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01-15-2015 Planning Commission Meeting Packet
PLANNING REGULAR MEETING I. CALL TO ORDER: II. ROLL CALL: III. PLEDGE OF ALLEGIANCE IV. APPROVAL OF MINUTES: V. OLD BUSINESS: -AGENDA 7:00 P.M. January 15, 2015 Declaration of Quorum December 18, 2014 A. Rezone Rezone from C-1 (Retail Business) to R-3 (Medium Density Residential) (Bernardo Cuevas Jr) (MF# Z 2014-008) B. Rezone Rezone from RT (Residential Transition) to C-1 (Retail Business) (Dale Adams) (MF# Z 2014-0091 C. Preliminary Plat Preliminary Plat - Tierra Vida Division No 2 (Roger Bairstow) (MF# PP 2014-005) VI. PUBLIC HEARINGS: A. Special Permit Special Permit for Pasco Police Station (City of Pasco) (MF# SP 2014-011) B. Rezone Rezone from C-1 (Retail Business) to CR (Regional Commercial) (West Pasco LLC) (MF# Z 2014-010) C. Rezone Rezone from C-1 (Retail Commercial) to R-1 (Low Density Residential) (Big Creek Land Co) (MF# Z 2014-011) D. Preliminary Plat Preliminary Plat - Broadmoor Terrace (Big Creek Land Co.) (MF# PP 2014-006) VII. VIII. OTHER BUSINESS: IX. ADJOURNMENT: REGULAR MEETING PLANNING CALL TO ORDER: MEETING The meeting was called to order at 7:21pm by Chairman Cruz. POSITION MEMBERS PRESENT MEMBERS ABSENT No.l VACANT No. 2 Tony Bachart No.3 VACANT No. 4 Alecia Greenaway No. 5 Joe Cruz No. 6 Loren Polk No. 7 Zahra Khan No. 8 Jana Kempf No. 9 Gabriel Portugal APPEARANCE OF FAIRNESS: December 18, 2014 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 Khan moved, seconded by Commissioner Portugal that the minutes dated November 20, 2014 be approved as amended. The motion passed unanimously. PUBLIC HEARINGS: A. Rezone Rezone from C-1 (Retail Business) to R-3 (Medium Density Residential) (Bernardo Cuevas Jr) (MF# Z 2014-008) Chairman Cruz read the master file number and asked for comments from staff. Shane O'Neill, Planner I, discussed the rezone application from C-1 (Retail Business) to R- 3 (Medium Density Residential). The site is located at the northwest corner of Sylvester and 24th, is served by sewer and water and is occupied with a single-family dwelling. Most -1- of the site is vacant and unimproved. The Comprehensive Plan designates the site for mixed residential uses, which allows for the assignment of the reuni est d R 3 Th Ii- e zong. e R-3 zone is a residential district that would allow for multi -family development, such as, duplexes and four-plexes. The staff report contains review criteria for consideration of the rezone application. Bernardo Cuevas Jr., 1134 W. Margaret Street, spoke on behalf of his rezone application. He had no comments to add to the staff report. Monte La Dow, 2643 S. Kellogg Street, spoke in support of the rezone application. He intends to sell the site to the applicant and supports his vision. With no further comments the public hearing closed. Commissioner Khan moved, seconded by Commissioner Greenaway, to close the hearing on the proposed rezone and initiate deliberations and schedule adoption of findings of fact, conclusions and a recommendation to the City Council for the January 15, 2015 meeting. The motion passed unanimously. B. Rezone Rezone from RT (Residential Transition) to C-1 (Retail Business) (Dale Adams) (MF# Z 2014-009) Chairman Cruz read the master file number and asked for comments from staff. David McDonald, City Planner discussed the rezone application from RT (Residential Transition) to C-1 (Retail Business). The site is located on a large parcel generally east of the Central Pre -Mix gravel pit and west of Broadmoor Boulevard and consists of roughly 145 acres. The site was annexed into the City in 1982, prior to the construction of the I- 182 freeway. The Growth Management Act requires communities to zone properties consistent with the Comprehensive Plan and the Comprehensive Plan designates this land for Commercial development. For many years through the Comprehensive Plan process, the Planning Commission, City Council and Staff have encouraged C-1 (Retail Business) and "O" (Office) types of zoning to occur in this area, as heavier Commercial activities would not be compatible in this location. Staff recommends this site to be zoned C-1 (Retail Business). Mr. McDonald discussed changed conditions in the neighborhood near this site, such as; 3,500 homes, water and sewer lines extentions near the property, Road 100 and Broadmoor Boulevard extends up to Dent Road to the north and also Burns Road. The changes in the neighborhood and new development support a change in zoning to C-1. With no comments the public hearing was closed. Commissioner Kempf moved, seconded by Commissioner Greenway, to close the hearing on the proposed rezone and initiate deliberations and schedule adoption of findings of fact, conclusions and a recommendation to the City Council for the January 15, 2015 meeting. The motion passed unanimously. C. Preliminary Plat Preliminary Plat - Tierra Vida Division No 2 (Roger Bairstow) (MF# PP 2014-0051 -2- Chairman Cruz read the master file number and asked for comments from staff. David McDonald, City Planner, discussed the preliminary plat application for Tierra Vida, Division 2. This application is to renew a plat that was approved in 2004, which has now expired. The original plat was approved with slightly over 200 lots. The northern portion of the original plat still needs to be completed. This area contains a neighborhood park and about 86 lots. When the plat was originally viewed by the Planning Commission there were several conditions that should be carried over to this approval. Mr. McDonald briefly discussed the conditions. Roger Bairstow, 1111 Fish Hook Road, Prescott, WA spoke on behalf of his application. He supports the conditions and pointed out that the only change since the previously approved preliminary plat is the modified entrance and exit to help with traffic and safety concerns from the Pasco Flea Market. With no further comments the public hearing closed. Commissioner Kempf moved, seconded by Commissioner Portugal, to continue the public hearing on the proposed preliminary plat to the January 15, 2015 meeting. The motion passed unanimously. COMMENTS: With no further discussion or business, the Planning Commission was adjourned at 7:46 p.m. Respectfully submitted, David McDonald, City Planner tea REPORT TO PLANNING COMMISSION MASTER FILE NO: Z 2014-008 APPLICANT: Bernardo Cuevas Jr. HEARING DATE: 12/18/2014 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 the south 340 feet of the southeast quarter of the southwest quarter of the northeast quarter Section 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 -3-13 encourages infill and (higher) density to protect open space and critical areas in support of more walkable neighborhoods. Goal LU -3-E encourages the city to designate area for higher density residential development where utilities and transportation facilities enable efficient use of capital resources. 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 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,OOOft2 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 the northern 2/3 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 necessary right-of-way has not been dedicated for either of these roadways. Before a building permit 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 between 19 and 25 units depending on whether or not the applicant wishes to qualify for a density bonus pursuant to PMC 25.68. It is common urban planning practice to assign higher -density residential zones to high impact areas such as land bordering arterial roadways; West Sylvester Street is an arterial roadway. The vicinity is also characterized by a variety of retail businesses and apartments and other multi -family residential developments. There is merit in promoting site development consistent with the Comprehensive Plan. 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 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 change 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 bolster 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 development 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 request is not granted: Without transitioning the site to a residential zoning classiftcation 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 prevents most financial lenders from approving loans for residential purposes on this property. 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 30 -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 development. 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. CONCLUSIONS BASED ON 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 policies of the Comprehensive Plan. 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 -BA) 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 experience with rezoning and development of vacant land adjacent to existing single - rd family and multi family developments, and evidence provided by tax records of Franklin County, the proposed rezone will not be 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 there 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 for Findings of Fact: I move to adopt findings of fact and conclusions therefrom as contained in the January 15, 2015 staff report. MOTION for Recommendation: I move based on the findings of fact and conclusions as adopted the Planning Commission recommend the City Council approve the rezone from C-1 to R-3 for 710 N 24th Avenue. ` 'iit fill k. it'. y � '1' `` e in Cid e d AA Wi �L/ � 11\yYE11k � ��•.�� 4,11 Mild �, �✓_� 1 cog 44 00 IL O O `}J' �� �'v � Q� �i •1 NF k kiit J +� i i • • 1'`� �Y -f1 -.. eve � h--1 H.L9Z 1iRAk Ar 1 31... 1 I az avow iryytY e J.+ U ii CC U C� 2tAy aNzz'V F+ Z cn U Q U £Z Gvow r--� 00 V HJJZ V C 1 U d" H rA a tiLsz SFR's wo HAFT H19Z �C a az Qvox 3AV. (INZZ I IH w. con 777 -- Qn '2 F RAV HJ9Z a a M Fz ct N O O �i c OC O � � O � N � 3AV. (INZZ I IH w. con 777 -- Qn '2 F RAV HJ9Z a a M Fz ilk . di'. i : I a:. r,, 2� t r oil' - : r,, 2� t r oil' - v a 2� t r u �'r P iM1 , sY r 1 now 1� i, I k A, 1 9 r 1 4� � Y t s -a' I i IL Y p:, r E IF a7l a REPORT TO PLANNING COMMISSION MASTER FILE NO: Z 2014-009 APPLICANT: Dale Adams HEARING DATE: 12/18/2014 907 Eagle Ridge Dr. ACTION DATE: 1/15/2015 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-182, Except the right-of-way for Harris Rd. and Broadmoor Blvd., together with the southerly 1,080 feet of the NE 1/4 of said Section 7. General Location: Northwest corner of I-182 and Broadmoor Blvd. Property Size: 145 acres. 2. ACCESS: The site is accessible from Harris Road and Broadmoor Boulevard. 3. UTILITIES: Water and sewer lines are located 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 site. 4. LAND USE AND ZONING: The site is currently zoned RT (Residential Transition) and is vacant. Surrounding properties are zoned and developed as follows: NORTH: RT - Vacant SOUTH: C-1 8s R-4 - Vacant/ Broadmoor Apartments EAST: C-1 - Delta High School/Motel/Offices WEST: RT - Central Pre -Mix (American Rock) Gravel Pit 5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site for commercial development. Those portions of the community designated for commercial development by the Comprehensive Plan could be zone "O", 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 -2-13 encourages the development of a wide range of commercial 1 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 designation of commercial the property could be zoned for "O", 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 hearing 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 uses. 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 development. 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 that lack utility services. As utilities and infrastructure become available RT zoned properties are then zoned to match the land use designations of the comprehensive Plan. The site has remained undeveloped for the past 32 years. Broadmoor Boulevard (Rd100) now extends north of the freeway to Dent Road. Utility lines have been installed in surrounding streets and commercial and residential development has occurred on the east side of Broadmoor Boulevard. Sandifur Parkway and the Sandifur Parkway traffic signal were designed and KJ constructed to facilitate the extension of Sandifur Parkway to the west through the center of the proposed rezone site. 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 zoning: 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 100 has been extended north from the freeway to Dent Road. Sandifur Parkway been constructed connecting Road 100 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 100 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 health, 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: 3 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 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 result of factual testimony and evidence submitted during the open record hearing. 1. The site is vacant and has been since it was annexed to the City in 1982 farmed. 2. The site contains 145 acres. 3. The site 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 zoning to be consistent with the Comprehensive Plan. 6. The commercial designation within the Comprehensive Plan could permit the following types of commercial zoning: "O", C-1, C-2, C-3, CR and BP (C-2 is limited to the 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 retail businesses, offices and restaurants. 9. The Adams property on the south side of I-182 is zoned C-1. 0 10. The Road 100 Interchange is located in the geographic center of the Tri - Cities region. 11. In 2009 the 1-182/Road 100 Interchange was enlarged to increase the carrying capacity of the interchange. 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 considered the property in question as a site for future commercial development. 14. Sandifur Parkway and the Sandifur Parkway traffic signal were designed and constructed to facilitate the extension of Sandifur Parkway to the west through the center of the proposed rezone 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 line 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 1-182 in the past 14 years. 19. Half a dozen new residential subdivision located on Dent Road and Kohler Road, in the county, are now linked to Broadmoor Boulevard by the newly constructed Burns Road. 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. 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 100 Interchange. E 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 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 and 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 100 area has merit as a whole for the increase 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 adverse 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 January 15, 2015 staff report. MOTION: I move based on the findings of fact and conclusions as adopted the Planning Commission recommend the City Council approve the rezone the Adams property at the northwest corner of the Road 100 Interchange from RT to C- 1. C 3 �' t 'f �j �� / -. , i _ ^»d� REPORT TO PLANNING COMMISSION MASTER FILE NO: PP 2014-005 HEARING DATE: 12/18/2014 ACTION DATE: 1/ 15/2015 BACKGROUND APPLICANT: Roger Bairstow 1111 Fish Hook Rd Prescott, WA 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 ft2 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 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 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 within 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 have 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 developer 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 along 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 commerical/industrial 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 few 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 Flea 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 into 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 the original Tierra Vida plat the developer was to connect Primavera Drive to "A" Street by way of an unnamed street in the Washington 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 are located at street intersections and with a maximum interval of 500 feet between hydrants 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 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. 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 located in a part 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 lieu thereof is a requirement for final plat approval per Pasco Municipal Code Section 26.04.115(B) and Section 3.07.160. In this case there are no water rights to deed to the City as a result 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 welfare of the community. The following is a listing of proposed "Findings of Fact": Prevent Overcrowding: With an average lot size of 8,727 square feet the proposed development will address the overcrowding concern by providing manageable lots and usable open spaces. R-1 zoning requires a 20 foot front yard setback, five foot side yard setbacks 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 the boundaries of the proposed Tierra Vida No. Two. The park will be improved by the developer with the construction of the infrastructure for the plat. Two elementary schools (Whittier & Robinson) are located within two miles from the site. Ochoa Middle School is also just over two miles from the proposed plat. A third elementary school to be located north of Highland Park is under construction. The owner/developer of each lot will be required to pay the current park impact fee at prior to receiving a building permit. 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. Effective Land Use/Orderly Development: The plat is laid out for low-density residential development consistent with the original preliminary plat. The proposed plat layout provides for the orderly completion of the Tierra Vida development. 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 sidewalks will be constructed to current City standards and to the standards of the American's with Disabilities Act (ADA). The ADA ramps at the corners of each intersection will be installed with the construction of the road improvements. Adequate Provision of Municipal Services: All lots within the plat will be provided with water, sewer and other utilities. Provision of Housing for State Residents: The proposed preliminary plat contains 86 building lots, providing opportunities for the construction of 86new homes 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 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 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 plat 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. W • 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 are still in operation. • The Washington Addition is located directly to the west of the Tierra Vida development and 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 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, Cascade Gas, Charter Cable and Ben -Franklin Transit Authority for review and comment. The PUD requested easements along the front of all lots for utility service. Based on the School Districts Capital Facilities Plan the City collects school mitigation fees for each new dwelling unit. The fee is paid at the time of building permit issuance. The school impact fee addresses the requirements of RCW 58.17.110. The general welfare of the community and future residents of the proposed subdivision would be served 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 neighborhood 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 residential development. Single-family homes are identified in the Comprehensive Plan 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-1-13 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 impact fees, park development 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 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, 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 at 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 placement 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 approval. 10. 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. 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, s 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 and is measured 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 construction 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 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. 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 along the north and eastern boundary of the plat including all of Lot 71 and along the west line of Lots 27, 28, 29, 41, 42, 43 and 44 Said fence 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 shall be responsible 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 0 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 final 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 unused 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 $250 per lot upon issuance of building permits for homes within the subdivision. 25. The developer shall improve the park site as shown on the preliminary plat. All construction plans, irrigation plans and park equipment must be reviewed and approved by the Parks Division prior to construction of the park. Park improvements include all right-of-way improvements on the adjoining street and pathways leading into the park. 26. A note shall be placed on the face of all final plats stating that the plat is adjacent to property zoned C-3 General Business and as such lots in this plat will periodically experience impacts of noise and dust associated with the operation of permitted uses such as potato/onion sheds, heavy equipment repair and similar uses. RECOMMENDATION MOTION: I move to adopt Findings of Fact and Conclusions therefrom as contained in the January 15, 2015 staff report. MOTION: I move based on the Findings of Fact and Conclusions, as adopted, the Planning Commission recommend the City Council approve the Preliminary Plat for Tierra Vida Division No. Two with conditions as listed in the January 15, 2015 staff report. 10 ��aa cer t n 'rltttRt� r refry` r eRFK��r 4rtt itE�"c Wil a4 1 ftp+ to r t i a K� r WO I P r .Ary '�iT IIi LU r D � !« : ^ ] �$ ©C22 \� \ d '! Np t N O � y N g U C N aavar vsma �I 4 S�jRM l � QQQQy C I Q"g IN �a YXA.gB 6f�� G :i } Yg f IIN €eQh§s&ik'Y]ga, �I€'. G Si •1 >Jw I P§3.a� r Y§Gn G r = �I I 4 S• al Gy � S @$ Fv� E :Y - S rPr Of,v �Y ♦ 9 k�` nfi q ge � IY ,ueS - - 3n.rtNw �rea'm¢ ry a r,717.I nno pi�v6 a0 IVs Q e IVA g"g k aP! 4� 0 p U��Et'di W ®e Am �r Q k aP! 4� REPORT TO PLANNING COMMISSION MASTER FILE NO: SP 2014-011 HEARING DATE: 01/15/15 ACTION DATE: 02/19/15 BACKGROUND APPLICANT: City of Pasco 525 N 3rd Ave Pasco, WA 99301 REQUEST: SPECIAL PERMIT: Construction of a new City of Pasco Police Community Services Building 1. PROPERTY DESCRIPTION: Legal: SHORT PLAT 85-5 LOT 1 General Location: 525 N 3rd Ave Property Size: Approximately 7.7 acres 2. ACCESS: The site is accessible from Sylvester and Nixon Streets, 3. UTILITIES: All municipal utilities are available to the site 4. LAND USE AND ZONING: The west half of the site is currently zoned C-1 (Retail Business) and contains the City of Pasco City Hall and a parking lot; the east half is zoned R-3 (Medium Density Residential), and contains a playfield. Surrounding zoning and land uses are as follows: NORTH R-3 Vacant Land/SFDUs EAST I-1 Vacant land/Multi-modal station/SFDUs SOUTH R-3 SFDUs WEST C -1/R-3 SFDUs/Market 5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site for Government/ Public & Commercial uses. 6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. Based on the SEPA checklist, the adopted City Comprehensive Plan, City development regulations, and other information, a threshold determination resulting in a Determination of Non -significance (DNS) has been issued for this project under WAC 197- 11-158. ANALYSIS Pasco City Hall, located at 525 N. 3rd Avenue, was the former home of Pasco High School and later, McLoughlin Middle School. The City obtained the old 3 - story School building for $85,000 from the local school district after it had sat 1 vacant for ten years. The building was renovated in 1995 to become Pasco City Hall. The City chose to obtain ownership of the building, which dated from 1920, to preserve its historic and aesthetic value for the community. The completed building is 73,900 square feet. Since moving from their old location on 3rd and Clark Street to the newly renovated building the City has grown in population from approximately 22,500 in 1995 to an estimated 67,770 in 2014. Police force staff has increased from 32 to 83. This significant growth (approximately 45,270 people) in population has increased the need for civic services within the community. The community is currently at a point where the present police facilities are no longer adequate to serve the needs of the City. In 2007 the City commissioned CKJT Architects to prepare a report estimating space requirements for City of Pasco employees through the year 2037, based on estimated staff growth, required workgroup area, required staff area, and existing workgroup area. Based on their analysis the Police Department has the most critical need for facility improvement. When the Pasco Civic Center was first occupied, this department had a staff of 32 with no additional space available; current police staff number 83, which is considered low per capita for similar Pasco -sized cities. Furthermore, other City departments will increasingly require space at the Civic Center to accommodate their own growth. Relocating the Police Department out of the current building as soon as possible was the primary recommendation of the 2007 report. The report also used the assumption that the police facility (estimated 28,000 square feet) would include the municipal court (approximately 8,700 square feet) and a jail facility, as the jail area being used was based on a soon -to - expire 5 -year non-renewable lease with Franklin County. Since the publication of the report the City has partnered with Franklin County to build a new shared jail space, thus eliminating that impending space imperative and lowering the overall space requirements for the new facility. As a result the City is proposing a (smaller) 30,445 square -foot Police Community Services Building, with an estimated budget of $8m. In June of 2014 the City contracted with Architect Terence L. Thornhill to design the facility with the following interior space requirements: Ea Program Area Required Community/ Public 3,425 Records 3,320 Administration 1,485 Patrol 3,550 Investigations 5,035 Evidence/ Processing 4,555 Common Space 7,400 Mechanical/Electrical/IT 1,675 Total 30,445 Public access to the new police station will be from the south along West Sylvester Street, leading to additional parking and a Fire -Department approved roundabout just south of the main entrance. Access to secure police parking will be from West Nixon Street to the north, located just west of the proposed facility. The proposed building will be built to the north property line, approximately 27' from the face of the curb. The current City Hall structure is approximately 20' from the property line, but around 35' from the face of curb, due to the angled parking on that section of street on the south side of West Nixon Street. STAFF FINDINGS OF FACT Findings of fact must be entered from the record. The following are initial findings drawn from the background and analysis section of the staff report and comments made at the public hearing. The Planning Commission may add additional findings as deemed appropriate. 1. The site is located in the R-3 and C-1 zones. 2. The site is approximately 7.7 acres. 3. The site contains the City of Pasco City Hall. 4. The structure has been located on the site since 1920, and was designed and built as a high school. 5. The building sat vacant for 10 years before the City purchased it in 1995. 6. The City purchased the building and converted it to City Hall for $85,000. 7. The City has grown in population from approximately 22,500 in 1995 to an estimated 67,770 in 2014. 3 8. Pasco Police force staff has increased from 32 to 83 since moving to the current City Hall in 1995. 9. Pasco City Hall currently houses the Police Department. 10. There is no history of land use conflicts or citizen complaints resulting from the Police Department location at City hall. 11. The proposed police facility will total 30,455 square feet in area. 12. The proposed building will be built to the north property line, approximately 27' from the face of the curb. 13. The current City Hall structure is approximately 20' from the property line, but around 35' from the face of curb, due to the recessed angled parking on that section of street on the south side of West Nixon Street. CONCLUSIONS BASED ON STAFF FINDINGS OF FACT Before recommending approval or denial of a special permit the Planning Commission must draw its conclusion from the findings of fact based upon the criteria listed in P.M.C. 25.86.060. The criteria and staff listed conclusions are as follows: 1) Will the proposed use be in accordance with the goals, policies, objectives and text of the Comprehensive Plan? The Comprehensive Plan identifies the site for Government/ Public 8c Commercial uses. The Growth Management Act describes police stations as public facilities and as such cannot be excluded from the community. Plan Goal CF -3 states that adequate land should be provided for public facilities. 2) Will the proposed use adversely affect public infrastructure? The public infrastructure is fully developed around the proposed police station property. The current facility is operating beyond its capacity with the utilities currently in place. It is not anticipated that the new facility will adversely impact public infrastructure. 3) Will the proposed use be constructed, maintained and operated to be in harmony with existing or intended character of the general vicinity? 12 The proposed police station will be constructed to harmonize with the character and construction of City Hall. Public parking will be added to the south. Secure police parking will be added to the west of the new facility. Public facilities are typically located in or near residential neighborhoods and are an accepted part of the character of residential areas. The former school building is a major part of the general character of the neighborhood and has been for nearly 100 years. 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 thereojP The properties surrounding the City Hall complex are generally fully developed. The site design and building design will closely match the existing City Hall structure. Construction materials and colors are designed to create a unifying theme for the complex to ensure the value of surrounding properties is not impaired. As a single -story building, the proposed height of the new building will be much lower than City Hall. 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 site in question is zoned both C-1 and R-3. The City Hall structure is located on the C -1 -zoned half of the parcel and the proposed Police Station would straddle both the C-1 and R-3 zones. The continued use and expansion of the City parking lot may be less objectionable to the neighborhood than many of the permitted uses within the C-1 zone such as automotive repair shops, taverns and restaurants. The existing City Hall complex has operated without objectionable noise, fumes, vibrations, dust, traffic, or flashing lights since 1995. 6) Will the proposed use endanger the public health or safety if located and developed where proposed, or in anyway will become a nuisance to uses permitted in the district? The proposed police facilities will be operated and maintained by the City of Pasco. The current and ongoing operation of City Hall has not endangered the public health and safety of the community. The purpose of the building is to assist with providing public safety for the community through the police services provided by City offices. 9 APPROVAL CONDITIONS 1. The new police station building must be developed in substantial conformance with the site plan submitted with the Special Permit application 2. The landscaping strip along Nixon and Sylvester Streets shall conform to the current City of Pasco Municipal landscaping requirements for commercial buildings. 3. All safety and architectural lighting on the building shall be shielded to prevent light encroachment onto adjoining properties. 4. Architecture of the new facility shall be architecturally complementary to that of the existing City Hall and correctional facility. 5. Exterior finishing materials shall complement that of the existing structure as closely as possible. 6. Any and all parking lot lighting shall be shielded to prevent light encroachment on adjoining lots. 7. The special permit shall be null and void if a building permit has not been obtained by August 1, 2016. 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 February 19, 2015 Planning Commission meeting. 2 - Z y h „ 4-4 t 4 LUFM 'G x. .�' r--+ �p P % � Vim• ,:. _ r N .U^l4-4 •at�rX Vj� Y • Poo 0P z '''• �oMP P� o 0 U a O G i �LL �a 2N�P C �N LV 2 s — cL 0 aNOPVE Cl) N N Ct ��' a y 2 yN 3R0PVE d V • • 7 2 3�O Pv� ca Q., U a 0A PSE C� y E asnoLipnoo •uawo� _ v O \ c v W FM r ,vE 0 U O O a i ct a r--+ O O U Ct . N O N v W FM r ,vE 0 A ��y MEL m U = LU 0 . _— 2����a RaAn€ ,l'`� a i��€ •iK wk�S `� F-U1?f fit z Ozm ZZ aDW ° wa: Rh O�— 9 LL, o ws rc t/� ea OOj F a" a �{ '' ` a0w a o N Noy o 0 _ o L o T fir o 0 _o 0 F 2r �E v X71 t fir T fir o a� o fel a rr REPORT TO PLANNING COMMISSION MASTER FILE NO: Z 2014-010 APPLICANT: West Pasco LLC HEARING DATE: 1/15/2015 4615 Hilltop Drive ACTION DATE: 2/19/2015 Pasco WA 99301 BACKGROUND REQUEST: REZONE: Rezone from C-1 (Retail Business) to CR (Regional Commercial) 1. PROPERTY DESCRIPTION: Legal: Lot 9 and a portion of Lot 8 of Binding Site Plan 96-3 recorded under Volume 1 of Surveys, Pages 10-13 records of Franklin County, Washington, located in a portion of the West Half of Section 8, Township 9 North, Range 29 all contained in Parcel # 115450045. General Location: 9500 Block of Sandifur Parkway. Property Size: Approximately 13.8 acres. 2. ACCESS: The site is accessible from Sandifur Parkway. 3. UTILITIES: All municipal utilities are currently available to the site. East. Water lines are located in surrounding streets and a sewer line runs along the western and southern boundary of the site. 4. LAND USE AND ZONING: The parcel is currently zoned C-1 (Retail Business) and is vacant. Surrounding properties are zoned and developed as follows: NORTH: C-1 - Offices/Vacant SOUTH: CR - Vacant/ Motor Cycle Sales EAST: C-1 - Vacant/Outlet Mall WEST: C-1 - Vacant 5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site for commercial development. Areas designated for commercial development by the Comprehensive Plan can be zone "O", 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 -2-13 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. 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 Leonard Dietrich (West Pasco LLC) has applied to change the zoning classification of approximately 14 acres of land lying between Sandifur Parkway and Highway I-182 east of Road 100, from C-1 (Retail Business) to CR (Regional Commercial). The property is located in the geographic center of the Tri -Cities and assigning the Regional Commercial zone will assist marketing efforts by allowing additional regionally oriented uses currently not permitted in the C-1 zone. The subject site is in a high -visibility location bordering the west property line of the Broadmoor Outlet Mall; bordering Sandifur Parkway for over 600 feet and highway I-182 right-of-way for about 800 feet. This land can be considered prime commercial property. The site is entirely vacant; containing only natural desert sagebrush steppe. Road frontage improvements including curb, gutter, sidewalk and landscaping were previously installed with the construction of Sandifur Parkway. Over the years other properties in the vicinity of the Road 100/I-182 interchange have transitioned to CR zoning. Broadmoor RV, Tacoma Screw, KOA Campground and most recently Thunder Alley motorcycle dealership have all located on CR zoned parcels in the vicinity. Because of its location the vicinity has begun to transition to CR zoning to accommodate businesses serving the broader southeastern Washington sub -region. In January of 2014 the City purchased 14 acres of land adjacent to the west property line of the subject site and identically rezoned the land to CR. During a code amendment process in 2013 regarding special permits for vehicle sales in the C-1 zone, the Planning Commission generally concurred that the Road 100 Interchange area is a valuable location for regional land uses that are allowed in the CR Zoning District. The current Comprehensive Plan land use designation of commercial would allow the property to be zoned for "O", 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 hearing process taking into consideration the site location, general purposes of each zoning district, 2 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 contained with the "Northwest Annexation Area" that was annexed to the City in 1982 prior to the construction of the I-182 freeway. Upon annexation the property was C -1-D Designated Shopping Center. At the time the C -1-D was considered as a regional commercial district and property at both Road 100 and Road 68 was assigned C-1-1). In 1999 the C -1-D zoning district was changed to the CR District and most of the C -1-D areas were rezoned to C-1. The purpose of the CR District is to provide for commercial and service uses that serve the needs of people living in the entire region. The district is intended to be located near major highway interchanges. In this case the property in question is located adjacent to the east half of the I-182/Road 100 interchange. In 2009 the Road 100 interchange was modified to increase its carrying capacity thereby allow a greater volume of traffic to enter and exit the freeway. 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 1999 when the zoning regulations were updated as mandated by the Growth Management Act. 2. The changed conditions, which are alleged to warrant other or additional zoning: The site was originally zoned C -1-D when it was annexed in 1982. The site retained the C -1-D designation until 1999 when the C -1-D district was changed to the CR District. However, the CR designation for the site was not retained and the property became zoned C-1. In the late 1990's Road 100 was extended north from the freeway and Sandifur Parkway was constructed connecting Road 100 to Road 68. Water and sewer utilities were also installed around the site in the late 1990's. The Road 100 Interchange was enlarged in 2009 to increase its carrying capacity. Despite the recent construction of approximately 9,500 new dwelling units in the City, little commercial development has occurred around the Road 100 Interchange. Within the last year or two the Broadmoor RV sales facility has expanded twice and the Thunder Alley motorcycle facility has been permitted. These two facilities are located on St. Thomas Drive south of the proposed rezone site and are zoned CR. 3 3. Facts to justify the change on the basis of advancing the public health, safety and general welfare: Rezoning the property will support past public and private efforts and expenditures to posture 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 pian encourage the development of a wide range of commercial uses strategically located within the community to support local and regional needs. Development of a regional type of commercial facility on the site may have a positive impact on surround properties in that it may be a catalyst for commercial development on adjacent properties. 5. The effect on the property owner or owners if the request is not granted: Without the rezone site development may be hindered. 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 vacant and has been since it was annexed to the City in 1982 farmed. 2. The site contains 13.8 acres. 3. The site is currently zoned C-1 (Retail Business) and has been since 1999. 4. The site was zoned C -1-D in 1982. 5. The site has remained vacant for 32 years. 6. The Comprehensive Plan designates the site for commercial development. S 7. The commercial designation within the Comprehensive Plan could permit the following types of commercial zoning: "O", C-1, C-3, CR and BP (C-2 is limited to the Central Business District). 8. The rezone request is for CR (Regional Commercial) zoning. 9. Road 100 is located in the geographic center of the Tri -Cities region. 10. The site is in a regional location adjacent to the east half of the I- 182/Road - 182/Road 100 Interchange. 11. In 2009 the I-182/Road 100 Interchange was enlarge to increase the carrying capacity of the interchange. 12. All municipal utilities were made available to the site in the late 1990's. 13. Properties along St Thomas Drive south of the freeway are zoned CR. 14. Recent permit and construction activity for commercial business in the Road 100 Interchange area has only occurred on CR property along St. Thomas Drive. 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. 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. 2. The effect of the proposal on the immediate vicinity will not be materially detrimental. All properties surrounding the site are zoned for commercial development (C -I). Development of the site facilitated by a rezone to CR may be beneficial to surrounding properties in that increase traffic and activity on the proposed site may encourage commercial development of surrounding properties. 3. There is merit and 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 5 consistent with the Plan's Land Use Map. Encouraging the development of more commercial facilities in the Road 100 area has merit as a whole for the increase 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. 4. Conditions should be imposed in order to mitigate any significant adverse impacts from the proposal. Safeguards are already built into development and CR zoning regulations. 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 close the hearing on the proposed rezone and initiate deliberations and schedule adoption of findings of fact, conclusions and a recommendation to the City Council for the January 15, 2015 meeting. J z 06 AVON ` low", r 1 iy r Yr � i 1 I 3 • � aNs �y � �'�� ,�, L� — � .+s AfW .L QAIR HOOMaVONg r F--1 � . •`i iS V O U O � r--� M o o � N � � 06 AVON ` low", r 1 iy r Yr � i 1 I 3 • � aNs �y � �'�� ,�, L� — � .+s AfW .L QAIR HOOMaVONg �tI ®■ o1 r r4Mt�M� :. Y: 14Y1� N � . •`i iS �i�i�inlM i�U• eY F -----------,t �tI ®■ o1 f �� ,per Yl � 'M� _ ♦ 1. _- fl, 1 Y J 6 ` two 0 .14 vw O O 14 4J �Q O O a REPORT TO PLANNING COMMISSION MASTER FILE NO: Z 2014-011 APPLICANT: Big Creek Land Company HEARING DATE: 1/15/2015 1950 W Bellerive Ln. ACTION DATE: 2/19/2015 Suite #107 Coeur d'Alene, ID 83854 BACKGROUND REQUEST: REZONE: Rezone from C-1 (Retail Business) to R-1 (Low -Density Residential) 1. PROPERTY DESCRIPTION: Legal: A portion of the southeast quarter of Section 8, Township 9 North, Range 29 East lying west of the west line of Broadmoor Place, south of Sandifur Parkway and northerly of I-182 all contained in the easterly 652 feet of Parcel # 115502028. General Location: South of Sandifur Parkway east of the Broadmoor Mall Property Size: 26.5 acres. 2. ACCESS: The site is accessible from Sandifur Parkway. 3. UTILITIES: Utilities exist in Sandifur Parkway, along the south line of the site and around the Outlet Mall. 4. LAND USE AND ZONING: The site is currently zoned C-1 (Retail Business) and is undeveloped. Surrounding properties are zoned and developed as follows: NORTH: C-1 - Veterinarian Clinics and Vacant land SOUTH: C-R - I-182, Broadmoor RV, Mini -Storage and Retail EAST: R-1 - Single -Family Residential WEST C-1 - Vacant Land and Broadmoor Mall 5. COMPREHENSIVE PLAN: The Comprehensive Plan land use map designates much of the site for mixed -residential development. R-1 zoning is one of the zones permitted in this land use classification. 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. 1 6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. Based on the SEPA checklist, the adopted City Comprehensive Plan, City development regulations, and other information, a threshold determination resulting in a Determination of Non -Significance (DNS) has been issued for this project under WAC 197- 11-158. ANALYSIS The site was compart of the "Northwest Annexation Area" that was annexed to the City in 1982 prior to the construction of the I-182 freeway. Upon annexation the property was zoned C -1-D Designated Shopping Center and later changed to C-1. Despite the significant residential development in the area the site has remained undeveloped for the past 33 years. The Growth Management Act requires zoning to be consistent with the City's adopt Comprehensive Plan. In this case much of the property has been designated for residential development.. According to the Description and Allocation of Land Uses Table of the Comprehensive Plan, Mixed Residential property can be zone RS -20 thru R-3. Zoning the property R-1 as requested by the applicant would therefore be consistent with the Plan. A portion of the site is also designated for commercial development which would not permit residential zoning. However, in those cases where land use designations are established without a firm demarcation line, such as a public street, the interface area between two use classifications is consider a transition area that can be shifted in one direction or another during the zoning process. In this case the southerly extension of Road 90 establishes a logical boundary (see the attached proposed preliminary plat for a reference) between the commercial area to the west and the residential area to the east. One of the main issues to consider when rezoning properties currently zoned commercial is what impact will the elimination of commercial property have on the community's ability to provide areas to meet the future commercial service needs of City. During the high growth period of the last decade this was a real concern and as a result the City initiated a study to determine the commercial land use needs. The 2003 I-182 Sub Area indicated the City had ample commercially designated sites to accommodate commercial development for 50 years or more. The study was based up current zoning and land use designations at that time. Since 2003 the Comprehensive Plan has been amended to include an additional 55 acres for commercial development on the Adam's property at the Northwest corner of the Road 100 Interchange. The Adams property is currently being considered for a rezone to bring the land use designation into harmony with the zoning. The additional commercial F) designated area will more than off -set the loss of the 26 acres of being considered with the applicant's rezone request. In addition to the increase in commercial land near the Road 100 Interchange the Comprehensive Plan was also amended to include most of the Central Pre - Mix (now American Rock) gravel pit area for future commercial/ mixed residential development along with about 18 acres at the corner of Power Line Road and Road 68. These two areas could potentially provide another 180 acres for future commercial development within the City. This proposed rezone will not diminish the City's ability to provide for the future retail and commercial service needs of the community. By encouraging additional housing unit in the City the rezone may act as a catalyst for attracting additional commercial services. 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 1999 when the zoning regulations were updated as mandated by the Growth Management Act. The property was initially zone C -1-D when the area was annexed in 1982. 2. The changed conditions, which are alleged to warrant other or additional zoning: The site was originally zoned C -1-D when it was annexed in 1982. The site retained the C -1-D designation until 1999 when the C -1-D district was changed to the CR District. However CR designation for the site was not retained and the property became zoned C-1. The development of Sandifur Parkway and the Broadmoor Outlet mall have done little to encourage commercial development on the site. Road 68 has attracted most of the commercial development in the I-182 Corridor. However, the development generally extends only about a quarter of a mile on either side of Road 68. The site in question is about two thirds of a mile east of Broadmoor Boulevard. Road 100/Boradmoor Boulevard now connects the Road 100 Interchange to Dent Road and Broadmoor Boulevard is connected to the developing areas around Kohler Road by the recent development of Burns Road. These and other infrastructure improvements along with the Adams commercial rezone will likely attract commercial development within a quarter of a mile of Broadmoor Boulevard. The site in question is conveniently located near a city park, an elementary school and considerable residential development. Despite marketing efforts by the previous owners with a dedicated sales office on Sandifur Parkway and the fact that 9,500 new dwelling units have been construction in the City the site could not attract commercial development. N 3. Facts to justify the change on the basis of advancing the public health, safety and general welfare: By expanding opportunities for additional housing consistent with Comprehensive Plan Designation the city would be 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 much of the site for residential development. Rezoning the site will permit residential development of occur adjacent to an existing residential subdivision thereby adding value to the existing residential area and providing a buffer from the commercial area to the west. The addition of new housing units in the area will increase the likelihood of commercial development along Broadmoor Boulevard in the future. 5. The effect on the property owner or owners if the request is not granted: The property owners are essentially a group of retirees who held stock in the old Metropolitan Mortgage Company. The bankruptcy court now controls the property through Old Standard Life Insurance who is trying to recover losses for the retired shareholders. Without the rezone the property will not be sold and will remain vacant. 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 was annexed to the City in 1982. 2. The site contains 26.5 acres. 3. The site was zoned C -1-D in 1982. 4. The site is currently zoned C-1 (Retail Business) and has been since 1999. 5. The site has remained vacant for 33 years. 11 6. The Comprehensive Plan designates much the site for mixed residential development. 7. The mixed residential designation within the Comprehensive Plan permits the following types of residential zoning: RS -20, RS -12 R -1-S, R- 1, R-2 and R-3. District). 8. The rezone request is for R-1 zoning which is consistent with the Comprehensive Plan. 9. The site is located within a quarter of a mile from a city park and a half a mile from an elementary school. 10. Residential subdivisions are located directly to the east of the property. 11. The I-182 Sub Area Study of 2003 indicated that the areas set aside in the Comprehensive Plan for commercial development would serve the needs of the community for 50 years. 12. Since 2003 the City has added 55 acres of commercially designated land to the Comprehensive Plan inventory along with about 162 acres of mixed commercial/ residential land. 13. The proposed rezone would remove only 26.5 acres form the current commercial lands inventory. 14. Commercial zoning and development near Road 68 generally only extends about a quarter of a mile east and west of Road 68. The site in question is located about 2/3rds of a mile east of Broadmoor Boulevard. 15. Broadmoor Boulevard now extends from the I-182 Interchange north to Dent Road. 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. 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 residential development. 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. 5 2. The effect of the proposal on the immediate vicinity will not be materially detrimental. The proposed rezone will permit the development of single-family homes adjacent to an existing residential subdivision there by creating a buffer between the existing homes and the commercial property to the west. Additionally allowing the development of additional homes in the area will increase the likelihood of commercial development on the remaining commercial properties in the neighborhood. 3. There is merit and value in the proposal for the community as a whole. The proposal would permit the development of additional residential housing units thereby increasing the customer base (roof tops) necessary for further commercial development in the Road 100/Broadmoor Boulevard area. Such development adds value to the community as a whole. 4. Conditions should be imposed in order to mitigate any significant adverse impacts from the proposal. No conditions need to be imposed with this rezone. 5. A Concomitant Agreement should be entered into between the City and the petitioner, and if so, the terms and conditions of such an agreement. A concomitant agreement is not needed. MOTION: I move to close the hearing on the proposed rezone and initiate deliberations and schedule adoption of findings of fact, conclusions and a recommendation to the City Council for the February 19, 2015 meeting. C A 4J w 1F 0 z 0 0 PA U ,1 4k _ µ Y 1 � 1 Y Y1' N m '.ell Y �y Y 1� rrr 4, i a tI 4J @ g � bA 9! rm O 0 DA REPORT TO PLANNING COMMISSION MASTER FILE NO: PP 2014-006 APPLICANT: Big Creek Land Company HEARING DATE: 1/ 15/2015 1950 W Bellerive Ln. ACTION DATE: 2/19/2015 Suite #107 Coeur d'Alene, ID 83854 BACKGROUND REQUEST: Preliminary Plat: Broadmoor Terrace 1. PROPERTY DESCRIPTION: Legal: A portion of the southeast quarter of Section 8, Township 9 North, Range 29 East lying west of the west line of Broadmoor Place, south of Sandifur Parkway and northerly of I-182 all contained in the easterly 977 feet of Parcel # 115502028. General Location: South of Sandifur Parkway east of the Broadmoor Mall Property Size: 34.50 Acres Number of Lots Proposed: 85 Residential lots and 7 commercial lots Square Footage Ranee of Lots: 7,620 ft2 to 23,653 ft2 Average Lot Square Footage: 10,577 ft2 2. ACCESS: The property has access from Sandifur Parkway and Outlet Drive 3. UTILITIES: Utilities exist in Sandifur Parkway, along the south line of the site and around the Outlet Mall. 4. LAND USE AND ZONING: Most the site will be zoned R-1. The westerly 325 feet of the site will remain C-1. Surrounding properties are zoned and developed as follows: NORTH: C-1 — Veterinarian Clinics and Vacant land SOUTH: C-R — I-182, Broadmoor RV, Mini -Storage and Retail EAST: R-1 — Single -Family Residential WEST C-1 — Broadmoor Mall 5. COMPREHENSIVE PLAN: The Comprehensive Plan indicates the site is intended generally for 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 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 The proposed plat encompasses 34.5 acres of land and contains 85 single- family residential lots and seven commercial lots. This property was annexed to the City in 1982 and zoned C -1-D and then later changed to C-1 when the zoning regulations were amended in the 1990's. The site is designated in the Comprehensive Plan for mixed residential development or is in a transition area between a mixed residential designation and a commercial designation. The portion of the plat proposed for the residential lots is currently being considered for a rezone to R-1. Under state law a preliminary plat is to be reviewed simultaneously with a rezone application. The proposed plat can be considered a continuation of the Broadmoor Place subdivision to the east. The overall density and average lot size between the proposed subdivision and Broadmoor Place to the east are similar. LOT LAYOUT: The proposed plat contains 85 residential lots; with the lots varying in size from 7,620 to 23,653 square feet. The average lot size is 10,577 square feet. The proposed plat also contains 7 commercial lots with an average lot size of 47,294 square feet (1.085 acres). 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 are located at street intersections and with a maximum interval of 500 feet between hydrants on alternating sides of the street. Streetlights are 2 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: Any street names conflict with existing street names will be corrected prior to final platting. Similar sounding names will also have to be modified prior to final platting. IRRIGATION: The municipal code requires the installation of irrigation lines as a part of infrastructure improvements. WATER RIGHTS: The assignment of water rights or a payment of a fee in lieu thereof is a requirement for final plat approval per Pasco Municipal Code Section 26.04.115(B) and Section 3.07.160. In this case there are no water rights to deed to the City as a result 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 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 7,620 square feet the proposed development will address the overcrowding concern by providing manageable lots and usable open spaces. R-1 zoning requires a 20 foot front yard setback, five foot side yard setbacks and a rear yard equal to or greater than the height of the house. Parks Opens Space/Schools: The proposed plat is located within a third of a mile from Vintage Park. Vintage Park is located directly south of Maya Angelou Elementary School. The developer will be required to pay the current park fee prior to receiving building permits. A new elementary school (Franklin) opened this year on the north end of Road 52. Two additional elementary schools are currently under construction with an opening date of this fall. Delta High School is also under construction on Broadmoor Boulevard. The developer will be required to pay the current park impact fee prior to receiving building permits. 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 3 enacted a school impact fee in 2012. The imposition of this impact fee addresses the requirement to ensure there are adequate provisions for schools. Effective Land Use/Orderly Development: The plat is laid out for primarily low-density residential development consistent with the adjoining residential development 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 sidewalks will be constructed to current City standards and to the standards of the American's with Disabilities Act (ADA). The ADA ramps at the corners of each intersection will be installed with the construction of the road improvements. Adequate Provision of Municipal Services: All lots within the plat will be provided with water, sewer and other utilities. Provision of Housing for State Residents: The proposed preliminary plat contains 85 building lots, providing opportunities for the construction of 85 new homes for Pasco residents. 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 maintained to each lot. (The discussion under safe travel above applies to this section also.) Comprehensive Plan Policies & Maps: The Comprehensive Plan indicates much of the plat site is designated for mixed -residential development and the balance is in a transition area between a mixed residential designation and a commercial designation. The proposed southerly extension of Road 90 creates a logical demarcation line between the two land use designations. 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 much of the site for mixed residential development. The remainder of the site falls within the transition area between mixed residential and commercial uses. El • The site is currently zoned C-1 but is in the process of being modified for consistency with the Comprehensive Plan and proposed plat. • The Housing Element of the Comprehensive Plan encourages the development of a variety of residential densities and housing types. • Per the ITE Trip Generation Manual 8+h Addition the proposed subdivision, when fully developed, will generate approximately 850 vehicle trips per day. • 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. • 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. • Resolution No. 3078 requires subdivision boundary fences to be constructed of architectural concrete block or of poured concrete panels. 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 :y 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 all lots for utility service. Based on the School Districts Capital Facilities Plan the City collects school mitigation fees for each new dwelling unit. The fee is paid at the time of building permit issuance. The school impact fee addresses the requirements of RCW 58.17.110. The general welfare of the community and future residents of the proposed subdivision would be served 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 within the City. (3) The proposed subdivision conforms to the policies, maps and narrative text of the Comprehensive Plan; The Comprehensive Plan land use map designates much of the site for mixed - residential development. Single-family homes are identified as one of the permitted residential uses within the mixed residential designation. 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. 9 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 impact fees, park development 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 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, 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. All lot frontages must be wide enough to accommodate the placement of all utilities while maintaining the necessary separations between the various utility service lines. 3. Road 90 shall be developed with full width improvements (both the residential and commercial sides of the street) with each phase of the plat. There can be no half width street improvements. Both sides of Road 90 will be considered as residential neighborhood for purposes of sidewalk construction. The sidewalk along the commercial side of Road 90 can be constructed to the residential standard. 4. The sewer line easement across Lots 3 and 4, Block 2, shall be 20 feet. Said easement must be paved the full length and width of the easement. Said easement must be labeled as Tract "A" on the final plat with a corresponding note stating the Tract is 5. The developer must comply with PMC 26.04.115(B) and PMC 3.07.160 dealing with water rights acquisition. 6. No utility vaults, pedestals, or other obstructions will be allowed at street intersections. 7. All corner lots and other lots that present difficulties for the placement of yard fencing shall be identified in the notes on the face of the final plat(s). 8. All storm water is to be disposed of per City and State codes and requirements. 9. 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. 10. 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. 11. 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. 12. 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. 13. The final plat(s) shall contain a 10 -foot utility easement parallel to all streets unless otherwise required by the Franklin County PUD. 14. 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". 15. 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. 16. 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. 17. The developer will be required to conform to all conditions set forth in the Storm Water Maintenance Agreement including, but not limited to, regular s 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. 18. The developer will be required to comply with the City of Pasco Civil Plan Review process. 19. The existing irrigation system in the planting strip along Sandifur Parkway for the length of the residential portion of the plat shall be severed from the remaining portion of the Parkway irrigation system running west. The severed portion of the irrigation system shall either be connected to the existing system associated with Broadmoor Place or the portion fronting Broadmoor Terrace shall be a standalone system. The irrigation system modification must be coordinated with the Parks Division prior to any work taking place. 20. All areas of the existing Sandifur Parkway landscaping strip that are disturbed by installation of fencing, utility work or reconstruction of the irrigation system must be restored. All areas of the planting strip between the estate fence and the sidewalk that were never landscaped must be landscaped in conjunction with plat improvements. 21. The sewer line easement along the I-182 bike path shall be cleared, treated with a soil sterilant and rocked to the specifications of the Parks Divison. 22. 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. 23. 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. 24. The developer/ builder shall pay the "traffic impact fee" and "park fee" established by ordinance at the time of issuance of building permits for homes. 25. 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 as a part of the infrastructure improvements for the plat. Prior to installation the City must approve said wall/fence. 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 A clearly on the face of the final plat(s). A concrete mow strip shall be installed under the common fence as directed by the City Parks Division and shall be approved by the Parks Division prior to installation. 26. Lots abutting Sandifur Parkway shall not have direct access to said parkway. Access shall be prohibited by means of deed restrictions or statements on the face of the final plat(s). 27. The developer shall install a common masonry wall/fence 8 feet in height along the south line of the plat adjacent to the I-182 bike path as a part of the infrastructure improvements for the plat. Prior to installation the City must approve said wall/fence. 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). 28. The developer shall install a common masonry wall/fence 8 feet in height along the north line of the utility easement adjacent to the I-182 bike path and the west line of Lot 81, as a part of the infrastructure improvements for the plat. Prior to installation the City must approve said wall/fence. The City may make repairs or replace the fencing along the bike path 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). 29. The developer shall install a common Estate type masonry wall/fence 6 feet in height adjacent the west line of Lots 82 and 85 as a part of the infrastructure improvements for the plat. Prior to installation the City must approve said wall/fence. 30. The developer shall install common Estate type masonry wall/fence 6 feet in height adjacent the east line of commercial the Lots in Block 3 and Lots 1, 2 and 3, Block 2 as a part of the infrastructure improvements for the plat. 31. The unused portion of the right-of-way on Road 90 abutting the commercial lots must be landscaped with shrubs, ornamental grasses and trees. 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 February 19, 2015 meeting. U + K A Y NWVNIHSHM d3SVd L IV dAdmfnn3Md .41 j M � Tai 3OV8831 800WOV089 �Ck a u �- axsv.mw.a Oto ¢ WV � 6 I p I YZ I wnuevn J xp�uw U w Z F 3 Fx ? o �QyZ � O?�xFliU OW C) 0- :o V LL O p �O0 `2��— 6o V I OQ O J I m O N W I LL I I M 0 Z I I I o = I �- p r Q tD f� n f0 a e RF g�wx �I F B a v W s g�wx F B '•" "^^ Y . 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