HomeMy WebLinkAbout12-18-2014 Planning Commission PacketPLANNING COMMISSION -AGENDA
REGULAR MEETING
I. CALL TO ORDER:
II. ROLL CALL:
III. PLEDGE OF ALLEGIANCE
IV. APPROVAL OF MINUTES:
V. OLD BUSINESS:
VI. PUBLIC HEARINGS:
A. Rezone
B. Rezone
C. Preliminary P l at
VII. WORKSHOP:
VIII. OTHER BUSINESS:
IX. ADJOURNMENT:
7:00P.M. December 18, 2014
Declaration of Quorum
November 20, 2014
Rezone from C-1 (Retail Business) to R-3 (Medium
Density Residential) (Bernardo Cuevas Jr.) (MF# Z
20 14-008)
Rezone from RT (Re s idential Transition) to C -1
(Retail Business ) (Dale Adams) (MF# Z 2 0 14-009)
Preliminary Plat -Tie rra Vida, Division No. 2 (Roger
Bairstow) (MF# PP 20 14 -005)
REGULAR MEETING
PLANNING COMMISSION MEETING
CALL TO ORDER:
The meeting was called to order at 7:00pm by Chairman Cruz.
POSITION MEMBERS PRESENT
No. 1
No.2
No.3
No.4
No. 5
No. 6
No. 7
No.8
No.9
Tony Bachart
Alecia Greenaway
Joe C ruz
Loren Polk
Zahra Khan
Jana Kempf
Gabriel Portugal
APPEARANCE OF FAIRNESS:
MEMBERS ABSENT
VACANT
VACANT
November 20, 2014
Chairm an 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 t his
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 Portugal made note of some typos in the minutes. Staff replied that t hey
would make the appropriate corrections.
Commissioner Kempf moved, seconded by Commissioner Greenaway that the minutes
dated October 20, 2014 be approved as amended. The motion passed unanimously.
OLD BUSINESS:
A . Rezone Rezone from 1-1 (Light Industrial) to 1-2 (Medium
Industrial) (Bob Tippett) (MF# Z 2014-005)
Chairman Cruz read the master file number and asked for comments from staff.
Dave McDonald, City Planner, discussed the rezone application from I-1 (Li ght Industrial)
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to I-2 (Medium Industrial). At the previous hearing there was considerable discussion
about a concomitant agreement that may be necessary if this property was rezoned to I-2.
The Planning Commission instructed Staff to work with the applicant to deve lop a list of
conditional uses that should be restricted by a concomitant agreement. Mr. McDonald
listed uses to be prohibited, such as; slaughter houses, cement manufacturing, distillation
of bones, fat rendering, garbage, dead animal reduction, dumping, race tracks, junk yards
and automobile wrecking yards, scrap iron yards, asphalt and concrete batch plants. Rag
and paper sorting and bailing would only be permitted indoors. The applicant is in
agreement with the conditions.
Commissioner Kempf discussed the permitted use of manufacturing or storage of
explosives, including gases. She stated that might not be a good idea to have permitted in
the area with the rail nearby and neighborhood.
Mr. McDonald responded that it was discussed and one of the things that came up was
the Oxarc Inc. facility at the corner of "A" Street and Oregon Avenue. They produce a
variety of welding gasses and store a lot of gas at this location and supply Eastern
Washington, Northeastern Oregon and even Spokane. This business has not created a
problem in the neighborhood.
Commissioner Kempf clarified that she was worried more about C -4 and TNT
manufacturing plants.
Chairman Cruz added that those uses would not be located in this area.
Mr. McDonald stated that the use was a conditional use so if a developer or business
wished to locate that type of business they would have to go through a special permit
process and the Planning Commission would review it and put conditions on it or
recommend it not be approved.
Commissioner Kempf responded that she felt safer knowing that.
Commissioner Khan discussed the 300 foot buffer that was discussed at the prevwus
meeting by the nearby neighborhood.
Mr. McDonald answered that the Municipal Code only requires a 300 foot notification and
has for over 30 years. Property owners within 300 feet were notified, 2 ads were placed in
the newspaper and the notice was posted on the City's webpage. The Tierra Vida
Subdivision in which the residents attended the previous meeting were all well outside the
300 foot range, however they received notice somehow, either through the newspaper or
word of mouth.
Commissioner Khan asked if certain odors would travel farther t han the 300 feet.
Rick White, Community & Economic Development Director, responded that the zone
change itself is slightly more than 350 feet from "A" Street and in some places roughly 650
feet and the prevailing winds would be blowing away from the neighborhood.
Commissioner Bachart moved, seconded by Commissioner Khan, to adopt findings of fact
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and conclusions therefrom as contained in the November 20, 20 14 staff report. The
motion p assed unanimously.
Commissioner Bachart moved, seconded b y Commissioner Khan, based on the fi ndings of
fact and conclusions as a dopted the Planning Commission r ecommend the City Council
approve the rezone for the Heritage Industrial Area from 1-1 to 1-2 with a concomitant
agreement prohibiting junkyards and other uses as liste d in the attached agreement . The
motion passed unanimously.
B. Rezone Rezone from "0" (Office) to R-1 (Low Density
Residential) (Charles Steltenpohl) (MF# Z 2014-006)
Chairman Cruz r ead the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the rezone
a pplication from "0" (Offic e ) to R-1 (Low Density Residential). He stated t h a t there have
b een no changes s ince the previous meeting.
Commissioner Khan move d , seconded by Commissioner Polk, to adopt the findings of fact
and conclusions therefrom as contained in the November 20, 2014 staff rep ort. The
motion passed unanimously.
Commissioner Khan move d , seconded by Commissioner Polk, base d on the findings of fac t
and conclusions as adopted the Planning Commission recommend the City Council
approve the rezone from Office to R-1 for 704 W. Margaret Street. The motion passed
unanimously.
c. Comprehensive Plan Comprehensive Plan Amendment to Modify the
Urban Growth Boundary (Farm 2005, LLC) (MF# CPA
2014-002)
Chairm an Cruz read the master fi le number and asked for comments from staff.
D ave McDonald, City Planner, explained the Planning Commission held a hearing on this
matter last month. During the hearing the Port of Pasco read a letter into the record
expressing c oncern over possible development with Airport Compatibility Zones #2 and #4.
Following the hearing staff met with Port and Airport Management and the property owner
to review the areas of concern. As a resul t, staff r ecommended the proposed UGA
boundary c hange b e modifie d to only include about 80 acres as shown on Map# 6.
Chairman Cruz ask e d if t he applicant was amiable to the change and if the Airport was in
agr eemen t.
Mr. McDonald stated he had spoken with the applicant and the Port and they are m
general agreement.
Chairman Cruz said he was looking for head nods from the applicant and Port officials in
the back of the room which he received b o th the applicant and the Port officials.
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Commissioner Bachart moved, second ed by Commissioner Portugal, to adopt the findings
of fact and conclusions therefrom as contained in the November 20, 2014 staff report. The
motion p assed unanimously.
Commissioner Bachart moved, seconded by Commissioner Portugal, based on the findings
of fact and conclusions as a dopted t he Planning Commission recommend the City Council
approve the proposed Comprehensive Plan Amendment expanding the Urban Growth Area
as depicted on Exhibit # 1. The motion passed unanimously.
D. Comprehensive Plan Comprehensive Plan Amendment to Change the
Land Use Designation from Low-Density to Mixed
Residential (Roger & Kay Walker) (MF# CPA 2014-
003)
Chairman Cruz read the master file number and asked for comments from staff.
Dave McDonald, C ity Planner, explained t hat the applicant's, the Walker Family, are
requesting a Comprehensive Plan amendment to make their property consi stent with the
properties to the north. Following a dditional discussion on neighborhood comments Mr.
McDonald suggested there were a couple of options for creating a buffer between the
proposed mixed-residential area and the lower density development to the south. One
option would be to leave a portion (Lot 1) of the Walker property out of the proposed
change allowing for a low-density buffer to be established. The other option would be to
establish a heavily landscaped buffer through a concomitant agreement when the property
was rezoned in the future. The Walker's preferred the concomitant agreement approach.
Chairman Cruz asked if the matter needed to be continued one month because of the way
the staff report was written.
After a brief discussion Mr. McDonald stated the Commission could simply read the
motion without the words for "Lot 2". The motion wou ld then apply to all of the Walker
property. Next year when the Walker's apply for a rezone the Planning Commission can
ensure a concomitant agreement include the buffer.
Chairman Cruz then explained they needed to provide sufficient density to allow the lot to
develop but yet do it in a way to not impact the lots to the southwest.
Commissioner Bachart asked what the definition of heavily landscaped meant.
Mr. McDonald explained that it could be determined through the rezone process b u t ,
further explained that the zoning regulation listed landscaping requirements for such
s i tuations and the number of trees and shrubs are specified.
Commissioner Khan asked if the Planning Commission has decided ther e is a need for a
buffer between the higher and low-density housing.
Chairman Cruz stated that it was his understanding from the last month but, they had
not determined the mechanism to do so.
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Commissioner Khan stated she did not feel there was a need for a buffer.
Commissioner Polk asked if there was some concern over the considerable slope where
Chapel Hill Boulevard met Crescent Drive and that fill was going to be needed.
Chairman Cruz stated the not all of the property would be able to be used for development
because of the needed fill but, the buffer seemed to be a good compromise to allow the
property to develop yet provide a buffer for properties to the south.
Commissioner Bachart stated he agreed with Chairman Cruz. The property across the
street could be developed (for commercial} tomorrow and a 25 foot buffer is very generous.
Commissioner Kempf moved, seconded by Commissioner Greenaway, to adopt findings of
fact and conclusions therefrom as contained in the November 20, 20 14 staff report. The
motion passed unanimously.
Commissioner Kempf moved, seconded by Commissioner Greenaway, based on the
findings of fact and conclusions therefrom the Planning Commission recommend the City
Council amend the Comprehensive Plan designation for Short Plat 2001-29 to Mixed-
Residential. The motion passed unanimously.
E. Plan Shoreline Master Plan Environmental
Designations
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the Shoreline
Master Plan. Environmental Designations are the first step in the Shoreline Master Plan.
The designations are u sed and setup to reflect existing shoreline conditions; from these
designations the consultant will work to develop goals and regul ations for the Planning
Commission's consideration early in 2015. Mr. White briefly summarized the various
designations; Aquatic, High-Intensity with Levy /Flood Prot ection and Recreational sub-
designations, Natural, Shoreline Residential and Urban Conservancy. Whatever ecological
function is contained within an existin g area needs to be preserved.
Chairman Cruz asked the Planning Commissioner's if they wer e in agreement on the
designations, definitions and how they are applied.
The Commissioners nodded in agreement.
Commissioner Khan added that it will take some time and consideration.
Mr. White reminded the Commissioner's that the Shoreline Master Plan is taking a
"picture in time" of w h at the shoreline is doing and functioning as of today. When forming
a p l an, the shoreline cannot be degraded but there can be amendments made in various
places but the baseline must be maintained. The term used for this is "no-net loss".
Chairman Cruz noted that the "no-net loss" is a 1-1 ratio in ecological function.
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There was no further discussion on this topic.
PUBLIC HEARINGS:
A. Code Amendment Car Rentals in C-1 (Retail Business) Zones (MF# CA
2014-004)
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the code
amendment for car rentals in C-1 (Re tail Business) Zones. The Planning Commission has
spent a lot of time discussing automobile sales in C-1 Zones in the past few years rev ising
existing regulations. Through a recent land use request to allow automobil e rentals in the
C-1 Zoning District, Staff noticed that retail automobil e sales, including rental and lease
uses, were precluded from the C-1 Zone if certain conditions weren't met, such as
adjacent to an arterial or within a certain distance of any existing car lot. After looking at
the history, identifie d in the staff report, Staff proposes t hat the restrictive language be
stricken, which was established in the early 1980's from an ordinance developed to allow
corner gas stations to be reused as car sales lots. Car sales differ drastically from car
rental operations; they do not h ave the operational characteristics that include loud
advertising and don't necessarily rely on drive-by traffic. Staff feels that this code
amendment is tightly written and asked for Planning Commission discussion and if
appropriate, a recommendation for this code amendment to move forward to City Council.
Chairman Cruz clarified that this would be car rental, such as Enterprise, that was
located on 20th and Sylvester.
David Davis, 5 107 Desert Plateau, spoke in support of this cod e amendment and stated
that it would benefit him as well as the community. He wishes to lease his property to
Enterprise for the use of car rental. They wish to invest money in this property and make
improvements.
Michelle Keen, 620 N. 20th Avenue, of Enterprise Rent-A-Car, spoke in support of this code
amendment. She explained that they are hopeful to occupy Mr. Davis' location that would
better suit their needs. They have been in the community for over 20 years but would like
a little nicer location with a more sustainable building and better parking.
With no further questions or comments the public hearing closed.
Commissioner Khan asked for clarification that the only thing stricken would be,
" ... including rental or lease".
Staff nodded yes.
Commissioner Khan moved, seconded by Commissioner Kempf, to adopt the findings of
fact as contained in the November 20, 2014 staff memo on automobile rental and leasing
in the C-1 Zone. The motion passed unanimously.
Commissioner Khan moved, seconded by Commissioner Kempf, recommend the City
Council adopt the proposed C-1 zoning code amendments as attached to the November
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20, 2014 staff memo to the Planning Commission. The motion passed unanimously.
COMMENTS:
Rick White, Community & Economic Development Director, reminded the Planning
Commission that in early 20 15 they will need to go over the Shoreline Master Plan with
the consultant and it will take additional time.
With no further discussion or business, the Planning Commission was adjourned at
7 :43p.m.
Respectfully submitted,
David McDonald, City Planner
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REPORT TO PLANNING COMMISSION
MASTER FILE NO : Z 2014-008
HEARING DATE: 12/18/2014
APPLICANT: Bernardo Cuevas Jr.
1124 W. Margaret St.
ACTION DATE: 1/15/2015 Pasco, WA 99301
BACKGROUND
REQUEST: REZONE: Rezone from C-1 (Retail Business) to R -3 (Medium-
Density Residential)
1. PROPERTY DESCRIPTION:
Legal: Parcel# 119-351-149: The east 218 feet of t he south 340 feet of the
southeast quarte r of the southwest quarter of the northeast quarter S ection
25, Township 9 North, Range 29 East
General Location: 710 N 24th Avenue
Property Size: The parcel is approximately 1. 7 acres
2. ACCESS: The site is accessed from 24th Avenue.
3. UTILITIES: The site is currently served by municipal sewer and water
services. Municipal sewer and water mains are located in both Sylvester
Street and 24th Avenue adjacent to the site.
4. LAND USE AND ZONING: The site is currently zoned C-1 (Retail Business)
and contains a single-family home. Surrounding properties are zoned and
developed as follows:
NORTH: R-2 -Single-Family & Multi-Family Residences
SOUTH: R -4 -Multi-Family Residences
EAST : R-4 -Multi-Family Residences
WEST: C-1 -Commercial
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site for
Mixed Residential uses. Goal LU-3-B encourages infill and (higher) density
to protect open space and c ritical areas in support of more walkable
neighborhoods. Goal LU-3-E e n courages the city to designate area for h igh e r
density residential development where utilities and transportation facilities
enable efficient use of capital resources.
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lea d 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) h as been issued for this project under WAC 197-11-158.
1
ANALYSIS
Bernardo Cuevas Jr. has applied to change the zoning designation of 710 N. 24th
Avenue from C-1 (Retail Business) to R-3 (Medium-Density Residential) to allow for
multi-family residential development. The subject site is approximately 1.7 acres
in area; located on the northwest corner of the intersection of 24th Avenue and W.
Sylvester Street.
The City's Comprehensive Plan designates this site for Mixed Residential land uses
which allows for a variety of residential zones/ densities ranging from RS-20
(Suburban) through R-3. Of the allowable zones under the Mixed Residential
designation, the R-3 zone permits the highest residential density at a rate of one
dwelling unit for every 3 ,000ft2 of land area or 14.5 units per acre. For
comparison, the single-family R-1 zone permits an approximate density of 6-units
per acre.
This site is underdeveloped; containing a 958 square-foot single-family home and
two detached garages totaling 1,341 ft2 in floor area. The southeast corner of the
site is landscaped typical of a residential front yard, while t he northem 2 j 3 of the
site remains covered with dry weeds. Curbs, gutters and sidewalks currently exist
along all right-of-way frontages.
Currently the site totals 74,120 ft2 in area with property lines shown extending to
the centerlines of W. Sylvester St. and 24th Ave. The n ecessary right-of-way has not
been dedicated for either of these roadways. Before a building p e rmit will be issued
the property owner will be required to dedicate the land needed for public right-of-
way. The dedication will reduce the land area used to calculate the allowable
number of dwelling units from 74,120 ft2 (1.7 ac.) to 59,830 ft2 (1.37 ac.). The
resulting parcel will allow betwee n 19 and 25 units d epending on whether or not
the a pplicant wishes to qualify for a density bonus pursuant to PMC 25.68.
It is common urban planning practice to assign higher-density residential z ones to
high impact areas such as land bordering arterial roadway s ; West Sylvester Street
is an arterial roadway. The vicinity is also characterized by a variety of retail
businesses and apartments a nd other multi-family reside ntial developments.
There is merit in promoting s ite development consistent w ith the Comprehensive
Plan.
The initial review c riteria for considering a rezone application are explaine d m
PMC. 25.88.030. The criteria are listed below as follows:
1 . The d a te the existing zone became effective:
The curre nt zoning classification was established over 35-years ago.
2. The changed conditions, which are alleged to warrant other or additional
zoning:
2
Over the years adjacent parcels to the east and south have been developed with a
variety of multi-family residential housing projects aimed mostly at providing
housing opportunities for low to moderate income families.
One important changed condition is Council's adoption of the City's Comprehensive
Plan which occurred after the C-1 zone was assigned to the site. A change in zoning
classification to R-3 is consistent with the Comprehensive Plan and compatible with
existing land uses in the vicinity.
3. Facts to justify the c hange on the basis of advancing the public health,
safety and general welfare:
Changing the zoning classification of the site will foster development of a largely
underdeveloped parcel of land bordering a major arterial roadway. There is merit in
the elimination of an underdeveloped site fronting a major arterial roadway as it
may foster further development in the neighborhood.
4. The effect it will have on the value and character of the adjacent property
and the Comprehensive Plan:
A change in zoning classification resulting in a multi-family residential deve lopment
will enhance the residential character of the vicinity by providing an increased
number of housing opportunities. The rezone from C-1 to R-3 will encourage ((infill
and density including planned unit developments to protect open space and critical
areas," as per Land Use Policy LU-3-B, and allow for ((higher-density residential
development where utilities and transportation facilities enable efficient use of
capital resources," in keeping with Land Use Policy LU-3-E. This rezone would still
align with that intended goal and also ((allow for a full range of residential
environments including single family homes, townhouses, condominiums,
apartments, and manufactured housing," consistent with Housing Policy H-2-A.
5. The effect on the property owner or owners if the r equ est is not granted:
Without transitioning the site to a residential zoning classification residential
development will not occur on the property. The applicant may not wish to proceed
with any site development if it cannot be residential in nature. The presence of the
single-family dwelling within the C-1 zoning designation likely presents most
financial lenders from approving loans for residential purposes on this property.
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.
3
1. The site is currently zoned C-1 (Retail Business).
2. The site contains a home and two accessory structures.
3. The site has been used residentially for the past 3 0 -years or more.
4 . The applicant is requesting R-3 (Medium-Density Residential) zoning be
assigned to the site to allow for multi-family residential deve lopment.
5. The Comprehensive Plan identifies the site and much of the vicinity for
Mixed-Residential uses which allows assignment of a range of residential
zones including R-3 (Medium-Density Residential).
6. The R-3 zone allows a maximum residential density rate of 1 dwelling unit
for every 3,000 square feet of land area.
7. The site is approximately 1. 7 acres in area.
8. The south and east property lines currently extend to the adjacent road
centerlines; making right-of-way dedication a prerequisite for building
permit issuance.
9. Municipal sewer and water currently serve the site from within 24th Avenue
and West Sylvester Street.
10. The site to the west is zoned R-4 (High-Density Residential) and contains a
multi-family residential development.
11. Parcels to the north are zoned R -2 (Medium-Density Residential) and
contain 4 -plex residential dwelling units.
12. Rowena Chess Elementary School is located nearly directly across 24th
Avenue to the northeast of the property.
TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT
Before recommending approval or denial of a zoning amendment the Planning
Commission must develop findings of fact from which to draw its conclusions
based upon the criteria listed in PMC 25.88.060. The criteria are as follows:
1. The proposal is in accordance with the goals and policie s of the
Comprehensive P lan.
The proposal is consistent with the Comprehensive Plan Land Use Map and several
Plan policies and goals. Land Use Policy LU-3-B encourages ((infill" development
while H-2-A suggests the City permit a full range of residential environments.
Housing Policy (H-B-A) encourages standards that control the scale and density of
accessory buildings and homes to maintain compatibility with other residential uses.
The effect of the proposal on the immediate vicinity will not be materially
detrimental.
The proposed R -3 zoning will permit site development similar of a lesser density
than the residential developments to the south and to the east. Based on past
experie nce with rezoning and deve lopment of vacant land adjacent to existing single-
4
family and multi-family developments, and evidence provided by tax records of
Franklin County, the proposed rezone will not b e materially detrimental to the value
of properties within immediate vicinity.
2. There is merit and value in the proposal for the community as a whole.
Establishment of zoning and development on the subject site will further establish
the multi-family character matching much of the vicinity. Similar developments in the
area have consistently experienced high rates of occupancy. From this we can infer
that the re is a need in the community for affordable multi-family housing
opportunities.
There is merit in providing an increased range of housing opportunities available in
those areas currently served by municipal utilities and public transportation and will
enable efficient use of capital resources. The proposal is supported by land use goals
and policies contained in the Comprehensive Plan.
3. Conditions should be imposed in order to mitigate any significant adverse
impacts from the proposal.
No special conditions are proposed.
4. A Concomitant Agreement should be entered into between the City and the
petitioner, and if so, the terms and conditions of such an agreement.
A concomitant agreement is not needed.
RECOMMENDATION
MOTION: I move to close the hearing on the proposed r ezone and
initiate deliberations and schedule adoption of findings of
fact, conclusions and a recommendation to the City
Council for the January 15, 2015 m eeting.
5
Vicinity
Map
Item: Rezone C-1 to R-3
Applicant: Bernardo Cuevas
File #: Z20 14-008
Land Use Item: Rezone C-1 to R-3 J
Map Applicant: Bernardo Cuevas ~
File #: Z20 14-008 ' l MFR's
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Item: Rezone C-1 to R-3
Applicant: Bernardo Cuevas
File #: Z20 14-008
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: Z 2014-009
HEARING DATE: 12/18/2014
ACTION DATE : 12/18/2014
APPLICANT: Dale Adams
907 Eagle Ridge Dr.
Danville, CA 94506
BACKGROUND
REQUEST: REZONE: Rezone from RT (Residential Transition) to C-1 (Retail
Business)
1. PROPERTY DESCRIPTION:
Legal: That portion of the SE 1/4 of Section 7, T 9 N, R 29 E, W. M.
laying northerly of Highway I-1 82, Except the right-of-way for
Harris Rd. and Broadmoor Blvd., toget her with the southerly
1, 080 feet of the NE 1 I 4 of said Section 7 .
General Location: Northwest corner of I-182 and Broadmoor Blvd.
Property Size: 145 acres.
2. ACCESS: The site i s accessible from Harris Road and Broadmoor
Boulevard.
3. UTILITIES: W ater and sewer lines are l ocated at the intersection of
Sandifur Parkway and Broadmoor Boulevard. A water line is also located
in Harris Road. The Sewer Comprehensive Plan calls for a major sewer
trunk line to be located on the western boundary of the proposed rezone.
4. LAND USE AND ZONING: The parcels are currently zoned RT
(R esidential Transition) and are vacant. Surrounding properties are
zoned and developed as follows:
NORTH:
SOUTH:
EAST:
WEST:
RT
C-1 & R-4
C-1
RT
-Vacant
-Vacant/Broadmoor Apartments
-Delta High School/Motel/Offices
-Central Pre-Mix gravel pit
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site
for commercial deve lopme nt. Those portions of the community
designated for commercial development b y the Comprehensive Plan could
be zon e "0", C-1, C -2, C -3 CR and BP. Land Use Goal ED -2 encourages
the appropriate location and design of commercial facilities within the
City. ED-2-B encourages the deve lopme nt of a wide range of commercial
uses strategically located to support local and regional needs. LU-4-A
suggests commercial facilities should be located near major street
intersection to leverage the use of major infrastructure and to reduce
commercial sprawl.
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 Mitigated
Determination of Non-Significance (DNS) has been issued for this project
under WAC 197-11-158 .
ANALYSIS
The applicant is seeking to rezone his property from RT (Residential Transition)
to C-1 (Retail Business) consistent with the Comprehensive Plan designation
for the property. Under the current Comprehensive Plan land use d esignation
of commercial the property could be zoned for "0 ", C-1, C-2, C-3, CR, and BP
zoning (C-2 zoning is only for the Central Business District). The specific
zoning designation for the site is to be determined through the hea ring process
taking into consideration the site location, general purposes of each zoning
district, street network and surrounding uses. The foregoing considerations
should be factored into the rezone review criteria required by PMC 25.88.030.
The site was originally annexed to the City in 1982 as part of the "Northwest
Annexation Area". The 1980 Comprehensive Plan designated property around
the future I-182/Road 100 Interchange for commercial land uses. A portion of
the Adams property was also set aside for future high density residential u ses.
In the early 1990's following several hearings the Comprehensive Plan was
modified to increase the amount of commercial land at the northwest corner of
the I-182/Road 100 Interchange. In 2009 the Broadmoor Concept Plan again
increased the amount of land set aside for commercial d evelopment. About 145
acres of the Adams property is now designated for commercial uses. Upon
annexation in 1982 the Adams property was zoned RT. The RT zone is typically
used as a holding zoning for areas tha t lack utility services. As utilities and
infrastructure b ecome available RT zoned properties are then zoned to match
the land use d esignations of the comprehensive Plan.
The site has remained undeveloped for the past 32 years. Broadmoor
Boulevard (Rd 1 00) now extends north of the freeway to Dent Ro ad. Utility lines
h ave been installed in surrounding streets and commercial and residential
development h as occurred on the east side of Broadmoor Boulevard. Sandifur
Parkway and the Sandifur Parkway traffic signal we re designed and
constructed to facilitate the extension of Sandifur Parkway to the west through
the cen ter of the proposed rezone site .
2
The purpose of the C-1 District is to provide for commercial uses outside the
central business district that meet the retail shopping and service needs of the
community. Typically C-1 zoning permits the location of a variety of indoor
retail businesses including retail shops, offices and restaurants. Businesses
that have located along Road 68 provide a good example of the range of uses
permitted in the C-1 District. The C-1 District permits activities that are less
intense than uses permitted in the C-3 or C-R zones.
The initial review criteria for considering a rezone application are explained in
PMC . 25.88.030. The criteria are listed below as follows:
1. The date the existing zone became effective:
The current zoning classification was established in 1982 when the property
was annexed to the City.
2. The changed conditions, which are alleged to warrant other or additional
zomng:
The site was originally zoned RT prior to the completion of the I-182 freeway.
Significant changes have taken place over the past 32 years that have positioned
the site for eventual commercial development. Road 1 00 has been extended
north from the freeway to Dent Road. Sandifur Parkway been constructed
connecting Road 1 00 to Road 68. Water and sewer utilities have been installed
near the site and a one million gallon water tank was constructed on Broadmoor
Boulevard in 1997. Three thousand five hundred dwelling units have been built
west of Road 68 on either side of I-182 in the past 14 years. The Road 1 00
Interchange was enlarged in 2009 to increase its carrying capacity. The property
has been included in seven land use or traffic studies that have identified or
consider the property in question as a site for future commercial development.
3. Facts to justify the change on the basis of advancing the public hea lth,
safety and general welfare:
Rezoning the property will support past public and private efforts and
expenditures to position the property for commercial development. By expanding
opportunities for commercial development the city will be expanding employment
opportunities and the tax base thereby advancing the general welfare of the
community.
4. The effect it will have on the value and character of the adjacent property
and the Comprehensive Plan:
The Comprehensive Plan designates the site for commercial development. Policies
(ED-2-B) of the plan encourage the development of a wide range of commercial
3
uses strategically located within the community to support local and regional
needs. The site is centrally located within the region to encourage regional
commercial development Development of a regional type commercial facility on
the site may have a positive impact on surround properties in that it may be a
catalase for commercial development on adjacent properties ..
5. The effect on the property owner or owners if the request is not granted:
Without the rezone the property will remain inconsistent with the land use
designations of the Comprehensive Plan and past planning efforts by both the
applicant and the City will be for naught.
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
r esult of factual testimony and evidence submitted during the open record
hearing.
1. The s ite is vacant and has been since it was annexed to the City in 1982
farmed.
2. The site contains 145 acres .
3. The s ite is currently zoned RT (Residential Transition) and has been
since 1982.
4. The Comprehensive Plan designates the site for commercial development.
5. The Growth Management Act requires z oning to be consistent with the
Comprehensive Plan
6. The commercial designation within the Comprehensive Plan could permit
the following types of commercial zo ning: "0", C-1, C-2, C -3, CR and BP
(C -2 is limited to t h e Central Business District).
7. The rezone request is for C-1 (Retail Business) zoning.
8. C -1 zoning permits the development of a variety of indoor type r etail
businesses, offices and restaurants.
9. The Adams property on the south side of 1-1 82 is zoned C-1.
10. The Road 100 Interchange is loc ated in the geographic center of the Tri-
Cities region.
11. In 2009 the I -182/Road 100 Interchange was enla rge to increase the
carrying capacity of the interchange.
4
12. Broadmoor Boulevard was extended north from the freeway to Dent Road
three years ago.
13. The property has been included in seven land use or traffic studies that
have identified or consider the property in question as a site for future
commercial development.
14. Sandifur Parkway and the Sandifur Parkway traffic s igna l were design
and constructed to facilitate the extension of Sandifur Parkway to the
west through the center of the proposed r ezone site.
15. In 1997 a one million gallon water tank was constructed on Broadmoor
Boulevard about 750 feet north of the proposed rezone site.
16. A 20 inch ductile iron water line was installed along the southern and
eastern boundary of the site in 1997.
17. In 2004 a sewer lines was extended north in Broadmoor Boulevard from
Sandifur Parkway.
18. Three thousand five hundred dwelling units have been built west of Road
68 on either side of I-182 in the past 14 years.
19. Half a dozen new residential subdivision located on Dent Road and
Kohler Road, in the county, a re now linked to Broadmoor Boulevard by
the newly constructed Burns Ro ad.
TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT
Before r ecommending 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. The proposal is in accordance with the goals and policies of the
Comprehensive Plan.
The proposal is consistent with the Comprehensive Plan Land Use Map and
several Plan policies and goals related to commercial development. Land Use
Goal ED-2 encourages the appropriate location and design of commercial
facilities within the City. ED-2-B encourages the development of a wide range of
commercial uses strategically located to support local and regional needs. LU-4 -A
suggests commercial facilities should be located near major street intersection to
leverage the use of major infrastructure and to reduce commercial sprawl. The
site is located between two major intersections, Sandifur Parkway and
Broadmoor Boulevard and the Road 1 00 Interchange.
2. The effect of the proposal on the immediate vicinity will not be materially
detrimental.
Surrounding properties directly to the east of the site are zoned C-1 and are
developed with commercial uses. The proposed rezone will complement the
5
existing C-1 zoning in the neighborhood. Development of the site facilitated by the
proposed rezone may be beneficial to surrounding commercial properties in that
increased traffic and activity on the proposed site may encourage additional
commercial development of surrounding properties.
3. There is merit a nd value in the proposal for the community as a whole.
There is merit in developing vacant parcels within the City in accordance with the
goals and policies contained in the Comprehensive Plan. The proposed zoning is
consistent with the Plan's Land Use Map. Encouraging the development of more
commercial facilities in the Road 1 00 area has merit as a whole for the increa se
in employment opportunities it creates and increase in the tax base without a
corresponding increased need for public services as is the case with residential
development. There is also value in the proposal because it could encourage the
development of neighborhood shopping facilities that will benefit the several
thousand homes that have been built along the I-182 Corridor over the past 14
years.
4. Conditions should be imposed in order to mitigate any significant
a d verse impacts from the proposal.
Safeguards all already built into the development regulations to address
mitigation if needed.
5. A Concomitant Agreement should be entered into between the City and
the petitioner, and if so, the terms and conditions of such an agreement.
A concomitant agreement is not needed.
RECOMMENDATION
MOTION: I move to adopt findings of fact and conclusions therefrom as
contained in the December 18, 2014 staff report.
MOTION: I move based on t he findings of fact and conclusions as
adopted the Planning Commission recommend the City
Council a pprove the rezone the Adams property at the
northwest corner of the Road 100 Interchange from RT to C-
1.
6
Overview Item:. Rezone from RT to C-1
M Applicant: Dale Adams
1
ap File #: Z 2014-009
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Vicinity Item:. Rezone from RT to C-1
M Apphcant: Dale Adams
ap File#: Z 2014-009
Land Use Item:. Rezone from RT to C-1
M Apphcant: Dale Adams
ap File #: Z 2014-009
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Item: Rezone from RT to C-1
Applicant: Dale Adams
File#: Z 2014-009
R-4 R-4
REPORT TO PLANNING COMMISSION
MASTER FILE NO: PP 2014-005
HEARING DATE: 12 /18/2014
ACTION DATE: 1/15/2015
BACKGROUND
APPLICANT: Roger Bairstow
1 11 1 Fish Hook Rd
Prescott, W A 99348
REQUEST: Preliminary Plat: Tierra Vida Division No. Two
1. PROPERTY DESCRIPTION:
Legal: The NW quarter of the SW quarter of Section 27, T9N, R30E W.M.
and a portion of the S half of the SW quarter of said Section 27 all
contained in Tax Parcel Numbers 113730099 and 113730471.
General Location: North of Tierra Vida Lane
Property Size: 27.42 Acres
Number of Lots Proposed: 86 lots
Square Footage Range of Lots: 7,216 ft2 to 12,887 fF
Average Lot Square Footage: 8,727 ft2
2. ACCESS: The property has access from Tierra Vida Drive and Ventura
Drive.
3. UTILITIES: Utilities exist in the original Tierra Vida to the south.
4. LAND USE AND ZONING: The site is zoned R-1. Surrounding properties
are zoned and developed as follows:
NORTH: C-3 -Vacant
SOUTH: R-1 -Residential
EAST: C-3 -Pasco Flea market
WEST RT & C-3 -Vacant land Auto Impound Yard
5. COMPREHENSIVE PLAN: The Comprehensive Plan indicates the site is
intended for low-density residential development . 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 r e sidents 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 t he 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 p roject under WAC 197-
11-158.
ANALYSIS
The proposed plat contains 27.42 acres of land that are currently zoned R -1
which permits the development of single-family homes. The parcel was
previously included w ithin the preliminary plat for the original Tierra Vida
subdivision that received preliminary plat approval in early 2004. One hundred
and thirty-eight lots of the original 200 plus lot subdivision h ave been built.
The preliminary plat approval period has now expired requiring the developer
to submit a new preliminary plat for approval on the remaining lots to be
developed. The remaining undeveloped portion of the Tierra Vida development
contains 86 lots and a five acre park site. The original plat approval conditions
required the d eveloper to fully construct the neighborhood park and equip it
with playground equipment prior to deeding it to the City. Because builders
within Tierra Vida did not pay the park impact fee the developer should
continue to be held to the requirement of completing the park improvements.
The original plat approval conditions also required the developer to install an 8 -
foot block wall a long those areas of the plat that abutted more intense land
uses such as the auto wrecking yard and the Flea market. The walls were
deemed necessary to provide protection to the residents of the future homes
from the noise and unsightly conditions associated with the wrecking yard,
impound yard, Flea market and other heavy commericaljindustrial activities
around the property. ·
The original Tierra Vida development was approved with Tierra Vida Lane
extending north to East Lewis Place providing a connection between East "A"
Street and East Lewis Place. After the construction of the first fe w phases of
the development residents in the new homes began experiences difficulties with
Flea market traffic parking in the neighborhood to access the Flea market. The
applicant recently met with staff on this matter and expressed concern about
opening the Tierra Vida neighborhood up to additional impacts of F le a market
traffic by connecting Tierra Vida Lane to East Lewis Place. The new entrance to
the Pasco Flea market is less than 400 feet from where Tierra Vida Lane would
connect to East Lewis Place. To maintain a third access point int o subdivision
the City Engineer agreed that the Primavera Drive connection to Helena Street
would suffice. Helena Street is a platted street (unimproved currently) that
connects to Heritage Boulevard. As a part of the approval process for t he
original Tierra Vida plat the deve loper was to connect Primavera Drive to "A"
Street by way of an unnamed street in the W ashington Addition directly west of
the Tierra Vida subdivision. This connection was to be completed prior to the
final phase of the development. That condition should be retained for approval
of the current preliminary plat. The third connection to "A" street is needed
2
now because it will be a number of years before Helena Street will be built out
to Heritage Boulevard.
LOT LAYOUT: The proposed plat contains 86 lots; with the lots varying in
size from 7,216 to 12,887 square feet. The average lot size is 8,727 square feet.
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 feet 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 a re located at street intersections and with a maximum interval of
500 feet between h ydrants on alternating sides of the street. Streetlights are
located at street intersections, with a maximum interval of 300 feet on
residential streets, and with a maximum interva l of 1 50 feet on arterial streets.
The intervals for str eet light placements are measure a long 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. The Street with the name of Ventura Drive will need to be changed to
avoid a conflict with a street with a similar name elsewhere in the City.
IRRIGATION: The proposed plat is loc ated in a p art of the City that does not
have access to the City's irrigation system.
WATER RIGHTS: The assignment of water rights or a payment of a fee in li eu
thereof is a r equirement for final plat approval per Pasco Municipal Code
Section 26.04.115(B) a nd Section 3.07.160. In this case there are no water
rights to deed to the City as a r esult the current fee will be required before a
final plat is approved.
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
3
will protect and enhance the health, safety and general welfar e of the
community. The following is a listing of proposed "Findings of Fact":
Prevent Overcrowding: Wi t h an average lot size of 8, 727 square feet the
proposed deve lopment will a ddress the ov ercrowding concern by providing
m a nagea ble lots and usable open spaces. R-1 zoning requires a 20 foot front
yard setback, five fo ot side yard setb acks and a rear yard equal to or greater
than the height of the house.
Parks Opens Space/Schools: The original preliminary plat for Tierra Vida was
approved with a 5 acre park site. That park site is within t he boundaries of the
proposed Tierra Vida No. Two. The park w ill b e improved by the developer with
the c onstruction of t h e infrastructure fo r the plat. Two elementary schools
(Whittier & Robinson) a re lo cated within two miles from t h e site. Ochoa Middle
School is a lso just over two miles from the proposed plat. A third elementary
school to be lo cated north of Highland Pa rk is under construction. The
owner j developer of each lot w ill be required to pay the current park impact fee
at prior to receiving a building permit.
The City is r equired by RCW 58.17.110 to make a finding that adequate
provisions a r e being made to a melio rate the impacts of the proposed
subdivision on the School Dis trict. At t h e request of the School District the City
enacted a school impact fee in 20 12. The imposition of this impact fee
addresses the requirement to ensure there are adequate provi sions for sch oo l s.
Effective Land Use/Orderly Development: The plat is l aid out for low-density
r esidentia l deve lopment consistent with the original preliminary plat. The
proposed plat l ayout provides for the or derly completion of the Tierra Vida
d eve lopment.
Safe Travel & Walking Conditions: The Plat will connect to the community
throu gh the existing network of streets. Sidewalks are installed at the time
homes are built on indiv idua l lots. The sidewalks will be constru cted to
current City standards and to the standards of the American's with Di sabili ties
Act (ADA). The ADA ramps a t the corner s of each intersection will be installed
with the construction of t he road improvements.
Adequate Provision of Municipal Services: All lots withi n the plat will be
provided w ith water, sewer and other utilities.
Provision of Housing for State Residents: The proposed preliminary plat
contain s 86 building lots, prov iding o ppo rtunities for the construction of 86new
h omes for Pasco residents.
4
Adequate Air and Light: The maximum lot coverage limitation of 60 percent
and building setbacks will assure that adequate movement of air and light is
available to each lot.
Proper Access & Travel: The access streets will be paved and developed to
City standards to assure that proper access is maint ained 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 mixed-residential development. Policies of the Comprehensive
Plan suggest the City strive to maintain a variety of housing for residents.
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 residential development.
• The site was zoned R-1 in 2003.
• The site covered by the proposed preliminary plat was part of the original
Tierra Vida preliminary plat approved by the City in 2004.
• The approval period for the original Tierra Vida plat has expired.
• The original Tierra Vida preliminary p lat contained a five acre
neighborhood park. That park site is located in the proposed preliminary
plat for Tierra Vida No. Two.
• The approval conditions for the original Tierra Vida plat required the
developer to fully develop the park site prior to deeding the park to the
City.
• 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.
• 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 .
• Past correspondence from the Pasco School District indicates impact fees
address the requirement to ensure adequate provisions are made for
schools.
• There are no water rights associated with this plat therefor a payment in
lieu of dedication of water rights will be required to receive final plat
approval.
• No park impact fees will be required at the time of issuance of building
permits because the developer will be require build the park.
5
• Resolution No. 3078 requires subdivision boundary fences to be
constructed of architectural concrete block or of poured concrete panels.
• Portions of the proposed plat are located adjacent to the Pasco Flea
market and an auto impound yard used to store damaged and wrecked
vehicles. A portion of the proposed plat also borders an auto wrecking
yard.
• The original Tierra Vida plat was approved with a condition requiring 8 -
foot block walls adjacent to the Flea market property and the auto
impound and auto wrecking properties. The Flea market has expanded
since 2004 and the wrecking yard and impound yard a re still in
operation.
• The Washington Addition is located directly to the west of the Tierra Vida
development a nd contains plat street right-of-way that may be utilized to
provide a third access point into the subdivision.
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 supplie s, 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 str eets, 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, Cascade Gas, Charter Cable and Ben-Franklin
Transit Authority for review and comment. The PUD requested easements along
the front of a ll lots for utility service.
Based on the School Districts Capital Facilities Plan t he City collects school
mitigation fees for each new dwelling unit. The fee is paid at the time of
building permit issuance. The school impact fee addresses the requirements of
RCW 58.17.110.
6
The general welfare of the community and future residents of the proposed
subdivision would be ser ved by ensuring a common boundary masonry fence
be installed along the northern, western and eastern boundary of the plat. This
common boundary fence will insulate the subdivision from the more intense,
noisy and unsightly activities on adjoining properties.
(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 and a n eighborhood park.
(3) The proposed subdivision conforms to the policies, maps and
narrative text of the Comprehensive Plan;
The Comprehensive Plan land use map designates the site for low-density
r esidentia l development. Single-family homes a re identified in the
Comprehensive P lan as a permitted land use in this location. 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 Findin gs 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
impact fees, park d evelopment and boundary fence construction) 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 a ll City
standards designed to insure the health, safety and general welfare of the
community are met. The Comprehensive Plan will be impl emented through
7
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, sewer and irrigation 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.
2. The developer/builder shall mitigate impacts to the Public School System
by the "school impact fee" established by Ordinance a t the time of
issuance of building permits for homes.
3. The developer must comply with PMC 26.04.115(B) and PMC 3.07.160
dealing with water rights acquisition.
4. No utility vaults, pedestals, or other obstructions will be allowed at street
intersections.
5 . All corner lots and other lots that present difficulties for the p lacement of
yard fencing shall be identified in the notes on the face of the final plat(s).
6. All storm water is to be disposed of per City and State codes and
requirements.
7. 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. 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.
9. 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 appr oval.
10. All engineering designs for infrastructure and final plat(s) drawings shall
utili ze the published C ity of Pasco Vertical Control Datum and shall be
identified on each such submittal.
11. The final plat(s) shall contain a 10-foot utility easement parallel to all
streets unless otherwise required by the Franklin County PUD.
12. 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,
8
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".
13. 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 a nd is m easured along the centerline of the road.
14. 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 constr uction plans.
15. 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 a ll 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 str eets, gutters, and storm
water collection facilities must be to the satisfaction of the City Engineer.
The developer w ill be responsible for operating and maintaining the storm
drain system in accordance with the Storm Water Maintenance Agreement.
16. The developer will be required to comply with the City of Pasco Civil Plan
Review process.
17. The developer shall install a common boundary wall/fence 8 feet in height
a long the north and eastern boundary of the plat including a ll of Lot 7 1
and along the west line of Lots 27, 28, 29, 41, 42, 43 and 44 Said fenc e
must be an Estate type masonry wall/fence. Property owners of Lots
containing said common estate fence shall be responsible for maintenance
and upkeep of said fence. These fencing requirements shall be noted
clearly on the face of all final plat(s).
18. The developer shall install a common Estate type masonry wall/fence 6
feet in height along the west line of Lots 1, 6, 7, 8 and 9 . Property owners
adjoining said fence s h a ll be r esponsible for payment of all costs
associated with maintenance and upkeep of said fence. These fencing
requirements shall be noted clearly on the face of the final plat(s).
19. Property owners of said Lots adjoining the common estate fence shall be
responsible for payment of all costs associated with maintenance and
9
upkeep. These fencing requirements shall be noted clearly on the face of
the final plat(s).
20. A detail of the common wall/fence required in # 17 and 18 shall be
included on the construction drawing for the subdivision.
21. Primavera Drive must be connected to "A" Street in conjunction with the
fi nal phase of the plat either along the west boundary of the plat utilizing
the unnamed western most street in the Washington Addition or by way of
Helena Street and Sprague Street in the Washington Addition. Said street
connection must be improved to meet all street and development
standards as identified in Condition# 1 above.
22. The street right-of-way adjacent to the west line of Lots 6, 7, 8 and 9 must
be improved to meet all street and development standards as identified in
Condition # 1 above.
23. The unu sed portion of the right-of-way along the western boundary of the
plat, on the developer's side of the center line, shall be treated with
crushed basalt or equal as approved by the City.
24. The developer /builder shall pay the City a Traffic mitigation fee of $250
per lot upon issuance of building permits for homes within the
s ubdivision.
25 . The developer shall improve the park site as shown on the preliminary
p l at. All construction plans, irrigation plans and park equipment must be
reviewed and approved by the Parks Division prior to construction of the
park. Park improvements include all right-of-way improvements on the
adjoining street and pathways leading into the park.
26. A note shall be p laced on the face of all final plats stating that the p lat is
adjacent to property zoned C-3 General Business and as such lots in this
plat will periodically experience impacts of noise and dust associated with
t h e operation of permitted uses such as potato / onion sheds, heavy
equipment repair and similar uses.
RECOMMENDATION
Due to some issues regarding notification this hearing will need to be
continued to t h e January 15, 2015 meeting.
MOTION: I move to continue the h earing on the proposed preliminary plat to
the January 15, 20 15 meeting.
10
Vicinity
Map
Item: Preliminary Plat (86 Lots)
Applicant: Roger Bairstow
File #: PP 2014-005
Land Item: Preliminary Plat (86 Lots)
Applicant: Roger Bairstow
File#: PP 2014-005
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Item: Preliminary Plat (86 Lots)
Applican t: Roger Bairstow
File #: PP 2014-005
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