HomeMy WebLinkAbout02-19-2015 Planning Commission Meeting PacketPLANNING COMMISSION - AGENDA
REGULAR MEETING
I. CALL TO ORDER:
II. ROLL CALL:
III. PLEDGE OF ALLEGIANCE
7:00 P.M. February 19, 2015
Declaration of Quorum
IV. APPROVAL OF MINUTES: January 15, 2015
V. OLD BUSINESS:
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)
VI. PUBLIC HEARINGS:
A. Special Permit Special Permit to Locate Mini -Storage Facility in C-1
(Retail Business) Zone (Calin Tebay) (MF# SP 2015-
001)
B. Rezone Rezone from RS -12 (Suburban) to R-3 (Medium
Density Residential) (Harvey Prickett) (MF# Z 2015-
00
VII. WORKSHOP:
A. Plan Shoreline Management Act - Draft Shoreline Master
Program
VIII. OTHER BUSINESS:
IX. ADJOURNMENT:
REGULAR MEETING
PLANNING COMMISSION MEETING
CALL TO ORDER:
The meeting was called to order at 7:00pm by Chairman Cruz.
POSITION MEMBERS PRESENT MEMBERS ABSENT
No.
1
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:
January 15, 2015
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 Greenaway moved, seconded by Commissioner Kempf that the minutes
dated December 18, 2014 be approved as amended. The motion passed unanimously.
OLD BUSINESS:
A. Rezone Rezone from C-1 (Retail Businessl to R-3 (Medium
Density Residential) (Bernardo Cuevas Jr) (MF# Z
2014-0081
Chairman Cruz read the master file number and asked for comments from staff.
Shane O'Neill, Planner I, stated there were no changes or additions to the staff report.
Commissioner Bachart moved, seconded by Commissioner Greenaway, to adopt the
-i-
findings of fact and conclusions therefrom as contained in the January 15, 2015 staff
report. The motion passed unanimously.
Commissioner Bachart moved, seconded by Commissioner Greenaway, 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-1 for 710 N. 24t" Avenue. The motion passed
unanimously.
B. Rezone Rezone from RT (Residential Transition) to C 1
(Retail Business) (Dale Adamsl IMF# 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). Since the previous meeting there were no changes or
additions to the staff report.
Commissioner Greenaway moved, seconded by Commissioner Kempf, to adopt the findings
of fact and conclusions therefrom as contained in the January 15, 2015 staff report. The
motion passed unanimously.
Commissioner Greenaway moved, seconded by Commissioner Kempf, based on the
findings of fact and conclusions as adopted the Planning Commission recommend the City
Council approve the rezone of the Adams property at the northwest corner of the Road 100
Interchange from RT to C-1. The motion passed unanimously.
C. Preliminary Plat Preliminary Plat - Tierra Vida Division No 2 (Roger
Bairstow) (MF# PP 2014-005)
Chairman Cruz read the master file number and asked for comments from staff.
David McDonald, City Planner, discussed the preliminary plat for Tierra Vida, Division No.
2. This was a continuation of the previous month's public hearing to allow more time for
public comment on the proposed plat. Tierra Vida was initially approved several years ago
and the preliminary plat approval has expired. The applicant wishes to renew the plat to
finish the project. The conditions attached to the staff report are similar to the conditions
contained in the first plat approval. Since the previous public hearing, there has been one
slight change to recommended condition #22, essentially making it consistent with
condition #21, relating to the development of additional streets outside of the boundary of
the plat. Those changes have been reviewed by the applicant and staff.
Adan Suarez, 3525 East "A" Street, spoke as a representative of Tierra Vida. He clarified
the revised condition, stating that the work will be completed in stages.
Commissioner Cruz asked if that is consistent the City's expectations.
Mr. McDonald responded that it does. The developer is looking to expand the residential
development to adjacent properties to the west, and if purchased, they will realign the
subdivision and there won't be a need for the road immediately to the west of the
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subdivision. This is what condition #21 and condition #22 relate to in the staff report.
With no further comments the public hearing closed.
Commissioner Greenaway moved, seconded by Commissioner Portugal, to adopt the
findings of fact and conclusions therefore contained in the January 15, 2015 staff report.
The motion passed unanimously.
Commissioner Greenaway moved, seconded by Commissioner Portugal, based on the
finding of fact and conclusions as adopted the Planning Commission recommend the City
Council approve the preliminary plat for Tierra Vida Division No. 2 with conditions as
listed in the January 15, 2015 staff report. The motion passed unanimously.
PUBLIC HEARINGS:
A. Special Permit Special Permit for Pasco Police Station (City of
Pasco) (MF# SP 2014-0111
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community 8s Economic Development Director, discussed the special permit
application for the construction of a new Pasco Police Station to the east of the City Hall.
The staff report explained the history of a public safety tax and other events that led the
point where the community is now ready to build a new police station. The site layout and
other specifics about the building design were also present to the Planning Commission.
Commissioner Portugal declared that he is on an advisory committee for the Police
Department and asked if he should recuse himself.
Chairman Cruz replied that he didn't think it would benefit or harm the decision of this
special permit.
Chairman Cruz asked if there would be in impact to the neighborhood as the area where
the facility will be built will take up much of the green area used for recreation.
Mr. White answered that even after the construction there will still be a large amount of
green grassy area left for so the soccer field.
With no further questions or, comments the public hearing closed.
Commissioner Kempf moved, seconded by Commissioner Bachart, 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. The motion passed unanimously.
B. Rezone Rezone from C-1 (Retail Business) to CR (Regional
Commercial) (west Pasco LLCI (MF# Z 2014-010)
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Chairman Cruz read the master file number and asked for comments from staff.
Shane O Neill, Planner I, explained the applicant was requesting a rezone from C-1 (Retail
Business) to CR (Regional Commercial). The site is adjacent to Sandifur Parkway and I-
182 and contains approximately 14 acres. The Comprehensive Plan designates the site
for commercial development which permits the site to be considered for several
commercial zoning districts, including the CR Zone. Rezoning the property to Regional
Commercial will assist marketing efforts by allowing additional regionally oriented uses
currently not permitted in the C-1 Zone. Over the years on the south side of I-182 there
has been development of Broadmoor RV, Tacoma Screw, KOA Campground and most
recently, Thunder Alley Motorcycle Dealership, made possible by the CR Zoning District.
In 2013, this site was considered during a code amendment process by the Planning
Commission, to be a valuable location for regional land uses.
Chairman Cruz asked for an example of what would be permitted in the CR (Regional
Commercial) Zone that would not be permitted in the C-1 (Retail Business) Zone.
Mr. O Neill answered that the primary difference between the two is that CR Zones allow
for automobile related, such as, RV sales and service and automobile sales and service.
Andrew Thome, 5308 Westminister Lane, asked what the traffic impact on Sandifur
Parkway would be for this rezone or if it has been considered.
Rick White, Community & Economic Development Director, answered that a study has not
been done on this particular rezone. The City conducts traffic studies in conjunction with
the Growth Management Act. The consultant that is hired looks at all of the land uses in
the City and uses the Comprehensive Plan and zoning districts for trip generation rates.
The C-1 Zone has the same trip generation count as a CR Zone in terms of traffic
generation. It has not been analyzed for this particular application, however, it has been
done already in relation to the entire community.
Chairman Cruz added that the Planning Commission may look into traffic more if a
special permit is required for special circumstances but is otherwise not considered to be
any different.
With no further comments the public hearing closed.
Commissioner Kempf moved, seconded by Commissioner Bachart, 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.
The motion passed unanimously.
C. Rezone Rezone from C-1 (Retail Business) to R-1 (Low -
Density Residential) (Big Creek Land Co.) (MF# Z
2014-011)
Chairman Cruz read the master file number and asked for comments from staff.
in
Dave McDonald, City Planner, explained the applicant was seeking a rezone from C-1
(Retail Business) to R-1 (Low Density Residential). This property was annexed into the
City in 1982, just prior to the I-182 freeway being built. At that time the property was
zoned C -1-D. Later in the 1990's it was rezoned to C-1 as a result of a text code
amendment within the zoning regulations. The property for the most part is designated in
the Comprehensive Plan for mixed residential development which means it could be zoned
anywhere from RS -20 (Suburban) half acre lots to R-3 (Medium Density Residential)
apartment buildings. The Growth Management Act requires zoning to be consistent with
the Comprehensive Plan. In this case, much of the property is dedicated for mixed -
residential, however in the plan, there is a range of residential zoning that would apply.
The applicant's request for R-1 (Low Density Residential) is consistent with the
Comprehensive Plan. The westerly portion of the property falls within commercial land
use designation. The proposal is for Road 90 to be extended south to create a transition,
making a good breaking point between the residential and commercial areas.
Andrew Thome, 5308 Westminister Lane, spoke on this application.
With no further questions or comments the public hearing closed.
Commissioner Greenaway moved, seconded by Commissioner Bachart, 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. The motion passed unanimously.
D. Preliminary Plat Preliminary Plat - Broadmoor Terrace (Big Creek
Land Co.) (MF# PP 2014-006)
Chairman Cruz read the master file number and asked for comments from staff.
Dave McDonald, City Planner, discussed the preliminary plat application for Broadmoor
Terrace. Mr. McDonald reviewed the written report for the benefit of the Planning
Commission and briefly discussed the layout of the plat. The westerly portion of the plat
beyond Road 90 will remain commercial with seven large tracks set aside for commercial
use. Approval conditions include block fencing on the north, south and west side of the
plat. The conditions also include a $465 payment per lot to fund the maintenance of the
Sandifur Parkway planting strip. The developer will need to disconnect the irrigation
system that now runs to Road 100 and tie it into the irrigation system that the City
maintains to the east. Mr. McDonald discussed several other conditions and stated many
of them were standard conditions required of other developments in the neighborhood.
Commissioner Kempf if there will be access to the walking path.
Mr. McDonald responded that there would be access where the easement is located that
will connect to the path.
Commissioner Bachart asked if the developer owns the commercial property as well.
Mr. McDonald answered yes, the boundaries of the plat extend all the way to Outlet Drive.
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The seven commercial lots will be a part of this development.
Commissioner Greenaway asked about the impact of traffic.
Mr. McDonald stated that in the past the City has retained traffic consultants who studied
the entire area based on zoning and land use designations. The Comprehensive Plan
designates a good portion of the site for multi -family or mixed residential. The study
assumed there would be multi -family in this area, which would actually have more traffic
than the proposed plat.
Chairman Cruz added that the proposed preliminary plat is actually more favorable for
less traffic than what the Comprehensive Plan would allow it to be.
Mr. McDonald replied that each of the lots would also have to pay a traffic impact fee
which goes into a fund to make necessary changes to Sandifur Parkway, such as,
additional traffic lights.
Cliff Mort, 1950 W. Bellerive Lane, Coeur D'Alene, ID spoke on behalf of his application as
the managing member of Big Creek Land Company. He stated that they have been
working on this particular property for 7-8 years and that they were the developers of
Broadmoor Place and Columbia Place. Their goal was to provide housing for growing
families rather than maximizing density. He stated that the block walls will look nice for
the neighborhood.
Andrew Thome, 5308 Westminster Lane, spoke on this application. He asked staff for
clarification about high density apartment complexes.
Mr. McDonald answered that within the Comprehensive Plan there is an area on this
property set aside for mixed -residential development which would allow for single-family
homes all the way up to apartments. Mr. Mort could have applied for an R-3 (Medium
Density Residential) zone and built apartments but he has chosen to build single-family
homes.
Chairman Cruz added that this plan looks well thought out.
Mr. Thome asked if there has been any thought given to the impact this new neighborhood
will have on the schools and where they would attend school. He stated that Maya
Angelou is nearly full and wanted to know if the School District would have to rezone the
school districts.
Mr. McDonald replied that all plats are sent to the School District for their comments and
review. For this particular plat, staff has not received any comments. In the past, staff
has received correspondence and comments indicating implementing school impact fees
address the need for making provisions for schools. For example, each of the lots in the
plat will have to pay $4,700 towards the schools. The School District decides where the
boundaries are located and it is possible they could shift the boundary lines. There is one
new school that opened this year and another being built in the area.
Mr. Thome stated that he would rather see the whole area zoned commercial rather than
homes since he lives in the neighborhood next to the proposed property.
Chairman Cruz asked Mr. Thome why he would rather have commercial next to his
neighborhood instead of modest density residential.
Mr. Thome answered that he feels if it were all commercial the buildings would be larger
and make the area less dense, more open and less congestion. Also, it is just a personal
preference rather than another neighborhood.
With no further questions or comments the public hearing closed.
Commissioner Greenaway moved, seconded by Commissioner Kempf, 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. The motion passed unanimously.
COMMENTS:
With no further discussion or business, the Planning Commission was adjourned at
7:48 p.m.
Respectfully submitted;
David McDonald, City Planner
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: SP 2014-011 APPLICANT: City of Pasco
HEARING DATE: 01/15/15 525 N 3rd Ave
ACTION DATE: 02/19/15 Pasco, WA
BACKGROUND 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:
E
Program
Area Required
3,425
3 320
1,4851
Community/ Public
Records
Administration
_
Patrol
3,550
Investigations
5,035
Evidence/ Processing
4,555
Common Space
7,400
Mechanical/Electrical/IT
Total _ _
1,675
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 8s
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?
The proposed police station will be constructed to harmonize with the
character and construction of City Hall. Public parking will be added to
0
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 thereof?
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, fames, 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.
5
APPROVAL CONDITIONS
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 complementary to that of the
existing City Hall.
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 for Findings of Fact: I move to adopt findings of fact and
conclusions therefrom as contained in the February 19, 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
grant a special permit to allow the construction of a City of Pasco Police
Community Services Building at 525 N 3rd Avenue with conditions as
contained in the February 19, 2015 staff report.
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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 zoned "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.
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
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 permitted in the CR Zoning
District.
The current Comprehensive Plan commercial land use designation allows 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, street network and
2
surrounding uses. The foregoing considerations should be factored into the
rezone review criteria required by PMC 25.88.030.
The site was contained within 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-D. 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 Sander 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 plan 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.
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.
M
7. The commercial designation within the Comprehensive Plan could permit
the following types of commercial zoning: "0", 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 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.
CONCLUSIONS BASED ON STAFF FINDINGS OF FACT
Before recommending approval or denial of a special permit the Planning
Commission must develop findings of fact from which to draw its conclusions
based upon the criteria listed in PMC 25.86.060. The criteria are as follows:
1. 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-1).
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.
MOTION: I move to adopt findings of fact and conclusions therefrom as
contained in the February 19, 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 of the Dietrich (West Pasco LLC)
property in the 9500 Block of Sandifur Parkway from C-1 to
CR.
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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
S. 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 part 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 of the community. The 2003 I-182 Sub Area Study indicated
the City had ample commercially designated sites to accommodate commercial
development for 50 years or more. The study was based upon 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
2
commercial designated area will more than off -set the loss of the 26 acres 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-1-1) 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-1-1) 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.
3
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 to 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.
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.
RECOMMENDATION
MOTION: I move to adopt findings of fact and conclusions therefrom as
contained in the February 19, 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 of the Broadmoor Terrace site on
the south side of Sandifur Parkway from C-1 to R-1.
3
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.
RECOMMENDATION
MOTION: I move to adopt findings of fact and conclusions therefrom as
contained in the February 19, 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 of the Broadmoor Terrace site on
the south side of Sandifur Parkway from C-1 to R-1.
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: PP 2014-006
HEARING DATE: l/ 15/2015
ACTION DATE: 2/19/2015
APPLICANT: Big Creek Land Company
1950 W Bellerive Ln.
Suite #107
Coeur d'Alene, ID 83854
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 ft' to 23,653 ft2
Average Lot Square Footage: 10,577 ft'
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
1
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
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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.
a
• 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
5
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 southern boundary of the plat.
This common boundary fence will insulate the subdivision from the more
intense commercial uses to the west and noise of surrounding streets and
highways.
(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.
0
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
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. In this
case the PUD needs a 15 foot easement along the west side of Road 90.
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.
8
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
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
N
fence shall be responsible for payment of all costs associated with
maintenance and upkeep. These fencing requirements shall be noted
clearly on the face of the final plat(s). A concrete mow strip shall be
installed under 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 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).
28. 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.
29. 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.
30. The unused portion of the right-of-way on Road 90 abutting the
commercial lots must be landscaped with shrubs, ornamental grasses and
trees. Ground cover must be crushed basalt.
RECOMMENDATION
MOTION: I move to adopt Findings of Fact and Conclusions therefrom as
contained in the February 19, 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 Broadmoor Terrace with conditions as listed in
the February 19, 2015 staff report.
10
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: SP 2015-001 APPLICANT: Calin Tebay
HEARING DATE: 2/19/2015 7320 Sandy Ridge Rd
ACTION DATE: 2/19/2015 Pasco, WA 99301
BACKGROUND
REQUEST FOR SPECIAL PERMIT: Location of a Mini -Storage Facility in the C-1
Zone
1. PROPERTY DESCRIPTION:
Legal: That portion of the southwest quarter of Section 14, Township 9 North, Range
29 East, W.M., located southerly of the FCID Canal right-of-way, easterly of Road 44
and north of Argent Road.
General Location: Northwest corner of Rd 44 and Argent Rd
Property Size: Approximately 7 acres
2. ACCESS: The site has access from primarily Rd 44.
3. UTILITIES: Water and sewer lines are located in Argent Road to the south.
Most of the proposed storage buildings will not require connection to
municipal sewer and water.
4. LAND USE AND ZONING: The property is zoned C-1 (Retail Business). The
zoning and land use of the surrounding properties are as follows:
NORTH: RS -1 — Single -Family Residences
SOUTH: RS -20 —1-182 and Single -Family Residences
EAST: RT- Vacant
WEST: RS -1 — Single -Family Residences
5. COMPREHENSIVE PLAN: The site is designated in the Comprehensive Plan
for future commercial uses. The Plan does not specifically address self -
storage facilities, but elements of the Plan encourage the promotion of
orderly development including the development of zoning standards for off-
street parking and other development. Policy LU -1-13 encourages
enhancement of the physical appearance of development within the City.
The Comprehensive Plan (LU -4-A) encourages the location of commercial
facilities at major intersection to avoid commercial sprawl and avoid
disruptions of residential neighborhoods. Policy LU -2-D requires all
development to be landscaped. ED -3-E suggests the use of landscaping to
provide a buffer between less intensive uses (such as residential) from
utilitarian areas of commercial and industrial facilities.
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency
for this project. Based on the SEPA checklist, the adopted City
Comprehensive Plan, City development regulations, and other information, a
threshold determination resulting in a Determination of Non -Significance
(DNS) has been issued for this project under WAC 197-11-158.
ANALYSIS
The proposed site is an irregular shaped parcel located south of the FCID canal,
north of Argent Road and I-182 west of Road 44. Due to the site's location at the
intersection of two major streets, it's awkwardness for residential development and
the fact that it is highly impacted from I-182 it has been designated in the
Comprehensive Plan for commercial uses. Accordingly, the site has been zoned C-1
(Retail Business) for about 33 years.
Mini -storage facilities are not a permitted use in the C-1 (Retail Business District).
Mini -storage facilities are, however, a conditional use that may be permitted only
by the granting of a special permit. Special Permit reviews and determinations are
made based upon the criteria listed in PMC Section 25.86.060. If it can be
demonstrated that a mini -storage facility will be in accordance with the policies of
the Comprehensive Plan, that it will be maintained in harmony with the existing or
intended character of the surrounding neighborhood, and that it generally
supports the other criteria of PMC Section 25.86.060, a Special Permit may be
approved
The applicant is proposing to develop the northern 2/3 rds of the site as a mini -
storage facility with the western half being reserved for future storage buildings.
The south third at the intersection of Road 44 and Argent Road is being reserved
for permitted C -i uses. The site plan indicates there will be nine storage buildings
and one office. The storage buildings will vary in size from 3,600 square feet to
6,600 square feet. In all, a total of 48,930 square feet of new storage structures is
proposed.
As discussed above the Special Permit review process allows the Planning
Commission to make a determination on whether or not a proposed use will be or
can be maintained in harmony with the existing or intended character of the
neighborhood. It is through this process that the Planning Commission may
develop approval conditions that would ensure the proposal will be established
and operated in harmony with the neighborhood. The intended character of the
site and properties to the east includes future retail and office uses as well as
residential uses. Residential development is intended for properties to the north.
The community recognized the site was not conducive to residential development
as evidenced by the fact it was zoned for commercial development more than three
decades ago. However, the site borders a residential neighborhood to the north.
This neighborhood is separated from the site by the FCID canal right-of-way which
is 50 feet wide. The residential neighborhood is also elevated above the site by
over 30 feet creating another type of a buffer.
2
The site's C-1 zoning permits a variety of commercial retail, office and service
business to locate on the property. An office complex with square footage
comparable to the proposed mini -storage facility would generate about 560 vehicle
trips per day and a similar sized retail shopping center would generate
approximately 2,100 vehicle trips per day. High impact facilities like a small
convenience store/gas station can generate around 2,200 vehicle trips per day. By
comparison the Institute of Traffic Engineers Manual estimates the proposed mini -
storage facility will generate about 13 vehicle trips per day.
Based upon vehicular traffic to the site the proposed mini -storage facility would
create less noise, vibration and commotion that a permitted use in the C-1 zone.
Additionally the hours of operation for a restaurant or tavern (both permitted uses)
could also have a greater impact on the neighborhood than a min storage facility.
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 located at the northwest corner of Rd 44 and Argent Rd.
2. The site is accessed from Rd 44.
3. Currently the site is approximately 7 acres in size.
4. Municipal sewer and water are currently located in Argent Rd to the south.
5. The site currently vacant.
6. The site is zoned C-1 (Retail Business).
7. Uses permitted in the C-1 zone include motels, restaurants, retail stores,
offices, convenience stores and taverns/night clubs.
8. Mini -storage facilities are permitted conditional uses in C-1 zones and
require special permits.
9. The Comprehensive Plan designates the site for future commercial uses.
10. The site is located within the boundaries of the I-182 Overlay District.
11. The site is separated from the First Place subdivision by the FCID canal.
12. The applicant proposes to increase the capacity of the existing mini -storage
facility by constructing nine storage buildings and one office building.
13. Estimates from the Institute of Traffic Engineers Manual 8th Addition
indicate the proposed mini -storage facility could generate about 13 vehicle
trips per day. By comparison the manual estimates a small
convenience store/gas station can generate around 2,200 vehicle trips per
day
CONCLUSIONS BASED ON THE FINDINGS OF FACT
Before recommending approval or denial of a special permit the Planning
Commission must develop findings of fact from which to draw its conclusion based
3
upon the criteria listed in P.M.C. 25.86.060 and determine whether or not the
proposal:
(1) Will the proposed use be in accordance with the goals, policies, objectives and
text of the Comprehensive Plan?
A mini -storage facility can be compatible with several Comprehensive Plan
policies.
Policy LU -1-13 encourages enhancement of the physical appearance of
development within the City. The proposal would replace vacant land with a
well-developed facility with a landscaped street. Policy LU -2-D requires all
development to be landscaped. Development of the site currently includes
landscaping which support policies of the Comprehensive Plan (LU2-D). The
Comprehensive Plan (LU -4-A) encourages the location of commercial
facilities at major intersection to avoid commercial sprawl and avoid
disruptions of residential neighborhoods.
(2) Will the proposed use adversely affectpublic infrastructure?
All municipal utilities are currently available to the site from Argent Road.
Water and sewer demands of the proposed use will be negligible compared
to permitted uses such as, restaurants and similar uses. Impacts to the
adjoining streets will likewise be minimal due to the low volume of traffic
typically generated by mini -storage facilities.
(3) Will the proposed use be constructed, maintained and operated to be in
harmony with existing or intended character of the general vicinity?
The Comprehensive Plan (LU -4-A) encourages the location of commercial
facilities at major intersection to avoid commercial sprawl and avoid
disruptions of residential neighborhoods. The proposed site is zoned C-1
and is at the intersection of two major streets (Rd 44 & Argent). The
proposed facility will be set back from the intersection of Road 44 and
Argent Road to reserve the most visible portions of the site for permitted
uses. Due to the lack of traffic and noise generated by mini -storage facilities
the proposal may be more in harmony with the neighborhood than
permitted uses.
(4) Will the location and height of proposed structures and the site design
discourage the development of permitted uses on property in the general vicinity
or impair the value thereof?
Structures in the C-1 zone are limited to thirty five (35) feet in height. None
of the proposed structures will approach 35 feet in height with the tallest
structure being twenty five (25) feet in height.
The location of mini -storage facilities adjacent to residential neighborhoods
within the City have resulted in complaints being forwarded to the City.
El
According to Franklin County assessors records the location of a mini -
storage facility immediately adjacent to the Sunny Meadows subdivision has
not impacted the assessed value of the homes directly north of the mini -
storage facility.
(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 City receives few to no complaints about the operations of mini -storage
facilities adjacent to residential neighborhoods Typically, mini -storage
facility generate far less traffic, noise, dust, etc. than some uses permitted in
the C-1 zone; such as restaurants, taverns, night-clubs and car -washes.
The normal hours for general (customer) access for storage units is between
Gam to 1lpm; with 24-hour access available for an added cost.
(6) Will the proposed use endanger the public health or safety if located and
developed where proposed, or in anyway will become a nuisance to uses
permitted in the district?
As a general land use, mini -storage facilities are not inherently dangerous to
public health or safety and do not generate nuisance conditions. Villas has
been commercially zoned ever since the homes were developed.
APPROVAL CONDITIONS
1) The special permit shall apply to Franklin County tax parcel # 117250030;
2) The site shall be developed in substantial conformance with the site plan
submitted with the Special Permit application;
3) The property must be developed in conformance with the I-182 Overlay
District design standards;
4) All aisle -ways between buildings and all entrance driveways/roads shall be
hard -surfaced;
5) All building walls exposed to an existing city street together with all walls
visible from adjoining properties shall contain architectural features to add
interest and aesthetic qualities to building by the use of masonry coursing,
pilasters, patterning, alternating textures and decorative molding to match
the existing office building. No composite materials, such as typical home
siding, are permitted;
6) All metal roofing shall be colored to complement the exterior walls of the
mini -storage buildings while minimizing glare;
F
7) All security lighting shall be shielded and designed to prevent the
encroachment of light onto adjoining properties;
8) The Special Permit shall be null and void if a building permit has not been
obtained by April 1, 2016.
RECOMMENDATION
The proposed project is part of a 1031 tax exchange. As a result the applicant has
a limited amount of time to complete this project. He has therefore asked that the
Planning Commission act on the matter following the hearing on February 19th.
MOTION: I move to adopt findings of fact and conclusions therefrom
as contained in the February 19, 2015 staff report.
MOTION: I move based on the findings of fact and conclusions as
adopted the Planning Commission recommend the City
Council grant a special permit for the location of a mini -
storage facility on tax parcel # 117250030 with conditions
as contained in the February 19, 2015 staff report.
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: Z 2015-001 APPLICANT: Harvey Prickett
HEARING DATE: 2/19/2015 P.O. Box 3431
ACTION DATE: 3/19/2015 Pasco, WA 99301
BACKGROUND
REQUEST: REZONE: Rezone from RS -12 (Suburban) to R-3 (Medium -Density
Residential)
1. PROPERTY DESCRIPTION:
Legal: Lots 1 and 2, Short Plat 2001-29
General Location: 4600 Block of Crescent Road
Property Size: The site is approximately 4 acres
2. ACCESS: The site has unimproved access from Chapel Hill Boulevard and
Crescent Road.
3. UTILITIES: A municipal sewer line is located in Crescent Drive adjacent to
the site. A municipal water line will need to be extended along property
frontage(s) to serve the site.
4. LAND USE AND ZONING: The site is currently zoned RS -12 (Suburban)
and is vacant. Surrounding properties are zoned and developed as follows:
NORTH:
R-4
- Multi -Family Residences
SOUTH:
C-1
-Agriculture
EAST:
C-1
- Agriculture
WEST:
RS -12
- Single -Family Residences
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site for
Mixed Residential uses. Goal LU -3-B encourages infill and (higher) density
to protect open space and 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
Harvey Prickett has applied to change the zoning classification of two parcels from
RS -12 (Suburban) to R-3 (Medium -Density Residential) to allow for multi -family
residential development. The subject site is comprised of two parcels totaling
approximately 4 acres in area located at the southwest corner of the intersection of
Chapel Hill Boulevard and Crescent Road.
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, R-3 zoning 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. Currently the site totals 171,887 ft2 in area; barring any required right-
of-way dedications R-3 zoning will allow up to 57 dwelling units.
The 4 -acre site is undeveloped vacant land. Adjacent roadways are entirely
unimproved. Curbs, gutters, sidewalks, utility line extensions and landscaping
along all right-of-way frontages will be required during the building permit
process.
It is common urban planning practice to assign higher -density residential zones to
transitional areas where they serve as buffers between higher and lesser intense
land uses. The site is located west of the high-density Broadmoor (residential)
Apartments and east of a suburban single-family residential neighborhood. Land
to the south is zoned C-1 (Retail Business) but remains vacant and is used for
farming. The site is separated from Highway 1-182 only by a narrow parcel of
vacant land. The proposed R-3 zone will effectively be a step down in residential
density from the Broadmoor Apartments transitioning to the single family
neighborhood to the southwest, thereby achieving a graduated scale of residential
densities.
The vicinity generally functions as a gateway into Pasco. Bolstering site
development in gateway areas has an enhanced visual effect on the economic state
of a community. Eliminating vacant land in gateway areas is in the best interest of
Pasco's economic development.
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 14 years ago when the property
was annexed into the city in 2001.
2
2. The changed conditions, which are alleged to warrant other or additional
zoning:
In 2014 the Planning Commission reviewed and City Council approved an
application to change the Comprehensive Plan land use designation for the site to
Mixed Residential in preparation for this rezone application. The Mixed-Residential
land use designation allows assignment of a variety of residential zones/densities
ranging from RS-20 (Suburban) through R-3. Of the allowable zones under the Mixed
Residential designation, the R-3 zone permits the highest residential density at a
rate of one dwelling unit for every 3, 000ft2 of land area or 14.5 units per acre.
In 2002 the adjacent site to the northeast currently containing the Broadmoor
Apartments was assigned R-4 (High-Density Residential) zoning. In 2004 the site to
the northeast was developed with a high-density residential apartment complex
containing 250 dwelling units on 15 acres of land.
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 very near the city's main highway. There is merit in
the elimination of an underdeveloped site visible from the city's major highway as it
may foster further development in the neighborhood.
4. The effect it will have on the value and character of the adjacent property
and the Comprehensive Plan:
A change in zoning classification resulting in a multi family residential development
will enhance the residential character of the vicinity by providing an increased
number of housing opportunities. The rezone from RS-12 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 the intent of said 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 increasing the allowable residential density site development may not occur.
The applicant may not wish to proceed with any site development if it cannot be
multi family residential.
3
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 currently zoned RS -12 (Suburban).
2. The 4 -acre site is vacant.
3. The applicant is requesting R-3 (Medium -Density Residential) zoning be
assigned to the site to allow for multi -family residential development.
4. The Comprehensive Plan identifies the site for Mixed -Residential uses which
allows assignment of a range of residential zones including R-3 (Medium -
Density Residential).
5. The R-3 zone allows a maximum residential density rate of one dwelling unit
for every 3,000 square feet of land area.
6. Roadways adjacent to the site are completely undeveloped; consisting only
of bare dirt pathways.
7. A municipal sewer line currently extends the length of the site in Crescent
Road.
8. Municipal water lines currently terminate at both the north and south ends
of the site and will need to be extended for service.
9. The site to the east is zoned R-4 (High -Density Residential) and contains a
multi -family residential development.
TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT
Before recommending approval or denial of a zoning amendment the Planning
Commission must develop findings of fact from which to draw its conclusions
based upon the criteria listed in PMC 25.88.060. The criteria are as follows:
1. The proposal is in accordance with the goals and 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 -B -A) encourages standards that control the scale and density of
accessory buildings and homes to maintain compatibility with other residential uses.
The effect of the proposal on the immediate vicinity will not be materially
detrimental.
The proposed R-3 zoning will permit site development of a lesser density than the
apartments to the northeast. Based on past experience with rezoning and
0
development of vacant land adjacent to existing single-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 medium -density residential zoning and the eventual development
on the subject site will further establish the multi family character matching much of
the vicinity which is supported by the Comprehensive Plan. Multi family residential
developments in the area routinely experience 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: 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 March 19, 2015 meeting.
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MEMORANDUM
DATE: January 29, 2015
TO: Planning Commission
FROM: Jeffrey B. Adams, Associate Planner
SUBJECT: Shoreline Management Act - Draft Shoreline Master Program
Introduction
Pasco is updating its Shoreline Master Program (SMP) with project funding from
the Department of Ecology (Ecology).
The City of Pasco currently uses the updated Franklin County Shoreline
Management Master Program of 1974 to regulate developments within its
shorelines. The current SMP process will create a separate SMP document for
Pasco and implement the SMA consistent with the Ecology guidelines. Once
adopted, the SMP will be integrated as part of the City's Comprehensive Plan and
PMC and will be used to regulate development specifically within the City's
shoreline jurisdiction.
Draft Shoreline Master Program
The attached draft Shoreline Master Program is a compilation of all of the previous
work (the preliminary assessment of shoreline jurisdiction, the shoreline inventory,
analysis and characterization, and accompanying map folios), plus a "fleshing -out"
of the draft goals, policies, and regulations which were summarized at a previous
Planning Commission Meeting.
Sections
The draft SMP is divided into two broad sections, namely "Shoreline Goals and
Policies," which cover the "broad brush" objectives regarding the City's shoreline
areas, and "Shoreline Regulations," which addresses how these goals and policies
affect new shoreline development.
Subsections and Articles
Subsections cover the enabling State of Washington legislation, the eight proposed
City of Pasco shoreline environmental designations, general shoreline regulations,
development regulations pertaining to shoreline areas, critical areas located within
shorelines, existing legal nonconforming uses, and administration/ enforcement
provisions for shoreline areas.
Next Steps
The next steps in the SMP development process include preparation of a
cumulative impacts analysis and a restoration plan based on those estimated
impacts. The objective of these two items is to ensure that there is no net loss of
ecological function within Pasco's shoreline jurisdiction as use of the shoreline
occurs in conformance with the draft plan.
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