HomeMy WebLinkAbout02-16-2017 Planning Commission Meeting PacketPLANNING
REGULAR MEETING
I.
CALL TO ORDER:
II.
ROLL CALL:
III.
PLEDGE OF ALLEGIANCE
IV.
APPROVAL OF MINUTES:
V.
OLD BUSINESS:
A. Special Permit
VI. PUBLIC HEARINGS:
-AGENDA
7:00 P.M.
Declaration of Quorum
January 19, 2017
February 16, 2017
Location of portables at Chiawana High School
(Pasco School District) (MF# SP 2016-018)
A. Special Permit Location of a daycare center in an R -1-A Zoning
District (Gloria Torres) (MF# SP 2016-017)
Continued from the January 9, 2017 meeting
B. Special Permit
C. Preliminary Plat
VII. WORKSHOP:
VIII. OTHER BUSINESS:
IX. ADJOURNMENT:
Location of a daycare center in an "O" Zoning
District (Kimberly Pack) (MF# SP 2017-001)
Volterra Estates, 32 Lots (P&,R Construction) (MF#
PP 2107-001)
This meeting is broadcast live on PSC -TV Channel 191 on Charter Cable and streamed at
www.pasco-wa.com / psctvlive.
Audio equipment available for the hearing impaired; contact staff for assistance.
REGULAR MEETING
PLANNING
CALL TO ORDER:
MEETING
The meeting was called to order at 7:OOpm by Chairman Cruz.
POSITION MEMBERS PRESENT
No. 1
No. 2
No. 3
Paul Mendez
No.
4
Alecia Greenaway
No.
5
Joe Cruz
No.
6
No.
7
No.
8
Pam Bykonen
No.
9
Gabriel Portugal
APPEARANCE OF FAIRNESS:
MEMBERS ABSENT
Tanya Bowers
Kurt Lukins
Loren Polk
Zahra Roach
January 19, 2017
Chairman Cruz read a statement about the appearance of fairness for hearings on land
use matters. 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. There
were no objections.
ADMINISTERING THE OATH:
Chairman Cruz explained that state law requires testimony in quasi-judicial hearings
such as held by the Planning Commission be given under oath or affirmation. Chairman
Cruz swore in all those desiring to speak.
APPROVAL OF MINUTES:
Commissioner Portugal moved, seconded by Commissioner Greenaway that the minutes
dated December 21, 2016 be approved. The motion passed unanimously.
OLD BUSINESS:
A. Special Permit Location of a church in a C-1 (Retail Business)
District (Omar Ramirez/CLUE Church) (MF# SP
2016-016)
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the special permit
application to locate a church in a C-1 District. There were no changes to the staff report
since the previous meeting.
-1-
Commissioner Greenaway moved, seconded by Commissioner Portugal, to adopt the
findings of fact and conclusions therefrom as contained in the January 19, 2017 staff
report. The motion passed unanimously.
Commissioner Greenaway moved, seconded by Commissioner Portugal, based on the
findings of fact and conclusions therefrom, the. Planning Commission recommend the City
Council grant a special permit to the Christo la Unica Esperanza Church for the location
of a church at 5202 Outlet Drive, with the conditions as contained in the January 19,
2017 staff report. The motion passed unanimously.
B. Rezone Rezone from C-1 (Retail Business) to R-3 (Medium
Density Residentiall (Pro Made Homes) (MF# Z
2016-0061
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the rezone
application from C- to R-3 zoning. There were no changes to the staff report since the
previous meeting.
Commissioner Portugal asked what offices were located adjacent to the proposed site.
Mr. White answered that there was property zoned for office and commercial use.
Commissioner Greenaway moved, seconded by Commissioner Bykonen, to adopt the
findings of fact and conclusions therefrom as contained in the January 19, 2017 staff
report. The motion passed unanimously.
Commissioner Greenaway moved, seconded by Commissioner Bykonen, based on the
findings of fact as contained in the January 19, 2017 staff report and conclusions as
adopted, the Planning Commission recommend the City Council rezone Lot B, Majestia
Place from C-1 to R-3. The motion passed unanimously.
PUBLIC HEARINGS:
A. Special Permit Location of a davcare center in an R -1-A Zone
(Gloria Torres) (MF# SP 2016-017)
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the special permit
application for the location of a daycare center in an R -1-A Zoning District. Daycare
centers in all zones are subject to special permits but only if they exceed the home daycare
state limit of 12 children. This proposal is to locate as many as 25 students on the
residential property. The property is at 2411 E. George Street just north of Lewis Street
and west of Heritage Boulevard. As indicated in the staff report, the center would operate
5 days a week, roughly 12 hours per day. The parking ratio for students, parents and
teachers is not favorable to the layout of the lots in the area. The lots are all identical in
shape with 60' of frontage. The applicant has been in discussion with staff and a letter
&Z
from the applicant was presented to the Commission. It is recommended that the
Planning Commission open the public hearing but continue the hearing to the next
meeting to allow the applicant to work with City Staff on their options.
Commissioner Portugal asked if the area by the fence in the front yard could be used for
parking.
Mr. White was not sure of the solution at this time. As it is now with the number of
students proposed parking would be a problematic.
Chairman Cruz added that with residential lots there has to be a certain percentage of
landscaping that will need to be maintained so parking might not be possible where the
fence is located.
Gloria Torres and Esveida Uriostegui, 2411 E. George Street, spoke on the behalf of their
application. The said that they would be willing to move the fence to allow for more
parking.
Chairman Cruz responded that it might not be as easy as simply moving the fence and
that they will need to work with City Staff to come up with a solution.
Commissioner Greenaway moved, seconded by Commissioner Portugal, to continue the
public hearing to the February 16, 2017 Planning Commission meeting. The motion
passed unanimously.
B. Special Permit Location of portables at Chiawana High School
(Pasco School District) IMF# SP 2016-0181
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the special permit
application to locate portables at Chiawana High School. The School District is trying to
catch up to the increased enrollment. The proposal is to locate at least 8 portables in the
northwest corner of the parking lot at the western end of the site. There is discussion in
the staff report regarding the location itself and the fact that currently the parking lot is
underutilized. A conceptual photo was shown on the overhead for the Commissioner's of
what the proposal will look like.
Randy Nunamaker, Executive Director of Operations for the Pasco School District, 1215
W. Lewis Street, spoke on behalf of the application. As mentioned, the 8 portables will
help meet current pressure placed on Chiawana High School class sizes. Enrollment is up
to almost 2,500 students. There are teachers currently working off of carts that don't even
have their own classroom space. These portables will allow them to have their own space
to utilize.
Chairman Cruz asked Mr. Nunamaker what the maximum capacity is for portables before
the parking to portable ratio becomes unfavorable.
Mr. Nunamker responded that he hadn't looked at it but he could put those numbers
-3-
together. The idea is to keep the portables down to a minimum. The School District and
Board is putting together a Master Facilities Plan that will incorporate when to move for
another high school and hopefully the needs will be addressed for brick and mortar as
opposed through portables.
Commissioner Portugal asked if there would be water available in the portables.
Mr. Nunamaker answered that portables in secondary schools don't have water supplied
to them, unlike all of the elementary schools which do have water and restrooms. With
secondary school students there is movement from classroom to classroom leaving them
ample movement to have time for water and restroom breaks.
Chairman Cruz suggested to Mr. Nunamaker to keep a lookout for mobile home parks that
may be unloading mobile homes.
Commissioner Portugal moved, seconded by Commissioner Greenaway, to close the public
hearing and schedule deliberations, the adoption of findings of fact and development of a
recommendation for City Council for the February 16, 2017 Planning Commission
meeting. The motion passed unanimously.
C. Code Amendment Mini -Pies in Residential Zones IMF# CA 2016-0051
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community 8s Economic Development Director, discussed the proposed code
amendment for mini -pigs in residential zones. The Planning Commission heard this item
at a previous workshop meeting prior to recommending it to City Council. It was brought
to City Council for discussion prior to coming back to the Planning Commission for a
hearing.
Chairman Cruz briefly discussed the different options for the code amendment; (1)
Allowing mini -pigs in residential zones outright, (2) Allowing mini -pigs in residential zones
through the special permit process or (3) Banning mini -pigs in residential zones outright.
With no further comments the public hearing closed.
Commissioner Mendez moved, seconded by Commissioner Portugal, the Planning
Commission adopt the findings of fact as contained in the January 19, 2017 staff memo
on Small -Breed Pigs or Mini -Pigs. The motion passed 4 to 1 with Commissioner
Greenaway dissenting.
Commissioner Mendez moved, seconded by Commissioner Portugal, recommend the City
Council decline amending the Pasco Municipal Code regarding the keeping of mini -pigs.
The motion passed 4 to 1 with Commissioner Greenaway dissenting.
With no further discussion or business, the Planning Commission was adjourned at
7:27 p.m.
Respectfully submitted,
David McDonald, City Planner
-5-
REPORT TO PLANNING COMMISSION
MASTER FILE NO: MF# SP 2016-018
HEARING DATE: l/ 19/17
ACTION DATE: 2/16/17
APPLICANT: Pasco School District #1
1215 W Lewis St
Pasco, WA 99301
BACKGROUND
REQUEST: SPECIAL PERMIT: Location of Portable Classrooms at Chiawana
High School (8125 W Argent Rd.)
1. PROPERTY DESCRIPTION:
Leal: A portion of the Southwest quarter of Section 16, Township 9,
North Range 29, east lying southerly of the FCID Irrigation Canal.
General Location: 8125 W Argent Rd (Chiawana High School)
Property Size: 77.5 acres
2. ACCESS: Access to the site is available from West Argent Rd & Rd 84.
3. UTILITIES: Chiawana High School is connected to municipal utilities.
4. LAND USE AND ZONING: The site is zoned RP (Residential Park). The
School District was granted a special permit prior to the construction of
Chiawana High School. Surrounding properties are zoned and developed
as follows:
NORTH:
RP- Pathfinder Mobile Home Park
SOUTH:
RS -20 - Single Family
EAST:
RS -1- Vacant
WEST:
RS -20 - Single family
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site
as Low -Density Residential. Goal CF -5 suggests adequate provisions
should be made for educational facilities located throughout the urban
growth area. Policy CF -5-A encourages the appropriate location and
design of schools throughout the community.
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency
for this project. An environmental determination will be made after the public
hearing for this project. A Determination of Non -Significance or Mitigated
Determination of Non -Significance is likely for this application (WAC 197-11-
355).
Pasco's population has more than doubled in the past 15 years growing from
32,066 to over 70,000 today. This population growth has also caused the
Pasco School District enrollment to almost double over the same time period.
Pasco's K-12 enrollment is expected to be around 20,000 by 2019. To
accommodate continued increases in student enrollment the School District is
proposing to local at least eight new portable classrooms at Chiawana High
School.
The School District is proposing to locate eight portable classrooms in the
southeast corner of the northwest parking lot at Chiawana High School. The
parking lot contains close to 600 parking spaces. The portables will occupy
about 87 parking spaces reducing available parking to 511 spaces. The impact
on the parking lot will be minimal due to the fact this parking lot is mainly
used by students and only about 60 percent of the stalls are used during
school days. On most school days about 200 parking spaces remain vacant.
If loss of the parking spaces becomes a problem in the future there is enough
additional land on the Chiawana site that another parking lot could be built.
There are more than three acres of land east of the tennis courts and north of
the existing student parking lot that could be converted to additional parking if
needed.
Most of the schools in Pasco including the Pasco High School and Chiawana
High School are located in residential zoning districts. The addition of portable
classrooms to school properties has had little impact of the surrounding
neighborhoods. Portable classrooms are a common and accepted feature of
schools in Pasco and elsewhere.
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 an RP Residential Park.
2
2. High schools are unclassified uses and require review through the
special permit process prior to permitting for construction.
3. The School District was granted a special permit for the construction of
Chiawana High School in 2012.
4. The Comprehensive Plan identifies the site for public uses such as
schools.
5. Comprehensive Plan Goal CF -5 suggests that adequate provisions should
be made for the location of educational facilities throughout the urban
growth area.
6. The Pasco School District plans to install at least eight portable
classrooms in the northwest parking lot of Chiawana High School.
7. The location of portable classrooms is a common occurrence on school
properties in many communities including Pasco.
8. Pasco's population has more than doubled since 2000.
9. Pasco School District enrollment has doubled since 2000.
10. School district enrollment is expected to reach 20,000 by 2019.
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 proposed use is supported by Plan goal CF -5 which suggests
adequate provisions be made for educational facilities throughout the
Urban Growth Area.
2) Will the proposed use adversely affect public infrastructure?
Public streets and utilities are in place to serve the property. Utilities
surrounding the school site have been sized to accommodate moderate
growth in the student population at Chiawana High School.
3) Will the proposed use be constructed, maintained and operated to be in
harmony with existing or intended character of the general vicinity?
Chiawana High School is a major part of the general character of the
neighborhood. The addition of eight portable classrooms will not alter
the existing character of the neighborhood. The intended character of
3
the neighborhood as identified in the Comprehensive Plan includes
public uses (Schools) on the 77 acre Chiawana High School site.
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 new portable classrooms will be significantly shorter and smaller
than the existing high school. Past experience in Pasco has shown the
location of portable classrooms on school sites within residential
neighborhoods has had no negative impact on surrounding residential
values. The community has a long history of accepting portable
classrooms on school properties.
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?
Experience has shown that schools within Pasco generate few
complaints from neighbors. The operation of the high school will not
change as the result of the additional classrooms.
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 new portables will be built and installed to meet all fire and safety
codes and state regulations pertaining to school construction.
Portable classrooms have a long history of being accepted on Pasco
school properties in residential neighborhoods. Portable classrooms are
common features on school properties in many communities.
Proposed Approval Conditions
1. The special permit shall apply to Parcels #117590010.
2. The property shall be developed in substantial conformity with the site
plan submitted with the special permit application.
3. The portable classrooms may be located on the Chiawana site as needed
by the School District.
M
RECOMMENDATION
MOTION for Findings of Fact: I move to adopt Findings of Fact and
Conclusions therefrom as contained in the February 16, 2017 staff
report.
MOTION for Recommendation: I move, based on the Findings of
Fact and Conclusions therefrom, the Planning Commission
recommend the City Council grant a special permit to the Pasco
School District for the location of portable classrooms at Chiawana
High School with the conditions as contained in the February 16,
2017 staff report.
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: SP 2016-017 APPLICANT: Gloria Torres
HEARING DATE: 1/ 19/17 2411 E George St
ACTION DATE: 2/16/17 Pasco WA 99301
BACKGROUND
REQUEST FOR SPECIAL PERMIT: Location of a Daycare Center in an R -1-A
District
1. PROPERTY DESCRIPTION:
Legal: Lot 61, Cindy's Addition
General Location: 2411 E. George Street
Property Size: 7,318 square feet.
2. ACCESS: The site has access from E George Street
3. UTILITIES: The site is served by municipal water and sewer.
4. LAND USE AND ZONING: The property is currently zoned R -1-A (Low -
Density Residential Alternate). Surrounding properties are also zoned
RS -12 and developed as follows:
NORTH: R -1-A - Single family
SOUTH: R -1-A - Single family
EAST: R -1-A - Single family
WEST: R -1-A - Single family
5. COMPREHENSIVE PLAN: The site is designated in the Comprehensive
Plan for low-density residential uses. Policy LU -3-A encourages the
location of daycare facilities in residential neighborhoods to reduce
vehicular traffic. The Plan also encourages the promotion of orderly
development including the development of zoning standards for off-street
parking and other development.
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency
for this project. An environmental determination will be made after the public
hearing for this project. A Determination of Non -Significance or Mitigated
Determination of Non -Significance is likely for this application (WAC 197-11-
355).
ANALYSIS
The Applicant has applied for a Special Permit to locate a daycare center in a
single-family residential zone at 2411 East George Street. The lot in question is
just over 7,300 square feet in size. Surrounding lots are equal in size. Street
frontages for each lot in the subdivision are typically 60 feet.
The daycare center would operate 5 days per week for 12.5 hours a day and
would serve up to 25 children per day. Home daycare/ preschool centers
serving over 12 children per day require review via the Special Permit process.
The applicant currently operates a home daycare under the 12 child threshold.
Pasco Municipal Code 25.78.170 requires one parking space for each employee
and one space per 6 children. Depending on the age of the children the DSHS
ratio of adults to children is one adult for every 4 children down to one per 15
children. The applicant plans on having a mix of children requiring two to
three caregivers.
With 25 children the on-site parking requirement for this proposal will be 3
stalls for employees plus 6 stalls for parents/ guardians, for a total of 9 stalls.
With the limited street frontage and relatively small front yard there is not
enough room for seven additional parking spaces on the lot (The driveway
already has two stalls). If the Planning Commission determines, based on past
experience with similar daycare facilities, the number of parking spaces can be
reduced to about five at least eighty percent of the front yard would be needed
to accommodate the parking spaces. The largest driveway permitted in a
residential zone can only be 34 feet wide (PMC 12.04.100). The proposed
daycare facility would need a driveway 50 to 90 feet in width depending on the
parking required by the Planning Commission. The lot is only 60 feet wide.
Given the size of the applicant's lot and surrounding lots and the compact
nature of the neighborhood it may not be appropriate for a daycare center to be
located on the proposed lot.
There is just enough room beside the west side of the garage for an additional
parking space as well as some room directly west of the driveway. If these
areas were hard surfaced two additional parking spaces could be created but,
they would be tandem spaces. Creating additional parking to the west of the
existing driveway would enable a few additional children to be cared for on the
site and would not alter the residential character of the property. With the
additional parking and applying credit for a parking (depending on direction
from the Commission) space in the garage there would be enough parking for
18 students and two care givers.
According to the ITE Trip Generation Manual, 8th Edition, the estimated
weekday trips generation by the proposed daycare center would be between 84
and 95 trips per day, depending on whether the calculation is based on
FN
number of employees, or facility square feet. However, experience with daycare
centers in Pasco indicates daily vehicle trips would be significantly lower,
perhaps under 40 vehicle trips per day. A typical single-family home will
generate almost 10 vehicle trips per day. A typical single-family home will not
have a front yard nearly covered with a parking lot. In the past there have been
some exceptions made for daycare centers that have been located on arterial
streets or across the street from commercial development. The lot under
consideration is not on an arterial street and is not located across the street
from commercial development.
PRELIMINARY 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
2. The Applicant desires to locate a daycare center in a residential zone.
3. The daycare center would operate 5 days per week for 12.5 hours a day
4. The Applicant proposes to serve up to 25 children per day.
5. Home daycare/ preschool centers serving over 12 children per day require
review via the Special Permit process.
6. The site address is 2411 E George Street.
7. The building in question is a single-family dwelling.
8. The surrounding properties are all low-density residential (R -1-A)
developed with single-family units.
9. Pasco Municipal Code 25.78.170 requires one parking space for each
employee and one space per 6 children.
10. Depending on the age of the children the DSHS ratio of adults to children
is one adult for every 4 children down to one per 15 children,
11. The maximum parking requirement for this site based on 25 children will
be 3 stalls for employees plus 6 stalls for children's parents/ guardians,
for a total of 9 stalls. Based on community experience the Planning
Commission has reduced the number of required parking space for
daycares in residential zoning districts. Even a reduction to 5 spaces
3
would fill almost the whole front yard with parking unless tandem
parking was permitted.
12. Due to the limited depth of the front yard a driveway for 5 cars would
require about 50 feet of width. The largest driveway permitted by the
code is 34 feet (PMC 12.04.100).
13. A typical single-family home will not have a front yard nearly covered
with a parking lot. In the past there have been some exceptions made for
daycare centers that have been located on arterial streets or across the
street from commercial development. The lot under consideration is not
on an arterial street and is not located across the street from commercial
development.
14. Commercial daycares are often permitted in churches and locations that
are adjacent to arterial streets or across the street from commercial
properties. The proposed daycare is located in a fully developed single-
family neighborhood surrounded by single-family homes.
15. Applicant currently has a driveway large enough of 2 vehicles.
16. According to the ITE Trip Generation Manual, 8+h Edition weekday trips
generation by the proposed daycare center would be between 84 and 95
trips per day. Generally the ITE rates are higher than what occurs in
Pasco.
PRELIMINARY CONCLUSIONS BASED ON THE FINDINGS OF FACT
Before recommending approval or denial of a special permit the Planning
Commission must develop findings of fact from which to draw its conclusion
based upon the criteria listed in P.M.C. 25.86.060 and determine whether or
not the proposal:
(1) Will the proposed use be in accordance with the goals, policies, objectives
and text of the Comprehensive Plan?
The site is identified in the Comprehensive Plan for Low -Density
Residential uses. The proposed daycare center supports Plan Policy LU -
3 -A which encourages such facilities to be located in neighborhoods. The
Plan also encourages the promotion of orderly development including the
development of zoning standards for off-street parking and other
development standards. However given the size of the property in
question and the need for parking the proposed daycare may not support
the general character of the neighborhood.
(2) Will the proposed use adversely affect public infrastructure?
4
If the special permit were to be approved additional parking would be
needed and that would require modifications to portions of the curb,
gutter and sidewalk in front of the property. The site is served by all
municipal utilities and a local street rather than an arterial street.
(3) Will the proposed use be constructed, maintained and operated to be in
harmony with existing or intended character of the general vicinity?
The intended character of the neighborhood is single-family residential.
Typically, schools and/or preschool/ daycare facilities are located in or
adjacent to residential neighborhoods. However these facilities are
usually located on large to very large parcels of land or on arterial streets
along the periphery of residential neighborhoods. Eliminating most of the
front yard for additional parking will alter the general character of the
neighborhood and cause the property to not be in harmony with the
neighborhood.
(4) Will the location and height of proposed structures and the site design
discourage the development of permitted uses on property in the general
vicinity or impair the value thereof?
The site design may need to be altered to accommodate additional
parking for employees and parents dropping off or picking up children.
As the neighborhood is fully developed the parking modifications will not
impact future development but may impact the general character of the
neighborhood. Impact to property values is unknown. Parking
modifications in the front yard of the proposed daycare site may
discourage some individuals from buying nearby homes which indirectly
impacts property values.
(5) Will the operations in connection with the proposal be more objectionable to
nearby properties by reason of noise, fumes vibrations, dust, traffic, or
flashing lights than would be the operation of any permitted uses within the
district?
The proposed daycare center would generate more traffic than a single-
family dwelling. The proposed daycare would also require some
modification to the existing driveway and parking to accommodate
employee and parent parking. Due to the compact nature of the
neighborhood the additional traffic and parking may be objectionable to
the neighborhood.
(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?
E
The proposed daycare with 25 children located on a 7,300 square foot
lot could create nuisance conditions for neighbors due to noise
additional traffic and the constant commotion associated with
managing 25 children on a small lot.
PROPOSED APPROVAL CONDITIONS
1) The special permit shall apply to 2411 E George Street (Lot 61, Cindy's
Addition, Parcel #113775070);
2) The hours of operation shall not extend beyond the hours of 5:30 a.m.
and 6:00 p.m., Monday through Friday;
3) Number of children permitted on the site shall not exceed eighteen (18).
4) Only two additional parking spaces shall be permitted. Said parking
must be hard surfaced and located to the west of the existing driveway
and to the west of the existing garage.
5) Only one sign, not exceeding six (6) square feet, shall be permitted upon
the property; The Applicant shall secure a building permit from the City
of Pasco before erecting a sign;
6) A fenced outdoor play area shall be maintained in conformance with the
requirements of WAC 170-295-2130 and WAC 170-295-5090.
7) The special permit shall be null and void if a City of Pasco business
license for the additional authorized activities is not obtained by
September 30, 2017.
RECOMMENDATION
MOTION for Findings of Fact: I move to adopt Findings of Fact and
Conclusions therefrom as contained in the February 16, 2017 staff
report.
MOTION for Recommendation: I move, based on the Findings of
Fact and Conclusions therefrom, the Planning Commission recommend
the City Council grant a special permit to the Gloria Torres for the
location of a day care center at 2411 E George Street with conditions as
contained in the February 16, 2017 staff report.
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: SP 2017-001
HEARING DATE: 02/16/17
ACTION DATE: 03/16/17
APPLICANT: Kimberly Pack
3605 W. Ruby St
Pasco WA 99301
REQUEST FOR SPECIAL PERMIT: Location of a daycare center in an "O"
Zoning District
1. PROPERTY DESCRIPTION:
Legal: Lot 5, Block 2, Mottner's 2nd Addition, Less ROW Easement
General Location: 4013 W. Court Street (Parcel #119 154 148)
Property Size: Approximately .3 acres.
2. ACCESS: The site has access from W. Court Street
3. UTILITIES: The site is served by municipal water and sewer.
4. LAND USE AND ZONING: The property is currently zoned "O" (Office),
and developed with an office building. Surrounding properties are zoned
as follows:
North R-1 - Single-family dwelling units
East "O" - Office
South RS -12- Single-family dwelling units
West "O" - Office
5. COMPREHENSIVE PLAN: The site is designated in the Comprehensive
Plan for commercial uses. The Plan does not specifically address daycare
centers, but elements of the Plan encourage the promotion of orderly
development including the development of zoning standards for off-street
parking and other development.
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead
agency for this project. An environmental determination will be made
after the public hearing for this project. A Determination of Non -
Significance or Mitigated Determination of Non -Significance is likely for
this application (WAC 197-11-355).
ANALYSIS
Applicant is requesting to locate a "Toddler only" daycare/ preschool center in
an office zone. The daycare/ preschool center would be located at 4013 W.
Court Street. Court Street is an arterial street.
The Infant/Toddler center would serve 18 children ages 1-21/2, and would
utilize 3 teachers and 2 directors. Daycare/ preschool centers serving over 12
children per day require review via the Special Permit process.
The location contains a 1,600 square -foot office building. Applicant wishes to
convert the office space to a classroom with kitchen and separate hand
washing sinks and diaper changing stations. A small playground would be
added outside to the rear of the building (see site plan).
Applicant currently operates a licensed Childcare/ Preschool center at 3605 W
Ruby Street in Pasco which operates Monday through Friday from 7:00 am to
5:30 pm.
Pasco Municipal Code 25.78.170 requires one parking space for each employee
and one space per 6 children. With a proposed 18 -child center the maximum
on-site parking requirement for this site would be 5 stalls for employees plus 3
stalls for children's parents/ guardians, for a total of 8 stalls. There are
currently at least 14 parking stalls on-site. The proposed playground as shown
on the application will likely displace 2 to 4 parking spaces near the rear doors
of the building. This would still leave 10-12 spaces for parents/ guardians and
staff.
The center would be required to meet all Department of Early Learning
requirements.
PRELIMINARY FINDINGS OF FACT
Findings of fact must be entered from the record. The following are initial
findings drawn from the background and analysis section of the staff report.
The Planning Commission may add additional findings to this listing as the
result of factual testimony and evidence submitted during the open record
hearing.
1. Applicant wishes to locate a daycare/preschool center for 18
children ages 1-21/2, in an office zone.
2. Daycare/ preschool centers serving over 12 children per day require
review via the Special Permit process.
3. The Infant/Toddler center would utilize 3 teachers and 2 directors.
2
4. The daycare/ preschool center would be located at 4013 W. Court
Street.
5. Court Street is an arterial street.
6. The location contains a 1,600 square -foot office building.
7. Applicant plans to convert the office space to a classroom with
kitchen and separate hand washing sinks and diaper changing
stations.
8. A small playground would be added outside to the rear of the
building (see site plan).
9. Applicant currently operates a licensed Childcare/ Preschool center
at 3605 W Ruby Street in Pasco which operates Monday through
Friday from 7:00 am to 5:30 pm.
10. Pasco Municipal Code 25.78.170 requires one parking space for
each employee and one space per 6 children.
11. With a proposed 18 -child center the maximum on-site parking
requirement for this site would be 5 stalls for employees plus 3
stalls for children's parents/ guardians, for a total of 8 stalls.
12. There are currently at least 14 parking stalls on-site.
13. The proposed playground as shown on the application will likely
displace 2 to 4 parking spaces near the rear doors of the building,
leaving 10-12 spaces for parents/ guardians and staff.
14. The center would be required to meet all Department of Early
Learning requirements.
15. The Daycare Center, owners, and staff will be required to be
licensed by the State of Washington Department of Early Learning
(DEL) and conform to regulations found in WAC 170-295.
PRELIMINARY CONCLUSIONS BASED ON THE FINDINGS OF FACT
Before recommending approval or denial of a special permit the Planning
Commission must develop findings of fact from which to draw its conclusion
based upon the criteria listed in P.M.C. 25.86.060 and determine whether or
not the proposal:
3
(1) Will the proposed use be in accordance with the goals, policies, objectives
and text of the Comprehensive Plan?
The site is identified in the Comprehensive Plan for Commercial uses.
The Plan encourages the promotion of orderly development including the
development of zoning standards for off-street parking and other
development standards.
(2) Will the proposed use adversely affect public infrastructure?
The site is served by all municipal utilities and the local street network.
Court Street was designed to handle commercial traffic. The proposed
daycare center will likely operate 10.5 hours per day 5 days per week
(7:00 am -5:30 pm).
(3) Will the proposed use be constructed, maintained and operated to be in
harmony with existing or intended character of the general vicinity?
The intended character of the area is primarily commercial. The proposed
use would be operated as a commercial enterprise.
(4) Will the location and height of proposed structures and the site design
discourage the development of permitted uses on property in the general
vicinity or impair the value thereof?
The proposed daycare center would be located in an existing structure
and run as a commercial enterprise in an Office zone. The use would not
be any more intensive than other uses permitted in the Office zone.
(5) Will the operations in connection with the proposal be more objectionable to
nearby properties by reason of noise, fumes vibrations, dust, traffic, or
flashing lights than would be the operation of any permitted uses within the
district?
The proposed daycare center would not generate more noise, fumes
vibrations, dust, traffic, or flashing lights than would be the operation
of any permitted uses within the Office Zoning District.
(6) Will the proposed use endanger the public health or safety if located and
developed where proposed, or in any way become a nuisance to uses
permitted in the district?
The proposed daycare center would not create nuisance conditions or
endanger public health or safety any more than the operation of any
permitted uses within the Office Zoning District.
PROPOSED APPROVAL CONDITIONS
4
1) The special permit shall apply to 4013 W. Court Street (Parcel #119 154
148)
2) Number of children shall not exceed 18.
3) The proposed playground shall not displace any required parking and
shall generally conform to the site plan as submitted.
4) The daycare center, owners, and staff shall conform to all applicable
State of Washington Department of Early Learning (DEL) regulations.
5) The special permit shall be null and void if a City of Pasco building
permit for the authorized improvements is not obtained by January 1,
2018.
RECOMMENDATION
MOTION: I move to close the public hearing and schedule
deliberations, the adoption of findings of fact, and development of a
recommendation for City Council for the March 16, 2017 meeting.
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REPORT TO PLANNING
MASTER FILE NO: PP 2017-001
HEARING DATE: 2/16/2017
ACTION DATE: 3/16/2017
APPLICANT: P & R Construction
6159 W Deschutes Ave, Ste 509
Kennewick, WA 99301
REQUEST: Preliminary Plat: Volterra Estates, 32 -Lots
1. PROPERTY DESCRIPTION:
Legal: SW Quarter of the SW Quarter of Section 5, T9N,
R29E, WM
General Location: The N/E corner of Broadmoor Blvd. & Power Line Rd.
Property Size: 17.85 Acres
Number of Lots Proposed: 32 single-family lots
Square Footage Range of Lots: 20,003 ft2 to 23,216 ft2
Average Lot Square Footage: 20,787 ft2
B. ACCESS: The property will have access from Wernett Road and Road 72.
3. UTILITIES: Municipal water is located in both Wernett Road and at the
southern end of the site in Road 72. There is no sewer service available
to this site. The Comprehensive Sewer Plan calls for a lift station to be
built west of Rd 84 to eventually serve properties near Road 72 and
Wernett Road.
4. LAND USE AND ZONING: The site is zoned RS -20 (Suburban
Residential). Surrounding properties are zoned and developed as follows:
NORTH:
RS -20 - Single -Family (County Zoning)
SOUTH:
RS -20 - Faith Assembly Church
EAST:
RS -20 - Single -Family (County Zoning)
WEST
RS -20 - Single -Family (County Zoning)
5. COMPREHENSIVE PLAN: The Comprehensive Plan indicates the site is
intended for low-density residential development. According to the
Comprehensive Plan, low-density residential development means 2 to 5
dwelling units per acre. The criteria for allocation under the future land
use section of Volume II of the Comprehensive Plan (Vol. II, page 17)
encourages development of lands designated for low-density residential
uses when or where: sewer is available, the location is suitable for home
sites, and there is a market demand for new home sites Policy H -1-E
encourages the advancement of home ownership and Goal H-2 suggests
the City strive to maintain a variety of housing options for residents of
the community. Goal LU -2 encourages the maintenance of established
neighborhoods and the creation of new neighborhoods that are safe and
enjoyable places to live.
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead
agency for this project. An environmental determination will be made
after the public hearing for this project. A Determination of Non -
Significance or Mitigated Determination of Non -Significance is likely for
this application (WAC 197-11-355).
ANALYSIS
The project site is located between the Faith Assembly parking lot on the south
and Wernett Road to the north. The site is currently vacant but has been used
for a small farming operation in the past. The site is relatively flat and about 10
feet lower than Court Street. As a result it is impossible to have a gravity sewer
line serve the property at the present time. At least two sewer lift stations will
be needed to serve much of West Pasco between Court Street and Argent Road.
The site in question is shown in the Comprehensive Sewer Plan to be served by
the western most lift station to be built to the east of the Chiawana Park. The
Faith Assembly Church is served by a private sewer lift station and pressure
line connected to Court Street. The church lift station is a private lift station
designed for one user only and cannot be used for the proposed subdivision.
The proposed plat is consistent with the Comprehensive Plan and RS -20 zoning
related to lot sizes and densities. The proposed plat is also consistent with a
recently approved Short Plat directly to the west of the developer's site. The
proposal is also consistent with other nearby County developments such as
Terray Estates (on Rd 76), Butter Creek Estates (1/4 of a mile to the east),
Canter Club Estates (1/4 of a mile to the east) and Fieldstone Estates (687 feet to
the north).
The developer is proposing to develop 34 lots ranging in size from 20,003
square feet to 23,216 square feet. Because the plat is in the process of being
reviewed by the Health District the final number of lots may be reduced
because of lot area requirements for drain fields. The layout of the plat with
two cul de sacs rather than a single through street creates some design
concerns related to water service and overall circulation. Two additional lots
would be lost if the street was a through street rather than a cul de sac.
LOT LAYOUT: The proposed Plat contains 34 residential lots. The lots vary in
size from 20,003 square feet to 23,216 square feet. The proposal is consistent
with the density requirements of the RS -20 zoning on the site.
z
RIGHTS-OF-WAY: All lots have frontage on streets which will be dedicated.
The layout of the streets with two dead end cul de sacs is a design feature not
favored by the engineering and planning staff. Where possible it is always
preferred to place water lines under City streets rather than through residential
lots. There are no special constraints on this property that would require two
cul de sacs.
UTILITIES: Municipal water lines are located in Wernett Road and in Road 72
at the southerly end of the proposed plat. The developer will be required to
extend an 8 inch water line in Road 72 to connect with the line in Wernett
Road. The property is in a location that cannot be served by the sewer line in
Court Street due to elevation constraints. The Comprehensive Sewer Plan calls
for a lift station to be built west of Road 84 at the end of the Army Corp of
Engineers drainage ditch. The property in question would be connected
someday to the future lift station by a sewer line draining to the west. Until
sewer service is available the property will need to be granted a waiver for
sewer connection to allow use of onsite septic systems.
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 engineering design phase. The front yard setbacks for construction
purposes are larger than the requested easements; therefore the front yard
easements will not diminish the buildable area of the lots.
The City Engineer will determine the specific placement of fire hydrants 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 and in accordance with the City's
Fire Protection Masterplan.
STREET NAMES: Street will be named prior to final platting.
IRRIGATION: The municipal code requires the installation of irrigation lines
as a part of the infrastructure improvements.
WATER RIGHTS: The assignment of water rights is a requirement for
subdivision approval per Pasco Municipal Code Section 26.04.115(B) and
Section 3.07.160. If no water rights are available to transfer to the City the
property owner/developer must pay a water right fee in lieu thereof.
FINDINGS OF FACT
State law (RCW 58.17.010) and the Pasco Municipal Code requires the
Planning Commission to develop Findings of Fact as to how this proposed
3
subdivision will protect and enhance the health, safety and general welfare of
the community. The following is a listing of proposed "Findings of Fact":
Prevent Overcrowding: Density requirements of the RS -20 zone are designed
to address overcrowding concerns. The Comprehensive Plan suggests the
property in question be developed with 2 to 5 dwelling units per acre. The
proposed Plat has a density of approximately 2 units per acre. No more than 40
percent of each lot is permitted to be covered with structures per the RS -20
standards.
Parks Opens Space/Schools: Chiawana Park is located about a mile to the
west (two miles in travel distance) and the Columbia River trail is about % of a
mile to the south. The City is required by RCW 58.17.110 to make a finding
that adequate provisions are being made to ameliorate the impacts of the
proposed subdivision on the School District. At the request of the School
District the City enacted a school impact fee in 2012. The imposition of this
impact fee addresses the requirement to ensure there are adequate provisions
for schools. A school impact fee in the amount of $4,700 will be charged for
each new dwelling unit at the time of building permit issuance.
Effective Land Use/Orderly Development: The Plat is laid out for single-
family development as identified in the Comprehensive Plan. The maximum
density permitted under the Comprehensive Plan is 5 dwelling units per acre.
The developer is proposing a density of about 2 units per acre. The proposed
development will include improvements to both Road 72 and Wernett Road.
Safe Travel & Walking Conditions: The plat will connect to the community
through the existing network of streets. Sidewalks are not required in the RS -
20 zone.
Adequate Provision of Municipal Services: All lots within the Plat will be
served with water and other utilities. Due to the elevation of the property
onsite septic systems approved by the Health District will be used instead of a
municipal sewer system.
Provision of Housing for State Residents: This Preliminary Plat contains 34
residential building lots, providing an opportunity for the construction of 34
new dwelling units in Pasco.
Adequate Air and Light: The maximum lot coverage limitations, building
height restrictions and building setbacks will assure that adequate movement
of air and light is available to each lot.
Proper Access & Travel: The streets through and adjoining the Plat will be
paved and developed to City standards to assure proper access is maintained
4
to each lot. Connections to the community will be provided by Road 72 and
Wernett Road. The Preliminary Plat was submitted to the Transit Authority for
review. (The discussion under "Safe Travel' above applies to this section also.)
Comprehensive Plan Policies & Maps: The Comprehensive Plan designates
the Plat site for low-density residential development. Policies of the
Comprehensive Plan encourage the advancement of home ownership and
suggest the City strive to maintain a variety of housing for residents.
Other Findings:
• The site is within the Pasco Urban Growth Boundary.
• The State Growth Management Act requires urban growth and urban
densities to occur within the Urban Growth Boundaries.
• The site is relatively flat but is about 10 feet lower than Court Street in
elevation. The lower elevation creates difficulties for serving the property
with a public sewer system.
• The site is currently vacant.
• The site is not considered a critical area, a mineral resource area or a wet
land.
• The Comprehensive Plan identifies the site for low-density residential
development.
• Low-density residential development is described in the Comprehensive
Plan as two to five dwelling units per acre.
• The site is zoned RS -20 (Suburban Residential).
• The site was zoned RS -20 when it was annexed in 2001.
• The Housing Element of the Comprehensive Plan encourages the
advancement of programs that promote home ownership and
development of a variety of residential densities and housing types.
• The Transportation Element of the Comprehensive Plan encourages the
interconnection of neighborhood streets to provide for the disbursement
of traffic.
• The interconnection of neighborhood streets is necessary for utility
connections (looping) and the provision of emergency services.
• Per the ITE Trip Generation Manual 8th Addition the proposed
subdivision, when fully developed, will generate approximately 340
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 developing areas
of the City west of 20th Avenue.
6
• The current park impact fee is $1,420 per dwelling unit. The fee can be
reduced by 58 percent if a developer dedicates a five acre park site to the
City. The dedication of a fully constructed park reduces the fee by 93
percent. The property under consideration is too small for the dedication
of a park site.
• 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 as of April 16, 2012.
• Past correspondence from the Pasco School District indicates impact fees
address the requirement to ensure adequate provisions are made for
schools.
• Plat improvements within the City of Pasco are required to comply with
the 2015 Standard Drawings and Specification as approved by the City
Engineer. These improvements include but are not limited to water,
sewer and irrigation lines, streets, street lights and storm water
retention. The handicapped accessible pedestrian ramps are completed
with the street and curb improvements prior to final plat approval.
Sidewalks are installed at the time permits are issued for new houses.
Except sidewalks along major streets, which are installed with the street
improvements.
• All engineering designs for infrastructure and final plat(s) drawings are
required to utilize the published City of Pasco Vertical Control Datum.
• All storm water generated from a developed plat is required to be
disposed of per City and State codes and requirements. Prior to the City
of Pasco accepting construction plans for review the developer is required
to enter into a Storm Water Maintenance Agreement with the City. The
developer is responsible f6r 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 is presented to the City of Pasco at the intake meeting for
construction plans.
• The City has nuisance regulations (PMC 9.60) that require property
owners (including developers) to maintain their properties in a manner
that does not injure, annoy or endanger the comfort and repose of other
property owners. This includes controlling dust, weeds and litter during
times of construction for both subdivisions and buildings including
houses.
• Prior to acceptance of final plats developers are required to prepare and
submit record drawings. All record drawings must be created in
accordance with the requirements detailed in the Record Drawing
Requirements and Procedure form provided by the Engineering Division.
0
This form must be signed by the developer prior to construction plan
approval.
CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT
Before recommending approval or denial of the proposed Plat the Planning
Commission must develop findings of fact from which to draw its conclusion
(P.M.C. 26.24.070) therefrom as to whether or not:
(1) Adequate provisions are made for the public health, safety and
general welfare and for open spaces, drainage ways, streets, alleys,
other public ways, water supplies, sanitary wastes, parks,
playgrounds, transit stops, schools and school grounds, sidewalks for
safe walking conditions for students and other public needs;
The proposed plat will be required to develop under the standards of the Pasco
Municipal Code and the standard specifications of the City Engineering
Division. These standards for streets, sidewalks, and other infrastructure
improvements were designed to ensure the public health; safety and general
welfare of the community are secured. These standards include provisions for
streets, drainage, water and sewer service and the provision for dedication of
right-of-way. The preliminary plat was forwarded to the PUD, the Pasco School
District, Benton Franklin Health District, Cascade Gas, Charter Cable and
Ben -Franklin Transit Authority for review and comment.
Based on the School Districts Capital Facilities Plan the City collects school
mitigation fees for each new dwelling unit. The fee is paid at the time of
building permit issuance. The school impact fee addresses the requirements of
RCW 58.17.110.City Chiawana Park is located to the west and the Columbia
River Trail is located to the south of the site. All new developments participate
in establishing parks through the payment of park fees at the time of
permitting.
(2) The proposed subdivision contributes to the orderly development and
land use patterns in the area;
The proposed Plat makes efficient use of vacant land and will provide for the
looping of utilities and interconnectivity of streets as supported in the
Comprehensive Plan. The proposed subdivision will provide.
(3) The proposed subdivision conforms to the policies, maps and
narrative text of the Comprehensive Plan;
The Comprehensive Plan land use map designates the site for low-density
residential development. Low-density residential development is described as 2
9
to 5 dwelling units per acre in the Comprehensive Plan. The Housing Element
of the Plan encourages the promotion of a variety of residential densities and
suggests the community should support the advancement of programs
encouraging home ownership. The Transportation Element of the Plan suggests
major streets should be beautified with trees and landscaping. In this case
there are no major streets requiring improvements. The Plan also encourages
the interconnection of local streets for inter -neighborhood travel for public
safety as well as providing for traffic disbursement.
(4) The proposed subdivision conforms to the general purposes of any
applicable policies or plans which have been adopted by the City
Council;
Development plans and policies have been adopted by the City Council in the
form of the Comprehensive Plan. The proposed subdivision conforms to the
policies, maps and narrative text of the Plan as noted in number three above.
(5) The proposed subdivision conforms to the general purposes of the
subdivision regulations.
The general purposes of the subdivision regulations have been enumerated and
discussed in the staff analysis and Findings of Fact. The Findings of Fact
indicate the subdivision is in conformance with the general purposes of the
subdivision regulations provided certain mitigation measures (i.e.: school
impact fees are paid.)
(6) The public use and interest will be served by approval of the proposed
subdivision.
The proposed Plat, if approved, will be developed in accordance with all City
standards designed to insure the health, safety and general welfare of the
community are met. The Comprehensive Plan will be implemented through
development of this plat. These factors will insure the public use and interest
are served.
TENTATIVE PLAT APPROVAL CONDITIONS
1. No utility vaults, pedestals, or other obstructions will be allowed at street
intersections.
2. 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).
3. The interior street through the plat connecting Road 72 to Wernett Road
shall be a continuous through street with no cul de sacs.
4. The final plat(s) shall contain a 10 -foot utility easement parallel to all
streets unless otherwise required by the Franklin County PUD.
s
5. 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".
6. The following Benton Franklin Health District Note Shall be placed on the
face of the Final Plat "This plat appears to have suitable conditions for
the use of on-site sewage disposal systems. However, because of the
nature of the testing methods used, we have no way of determining
whether each lot can comply with Benton -Franklin District Board of
Health Rules and Regulations at the time of permit issuance. Further be
advised Benton Franklin Health District approval of any lot within this plat
for the use of on-site sewage disposal systems may be contingent upon
that lot passing additional soil inspections/ percolation tests, and/or other
requirements at a later date. On-site sewage disposal systems installed
within this plat may require systems meeting a minimum of Treatment
Level C in accordance with Benton Franklin District Board of Health Rules
and Regulations No. 2. Contact BFHD for more information."
7. All lots with the plat must meet lot size requirements set forth by the
Benton Franklin Health District Board of Health Rules and Regulations #
2.
8. All 100' sanitary control zones shall be shown on the final plat for
surround wells.
9. The final number of lots within the plat will be determined by the Benton
Franklin Health District.
MOTION: I move to close the hearing on the proposed preliminary plat and
set March 16, 2017 as the date for deliberations and the
development of a recommendation for the City Council.
9
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