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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. 0 W CO) ct � 3 O O O gb c �Q � O GO V1 �� ct ct r ' AO 4-4 C=t C7 '-- ZH- 445 •1�1 PAM!'. I I% '�i \'M M e W y Ct O -1 Ar LCL � V bJJ N �Q W ct —LL LL ct 00 ct P� o N um z � U LL cn mr _Up ,, � � i p �� Ik'I�r i s r' I I �i � i1 , 14' ,; " .i ', i ` ,n; �i � � ,, � � i p �� m • ryTll , 0 r 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. EO W NI 3INN3d Z HI— -T 3 N N N Z J Q Q um W W Ct <Q p �y W W i-� U)V' D Q% S -i C� ^� V! NI V3baNV 0 ct 0 a o Ct ON 3AV 2JVG4 10 WD Q H and adw3o-IVMu Z CO a a yoanuo LU NI 31NN3d Z y 3 O � N a z J e� ~ li WW Q _ O C� LLL�LLL/ ^ NI `d32lON`d I a o 3AV 2JV(130 �^^ a 3AV 2idW30lt/M > N � Q u • ►-� • .f r ,;: � ', r ti 4, �;J'N :�:� r� s h i F 4 E i3,r' I f '' 4 }+ ? e'. t1 V-{�' 4 �`�"' ;. r;� d '� 1� 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. 5 4 I g of Qi V aO�O I CM I I �Wwoo z i m 0 v v ^ i V ■� � A+ W 0 a� of 4 V Ob �1 ct a ' Q cf) v m oti i O i �o U V A-, LLLl 6 O Cl)� I 4-4 Qn �D = ZJ7 ado8 � Snags 0 W W 29+ N N 3 °o U N ot, aeon ct � o U a � N CV W r C�3 cn _ OC ~ cep _ DC a� CI 617 UIV08 0 VO :77 I NJ AN i 0 ROM iL 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 � -W all « �c• �l ! ���5&'[��-4re s ; � � 13� d _ >< k '• If JIL 1�� I l� ti 3 r 4 iFt � '� 1y � � q{1I�• t � � � �i� �• " a !'�,�ll If�'� � 4; p � ff � ?'Jfl�alvi.' �p � i� �� ! tm Yr 41 41 oil us Tom{` 4 • I v/'� ��. f+�"ix''.�s t ¢i_ ._y1 r� -t�, iP ' c ,. �1 1 -Fr -i r yfii l`" � -6.oe k'-i!'�_ a.'{' ..- _ A ... 1 F i '"4 e +w 4ja>�'jrr A�., 'a 'W: ♦ ri Fap�v pu+.��j�� G.a7' Y�'YG • " r w •�b :_ k..:, n _1_ d__.�' .� _ a j��YB Akrl Noma yl , w..4va4Yi 4t9`i i4',JIP I►e�1p(��yy 9. It �lr�lAp 'KtJY1 IF. �3. i�ell � th i1E j i IN CD lotO b O \VJ ►-t 0 CD k bU41,