrooms, must be ADA/ handicap-compliant prior to occupancy by the preschool; 5) Occupancy of the building for preschool purposes will not be permitted until the preschool complies with all conditions listed above; 6) The preschool shall not object to the transfer, renewal or issuance of a liquor license for an existing or new establishment within 1,000 feet of the property. RECOMMENDATION MOTION: I move to close the public hearing and schedule deliberations, the adoption of findings of fact, and development of a recommendation for City Council for the April 17, 2014 meeting. 6 • Item: Commercial Preschool in C- 1 Vicinity Applicant: Bethel Church N Map File #. SP 2014-002 R�77'r } ` , cc a. �I 711_ r I' . N CORD DR_ W SAhI[71FUR PKWY -- , tt _ate , - � QR o ry_ z - w �TC7TT7 N H 4M WEMBLE'aL�R �r 1J J - a' RRRI C U) r o T LANCASTFP DR ©I I' . T: _ KE!fV�S'IN�GTON C - - SITE GATWICK CT w - - T I-182 _ - - �' -w � °z�:, �° ol. QlJ'LLN 9BU zo low - f rrr� 'HEATHROW CT. PICCADILLY_ 4- SBUNT Ir Lr co In- n , , t L R CHAPEL HILL-BLVD Land Item: Commercial Preschool in C- I Use Applicant: Bethel Church Q Map File SP 2014-00 -:_ �� ■■■■■■■■■■■■■■ Vacant. - i ■■■ moll■� & Office No MEN oil C miss►� 'r� :i N11E►� �� ► qj Multi Family � . X11■1 � 11 �� • Item: Commercial Preschool in C- 1 Zoning Applicant: Bethel Church N Map 2014-002 File #: SP w 0 NASHR 0 z 1 DESOTO DR m -- 2 Z' CE o Q1 O p' i0 Q CORD DR V1F mQ I� FFFF j SANDIFUR PKWY w a eFOFO � �Q z � RO ST I TOTTENHAM UVEMBLE` HO C= 1 ° - LANCASTER DR C- 1 R- 1 SITE GATWICK uri w ,-N-SINGTON CT Y J I-182 Q z m O QUEEIVSBURY DR ~ C� z 0 0 HEATHROW CT PICCADILLY_CR KINGSBURY LIZ z w o O o J ° C R y�� m of P\�c eoRNCASN C_ 1 z R-4 J O m cl C- 1 CHAPEL HILL BLVD Looking North AON �.> ws s mmffeew� _.. if Looking East PPOPI'll is -- �� cif Looking South . �. Looking West 7 IF Facade REPORT TO PLANNING COMMISSION MASTER FILE NO: SP 2014-003 APPLICANT: Sound Investment Group LLC HEARING DATE: 3/20/2014 PO Box 4770 ACTION DATE: 4/17/2014 Pasco, WA 99301 BACKGROUND REQUEST FOR SPECIAL PERMIT: Expansion of a Mini-Storage Facility in the C-1 Zone 1. PROPERTY DESCRIPTION: Legal: Parcel's #: 115-430-173, 115-430-174, 115-441-022, 115-430- 031 and 115-442-012: Lots 13 & 14 Binding Site Plan 2002-05 together with Lot 3 Binding Site Plan 2005-08, Lot 4 and the northerly 144 feet of Lot 3, Block 4 of Broadmoor Park #1 General Location: 9335 Sandifur Parkway Property Size: 519,244 ft2 or approximately 12 acres 2. ACCESS: The site has access from Sandifur Parkway 3. UTILITIES: The existing storage facility is currently served by municipal water and sewer. The proposed storage buildings will not require connection to municipal sewer and water. 4. LAND USE AND ZONING: The property is currently zoned C-1 (Retail Business). All surrounding property is zoned C-1 and is undeveloped. The zoning and land use of the surrounding properties are as follows: NORTH: R-1 - Multi-Family Residences SOUTH: C-1 - Vacant/Commercial EAST: C-1 - Vacant WEST: C-1 - Vacant/Commercial S. COMPREHENSIVE PLAN: The site is designated in the Comprehensive Plan for future commercial uses. The Plan does not specifically address self-storage facilities, but elements of the Plan encourage the promotion of orderly development including the development of zoning standards for off-street parking and other development. Policy LU-1-B encourages enhancement of the physical appearance of development within the City. The Comprehensive Plan (LU-4-B) encourages the grouping of commercial uses to promote functional and economical marketing and operations to produce sustainable clusters of shopping and services. Policy LU-2-D requires all development to be landscaped. ED-3-E 1 suggests the use of landscaping to provide a buffer between less intensive uses (such as residential) from utilitarian areas of commercial and industrial facilities. 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 owners of the existing Broadmoor Storage self-storage facility have applied to expand their capacity by way of new construction. The proposal involves the addition of eight (8) new storage buildings and two (2) new carports. In the C-1 (Retail Business) zone mini-storage facilities are listed under Permitted Conditional Uses (PMC 25.42.040(4); thereby requiring special permit approval prior to their location or expansion. As indicated in the site plan submitted with the application (Exhibit `1'), the proposal involves the construction of eight (8) storage buildings varying in size from 3,077 square feet to 17,850 square feet. The total area of the proposed storage buildings combined is approximately 91,483 square feet (2.1 acres). Also included in the proposal are two covered parking carport structures; each carport is 22,365 square feet for a total of 44,730 square feet. In all, a total of 136,213 square feet (3.1 acres) of new structures is proposed. Although the proposal involves what are now five (5) separate parcels, the parcels are currently being reconfigured so all of the new construction will occur on a single tax parcel. The new parcel slated for development will not incur any additional right-of-way frontage beyond what exists for the existing Broadmoor Storage site. Mini-storage facilities are not a permitted use in the C-1 (Retail Business District). Mini-storage facilities are, however, a conditional use that may be permitted only by the granting of a special permit. Special Permit reviews and determinations are made based upon the criteria listed in P.M.C. 25.86.060 and itemized below under the "findings of fact" section. If it can be demonstrated that a mini-storage facility will be in accordance with the policies of the comprehensive plan, that it will be maintained in harmony with the existing or intended character of the surrounding neighborhood, and that it generally supports the other criteria of P.M.C. 25.86.060, a Special Permit may be approved. As discussed above the Special Permit review process allows the Planning Commission to make a determination on whether or not a proposed use will be 2 or can be maintained in harmony with the existing or intended character of the neighborhood. It is through this process that the Planning Commission may develop approval conditions that would ensure the proposal will be established and operated in harmony with the neighborhood. The intended character of the neighborhood includes future retail and office uses as well as residential uses. The neighborhood is not intended for storage and warehousing which are most appropriate in the C-3 (General Business) and industrial zoning districts. FINDINGS OF FACT Findings of fact must be entered from the record. The following are initial findings drawn from the background and analysis section of the staff report. The Planning Commission may add additional findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1. The site is addressed 9335 Sandifur Parkway. 2. The site is accessed from Sandifur Parkway. 3. Currently the site is approximately 12 acres in area. 4. Municipal sewer and water currently serve the site. 5. The site currently contains a storage facility. 6. Applicant owns and operates the existing Broadmoor Storage facility. 7. A Special Permit was granted allowing the establishment of the existing facility. 8. The site is zoned C-1 (Retail Business). 9. The C-1 zone lists mini-storage facilities as a permitted conditional use. 10. The Comprehensive Plan designates the site for future commercial uses. 11. The site is located within the boundaries of the 1-182 Overlay District. 12. The site is adjacent to the Mediterranean Villas residential subdivision, to the north. 13. The applicant proposes to increase the capacity of the existing mini- storage facility by constructing eight (8) new storage buildings and two (2) new carport structures. 14. PMC 25.75.050(3)(B) requires a ten (10) foot wide landscaping buffer between commercial and residential zones. CONCLUSIONS BASED ON THE FINDINGS OF FACT Before recommending approval or denial of a special permit the Planning Commission must develop findings of fact from which to draw its conclusion based upon the criteria listed in P.M.C. 25.86.060 and determine whether or not the proposal: (1) Will the proposed use be in accordance with the goals, policies, objectives and text of the Comprehensive Plan? 3 A mini-storage facility can be compatible with several Comprehensive Plan policies. Policy LU-1-13 encourages enhancement of the physical appearance of development within the City. The proposal would replace vacant land with a well-developed facility containing perimeter landscaping. Policy LU-2-D requires all development to be landscaped. Development of the site currently includes landscaping which support policies of the Comprehensive Plan (LU2-D). In this case, original development of the existing facility was done in a way that reduces the amount of right-of- way frontage. This was done to make as much road frontage as possible available to future commercial uses which more heavily rely on visibility from passers-by. The existing right-of-way landscaping on this portion of Sandifur Parkway is complete; no additional right-of-way landscaping is required. (2) Will the proposed use adversely affect public infrastructure? All municipal utilities are currently available to the site from surrounding streets. Water and sewer demands of the proposed use will be negligible compared to permitted uses such as restaurants and similar uses. Impacts to the adjoining streets will likewise be 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 Comprehensive Plan encourages the grouping of commercial uses to promote functional and economical marketing and operations to produce sustainable clusters of shopping and services (LU-4-13). The proposed use may be less intensive from an activity standpoint than other permitted uses in the C-1 zone but does not necessarily support the commercial clustering of businesses permitted in the C-1 zone. The adjacent land to the north contains residential development. Per PMC 25.75.050(3)(B) commercially zoned properties adjacent to properties in less intense zoning districts shall have a ten (10) foot landscape buffer on the side immediately adjacent to the less intense zoning district. To comply with this provision the tentative approval conditions contain a requirement to install the necessary ten foot landscape buffer along the north property line. (4) Will the location and height of proposed structures and the site design discourage the development of permitted uses on property in the general vicinity or impair the value thereof? The existing self-storage facility has been designed to meet the design requirements of the I-182 Overlay District (PMC 25.58). All walls of the 4 proposed structures facing a right-of-way will be required be treated with architectural design features to meet the requirements of the I-182 Overlay District. Structures in the C-1 zone are limited to thirty five (35) feet in height. None of the proposed structures will approach 35 feet in height with the tallest structure being twenty five (25) feet in height. Neither the location nor the height of the proposal is likely to discourage permitted uses from establishing in the vicinity. (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? To date, no complaints about the effects of operations for the existing mini-storage facility have been received by the city. Typically, a mini- storage facility will generate far less daily traffic, noise, dust, etc. than some uses permitted in the C-1 zone; such as restaurants, taverns, night-clubs and car-washes. The normal hours for general (customer) access to the storage units is between 6am to l 1pm; with 24-hour access available for an added cost. Based on statements from Broadmoor Storage staff, only a handful of customers take advantage to the 24-hour access service. (6) Will the proposed use endanger the public health or safety if located and developed where proposed, or in anyway will become a nuisance to uses permitted in the district? As a general land use, mini-storage facilities are not inherently dangerous to public health or safety. The expansion however, may be noticed by the residences to the north. Currently the storage buildings are approximately 420 linear feet away from the nearest residential property to the north. Under the proposal at hand the northernmost storage building will be located within fifteen (15) feet of the same residential properties. This change in proximity to the residences may be disruptive to the lifestyles of the existing residents. However, the same can be said for any new development proposed adjacent to the homes. The land south of Mediterranean Villas has been commercially zoned ever since the homes were developed. 5 APPROVAL CONDITIONS 1) The special permit shall be personal to the applicant; 2) All aisle-ways between buildings and all entrance driveways/roads must be hard-surfaced; 3) All building walls exposed to an existing city street together with all walls visible from adjoining properties shall contain architectural features to add interest and aesthetic qualities to building by the use of masonry coursing, pilasters, patterning, alternating textures and decorative molding to match the existing office building. No composite materials, such as typical home siding, are permitted; 4) All metal roofing must be colored to complement and complement the existing mini-storage buildings while minimizing glare; 5) All security lighting must be shielded and designed to prevent the encroachment of light onto adjoining properties; 6) A minimum ten foot wide landscaping buffer meeting the requirements set forth in PMC 25.75.050(3)(B)shall be installed along the entire length of the north property line; 7) Prior to obtaining a building permit for the mini-storage facility the applicant must complete a Boundary Line Adjustment adjusting the current property lines so as to create one parcel upon which the completed mini-storage facility is to be located; 8) The property must be developed in substantial conformance with the site plan submitted with the application in addition to the I-182 Overlay Design Standards; 9) The Special Permit shall be null and void if a building permit has not been obtained by March 5, 2015. RECOMMENDATION MOTION: I move to close the public hearing and schedule deliberations, the adoption of findings of fact, and development of a recommendation for City Council for the April 17, 2014 meeting. 6 Vicinit y Item: Special Permit Ma p Applicant: Sound Investment N File #: SP2014-003 sit 'k'INCENZO DR 1!Y S P I-IAJESTIA LN r- 1 ; a 1 . SITE _ c SANDIFUR PK11'Y Land Use Item: Special Permit Map Applicant: Sound Investment N File #: SP2014-003 LW111111111111111101 VINCENZO DR Muld-Fam ly sidence- �J-J N MAJESTIA LN "all Nub I Zoning Item: Special Permit Ma p App li c ant. Sound Investment N File #: SP2014-003 7 77 VINCENZO DR C R-3 (Medium-Densi Residential) MAJESTIA LN XN�1 V1 SITE z a z a N A � O a SANDIFUR PKWY C-1 (Retail Business) 32— 1]6-9' I ILI 77 — w 1". aao an 1 1 1 - I /, "�. JI i i I � tD, \\Q\S 3290 11 77 u) 12 rLLI o LLI o 0 o -u) IL-u F7/ 0 z 3315' 383 r r / i h7-- C 10 0 10 100 tso BSOOWOt SITE PLAN 362 North-South Power Fll Looking West 3 t v Looking South K t n Lookin g East d MEMORANDUM DATE: March 20, 2014 TO: Planning Commission FROM: Shane O'Neill, Planner I SUBJECT: Highway Follow-Through Sign Code Amendment (MF# CA 2012-011) Many U.S. motorists with experience driving on our domestic freeways, highways and interstates are familiar with the Department of Transportation standardized on-highway business advertising sign program. These business advertising signs are a cluster of 3 square foot business logo signs placed on a single (usually blue) backing and include the associated exit number or distance measurement to the business. These signs are called General Motorist Service Signs; and are generally located well before the freeway exit where the business is located. The Washington State Department of Transportation (WSDOT) Traffic Manual contains a section on General Motorist Service Signs which requires off- highway follow-through signage when services are not readily visible from an interchange and when a business participating in the WSDOT on-highway sign program does not have direct access to the roadway immediately extending from an off-ramp. Follow-through signing provides motorists (after being directed off the state highway) with confirmation to destinations. Currently, the fore mentioned requirement for follow-through signs conflicts with parts of Pasco's Sign Code (Title 17) which prohibit off-premise signs. An off-premise sign is defined as a sign that carries a message of any kind or directs attention to a business, commodity, service, or entertainment conducted, sold, or offered elsewhere than upon the premises where such sign is located, or to which it is affixed. Because of this conflict staff is proposing to amend PMC Title 17 to permit follow-through signs as required for participation in the WSDOT on-highway sign program. In developing specific Code language Planning staff has coordinated with Engineering Department staff to ensure the proposal will function well and meets both department's needs. The proposed code amendment is attached. A majority of the newly proposed sign code language is contained on page nine. Highlights include: - Applicable to all freeway interchanges within the City; - Limit of one sign structure in each direction and within 900 feet of the off-ramp intersection; - Construction design to WSDOT standards. Since the February Planning Commission meeting staff has inserted additional language that would modify the proposed code amendment to include all interchanges within the city. The inclusion, on page 8 of the attached ordinance, is intended to eliminate any selective advantage to a given interchange or nearby property. The key to the follow-through signage is the ability to be a qualifying service (food, gas, lodging, recreational services, etc.) and be able to get the initial freeway WSDOT approved signage. With that understanding - staff respectively requests the Commission discuss the appropriateness of the proposed amendment on a city-wide basis. ORDINANCE NO. AN ORDINANCE of the City of Pasco,Washington,Amending Title 17 "Sign Code" Providing for Highway Follow-Through Signs. WHEREAS, signs are presently regulated by Chapter 17.05 of the Pasco Municipal Code; and WHEREAS, the Washington State Department of Transportation (WSDOT) regulates traveler and tourist services signage on Interstate 182, State Route 395, State Route 397 and U.S. Highway 12; and WHEREAS, WSDOT requires follow-through signs to guide travelers from highways to the location of the traveler and tourist services within the City; and WHEREAS, chapter 17.05 of the Pasco Municipal Code contains no provision to authorize follow-through signs for traveler and tourist services; and WHEREAS, it is in the public interest to provide services to travelers and to promote economic development within the city and to insure that qualified traveler and tourist services within the city are eligible to have signage on Interstate 182, Highway 395, Highway 397 and U.S. Highway 12,NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PASCO,WASHINGTON,DO ORDAIN AS FOLLOWS: Section 1. That Section 17.03 entitled "Definitions" of the Pasco Municipal Code, shall be and hereby is amended and shall read as follow: 17.03.010 GENERALLY. (1) ALLEY means a public street not designed for general travel and used primarily as a means of access to the rear of residences and business establishments. 2) 5,) BUILDING means any structure built for the support, shelter, or enclosure of persons, animals, chattels, or property of any kind. 3)(10 BUILDING CODE means the building codes of the City adopted by Title 16 of the Code. 4) 15 BUILDING OFFICIAL means the Building Official of the City and/or the person designated to enforce the sign code by the City Manager. -5) 2�0,) BUILDING LINE means a line established by ordinance beyond which no building may extend. 6) 2255,) CHANGE OF COPY. The change of a logo, and/or message upon the face or faces of a legal sign. -7)LL0j CITY means the City of Pasco,Washington. 8)(L51 COMMUNITY EVENT. Means a community wide event open to the general public and sponsored by a public agency, a public or private school, or a not for profit civic organization. -9) 40 CURB LINE means the line at the face of the curb nearest to the street or roadway. In the absence of a curb,the City Engineer shall establish the curb line. Ordinance Amending Title 17- 1 4A) 4455,)DISPLAY SURFACE means the area made available by the sign structure for the purpose of displaying the advertising message. 4-O 50 DISTRICT OR ZONING DISTRICT means any district established pursuant to the provisions of Title 25. 42)tL51 DURABLE means a non-biodegradable material that withstands degradation from the elements such as weather-proof card stock, aluminum, metal, UV protected plastics,treated or painted wood concrete, stone and similar materials. 4-3)(60 ERECTS means to build, construct, attach,place, suspend, or affix, including the painting of a wall sign. 44)(65)FACE OF BUILDING means the general outer surface of any exterior wall of a building or other structure. 4-5)(70)FACADE means the entire building front or street wall face, including the grade to the top of the parapet or eaves, and the entire width of the building elevation. 4-6)(75 FENCE—SUBDIVISION means a common fence constructed along the rear line of residential lots that back on arterial streets and constructed as part of the subdivision improvements. 47) 80 FILLING STATION,PUBLIC MOTOR FUELS means any area of land, including any structure or part thereof that is used or designed to be used for the supply of motor fuels, also deemed to be included within this term shall be: Any area or structure used or designed to be used for polishing, greasing,washing, spraying(other than paint), dry cleaning, or otherwise cleaning or servicing such motor vehicles. 4-84(851 FRONTAGE means the measurement of the length of the property line or building front. 90 I HEARING EXAMINER means the Pasco Hearing Examiner as set forth in Chapter 25.84. 2-0)(951 INCOMBUSTIBLE MATERIAL means any material which will not ignite at, or below, a temperature of one thousand two hundred degrees Fahrenheit during an exposure of five minutes, and which will not continue to burn or glow at that temperature. 24-)(00J MANSARD ROOF means a sloped roof or roof-like facade architecturally able to be treated as a building wall. 0(105)MULTIPLE-BUILDING COMPLEX means a group of commercial or industrial structures. 0(110)MULTIPLE-TENANT BUILDING means a single structure that houses more than one retail business, office or commercial venture,but that does not include residential apartment buildings sharing the same lot, access and/or parking facilities. 24)115 NONCONFORMING SIGN. Nonconforming signs are those which were lawfully installed,but which do not comply with the requirements of this title. 2-5)(L20)NONSTRUCTURAL TRIM means the molding,batons, caps, nailing strips, latticing, cutouts or letters and walkways that are attached to the sign structure. 2-6) 125 PARAPET means a false front or wall extension above the roof line. 2-7) 1( 30)PARCEL means the real property on which a business is located or the portion of real property designated for use of a business. Parcel shall include all adjacent property used by a business including yards,parking lots, and storage yards. Where more than one business is located within a building,the property on which that building is located is considered one parcel. 2-84ttL51 PERIMETER means a square or rectangle required to enclose the sign area. 2#) 140 PERIPHERY OF RIGHT-OF-WAY means that portion of the right-of-way lying behind the street improvement. (See definition for street improvements) 30)145 PERSON means and includes persons, firms,partnerships, associations, corporations, and other business entities. Ordinance Amending Title 17-2 344050)PREMISES means the real estate as a unit,upon which is displayed the sign or signs mentioned in this chapter. 32) 155 PRIVATE ROAD OR DRIVEWAY means every way or place in private ownership and used for travel of vehicles by the owner or those having express or implied permission from the owner,but not by other persons. 3} 160 PROJECTION means the distance by which a sign extends over public property or beyond the property line. 34)(!�k5j RIGHT OF WAY(ROW)means that area of land dedicated for public use or secured by the public for purposes of ingress and egress to abutting property and other public purposes, including that space between the adjacent property line and the back of the street and/or sidewalk improvements. 3-5)(t7O)ROADWAY means that portion of a highway improved, designed, or ordinarily used for vehicular travel, exclusive of the sidewalk or shoulder. In the event a highway includes two or more separated roadways, the term"roadway" shall refer to any such roadway separately but shall not refer to all such roadways collectively. 3O 175 ROOFLINE means the top edge of a roof or parapet or the top line of a building silhouette. 37) 180 SETBACK means the distance measured on a horizontal plane between a public right-of-way line or a property line and the closest portion of a sign thereto. 3)t185)SIDEWALK means that property between the curb lines or the lateral lines of a roadway and the adjacent property, set aside and intended for the use of pedestrians or such portion of private property parallel and in proximity to a public highway and dedicated to use by pedestrians. 3#)LL201 SIGN means a name, identification, description, display or illustration that is affixed to, or represented directly or indirectly upon a building, structure, or piece of land and that directs attention to an object,product,place, activity,person, institution, organization or business. However, a"sign" shall exclude any display of official court or public office notice, emblem or insignia of a nation,political unit, school, or religious group. A"sign" shall not include a sign located completely within an enclosed building unless the public may view the sign from a roadway or sidewalk, or the context of this chapter shall so indicate. 40)(1951 SIGN-ABANDONED means a sign that no longer correctly directs or exhorts any person nor advertises a bona fide business, lessor, owner,product or activity conducted or available on the premises whereon such sign is located. 4+) 200 SIGN-AREA means the total area of a sign visible from any one viewpoint or direction, excluding the sign support structure, architectural embellishments, or framework that contains no written copy, and includes only one side of a double-faced sign. Individual letter signs using a wall as the background without added decoration or change in wall color shall be calculated by measuring the perimeter enclosing each letter. The combined total area of each individual letter shall be considered the total area of the sign. Module signs consisting of more than one sign cabinet shall be computed by adding together the total area of each module. Perimeter or sign area shall be established by the smallest rectangle enclosing the extreme limits of the letter module or advertising message being measured. 42)(2051 SIGN-AWNING means a sign that is hung from and below a building awning or canopy that may extend outwards under the awning or canopy and over the walkway or parking area. 43) 210 SIGN—BANNER means flexible material on which a sign is painted or printed that is attached to a building or displayed on the grounds. 44) 215 SIGN- BILLBOARD means a sign or sign structure supported by one or more uprights and braces in the ground or on a building roof upon which general advertising matter is placed,usually by the poster method, erected entirely upon private property. Ordinance Amending Title 17-3 454 2( 20)SIGN—BLADE OR PROJECTING means a sign that is wall-mounted perpendicular to the building that may extend upwards and above the facade and/or outwards and over the walkway or parking area. 46) 225 SIGN-BUSINESS means a sign which directs attention to a business or profession conducted, or to a commodity, service, or entertainment sold, or offered upon the premises where such sign is located, or to which it is affixed. 4 4 230 SIGN- CANOPY means a sign that is painted onto the face or edge of an awning or canopy that is mounted to the building facade. 48-) 235 SIGN—CHANGING MESSAGE CENTER means an electronically controlled public service time and temperature sign, message center, or reader board where different copy changes of a public service or commercial nature are shown on the same lamp bank. 49)(240)SIGN- COMBINATION means any sign incorporating any combination of the features of freestanding,projecting and roof signs. "Combination sign" shall include signs commonly referred to as "fin signs." 44". 245 SIGN—COMMUNITY EVENT REGIONAL means a sign that identifies events occurring at a regional sports/entertainment/convention/trade facility containing 60 or more acres located within 1,000 feet of a freeway interchange and adjacent a highway of statewide significance. } 25J SIGN- CONSTRUCTION means a temporary sign designating the contractor(s), architect(s), and engineer(s)participating in a construction project underway on the same premises. A construction sign may also include the name of the project. -54) 255 SIGN-DIRECTIONAL means any sign designated and used solely for the purpose of indicating the location or direction of a place on the premises upon which the sign is located 26J SIGN—DIRECTIONAL OFF-PREMISE KIOSK means a structure erected by the City or a private party through a license agreement with the City in approved locations bearing multiple off-premise directional signs 53) 265 SIGN—DIRECTIONAL TRAFFIC means a sign that is located to guide or direct pedestrian or vehicular traffic to parking entrances, exits and service areas. -54}k70J SIGN—DIRECTORY OF TENANTS means a sign that identifies the building or project name and the tenants which share a single structure or development. 5) 275 SIGN—DOUBLE-FACED means a sign with 2 faces. 56)�)SIGN-ELECTRICAL means a sign or sign structure in which electrical wiring, connections, and/or fixtures are used as part of the sign proper. ) J SIGN-FLASHING means an electrical sign or portion thereof that changes light intensity in a sudden transitory burst or that switches on and off in a constant pattern with more than one-third of the light source that is not constant being off at any one time. (290) SIGN—FOLLOW-THROUGH means a sign which indicates the direction or identification of businesses advertised on a WSDOT freeway siM &9)k225)SIGN—FREESTANDING PEDESTAL means a self-supported sign permanently attached directly to the ground upon a pedestal base or monument foundation and not attached to any building, wall or fence. (Also called pedestal or monument sign. 59)(300)SIGN—FREESTANDING POLE means a self-supported sign permanently attached directly to the ground supported by upright poles or posts or braces placed on or in the ground. (Also called ground or pole sign.) H0) 305 SIGN—FREEWAY means a free standing sign located on the premise where the business,product or service is located with said sign being within 250 feet of I-182, SR-395 and SR- 12. 644310 SIGN—FREEWAY INTERCHANGE means a sign that provides only regional identification for a group of businesses within an area defined by a state recognized business association with the businesses collectively occupy a minimum of 15 acres of land. Ordinance Amending Title 17-4 624(315)SIGN—GARAGE OR YARD SALE means a sign advertising a private sale of personal household possessions; not for the use of any commercial venture. 6 320 I SIGN-HEIGHT means the vertical distance measured from the adjacent grade at the base of the sign support to the highest point of the sign or sign structure whichever is higher. 64)t!251 SIGN—IDENTIFICATION means a sign of an informational nature that directs attention to certain uses other than businesses, individual private residences. 65) 330 SIGN—INFLATABLE means a large balloon or balloon-like object greater than 18 inches in any dimension that uses blown air or a gas to remain inflated. 66) 335 SIGN—INFORMATIONAL PRIVATE means a sign placed for the convenience of the property owner used for the sole purpose of designating property control and warning signs such as "no trespassing", "no dumping", "patrolled by dogs", etc. "k 40)SIGN—INFORMATIONAL PUBLIC means a sign placed for the convenience of the public used for the sole purpose of designating restrooms, hours of operations, entrances and exits to buildings and parking lots,help wanted, public telephones,public notary, etc. Also included are plaques, tablets or inscriptions that are an integral part of a building. 68) 345 SIGN - INTERIOR means any sign attached to the interior surface of the window of any building or structure, or maintained within the building or structure. 6I} a5Q J SIGN—LANDMARK means a sign or plaque that is attached to the surface of the building or on a site that identifies or describes the historical, cultural, social, or other significance of a building or site. 20) 355 SIGN- LIMITED DURATION means any sign advertising real estate sales or rentals or construction projects utilized for a specified period of time. 744t1601 SIGN MARQUEE OR READERBOARD means a sign that displays a changing message using manually mounted lettering or electronic printout that may be mounted on a building or freestanding pedestal or pole. -72) 365 SIGN MARQUEE OR READERBOARD -PORTABLE means a sign that displays a changing message using manually mounted lettering or electronic printout that may be mounted on an easel, trailer, or other movable equipment. 7-3)(370 SIGN-NAMEPLATE means a sign which indicates no more than the name and address of the resident of the premises. 74)t375)SIGN-NONCONFORMING means any sign lawfully constructed prior to the enactment of the ordinance codified in this title, which fails to conform to the provisions of this title. 38J SIGN- OFF-PREMISE means a sign that carries a message of any kind or directs attention to a business, commodity, service, or entertainment conducted, sold, or offered elsewhere than upon the premises where such sign is located, or to which it is affixed. Signs identifying a business complex and containing the names of multiple businesses within the complex shall not be considered an off-premise sign. 7-6) 385 SIGN- OFF-PREMISE DIRECTIONAL means a sign providing directions to a public or other community event or facility in a location different than the property on which the sign is posted. 0090)SIGN- OFF-PREMISE INFORMATIONAL means a sign providing information about events conducted at a public or other community facility in a location different than the property on which the sign is posted. 2$) 395 SIGN—OPEN HOUSE means a sign welcoming viewers to a piece of residential real estate that is being offered for sale. 79) 400 SIGN—PEDESTRIAN-ORIENTED means a sign,the primary purpose of which, is to provide information for pedestrians and bicyclists. 80) 405 SIGN-POLITICAL means a temporary sign that identifies a candidate(s) for public elective office;urges a particular vote on a ballot measure in a pending public election, Ordinance Amending Title 17-5 whether local, state or national; or expresses an opinion on a public issue. SIGN-PORTABLE means an unlighted business sign including paper, cardboard,wood or metal, that is capable of being moved easily and that is not permanently affixed to the ground, structure or building. This includes a sidewalk or sandwich board signs, except those worn by a person. 8-1-) 410 SIGN—POSTER means a decorative placard or advertisement intended to advertise a movie, theater production, video or CD, or other product or special event that is being conducted or offered for sale. "(4U5 SIGN—READER BOARD means a lighted or unlighted business sign or part of a sign on which the letters are readily replaceable such that the copy can be changed from time to time at will. "f4201 SIGN—READER BOARD PORTABLE means a lighted or unlighted business sign or part of a sign on which the letters are readily replaceable such that the copy can be changed from time to time at will. A portable reader board is capable of being moved or trailer-mounted and is not permanently affixed to the ground, structure or building. "(4251 SIGN—REAL ESTATE means a temporary sign erected by the owner, or his/her agent, that advertises the real estate upon which the sign is located for rent, lease or sale, or directing people to the property. 85)k4301 SIGN—REAL ESTATE DIRECTIONAL means a temporary and/or portable sign that is intended to assist people finding the location of difficult to locate property that is for sale,rent, or lease. W) 4( 35)SIGN—REVOLVING means any sign that rotates or turns in a circular motion by electrical or mechanical means and does not exceed eight revolutions per minute. "(440) SIGN-ROOF means a business sign erected upon or above a roof or parapet of a building or structure. Mansard roof signs shall be considered wall signs. 445 SIGN—SANDWICH OR A-FRAME means a temporary portable 2-faced board style sign that is readily movable and has no permanent attachment to a building, structure, or the ground. j SIGN—SPECIAL EVENT means a temporary sign advertising activities concerning a drive or event of a political, civic, seasonal, cultural,philanthropic, educational or religious event or organization that will occur intermittently. 99) 455 SIGN- STRUCTURE means any structure supporting or is capable of supporting any sign defined in this chapter. A sign structure may be a single pole or may or may not be an integral part of the building or structure. 944 460 SIGN - TEMPORARY means any real estate, open house, special event, garage sale, or political sign corresponding to a specific event and displayed for a limited period of time. 924(4L5)SIGN—TRACT means signs used for the sale of real property in a platted subdivision. ") 470 SIGN—WALL means any sign,mural or graphic design which is attached parallel to, or flat against, or is painted on,the wall or exterior of a building or structure having a commercial message or identification. 94)f475)SIGN—WALL MURAL OR ARTWORK means a mural or artwork painted to a building wall that may or may not have a commercial message,name, or other advertisement incorporated. (Exterior surface color alone is not considered a mural or artwork.) 9-5) 480 SIGN—WALL-MOUNTED means a sign attached or erected parallel to and extending from the facade or wall of any building to which it is attached. A wall sign is supported through its entire length with the exposed face of the sign parallel to the plane of said wall or facade. A sign painted on the wall of a building or a sign painted or attached to a marquee shall be considered a wall-mounted sign. Ordinance Amending Title 17-6 9)(485)SIGN—WINDOW means any sign which is painted or mounted onto an exterior window pane, or which is hung directly inside the window including advertisements for services or products in the form of decals, emblems,paint, exposed neon,banners, etc within 3 feet of the window pane. 974k420)SIGN—WINDOW TEMPORARY INDOOR means any sign(or poster) of a temporary nature displayed within a commercial building on the inside of the glass or in close proximity to the window and may be viewed by persons outside of the building. 99)(415J STREET means a public or private way opened to general public use including all classes of roadways and excepting alleys, driveways, and interstate freeways,but including major internal circulation corridors within parking lots. }9-)t500)STREET FRONTAGE means the side of the building facing a street that abuts the property on which the building is located. 4-" 505 STREET IMPROVEMENTS means the paved roadway, and adjoining curb, gutter, sidewalk and landscaping. 40-�)(510 STRUCTURE means anything constructed or erected,the use of which requires location on the ground or attachment to something having location on the ground. 4" 515 U.L. means Underwriters Laboratory. 4-"tKOJ ZONE,ZONING DISTRICT. See definition under District. Section 2. That Section 17.05.020 entitled "Special Provisions by Sign Classification" of the Pasco Municipal Code shall be and hereby is amended and shall read as follows: 17.05.020 SPECIAL PROVISIONS BY SIGN CLASSIFICATION. (A) Temporary signs. This signage shall not be restricted by content, but is usually and customarily used to advertise real estate sales, political or ideological positions, garage sales, special events having a specific date or duration. Such signage shall be subject to the following provisions: 1) All exterior real estate-signs - shall be placed entirely on the property for sale, except as provided below. 2) Residential"open house" signs - are permitted only during daylight hours and during times in which the broker/agent or seller or an agent is in attendance at the property for sale. The sign may be placed within the periphery of the roadway provided it does not interfere with traffic safety as provided in 17.05.040 D and 17.09.030, but it shall not be attached to a utility pole or traffic safety device. Such signs shall be permitted only during weekends beginning at 5:00 pm Friday and ending at 8:00 am Monday. 3) Political Signs - may be placed within the periphery of the public roadway provided they do not interfere with traffic - vehicular or pedestrian as provided in 17.05.040 D and 17.09.030, or interfere with the use of any residential or commercial property. Political signs may be placed upon privately owned property including fences, except subdivision fences,with the consent of the property owner. 4) Grand Opening and Special Event Displays - temporary signs, posters, portable reader boards, banners, strings of lights, clusters of flags, blinking lights, inflatables, balloons, and searchlights are permitted only to announce the opening of a completely new enterprise, the opening of an enterprise under new management, or a special event. a) All banners must be securely fasten taut against the wall of a building and shall not extend above the building. Ordinance Amending Title 17-7 b) Tethered balloons and inflatables met cannot be more than 70 feet above the surface of the ground. C) Grand opening and special event signs for businesses must be located on the premises where the grand opening or special event is taking place. d) Special event signs for a community event may be displayed on or off the premises where the event is taking place including in the periphery of the right-of- way. e) Special event signs for a community event located in the periphery of the right-of-way may not be larger than 6 square feet. f) Special event signs may be located on the Robert Frost Elementary School pedestrian overpass on North 20'x' Avenue. Said signs may be larger than 6 square feet. 5) Garage or Yard Sale Signs. a) No garage/yard sale sign shall be placed, affixed, stapled, glued, or taped to any utility pole, subdivision fence, or any public property; b) No garage/yard sale sign shall be placed on the right-of-way of any roadway in such a manner as to interfere with traffic, both vehicular and pedestrian, as provided in 17.05.040 (D) and 17.09.030, or interfere with any residential, commercial or industrial property; C) No garage/yard sale signs shall be placed on private property for more than 72 hours,regardless of the length of the sale. 6) Duration — except for political or as otherwise provided or limited, no temporary sign shall be erected, re-erected, or maintained for more than 30 days, unless permitted as provided hereafter. For the purpose of this regulation, any sign of similar content erected subsequent to the original temporary sign shall be considered as the original sign for the time limitation contained herein. 7) Follow-Through Signs — Highway commercial follow-through signs for a licensed business in the city of Pasco may be permitted as conditioned to participate in a WSDOT highway sign program and in compliance with the following criteria: a) Size. The sign must conform to criteria for follow-through signs as illustrated in WSDOT Traffic Manual sign details LG-R1, LG-R2, LG-R3 and LG- R4 or successive revisions thereof. b) Number. A single follow-through sign structure shall be permitted for each direction of travel. A maximum of two follow-through signs per freeway interchange shall be permitted. C) Color. Identical to the on-freeway sign as per WSDOT Traffic Manual standard specifications. d) Support Structure. As determined by the City Engineer. e) Location. To be determined by the City Engineer and in compliance with requirements of the WSDOT Logo Program. Follow-through signs may be no further than 900 linear feet away from the associated freeway interchange as measured from the driving surface intersection of the State highway off-ramp and the city roadway_ Ordinance Amending Title 17-8 f) Ownership. All follow-through signs shall be designed, manufactured and erected by the City with the manufacturing, installation and maintenance costs fully borne by the benefittin,g business or businesses. g) Permit. A sign permit is required by the City of Pasco to place a sign on an existing or proposed follow-through sign structure. Signs shall be permitted on a first-come, first-serve basis. (B) Limited Duration Signs. This signage shall not be restrained by content, but is usually and customarily used to advertise non-permitted events of longer duration than temporary signs, to advertise real estate sales or rentals and construction projects that were used during the period of the real estate sales or rental campaign with the completion of the construction project. Specific conditions and period of duration are identified in the chart in Section 17.05.010 above. Section 3. This Ordinance shall take full force and effect five (5) days after its approval, passage and publication as required by law. PASSED by the City Council of the City of Pasco,Washington, and approved as provided by law this day of 92014. Matt Watkins, Mayor ATTEST: APPROVED AS TO FORM: Debbie Clark, City Clerk Leland B. Kerr, City Attorney Ordinance Amending Title 17-9