HomeMy WebLinkAbout04-20-2017 Planning Commission Meeting PacketPLANNING
REGULAR MEETING
I. CALL TO ORDER:
II. ROLL CALL:
III. PLEDGE OF ALLEGIANCE
IV
V.
VI.
VII
VIII.
IX.
APPROVAL OF MINUTES:
OLD BUSINESS:
A. Preliminary Plat
B. Special Permit
C. Special Permit
PUBLIC HEARINGS:
-AGENDA
7:00 P.M. April 20, 2017
Declaration of Quorum
March 16, 2017
Chiawana Heights, 80 Lots (Ron Asmus) (MF# PP
2017-002)
Location of a Beauty School in a C-3 Zone (Maria
Segura)(MF# SP 2017-004)
Shop Height Variance (Jacob Huston)(MF# SP 2017-
005)
A. Special Permit Special Permit to Serve the Homeless Meals (Feed
the Homeless Ministry) (MF# SP 2017-002) -
Withdrawn
B. Special Permit
C. Preliminary Plat
D. Preliminary Plat
WORKSHOP:
OTHER BUSINESS:
ADJOURNMENT:
Special Permit to Locate Mini -Storage Facility (G2
Commercial Construction LLC) (MF# SP 2017-003)
Ferrara Place. 17 -lots (Multi -Family) (RP
Development) (MF# PP 2017-003)
Chiawana Place. 78 -lots (Single -Family) (Derek
Alexander) (MF# PP 2017-005)
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 7:00pm by Chairman Cruz.
POSITION MEMBERS PRESENT MEMBERS ABSENT
No. 1
Tanya Bowers
No. 2
Kurt Lukins
No. 3
Paul Mendez
No. 4
Alecia Greenaway
No. 5
Joe Cruz
No. 6
Loren Polk
No. 7
Zahra Roach
No. 8
Pam Bykonen
No. 9
Gabriel Portugal
APPEARANCE OF FAIRNESS:
March 16, 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 Roach moved, seconded by Commissioner Greenaway that the minutes
dated February 16, 2017 be approved. The motion passed unanimously.
OLD BUSINESS:
A. Special Permit Location of a Daycare in an "O" (Office) Zone
(Kimberly Packl (MF# SP 2017-001)
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 in an "O" (Office) zone. There were no additional
comments.
Commissioner Roach moved, seconded by Commissioner Portugal to adopt findings of fact
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and conclusions therefrom as contained in the March 16, 2017 staff report. The motion
passed unanimously.
Commissioner Roach 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 for the location of a daycare center at 4013 W. Court Street (Parcel
# 119-154-148), with the conditions as listed in the March 16, 2017 staff report. The
motion passed unanimously.
PUBLIC HEARINGS:
A. Rezone Rezone from C-1 to C-3 (Mohinder Sohall (MF# Z
2016-0051 !Remanded)
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the remanded
rezone application from C-1 (Retail Business) to C-3 (General Business). This application
was considered by the Commission in November. The recommendation to City Council
was for denial. The applicant appealed the recommendation which was forwarded to City
Council. City Council held a closed record hearing and has remanded the issue back to
the Planning Commission with instructions to consider the approval of the zone change
through a concomitant agreement. The staff report was prepared with essentially the
same staff report from November with the addition of a memorandum attached to it. The
key takeaways are the conditions of the concomitant agreement. Staff has taken prepared
a list of conditions which include prohibiting all uses in the C-3 zone with the exception of
truck and trailer rentals and has included a maximum number of trucks and trailers at
12. Staff would like the Commission's input on the adequacy of that condition and if
anything else should be included as a condition.
Chairman Cruz asked what would be the duration of the concomitant agreement.
Mr. White responded that it would be done through the rezone so it may be passed onto a
future property owner.
Jerry Hudnall, 1800 W. Lewis Street, spoke in support of the rezone application. He
stated that the concomitant agreement is reasonable. He stated that 12 vehicles would be
a high average of what they would typically have on the lot at one time - there will likely
only be 6 trucks and 6 trailers. He addressed a concern about the length restriction of the
trucks. The staff report stated a limit of 24' in length but the newer U -Haul trucks are 26'
in length. There are 24' trucks available through U -Haul but they are lesser condition
since U -Haul is phasing them out so 26' trucks would look nicer on the property. He
preferred not to keep 24' trucks on the property since they are an eye sore. Otherwise, he
said that he accepted the conditions of the concomitant and felt that this would give the
property a chance to pull in extra income to make improvements to the property and to
bring new jobs.
Commissioner Bowers asked where the nearest U -Haul was located to the proposed site.
Mr. Hudnall stated that the nearest U -Haul is roughly 1/2 mile away at a storage facility.
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There is also a large U -Haul on Court Street, however, it was a much larger operation
because it is corporate.
Commissioner Bowers asked what the operating hours would be.
Mr. Hudnall responded Monday -Saturday, 8:OOam-7:00pm.
Commissioner Mendez asked what type of signage would be used.
Mr. Hudnall answered that most of the signage would be inside of the Loyalty Inn. There
may be a small sign hanging from the existing Loyalty Inn sign. There will not be any
banners - the trucks speak for themselves.
Chairman Cruz reminded the Commission that there would have to be a permit for the
sign.
Commissioner Bykonen asked staff if the requirement could be changed from 24' trucks to
26' trucks since the 26' trucks are in better shape and less of an eye sore.
Mr. White responded that it would not be a problem and that 24' was a typo.
Commissioner Bowers moved, seconded by Commissioner Greenaway, to adopt findings of
fact as contained in the March 16, 2017 staff memo. The motion passed unanimously.
Commissioner Bowers moved, seconded by Commissioner Greenaway, based on the
findings of fact as adopted, the Planning Commission recommend the City Council rezone
the Loyalty Inn property from C-1 to C-3 with a concomitant agreement limiting uses on
the property to all "O" and C-1 Districts plus the rental of domestic truck and trailers not
exceeding 26 feet in length. No more than 12 rental vehicles are permitted on site per day.
All other C-3 uses are prohibited. The motion passed unanimously.
B. Preliminary Plat Chiawana Heights, 80 Lots IRon Asmusl IMF# PP
2017-0021
Chairman Cruz read the master file number and asked for comments from staff.
Dave McDonald, City Planner, discussed the preliminary plat application for Chiawana
Heights. The site is about 21-22 acres and the developer is proposing to develop 80
single-family lots. The staff report addressed the items required to be reviewed. It is a
straightforward single-family subdivision with connections to existing streets and
connections to future streets. There is another developer in the process of developing a
preliminary plat that would wrap around this plat and those streets would connect.
Commissioner Roach asked for clarification on block wall fencing and the irrigation canal.
Mr. McDonald responded that there is quite a distance from the irrigation canal. The
School District owns 24 acres to the south prior to running into the irrigation canal. The
block wall is to go along Road 84 - the code requires masonry walls on arterial streets now
instead of wood.
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Commissioner Roach asked if that was because of graffiti problems.
Mr. McDonald answered that it was due to durability and maintenance. Most other
products don't last as long as concrete.
Commissioner Polk asked if all of the homes would be exiting out onto Road 84 and for
clarification on another developer who would be developing in the area.
Mr. McDonald said that was correct.
Commissioner Polk asked if there were any plans to allow additional outlets onto any
other roads that would eventually connect.
Mr. McDonald replied, yes and briefly explained where there will be future roads.
Commissioner Polk asked if this site as well as the other sites soon to develop were sold at
the same time.
Mr. McDonald said that all the sites were auctioned off at the same time.
Commissioner Polk asked if development of the other sites will occur soon after this
proposal.
Mr. McDonald responded, yes, and that the Planning Commission will be seeing it all
soon.
Commissioner Roach asked who owned the water rights to the property - if it was DNR or
privately owned.
Mr. McDonald answered that DNR (Department of Natural Resources) owns the water
rights as well as the State and they have banked them somewhere. He is unsure if we can
get them back. If not, the developers will be paying a fee of about $1,700/acre.
Commissioner Mendez said there would be another 80 homes and asked about potential
impacts, such as traffic.
Mr. McDonald stated that with the first 80 homes the developer won't have to do a whole
lot but he will have to widen Road 84 - it will become a 3 -lane road. The developer to the
north will have to widen it up to Chapel Hill. And the new road on the east side of the site
will help alleviate traffic and disperse traffic in other directions. Traffic impact fees will be
collected.
Ron Asmus, 802 S. Dawnes, Kennewick, spoke on his preliminary plat application. He
stated that he has been working with the city and the surveyor to make sure everything is
in order. Phase 2 or 3 may be done together and there may still be some small changes to
the lots. There will be a nice wall as well as a nice entry to the development. He
addressed the water rights.
M
Jesse Rogers, 7309 Wernett Road, asked what will be done about the streets that will have
to handle all of the excess traffic.
Mr. McDonald explained the future road connections and how there will be diffusion of
traffic as well as future traffic lights.
Chairman Cruz added that Road 84 will be widened to be 3 lanes.
Mr. Rogers said a 3 lane road will not handle all of the traffic from the new homes.
With no further questions or comments the public hearing closed.
Commissioner Roach asked if it would even be possible to put in 4 lanes in this area.
Mr. McDonald responded that there is enough right of way there but he was unsure if it
would ever be needed. Sandifur Parkway is a 3 lane road and disperses traffic quite nicely
and handles a heavy load of traffic.
Commissioner Roach asked if there was a light already located at Argent Road and Road
84.
Mr. McDonald said, yes and discussed other locations for traffic lights.
Rick White, Community 8s Economic Development Director, added that it is important to
know that as Riverview has gone from 2.5-5 acre parcels, very few through roads have
been developed. There is congestion on Argent and Road 68 because the existing county
roads had not been developed and expanded upon. The key to planning is dispersion of
traffic. The proposed subdivision will connect with Chapel Hill Boulevard, will connect
along the canal with some crossings at Road 76 and possibly another through street
connecting to Road 76 for traffic to go north or south to Argent or Chapel Hill. Things
don't happen overnight but as the properties develop, impact fees are collected to help pay
for the improvements and as the properties develop dispersion of traffic will occur.
Sandifur Parkway, as an example, does a good job moving traffic through with only 3
lanes.
Chairman Cruz added that he lives on Argent and drives up to Sandifur frequently
because it moves traffic so well.
Commissioner Bowers asked for clarification on where the Riverview Area is located.
Chairman Cruz responded that it is the general area from Highway 396 west and south of
the canal.
Commissioner Roach moved, seconded by Commissioner Polk, to close the hearing on the
proposed preliminary plat and set April 20, 2017 as the date for deliberations and the
development of a recommendation for the City Council. The motion passed unanimously.
C. Special Permit Location of a Beauty School in a C-3 Zone (Maria
Segura) (MF# SP 2017-0041
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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 beauty school in a C-3 zone. The property is located on
Sylvester Street between 26th Avenue and 24th Avenue. It is a straight -forward application.
The proposal is for a 2 student beauty school in an existing commercial retail mall. The
code requires special permits for educational facilities. The Planning Commission has
seen a number of beauty schools as of recently. There is required parking available and
would be a good use at this site.
Claudia Becerra, 902 S. Ione Street, Kennewick spoke on her special permit application.
She explained that the school will have a purpose of bringing opportunities to individuals
needing to learn skills in hair, nails and make up. Their focus would be on the youth -
many who either drop out of high school or have just finished high school and need
licenses and skills and they don't know where to go.
Chairman Cruz asked if they had a chance to look at the staff report prepared by staff and
if they were fine with the rules.
Ms. Becerra said yes. She noted that they have 45 parking spaces and the school would
host 15-20 students so there would be enough parking and they have enough room for
emergency situations in the back and front of the building.
Commissioner Roach asked if they had spoken to any of the neighboring business owners
to see if they had any issues.
Ms. Becerra responded that she had not. She knew that letters would be sent out to the
neighboring property owners but she had not spoken to any of the neighbors.
Commissioner Bowers asked where their current barber shop was located.
Ms. Becerra answered that it was located at 746 W. Court Street, Suite B.
Commissioner Bowers asked what uses are next to the proposed site in the mall.
Ms. Becerra replied that one is an accountant and the other has music. The accounting
office does not generate much parking even during tax season so this school will not be
over utilizing the parking.
Commissioner Greenaway asked for clarification on the number of students because the
staff report said there would only be 2 students.
Ms. Becerra responded that they would have 15-20 students. It would be open from
10am-7pm, Monday -Friday and 9am-4pm, Saturday. The number of students would be
determined on appointment times. It could not be 15-20 students at one time.
Commissioner Greenaway replied that it would fluctuate.
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Mr. White responded that it was staffs understanding that there would only be 2 students
at a time. He would be surprised if the space was large enough for more than 2-4 at one
time.
Ms. Becerra explained that at the time of the application there were only 2 registered
students which is why there was confusion for the number of students.
Commissioner Bykonen asked the applicant if they could submit a floor diagram of how
they intend to use the space.
Ms. Becerra said that she could submit that.
Chairman Cruz explained to the applicant that she has to work some things out with city
staff prior to the next meeting.
With no further questions or comments the public hearing closed.
Commissioner Roach asked what the maximum capacity was for the unit.
Mr. White replied that it would be confusing because many people could fit if standing but
perhaps not for the use.
Chairman Cruz added that with a 940 square foot unit, with chairs installed there
wouldn't be room for probably more than 10 people.
There was general discussion on how many students would likely attend.
Commissioner Roach asked is the parking would need to take into consideration of the
neighboring businesses that share the parking lot.
Mr. White said the code doesn't distinguish business hours for parking.
Commissioner Bowers moved, seconded by Commissioner Mendez, to close the public
hearing and schedule deliberations, the adoption of findings of fact and development of a
recommendation for the City Council for the April 20, 2017 Planning Commission Meeting.
The motion passed unanimously.
D. Special Permit Shop Height Variance (Jacob Huston) (MF# SP 2017-
005)
Chairman Cruz read the master file number and asked for comments from staff.
Dave McDonald, City Planner, discussed the special permit for the variance of a shop
height. The applicant wishes to place a shop in the rear yard of the site. A few years ago
the City Council had the Planning Commission work on a code amendment allowing an
option for individuals that have shorter houses versus shop sizes to apply for special
permits to increase the height. The applicant owns the property on Road 44 and the home
is an older home set in a depression lower than the road which makes it difficult for
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anyone trying to build a reasonably sized shop in the backyard. However, with the
applicant's request, he is only asking for a little under 2' for his height extension and given
the shape of the lot, distance from the street and the landscaping on his site it would be
difficult to see the proposed shop from the street. The only person that would be impacted
to the north has already planted a row of trees and provided the Planning Commission
with a letter of support of the proposed shop because the trees she has planted will
provide a buffer or screen and won't bother her views.
Commissioner Roach asked for clarification of the site shown on the overhead.
Mr. McDonald responded that the grey shed on the property will be removed and the
proposed shop will be in front of the pine trees, 22' from the property line. In this zone, it
could be within 10' of the property line but he will be 12' in excess of the minimum
setback.
Commissioner Bowers asked if the school was concerned or if they had any feedback
Mr. McDonald said that he hadn't heard from them. There are shops all throughout the
neighborhood of various shapes and heights.
Jacob Huston, 1125 Road 44, spoke on his special permit application. He stated that he
had spoken to 3 out of 5 of his neighbors and hadn't heard any objections to his proposal.
David Hurley, 4311 W. Marie Court, spoke in favor of the shop height proposal. He said
that he was a neighbor and had no issues with the proposal.
Commissioner Lukins moved, seconded by Commissioner Greenaway, to close the hearing
on the proposed special permit application and set April 20, 2017 as the date for
deliberations and the development of a recommendation for the City Council. The motion
passed unanimously.
E. Preliminary Plat Volterra Estates, 32 Lots (P&R Construction) (MF#
PP 2017-001) (Continued)
Chairman Cruz read the master file number and asked for comments from staff.
Dave McDonald, City Planner, discussed the preliminary plat application for Volterra
Estates. At the previous hearing there were a number of questions raised about the
proposed plat. One of those questions dealt with the number of lots. The applicant has
worked with the Health District and the City - the final lot count is 30. The applicant lost
a few lots because of the need for greater space for drain fields. The plat was redesigned
to have the street connect through instead of having two cul-de-sacs.
There were a number of questions raised by the neighbors at the previous meeting. One
individual that spoke at the meeting indicated that Road 72 was too narrow. The road is
narrow - only half of the right-of-way is in place. Much of the right-of-way on the west
side of Road 72 is missing and has never been dedicated. It will be required to be
dedicated as this plat develops. The developers will be responsible for improving their half
of the street to City standards for the RS -20 zone. Someone at the previous meeting
mentioned there were no traffic lights/signals in the area. More than likely there never
will. The traffic modeling done in the past indicates where there will be needs for traffic
signals on the major arterials, such as, Argent Road and Road 100. Road 72 and Wernett
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never come up on the "radar" when the traffic modeling is done.
There was a comment regarding the lack of sidewalks in the area. In the Riverview Area
there are very few sidewalks anywhere. Many years ago the City formed a Riverview
Annexation Committee of Riverview residents only to receive their input about
development standards after annexation. The overwhelming majority did not want
sidewalks at that time so the City zoning regulations for the RS -20 and RS -12 zones don't
require sidewalks - they are an option of the developer. The City's zoning regulations are
almost identical to the County's zoning regulations and the County regulations do not
require sidewalks in similar zones. Four-way stop signs are usually installed at
intersections after an engineering warrant study is done and is difficult to get a warrant
study to indicate that four-way stops are needed, however, when the plans are reviewed by
both the City and the County Engineering Departments, they will look at the need for stop
signs.
Drainage was another concern and that will be handled through the review process with
the City and County Engineers. The developers will be required to take care of the
drainage situation on their side of the street. The developer is responsible for fixing any
issues on his side of the street but the property owners on the north side of Wernett
should take care of that problem themselves.
There was a question about asphalt driveways. The developer is not responsible for
building driveways or aprons for pre-existing homes. The developers will only be
responsible for their side of Wernett and Road 72. The County Engineer discussed this
topic with City staff and he didn't feel it was the developer's responsibility to provide
concrete or hard surface driveways for individuals who aren't part of the proposed plat.
A comment was made at the previous hearing regarding coordinating with the County
Engineering Office. An individual stated that had not been done. City staff has
coordinated with the County and a memo is attached to the staff report from the County
Engineer identifying their concerns. The County will be responsible for reviewing the
plans for Wernett Road as that road is solely in the County and not the City. The road will
be developed to County standards. A water line will be placed in the road but will be built
to City standards since the County doesn't have standards for water lines. The west half
of Road 72 will be the sole responsibility of the City's Engineering Office in reviewing the
plans and inspecting during the process.
Commissioner Roach asked for clarification regarding lots mentioned in the staff memo.
Mr. McDonald responded that the lot numbers reference the previous plat from the
previous hearing, not the revised plat.
Commissioner Bowers asked for clarification about sidewalks in the Volterra Estates plat.
Mr. McDonald responded that there were not going to be sidewalks and that on the plat,
what looks like a sidewalk is actually an easement line.
Steven Bowman, 7114 Maxim Court, spoke on behalf of his application. He stated that he
has gone before the Board of Directors for the Franklin County Irrigation District and they
unanimously approved the project to be added to the irrigation district. Mr. Bowman said
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that he spoke with many of the neighbors. One of the neighbors was in favor of the
project. Mrs. Woody (one of the neighbors) had concerns about her sprinkler that could
get damaged during construction but Mr. Bowman stated that he would be happy to move
them and then replace them so it would not be an issue for her. He explained the changes
to the layout of the plat due to comments from the previous hearing and from the Health
District.
Commissioner Bowers asked if there would be a driveway on Wernett from Lot 1.
Mr. Bowman indicated on the overhead where the driveway could be located if there were
any concerns.
Larry Gomez, 2105 N. Road 72, spoke on this item. He claimed that there was a bald
eagle near the proposed plat and that eagles are protected under Federal law. Mr. Gomez
stated that he could provide pictures.
Commissioner Bowers asked Mr. Gomez where he was located in regards to the proposed
plat.
Mr. Gomez answered that he is next door to the woman Mr. Bowman spoke with in the
middle section of Road 72 across the street.
Chairman Cruz informed the audience that the Planning Commission received a letter
from Jessie Rogers and Roger Lenk dated March 13, 2017.
Roger Lenk, 1817 N. Road 76, spoke on this item. He discussed having a requirement for
uniform fencing along the abutting properties to prevent mismatched fencing for abutting
property owners. He also had concerns about traffic issues that already exist from
activities the go on at the nearby church. There were also drainage issues on the property
as it is 5'-6' above the surrounding properties. Parking is an issue as people park on both
sides of Road 72 due to events at the church. A fire truck would have difficulties making
it through. Lastly he discussed protected birds that he has seen in the area within the
660' that the U.S. Fish & Wildlife Service defines as impacted. He mentioned that there
are local agencies that still need to be notified of this project, such as the County and
Department of Ecology. He asked the Planning Commission find that a Determination of
Non -Significance or Mitigated Determination of Non -Significance be inappropriate in this
matter given the issues of protective wildlife.
Chairman Cruz clarified that the SEPA requirements for environmental protection.
Paul MacDuff, 7016 W. Wernett, spoke on this item. He was concerned about additional
traffic driving down Wernett because of this plat. There are many children in the area that
ride their bikes and it might add more risk. He said that he also has seen eagles flying in
the area.
Jesse Rogers, 7309 W. Wernett, spoke on this item. He had concerns about the traffic and
addition vehicles. He added that they already have a large problem with the church traffic
and went into detail about church events and traffic. There are many young children in
the neighborhood and he is worried about their safety with the amount of cars being used
on these roads. He discussed concerns with drainage and he proposed 1/2 acre lots to help
with drainage issues. He was worried about an oversaturation of homes in the area if
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Hanford were to shut down and a large part of the workforce in the Tri -Cities would leave.
Lastly he added to the discussion about the protected birds in the area and mentioned the
Department of Fish 8s Wildlife.
Chairman Cruz reminded the audience and Commissioner's that the issues with the
church are unrelated to the proposed plat. He also discussed protection of hawks and
eagles.
Commissioner Polk told Mr. Rogers she appreciated his testimony.
Commissioner Roach stated that she used to live on Court Street near Road 72 and
remembered the traffic problems related to the church.
Mr. Bowman address some of the concerns addressed by public testimony. He gave an
example of what the homes will look like. He spoke to the traffic concerns related to the
church and didn't feel that the new development will make matters worse. He discussed
drainage issues and how they were handled over the winter and how they are currently
being addressed. He added that he is fond of the area and lives in the area. He would
never want to negatively impact or damage the area.
Commissioner Portugal asked how many years it took to complete the other development.
Mr. Bowman answered about two years to complete.
Commissioner Bowers asked about the parking on Road 72.
Mr. McDonald said that it will be a City street. Each home will have at least two parking
spaces in front of their garage and there may be some parking on the street.
Commissioner Bowers asked if guests or visitors would be allowed to park in front of the
homes on the street.
Mr. McDonald said that they would.
Commissioner Bowers asked how many cars could then park on the street.
Mr. McDonald responded that he didn't know if he could answer that. It would depend on
how wide the road will be once the paving is complete. The people who already live on
Road 72 have guests that park on Road 72 so the paving will actually improve the
situation.
Sandy Gomez, 2105 N. Road 72, asked where the road would be to get to Amy Loop.
Chairman Cruz responded that cars will be entering and exiting onto Road 72 - the
driveways are on Road 72.
Ms. Gomez said that vehicle headlights and taillights would then be shining into her home
as they back out of their driveway since she lived across the street.
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Commissioner Greenaway responded that most people back in and out of their driveways
with homes across the street.
Chairman Cruz added that the condition is no different than any other neighborhood.
Ms. Gomez discussed the eagles in the area and stated that she had pictures and the nest
was in the yard across the street from her house.
Commissioner Polk said the issue of the eagles would be for a different agency to handle.
Larry Gomez, 2105 N. Road 72, said that there has been a fatal accident on Road 68. He
wanted to know if the City was ready to put up a traffic light on Wernett.
With no further questions or comments the public hearing closed.
Commissioner Polk asked what agency the public should call if they were concerned about
vehicles parking on Road 72, possibly blocking the road for emergency vehicle traffic.
Mr. McDonald answered that it would be the City for Road 72 and the County for Wernett.
Commissioner Portugal asked what the plan is for the drainage issues.
Mr. McDonald responded that when the developer submits his construction/ engineering
drawings, those drawings will include storm drainage design. The City Engineers will
review the plans to ensure City code and the Eastern Washington Storm Water Manual are
followed.
Chairman Cruz noted that the Benton Franklin Health District has to permit for septic
and that will have an influence on the lot sizes. Between all of those things there could be
substantial changes in the design of the plat.
Chairman Cruz reopened the public hearing to allow for a question from the audience.
Jesse Rogers, 7309 Wernett, spoke on storm drains and ditches and that there are already
drainage problems and with the addition of new homes the water tables will come up.
With no further questions or comments the public hearing closed.
Commissioner Lukins asked for clarification on Road 72 where there is an existing
property. He asked if there would be a bump out in the road where her property exists
when the road is paved/improved - would the road be widened through that existing
property to be just like the rest of the road.
Mr. McDonald responded that there is a problem there because the property goes to the
middle of the road and the owner hasn't dedicated it to the City.
Commissioner Portugal moved, seconded by Commissioner Polk, to adopt findings of fact
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and conclusions therefrom as contained in the March 16, 2017 staff report. The motion
passed 8 to 1 with Commissioner Mendez abstaining.
Commissioner Portugal moved, seconded by Commissioner Polk, based on the findings of
facts and conclusions, as adopted, the Planning Commission recommend the City Council
approve the preliminary plat for Volterra Estates with conditions as listed in the March 16,
2017 staff report. The motion passed unanimously.
F. Block Grant 2016 Consolidated Annual Performance Review
(CAPER) (MF# BGAP 2017-001)
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the 2016
Consolidated Annual Performance Review (CAPER). The CAPER reports on the City of
Pasco's performance in meeting the goals established in the 2016 Annual Action Plan.
The City gets roughly $675,000 each year towards meeting those goals. In 2016, the City
was able to use almost $515,000 of those funds in the categories of: Program
Administration, Housing Opportunities, Economic Development, Public Facility
Improvement and Public Services. He briefly went over a chart of the funds and where
they were allocated. This item was advertised as a public hearing and the report follows
format of HUD guidelines. The Planning Commission is the block grant advisory board for
City Council and keeps in compliance with HUD.
With no questions or comments the public hearing closed.
Commissioner Roach asked about the racial and ethnic compositions of families assisted
as stated in the CAPER and if it was for the homeless intervention and public services or if
it was for affordable housing.
Chairman Cruz stated that it likely refers to the affected census tracts and the
demographics for those areas but he wasn't for sure.
Mr. White responded that correct. It was for public service component.
Commissioner Bykonen stated that she didn't have an issue with the CAPER being
approved but noted there were typos that needed to be corrected.
Commissioner Roach, seconded by Commissioner Polk, the Planning Commission close
the public hearing and recommend the City Manager approve the revised 2016
Consolidated Plan Evaluation Report as presented. The motion passed 8 to 1 with
Commissioner Portugal abstaining.
With no further discussion or business, the Planning Commission was adjourned at
9:06 p.m.
Respectfully submitted,
David McDonald, City Planner
-13-
REPORT TO PLANNING
MASTER FILE NO: PP 2017-002 APPLICANT: Ron Asmus Homes, Inc.
HEARING DATE: 3/16/2017 2810 W. Clearwater Ave
ACTION DATE: 4/20/2017 Suite 102
Kennewick, WA 99336
BACKGROUND
REQUEST: Preliminary Plat: Chiawana Heights, 80 -Lots
1. PROPERTY DESCRIPTION:
Legal: Lot 3 of Record Survey 1847849
General Location: 4200 Block of Road 84.
Property Size: 21.44 Acres
Number of Lots Proposed: 80 single-family lots
Square Footage Range of Lots: 7,215 ft2 to 12,354 ft2
Average Lot Square Footage: 8,205 ft2
2. ACCESS: The property will have access from Road 84 and a future north
south road to the east.
3. UTILITIES: Municipal water service is located in Road 84 and sewer
service is located in Galway Lane to the west and along the eastern edge
of the proposed plat.
4. LAND USE AND ZONING: The site is zoned R-1 (low -Density
Residential). Surrounding properties are zoned and developed as follows:
NORTH: R-1 - Single -Family
SOUTH: R-1 - Vacant (Future school site))
EAST: R-1 - Single -Family
WEST R-1 - Single -Family
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.
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 immediately east of Road 84 north of the FCID
irrigation canal on the former DNR property. In 2013 the DNR was directed by
the State legislature to work with the City of Pasco to rezone all of the DNR
property south of I-182 based on a refinement of the City's land use map
contained in the Comprehensive Plan. The City's Comprehensive Plan has
called for the property in question to be developed with low-density single-
family homes since 1982. The property was zoned R-1 in 2014 and sold to
developers last year.
Chiawana Heights is the first of several plats that will be proposed for former
DNR property. The proposed plat is consistent with both the zoning
regulations and the Comprehensive Plan.
LOT LAYOUT: The proposed Plat contains 80 residential lots. The lots vary in
size from 7,215 square feet to 12,354 square feet. The proposal is consistent
with the density requirements of the R-1 zoning on the site.
RIGHTS-OF-WAY: All lots have frontage on streets which will be dedicated.
UTILITIES: Municipal water and irrigation lines are located in Road 84.
Sewer lines are located to the west in Galway Lane and along the eastern edge
of the proposed plat. The developer will be responsible for extending utilities
into the Plat.
A utility easement will be needed along the first 10 feet of street frontages 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 and
streetlights when construction plans are submitted. As a general rule, fire
2
hydrants are located at street intersections and with a maximum interval of
500 feet between hydrants on alternating sides of the street. Streetlights are
located at street intersections, with a maximum interval of less than 300 feet
on residential streets, and with a maximum interval of 150 feet on arterial
streets. The intervals for street light placements are measure along the
centerline of the road. Street lights are placed on alternating sides of the
street.
STREET NAMES: All streets will be named prior to approval of final plats.
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 require the Planning
Commission to develop Findings of Fact as to how this proposed subdivision
will protect and enhance the health, safety and general welfare of the
community. The following is a listing of proposed "Findings of Fact":
Prevent Overcrowding: Density requirements of the R-1 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 3.7 units per acre. No more than 40 percent of
each lot is permitted to be covered with structures per the R-1 standards.
Parks Opens Space/Schools: The nearest City Park is located half a mile to
the west in the Loviisa Farms neighborhood. 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.
3
The developer is proposing a density of 3.7 units per acre. The proposed
development will include improvements to Road 84.
Safe Travel & Walking Conditions: The plat will connect to the community
through the existing network of streets. Sidewalks are installed at the time
homes are built on individual lots. The sidewalks will be constructed to
current City standards and to the standards of the American's with Disabilities
Act (ADA). The ADA ramps at the corners of all intersection will be installed
with the construction of the road improvements.
Adequate Provision of Municipal Services: All lots within the Plat will be
provided with water, sewer and other utilities.
Provision of Housing for State Residents: This Preliminary Plat contains 80
residential building lots, providing an opportunity for the construction of 80
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
to each lot. Connections to the community will be provided by Road 84Road
and Broadmoor Boulevard. 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 slopes slightly to the south.
• The site is currently vacant and no longer being farmed.
• The site is not considered a critical area, a mineral resource area or a wet
land.
EI
• 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 R-1 (Low -Density Residential).
• The site was zoned R-1 in cooperation with the DNR in 2014.
• 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 800
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 1-182 Corridor
when warranted.
• The current park impact fee is $1,432 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.
• RCW 58.17.110 requires the City to make a finding that adequate
provisions have been made for schools before any preliminary plat is
approved.
• The City of Pasco has adopted a school impact fee ordinance compelling
new housing developments to provide the School District with mitigation
fees. The fee was effective April 16, 2012.
• Past correspondence from the Pasco School District indicates impact fees
address the requirement to ensure adequate provisions are made for
schools.
• 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.
5
• 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 for obtaining the signatures of all parties
required on the agreement and to have the agreement recorded with the
Franklin County Auditor. The original signed and recorded copy of the
agreement 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 shall be created in
accordance with the requirements detailed in the Record Drawing
Requirements and Procedure form provided by the Engineering Division.
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 Franklin County PUD, the
0
Pasco School 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 parks are located in the subdivisions to the west 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 arterial street
improvements along Road 84.
(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
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. 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 developer shall install a common "Estate Type" fence six -feet in
height along the west line of the plat as a part of the infrastructure
improvements associated with the plat. The fence must be constructed
of masonry block. A fencing detail must be included on the subdivision
construction drawings. Consideration must be given to a reasonable
vision triangle at the intersection of streets. The City may make repairs
or replace the fencing as needed. Property owners adjoining said fence
shall be responsible for payment of all costs associated with maintenance
and upkeep. These fencing requirements shall be noted clearly on the
face of the final plat(s). A concrete mow strip shall be installed under any
common fence as directed by the City Parks Division and shall be
approved by the Parks Department prior to installation.
4. A common solid fence must be installed along the southern boundary of
the proposed plat adjacent to the school site. (A common solid fence
means a cedar, vinyl, or block fence across the south line of all lots
abutting the school property. The fence must be installed before or
during construction of each home.)
5. Excess right-of-way along Road 84 must be landscaped to match the
landscaping on the west side of Road 84. All landscaping and irrigation
plans shall be reviewed and approved by the Parks Department prior to
installation.
6. The developer/ builder shall pay the City a "common area maintenance
fee" of $475 per lot upon issuance of building permits for homes. These
funds shall be placed in a fund and used to finance the maintenance of
arterial boulevard strips. The City shall not accept maintenance
8
responsibility for the landscaping abutting said streets until such time as
all fees are collected for each phase that abut said streets.
7. Lots abutting Road 84 shall not have direct access to Road 84. Access
shall be prohibited by means of deed restrictions or statements on the
face of the final plat(s).
8. The final plat(s) shall contain a 10 -foot utility easement parallel to all
streets unless otherwise required by the Franklin County PUD.
9. 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".
MOTION: I move to adopt Findings of Fact and Conclusions therefrom as
contained in the April 20, 2017 staff report.
MOTION: I move based on the Findings of Fact and Conclusions, as adopted,
the Planning Commission recommend the City Council approve the
Preliminary Plat for Chiawana Heights, with conditions as listed in
the April 20, 2017 staff report.
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REPORT TO PLANNING
MASTER FILE NO: SP 2017-004
HEARING DATE: 03/16/2017
ACTION DATE: 04/20/2017
APPLICANT: Maria E. Segura
1901 S. Dilley Ave
Moses Lake, WA 98837
REQUEST: SPECIAL PERMIT: Location of a Beauty School in a C-3 Zone
(2508 W Sylvester Street, Suite E)
1. PROPERTY DESCRIPTION:
Leizal: That Portion of the West '/2 of the Northeast '/4 of the Northwest '/4
of the Southeast 1/4 of Section 25, Township 29, Range 9 as
follows: Beginning at the northeast corner of said subdivision,
thence S 89 D20' W along the north line of said subdivision 165';
Thence SOOD26'W parallel with the east line of said subdivision
246.92'; Thence N89D20'E parallel with the north line of said
subdivision 165' to a point on the east line of said subdivision;
thence NOOD26'E along the east line of said subdivision 246.92'
to the Point of Beginning (Parcel #119 461 100).
General Location: 2508 W Sylvester Street, Suite E
Property Size: 35,785 square feet (.82 acres)
2. ACCESS: Access to the site is available from W. Sylvester Street
3. UTILITIES: The property is served by utilities located in Sylvester
Street.
4. LAND USE AND ZONING: The property is currently zoned C-3 (General
Business). Surrounding properties are zoned C-1, C-3 and R-4 and are
fully developed. Surrounding properties are zoned and developed as
follows:
NORTH:
C-1
- Commercial
SOUTH:
C-3
- Storage
EAST:
R-4
- Apartments
WEST:
R-4
- Apartments
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site
for commercial development. Goal CF -5 suggests adequate provisions
should be made for educational facilities located throughout the urban
growth area. Policy CF -S-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).
DISCUSSION
Applicant is proposing to establish a Beauty School in a commercial retail mall
located at 2508 W Sylvester Street, Suite E. The location is in a C-3 (General
Business) zoning district.
There is not specific zoning for beauty schools; however the code does make
provision for schools/ educational facilities in the community through the
special permit process. Beauty schools have been permitted within the City in
the past and licensed as private schools. Clare's Beauty College for example
was located at the northwest corner of 41h Avenue and Lewis Street in the
downtown area. Lupita's Beauty Salon recently received a Special Permit to
operate at 915 West Court Street.
The beauty school will be new to the area. Training will be provided for up to 20
full-time or 40 part-time students. The suite has been divided into office,
classroom, and hands-on training areas with two manicure stations, three
shampoo sinks and three hair -cutting training stations. A single restroom is
also provided.
Suite E contains 940 square feet of floor area. Beauty schools require one
parking space for each 300 square of floor area. As such, the proposed facility
would require 4 parking stalls. This commercial mall has 48 spaces which are
shared between 6 suites, thus providing 8 shared spaces per unit.
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. Applicant is proposing a Beauty School at 2508 W Sylvester St. #E.
2. The location is in a C-3 zone.
3. Schools/ educational facilities require special permits regardless of the
zoning.
2
4. Beauty schools have been permitted within the City in the past and
licensed as private schools, including a recent one at 915 W. Court
Street.
5. Training will be provided for up to 20 full time students at one time, or
up to 40 part time students throughout the day, depending on number
and type of enrollment.
6. The suite has been divided into office, classroom, manicure stations,
shampoo sinks, hair -cutting training stations, and a restroom.
7. Suite E contains 940 square feet of floor area.
8. Beauty schools require one parking space for each 300 square of floor
area; the proposed facility would require 4 parking stalls.
9. This 6 -suite mall provides 8 shared spaces per unit and 48 parking
spaces overall.
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 goals 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. Demands
on infrastructure would increase with the addition of the beauty school
to the retail shopping center, but would likely not exceed the design
standard of the center.
3) Will the proposed use be constructed, maintained and operated to be in
harmony with existing or intended character of the general vicinity?
The proposed Beauty Salon will operate in a commercial mall containing
six 900+ square -foot suites and 48 parking spaces. With 20 full-time
students at least 20 parking spaces could be utilized at a time. For
comparison, a small restaurant using the same size suite would require
3
10 parking spaces. The property is currently underutilized and the
available parking is more than adequate for the proposed use. However
reserving 20 or more spaces for a single suite out of six would hobble
the owner when recruiting other, more parking -intense uses for the
other five suites.
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 height and footprint of the
conversion to the Learning Center
the proposed use.
building will not change with the
Parking is more than adequate for
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?
There will be an increase in vehicular traffic due to the addition of up to
20 full-time or 40 part-time students (or any combination of these). The
property will operate as a beauty school. The increased traffic would
likely not exceed the design standard of the currently underutilized
retail shopping center.
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 addition of up to 20 full-time or 40 part-time students (or any
combination of these) within the beauty school would create an increase
in traffic throughout the day. The increased traffic would likely not
exceed the design standard of the currently underutilized retail
shopping center.
Proposed Approval Conditions
1. The special permit shall apply to Parcel # 119 461 100.
2. The Beauty School shall comply with all requirements found in RCW
18.16 and 308-20 relating to beauty schools.
3. No more than 20 full-time or 40 part-time students, or any
equivalent combination thereof, shall be allowed.
4
4. The special permit shall be null and void if all necessary licenses
have not been obtained by March 1, 2018.
MOTION: I move to adopt findings of fact and conclusions
therefrom as contained in the April 20, 2017 staff report.
MOTION: I move, based on the findings of fact and
conclusions therefrom, the Planning Commission recommend
the City Council grant a special permit for the location of a
Location of a Beauty School at 2508 W Sylvester Street, Suite E
(Parcel # 119 461 100) with conditions as listed in the April 20,
2017 staff report.
5
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: SP 2017-005 APPLICANT: Jacob Huston
HEARING DATE: 3/16/2017 1125 Road 44
ACTION DATE: 4/20/2017 Pasco, WA 99301
BACKGROUND
REQUEST: SPECIAL PERMIT: Detached garage height increase in an RS -12
(Suburban) Zone
1.
Legal: Lot 11 Arlene's Addition
General Location: 1125 Road 44
Property Size: 34,064 sq. ft.
2. ACCESS: The site is accessible from Road 44.
3. UTILITIES: Municipal utilities currently do not serve the site. Water from
the FCID irrigation canal is currently available to the site.
4. LAND USE AND ZONING: The site is currently zoned RS -12 (Suburban)
and contains a single family residence a well house and a shed.
Surrounding properties are zoned and developed as follows:
NORTH: RS -12 - Single -Family Residence
SOUTH: RS -12 - Single-Family/School Track Field
EAST: RS -12 - Single -Family Residence
WEST: RS -12 - Single -Family Residence
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site
for Low -Density Residential uses.
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 to construct a detached residential garage in excess
of the height of his house. Pursuant to PMC 25.22.030(1), detached residential
garages in RS -12 zones are permitted to be up to 18 feet in height but are not
to be taller than the house. In this case the proposed shop is slightly taller
than the house. In 2013 the zoning regulations were amended to allow for
1
special permit review of shops and garages that may be taller than the height
specified in the code.
In this case the applicant is proposing to construct a 17'9" garage, just under
the 18 foot limitation for the RS -12 zone, but 1'9" taller than the house on the
lot. The maximum allowable height for a house in an RS -12 zone is 35 feet.
The applicant's house is 16 feet tall and as a result the garage should be 16
feet tall unless an increase in height is granted through the special permit
process.
The existing shop/shop will be removed and replaced by the proposed 30' by
40' garage. The new garage will be located 125 feet east of Road 44 about 47
feet from the existing house. The nearest side property line will be 22 feet to the
north. The garage will also be setback 131 feet from the rear property line and
63 feet from the south property line. Minimum setbacks permitted the garage
to be located 25 feet from the front property line and 10 feet from any side
property line.
The generous setbacks proposed for the garage will ameliorate the minor height
difference between the house and the garage. For example with the garage
being locate 125 feet from Road 44 and 47 feet behind the house the angle of
sight over those distance will cause the garage to appear about the same height
as the house. Additionally the row of trees in front of the house and to the rear
of the house will also reduce the visual impacts of the height of the garage. The
yard directly to the north of the proposed garage also has a row of pine trees
separating the two properties.
The existence of larger than normal setbacks, surrounding pine trees and
location of the Tri City junior Academy track all are contributing factors that
will amelioration of the minor height increase of the proposed garage.
STAFF FINDINGS OF FACT
Findings of fact must be entered from the record. The following are initial
findings drawn from the background and analysis section of the staff report.
The Planning Commission may add additional findings to this listing as the
result of factual testimony and evidence submitted during the open record
hearing.
1. The parcel contains just over three quarters of an acre.
2. The site is zoned RS -12 (Suburban).
3. The site fronts Road 44.
2
4. The proposed garage will be located 125 feet from Road 44, 22 feet from
the north property line, 62 feet from the south property line and 131 feet
from the rear property line.
5. Pursuant to PMC § 25.22.030(1) the maximum height of detached
structures in the RS -12 zone is eighteen (18) feet.
6. Pursuant to PMC § 25.22.030(1) detached shops and garages exceeding
eighteen (18) feet in height may be approved by special permit.
7. The shop is proposed to be 1'9" feet taller than the house measured from
peak to peak.
8. The maximum dwelling height of the RS -12 zone is 35 feet.
9. The site is relatively flat and generally matches the elevation of Road 44.
10. The RS -12 zone requires minimum side and rear yard setbacks of ten
(10) feet each.
11. A row of trees in front of the house and to the rear of the house reduces
the visual impacts of the height of the proposed garage from Road 44 and
some properties to the south.
12. The yard directly to the north of the proposed garage has a row of pine
trees visually screening the applicant's property from the property to the
north.
13. The Tri City Junior Academy running tack and sports field is located to
the south of the applicant's property.
CONCLUSIONS BASED ON STAFF FINDINGS OF FACT
Before recommending approval or denial of a special permit the Planning
Commission must develop findings of fact from which to draw its conclusions
based upon the criteria listed in PMC 25.86.060. The criteria are as follows:
(1) Will the proposed use be in accordance with the goals, policies, objectives
and text of the Comprehensive Plan?
Though the Plan does not specifically address detached residential shops and
garages, Plan Policy H -4-A encourages innovative techniques in the design of
residential neighborhoods to provide character and variety in the community.
The availability of the special permitreview process to increase shop and
garage heights is a new zoning provision aimed at providing a location specific
evaluation of such requests. No aspect of the application conflicts with the
Comprehensive Plan.
(2) Will the proposed use adversely affect public infrastructure?
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Permitting an increase in garage height by 1' 9' will have no impact on public
infrastructure.
(3) Will the proposed use be constructed, maintained and operated to be in
harmony with existing or intended character of the general vicinity?
The RS -12 District provides for low density residential environments permitting
single-family homes and accessory structure on large suburban lots. The
applicant's immediate neighborhood area contains 12,000 square foot lots and
a private school sports field. Residents in this part of the community commonly
request building permits for large detached shops and garages. Most recently a
shop was built directly south of the applicant's property. The proposed garage
will be sited constructed and maintained in general harmony with the
character of the neighborhood.
The proposed garage will be built with exterior finishes and roofing to match
the details on the applicant's home. These design standards will cause the
garage to be built in harmony with the existing character of 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 proposed structure will be 17 feet lower than the maximum structure
height for the neighborhood. RS -12 zone allows homes to be constructed up to
thirty five (35) feet tall measured at the roof mid -point. The 35 -foot height limit
to the mid -point of the roof could very well result in a home which is forty (40)
feet tall measured at the peak. There are a number of detached shops or
garages in the neighborhood. The shop located on the lot to the east of the
applicant's has a shop/garage that exceeds the height of the dwelling on the
lot.
(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?
It is unlikely that there will be any difference in terms of use between a garage
that is 16 feet tall verses a 17' 9" tall garage. Staff sees no reason why
structure height would increase the potential for objectionable effects such as
noise, fumes, vibrations, dust, traffic or flashing lights. The use of the site will
remain low-density single-family residential.
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(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?
Requirements of the International Building Code will ensure the garage will be
built to conform to all public health or safety standards. The building code
standards coupled with setback requirements will ensure the garage will not be
a nuisance to the neighborhood.
SUPPLEMENTAL FINDINGS OF FACT AND CONCLUSIONS BY PLANNING
COMMISSION FOR SHOPS/GARAGES.
In addition to making and entering conclusions from the record for special
permits based on the criteria in 25.86.060 the Planning Commission shall
consider the following for special permits dealing with increased heights for
detached shops and garages:
(1) Will the shop/garage match the principle structure in design and exterior
treatments such as roofing materials, siding, color, window and door
openings, eave overhangs, fenestrations and other architectural features?
Residential detached shops and garages are required to be compatible and
consistent with the house on the lot. That means either the garage. needs to
have similar siding and roofing materials matching the home or in the case of
pole buildings eave overhangs are required along with colors that are similar to
the house. As a condition of approval the Planning Commission could require
additional architectural features to help offset the additional height.
(2) Will the existing topography and elevation of the site and surrounding
property exacerbate or attenuate the height of the proposed shop/garage?
The site is relatively flat and more or less level with the grade of Road 44.
There are no features on the site that would tend to exacerbate the proposed
height of the garage.
(3) Will the proposal include landscaping features or berms to ameliorate the
height of the shop/garage?
There are no landscaping features indicated on the proposed site plan however,
the existing trees on the lot will screen the proposed garage from the west and
south west. The neighboring property to the north also has a row of pine trees
along the property line separating the applicant's property from the
neighboring property.
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(4) Will the shop/garage be erected on the property utilizing minimum
setbacks?
Based on the site plan (Exhibit `1) the garage placement will substantially
exceed all minimum setbacks for the RS -12 zone. The garage will setback 125
feet from Road 44, 22 feet from the north property line, 63 feet from the south
property line and 131 feet from the rear property line.
(5) Is the site larger than the minimum lot size requirement for the zoning
district?
The RS -12 zone requires parcels be a minimum of 12,000 square feet. The site
is 34,064 square feet; over twice the minimum area. Larger lots allow for the
provision of greater setbacks.
APPROVAL CONDITIONS
1. The special permit shall apply to Franklin County tax parcel #
119502206, addressed 1124 Road 44;
2. The garage must be developed in substantial conformance with the site
plan submitted with this special permit application:
3. The garage shall not exceed 17.10 feet in height as measured at the peak
of the roof;
4. The special shall be null and void if a building permit has not been
obtained by June 30, 2017.
MOTION for Findings of Fact: I move to adopt Findings of Fact and
Conclusions therefrom as contained in the April 20, 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 Jacob Huston for the location
of a shop at 1125 Road 44 with conditions as contained in the April 20,
2017 staff report.
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: SP 2017-006 APPLICANT: G2 Construction
HEARING DATE: 4/20/2017 7117 W Hood Place, Suite 110
ACTION DATE: 5/18/2017 Kennewick, WA 99336
BACKGROUND
REQUEST FOR SPECIAL PERMIT: Location of a Mini -Storage Facility in a C-1 Zone
1.
Legal: Lot 2 Binding Site Plan 2013-02 as adjusted by additional surveys.
General Location: The 6600 block of Chapel Hill Boulevard just north of the
Crossings at Chapel Hill Apartments
Property Size: Approximately 6.6 acres
2. ACCESS: The site has access from Chapel Hill Boulevard.
3. UTILITIES: Water and sewer lines are located in Chapel Hill Boulevard to the
south. Most of the proposed storage buildings will not require connection to
municipal sewer and water.
4. LAND USE AND ZONING: The property is zoned C-1* (Retail Business). The
zoning and land use of the surrounding properties are as follows:
NORTH: C-1/RT I-182 and the TRAC Facility/GESA Stadium
EAST: C-1 Vacant/Future Bethel Chruch
SOUTH: R -4/R-1 Apartments and SFDUs
WEST: C-1 Vacant/Future Retail
*(The site is located in the I-182 Overlay zone.)
S. COMPREHENSIVE PLAN: The site is designated in the Comprehensive Plan for
future commercial uses. The Plan does not specifically address self -storage
facilities, but elements of the Plan encourage the promotion of orderly
development including the development of zoning standards for off-street
parking and other development. Policy LU- 1-B encourages enhancement of the
physical appearance of development within the City. The Comprehensive Plan
(LU -4-A) encourages the location of commercial facilities at major intersection to
avoid commercial sprawl and avoid disruptions of residential neighborhoods.
Policy LU -2-D requires all development to be landscaped. ED -3-E suggests the
use of landscaping to provide a buffer between less intensive uses (such as
residential) from utilitarian areas of commercial and industrial facilities.
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for
this project. 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 proposed site is a parcel located at the 6600 block of Chapel Hill Boulevard, just
north of the Chapel Hill Apartments, and south of I-182. The site is part of the Chapel
Hill Development which is a mixed use subdivision platted in 2005. The site was zoned
C-1 prior to platting in 2003. The site is located over 706 feet from Road 68. Following
the approval of the original plat for the Chapel Hill Development the developer further
divided the site through the Binding Site Plan process. The Binding Site Plan process
was repeated in 2013 creating additional commercial lots. The proposed mini -storage
facility will be located on all of Lot 2 contained within parcel # 117420159.
Mini -storage facilities are a conditional use that may be permitted only by the granting
of a Special Permit. Special Permit reviews and determinations are made based upon
the criteria listed in PMC Section 25.86.060. If it can be demonstrated that a mini -
storage facility will be in accordance with the policies of the Comprehensive Plan, that
it will be maintained in harmony with the existing or intended character of the
surrounding neighborhood, and that it generally supports the other criteria of PMC
Section 25.86.060, a Special Permit may be approved.
The applicant is proposing to develop Lot 2 of Binding Site Plan 2013-02 with a mini -
storage facility. The site plan indicates there will be six storage buildings and one
office plus retail space. The storage buildings will vary in size from approximately
7,720 to 23,000 square feet. The office will be approximately 2,304 square -feet and the
retail space, approximately 10,000 square -feet. In all, a total of around 112,000
square feet of new storage is proposed. Other mini -storage facilities within the I-182
Corridor have only been approved where land has been set aside for future retail or
office surrounding the storage facilities or where a retail and or office spaces has been
built to screen the mini -storage from surround streets. The Burden/Road 60 storage
facility is an example of that. The applicant's plans include a retail presence along
the frontage of Chapel Hill Boulevard. The 10,000 square feet of retail office space will
create a visual buffer between Chapel Hill Boulevard and the mini -storage buildings to
the north.
The property is located in the I-182 Overlay zone which requires a higher standard of
development. The applicant's proposal includes the construction of an office/retail
building with at least three architectural features meeting the I-182 standards. The
storage facility office and retail building will contain a mix of stucco and stone similar
to the Maverik strip center which also contain a mix of stucco and stone.
As discussed above the Special Permit review process allows the Planning Commission
to make a determination on whether or not a proposed use will be or can be
maintained in harmony with the existing or intended character of the neighborhood. It
is through this process that the Planning Commission may develop approval
conditions that would ensure the proposal will be established and operated in
harmony with the neighborhood. The intended character of the site and properties to
the west is retail commercial; property to the east was intended for commercial
development but, Bethel church has been granted a special permit to construct a
church on the property. In addition to the attractive exterior features of the
office/retail building to be built along Chapel Hill Boulevard the Planning Commission
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should at a minimum require all exterior facing walls and end caps of the mini -storage
buildings be constructed of architectural masonry block.
The site's C-1 zoning permits a variety of commercial retail, office and service business
to locate on the property. An office complex with square footage comparable to the
proposed mini -storage facility would generate about 2,300 vehicle trips per day and a
similar sized retail shopping center would generate approximately 4,467 vehicle trips
per day. By comparison the Institute of Traffic Engineers Manual estimates the
proposed mini -storage facility will generate about 210 vehicle trips per day. The low
average from the manual places the daily trip at 125. Experience in Pasco has shown
that mini -storage facilities typically generate traffic at the lower end of the daily
average.
Based upon vehicular traffic to the site the proposed mini -storage facility would create
less noise, vibration and commotion than many permitted uses in the C-1 zone.
Additionally the hours of operation for a restaurant or tavern (both permitted uses)
could also have a greater impact on the neighborhood than a mini -storage facility.
FINDINGS OF FACT
Findings of fact must be entered from the record. The following are initial findings
drawn from the background and analysis section of the staff report. The Planning
Commission may add additional findings to this listing as the result of factual
testimony and evidence submitted during the open record hearing.
1. The site is located at the 6600 block of Chapel Hill Boulevard.
2. The site is accessed from Chapel Hill Boulevard.
3. Currently the site is approximately 6.6 acres in size.
4. Municipal sewer and water are currently located in Chapel Hill Boulevard to the
south.
5. The site is currently vacant.
6. The site is zoned C-1 (Retail Business).
7. The site is directly adjacent to a vacant lot to the east.
8. The site occupies a portion or all of the lot within Binding Site Plan (BSP) 2013-
02;
9. Uses permitted in the C-1 zone include motels, restaurants, retail stores,
offices, convenience stores and taverns/night clubs.
10. Mini -storage facilities in C-1 zones require special permits.
11. The apartment complex to the east beyond the vacant lot maintains a 20 foot
front yard setback.
12. The site is located within the boundaries of the I-182 Overlay District.
13. The provisions of the Overlay District call for a higher standard for development
than in other portion of the community.
14. Other mini -storage facilities within the I-182 Overlay District have only been
approved where land has been set aside for future retail or office space could be
built around the storage facilities or where offices and or retail facilities have
been constructed to screen the storage facilities from adjoining streets.
15. Estimates from the Institute of Traffic Engineers Manual 8th Addition indicate
the proposed mini -storage facility could generate about 125 to 210 vehicle trips
per day. By comparison the manual estimates a retail facility of similar size can
generate around 4,467 vehicle trips per day
3
16. The applicant's plans include an office/retail building to be constructed along
the Chapel Boulevard street frontage.
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?
A mini -storage facility can be compatible with several Comprehensive Plan
policies.
Policy LU -1-B encourages enhancement of the physical appearance of
development within the City. The proposal would replace vacant land with a
well-developed facility with landscaped street frontage. Policy LU -2-D requires
all development to be landscaped. Development of the site currently includes
landscaping which support policies of the Comprehensive Plan (LU2-D). The
Comprehensive Plan (LU -4-A) encourages the location of commercial facilities at
major intersection to avoid commercial sprawl and avoid disruptions of
residential neighborhoods.
(2) Will the proposed use adversely affect public infrastructure?
All municipal utilities are currently available to the site from Chapel Hill
Boulevard. Water and sewer demands of the proposed use will be negligible
compared to permitted uses such as restaurants and similar uses. Impacts to
the adjoining streets will likewise be minimal due to the low volume of traffic
typically generated by mini -storage facilities.
(3) Will the proposed use be constructed, maintained and operated to be in harmony
with existing or intended character of the general vicinity?
The Comprehensive Plan (LU -4-A) encourages the location of commercial
facilities at major intersection to avoid commercial sprawl and avoid disruptions
of residential neighborhoods. The proposed site is zoned C-1 and is located on
Chapel Hill Boulevard near the Road 68/I-182 interchange. Due to the lack of
traffic and noise generated by mini -storage facilities the proposal may be more
in harmony with the neighborhood to the south and east than permitted uses.
Harmony with the neighborhood will be further achieved through
implementation of the I-182 building standards.
(4) Will the location and height of proposed structures and the site design discourage
the development of permitted uses on property in the general vicinity or impair the
value thereof?
Structures in the C-1 zone are limited to thirty five (35) feet in height. None of
the proposed structures will approach 35 feet in height with the tallest
structure being about twenty five (25) feet in height.
The location of mini -storage facilities adjacent to residential neighborhoods
within the City has not resulted in complaints being forwarded to the City.
According to Franklin County assessors records the location of a mini -storage
facility immediately adjacent to the Sunny Meadows subdivision has not
impacted the assessed value of the homes directly north of the mini -storage
facility.
(5) Will the operations in connection with the proposal be more objectionable to nearby
properties by reason of noise, fumes vibrations, dust, traffic, or flashing lights than
would be the operation of any permitted uses within the district?
The City receives few to no complaints about the operations of mini -storage
facilities adjacent to residential neighborhoods Typically, mini -storage facility
generate far less traffic, noise, dust, etc. than some uses permitted in the C-1
zone; such as restaurants, taverns, night-clubs and car -washes.
(6) Will the proposed use endanger the public health or safety if located and developed
where proposed, or in any way will become a nuisance to uses permitted in the
district?
As a general land use, mini -storage facilities are not inherently dangerous to
public health or safety and do not generate nuisance conditions. Placing a retail
building and mini -storage buildings on this particular parcel may be beneficial
in that it will buffer occupied land to the south from freeway noise.
APPROVAL CONDITIONS
1) This Special Permit shall apply to Lot 2 of Binding Site Plan 2013-02 (Franklin
County Tax Parcel 117420159)
2) The site shall be developed in substantial conformance with the site plan
submitted with the Special Permit application;
3) The property must be developed in conformance with the I-182 Overlay District
design standards;
4) All aisle -ways between buildings and all entrance driveways/roads shall be
hard -surfaced;
5) All building walls exposed to an existing city street together with all walls visible
from adjoining properties and freeway shall contain architectural features to
add interest and aesthetic qualities to building by the use of masonry coursing,
pilasters, patterning, alternating textures and decorative molding to match the
existing office building. No composite materials, such as typical home siding,
are permitted;
5
6) All metal roofing shall be colored to complement the exterior walls of the mini -
storage buildings while minimizing glare;
7) The site shall be screened with an architectural block wall/fence on the north
property line;
8) An office/retail building of at least 10,000 square feet must be constructed
between the mini -storage buildings and Chapel Hill Boulevard. The
construction of the retail building and mini -storage buildings must be
complementary in materials and colors following the I-182 standards:
9) All security lighting shall be shielded and designed to prevent the
encroachment of light onto adjoining properties;
10) The Special Permit shall be null and void if a building permit has not been
obtained by June 1, 2018.
RECOMMENDATION
MOTION: I move to close the hearing on the proposed special permit and set May
18, 2017 as the date for deliberations and the development of a
recommendation for the City Council.
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Vicinity Item: Mini -Storage in C-1 Zone N
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File #: SP 2017-006
Land Use Item: Mini -Storage in C-1 Zone N
Map Applicant: G2 Construction
File #: SP 2017-006
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: PP 2017-003
HEARING DATE: 04/20/2017
ACTION DATE: 05/18/2017
APPLICANT: RP Development
6159 W Deschutes
Kennewick WA 99336
REQUEST: Preliminary Plat: Ferrara Place. 17 -Lots (Multi -Family)
1. PROPERTY DESCRIPTION:
Legal: Lot 21, Coles Estates and Lot B, Majestia Place
General Location: Just south of Majestia Lane between Roads 90 and 92
Property Size: 3.04 Acres
Number of Lots Proposed: 17 lots for zero -lot -line construction
Square Footage Range of Lots: 4,756 ft2 to 6,365ft2
Average Lot Square Footage: 5,365 ft2
2. ACCESS: The property will have access from Roads 90 and 92
3. UTILITIES: Municipal water and sewer service will need to be extended
through the site, water from the east and west, and sewer from the west
in Road 92. Irrigation lines will need to be installed through the site and
extended the length of the site.
4. LAND USE AND ZONING: The site is zoned R-3 (Medium Residential)
Surrounding properties are zoned and developed as follows:
NORTH: R-1 - Single -Family Residences
EAST: R-1, R-3 - Single Family Residences
SOUTH: C-1 - Office Building, Vacant
WEST C-1- Vacant
5. COMPREHENSIVE PLAN: Comprehensive Plan designates the site for
either Mixed -Residential or Commercial uses. Goal LU -2 encourages the
maintenance of established neighborhoods and the creation of new
neighborhoods that are safe and enjoyable places to live. Goal LU -3-E
encourages the City to designate areas for higher density residential
development where utilities and other facilities enable efficient use of
capital resources. 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. Other goals and policies
suggest the City permit a full range of residential environments including
multi -family homes (H -2-A) and standards that control the scale and
density of accessory buildings and homes to maintain compatibility with
other residential uses (H -4-B). According to the Comprehensive Plan,
mixed residential development means 5 to 20 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 mixed residential uses when or where: sewer is
available, the location is convenient to major circulation routes, the site
serves as a transition between more intense uses and low density uses,
and when there is a market demand.
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 site was annexed in 1982 as part of the Northwest Annexation area. Upon
annexation the property was initially zone RT (Residential Transition) and later
zoned to C-1 (Retail Business). In February 2017 the site was rezoned R-3 in
anticipation of this Preliminary Plat.
The site is near the transition area as indicated in the Comprehensive Plan and
can be zoned for either mixed -residential or commercial development.
The applicant is proposing to subdivide the site in question into 17 lots to allow
the construction of up to 8 duplexes. Each duplex would occupy two lots with
the common lot line dividing each unit. This proposal for Ferrara Place is
similar to the process used for the development of the Island Estates Row
Homes in the Island Estates subdivision (Phase 8), Mediterranean Villas, and
Columbia Villas. Each of these subdivisions was zoned for multi -family
development and later platted into individual lots. The lots lines within these
subdivisions became the common boundary line separating the dwelling units.
LOT LAYOUT: The proposed Plat contains 17 lots; with the lots varying in size
from 4,756 square feet to 6,365 square feet. The proposal is consistent with
the density requirements of the R-3 zoning of the site.
RIGHTS-OF-WAY: All lots have frontage on a street which will be dedicated.
UTILITIES: Municipal water and sewer lines are located in Roads 90 and 92
at the east and west ends of the proposed plat. The developer will be required
to extend an 8 inch water line in the street connecting to and looping Roads 90
and 92, and an 8 inch sewer line connecting in at Road 92. The developer will
be responsible for extending utilities into the Plat.
A utility easement will be needed along the first 10 feet of street frontage of all
lots. The final location and width of the easements will be determined during
the engineering design phase. The front yard setbacks for construction
`J
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 and
streetlights when construction plans are submitted. As a general rule, fire
hydrants are located at street intersections and at a maximum interval of 500
feet and in accordance with the City's Fire Protection Master Plan. Streetlights
are located at street intersections and at 300 -foot intervals on residential
streets.
STREET NAMES: The 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 require the Planning
Commission to develop Findings of Fact as to how this proposed subdivision
will protect and enhance the health, safety and general welfare of the
community. The following is a listing of proposed "Findings of Fact":
Prevent Overcrowding: Density requirements of the R-3 zone are designed to
address overcrowding concerns. The Comprehensive Plan suggests the property
in question be developed with 5 to 20 dwelling units per acre. The proposed
Plat has a density of less than 8 units per acre. No more than 60 percent of
each lot is permitted to be covered with structures per the R-3 zoning
standards.
Parks, Open Space & Schools: City parks are located in Columbia Place
(Vintage Park) approximately 2,000 feet (.37 miles) away, and Island Estates
(Island Park), approximately 3,537.8 feet (.67 miles) away. The proposed
subdivision will be served by Maya Angelou Elementary School, McLoughlin
Middle School and Chiawana High School. As well, two more lots north of
Burns Road and north of the proposed subdivision have been recently
purchased by the Pasco School District in anticipation of further development.
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 $4,525 will be charged for each new
duplex unit at the time of building permit issuance. The School District has
3
purchased two parcels north of Burns Road north the proposed subdivision for
the siting of future schools.
Effective Land Use/Orderly Development: The Plat is laid out for multi-
family development as identified in the Comprehensive Plan. The maximum
density permitted under the Comprehensive Plan is 20 dwelling units per acre.
The developer is proposing a density of 5.6 units per acre.
Safe Travel & Walking Conditions: The Plat is connected to Sandifur
Parkway, and Burns Road via Roads 90 and 92. Sidewalks will be installed at
the time homes are built on individual lots. These sidewalks will connect with
sidewalks to be built on Roads 90 and 92 which feed down to the existing
sidewalk on Sandifur Parkway.
Adequate Provision of Municipal Services: All lots within the Plat will be
provided with water, sewer and other utilities.
Provision of Housing for State Residents: This Preliminary Plat contains 17
residential building lots, providing an opportunity for the construction of at
least 8 duplex units.
Adequate Air and Light: The maximum lot coverage limitations 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
to each lot. Connections to the community will be provided by Sandifur
Parkway, and Burns Road via Roads 90 and 92. 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 site is near the transition area
between mixed residential and commercial as indicated in the Comprehensive
Plan and can be zoned either mixed -residential or commercial. 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 and slopes slightly from the north to the south.
• The site is currently vacant.
4
• The site is not considered a critical area, a mineral resource area or a
wetland.
• The site is near the transition area between mixed residential and
commercial as indicated in the Comprehensive Plan and can be zoned
either mixed -residential or commercial.
• Mixed residential development is described in the Comprehensive Plan as
five to twenty dwelling units per acre.
• The site is zoned R-3 (Medium Density Residential).
• The site was zoned R-1 when it was annexed in June of 2016.
• The site was rezoned R-3 in February of 2017 to provide an area of
transition between the more intense C-1 zoning just south of the project
and the less intense residential development in the Majestia Place
subdivision to the north.
• 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 1,440
vehicle trips per day.
• The current traffic impact fee is $709 per dwelling unit. The impact fees
are collected at the time permits are issued and said fees are used to
make traffic improvements and add traffic signals in the I-182 Corridor
when warranted.
• The current park impact fee is $1,432 per dwelling unit.
• 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.
5
• 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 for obtaining the signatures of all parties
required on the agreement and to have the agreement recorded with the
Franklin County Auditor. The original signed and recorded copy of the
agreement is presented to the City of Pasco at the intake meeting for
construction plans.
• The developer is responsible for all costs associated with construction
inspection and plan review service expenses incurred by the City
Engineering Office.
• 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 shall be created in
accordance with the requirements detailed in the Record Drawing
Requirements and Procedure form provided by the Engineering Division.
This form must be signed by the developer prior to construction plan
approval.
• The final plat will contain 10 -foot utility easements parallel to all streets.
Additional easement will be provided as needed by utility providers.
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
Municipal Code and the standard specifications of the City Engineering
division. These standards for streets, sidewalks, and other infrastructure
0
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. The Preliminary Plat was forwarded
to the Franklin County PUD, the Pasco School District and Ben -Franklin
Transit Authority for review and comment.
City parks are located in the subdivisions to the west and southwest 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.
(3) The proposed subdivision conforms to the policies, maps and
narrative text of the Comprehensive Plan;
The site is near the transition area between mixed residential and commercial
as indicated in the Comprehensive Plan and can be zoned either mixed -
residential or commercial. Mixed residential development is described as 5 to
20 dwelling units per acre in the text of 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 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
7
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. 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).
2. No utility vaults, pedestals, or other obstructions will be allowed at street
intersections.
3. The developer/builder shall pay the City a "common area maintenance fee"
of $375 per lot upon issuance of building permits for homes. These funds
shall be placed in a fund and used to finance the maintenance of arterial
boulevard strips.
4. 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".
MOTION: I move to close the hearing on the proposed subdivision and
initiate deliberations and schedule adoption of Findings of Fact,
Conclusions and a Recommendation to the City Council for the
May 18, 2017 meeting.
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: PP 2017-005 APPLICANT: Derek Alexander
HEARING DATE: 4/20/2017 2090 Kingston Rd.
ACTION DATE: 5/18/2017 Richland, WA 99354
BACKGROUND
REQUEST: Preliminary Plat: Chiawana Place, (78 -Lot Single Family
Subdivision).
1. PROPERTY DESCRIPTION:
Legal: SW Quarter of the SE Quarter of Section 16, T9N,
R29E, WM
General Location: North side of Argent Road east of the Chiawana High
sports fields.
Property Size: 29 Acres
Number of Lots Proposed: 78 single-family lots
Souare Footage Range of Lots: 9,907 ft2 to 16,807 ft2
Average Lot Square Footage: 11,179 ft2
2. ACCESS: The property will have access from Argent Road and Road 76.
3. UTILITIES: Municipal water and sewer service are in Argent Road.
4. LAND USE AND ZONING: The site is zoned RS -1 (Suburban
Residential). Surrounding properties are zoned and developed as follows:
NORTH: R-1- Vacant
SOUTH: RS -20 - Single -Family (County)
EAST: RS -1 - Single -Family and vacant land being developed
WEST RS -1 - Chiawana High Sports Fields
S. 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
I
neighborhoods and the creation of new neighborhoods that are safe and
enjoyable places to live.
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead
agency for this project. Based on the SEPA checklist, the adopted City
Comprehensive Plan, City development regulations, and other information, a
threshold determination resulting in a Determination of Non -Significance
(DNS) has been issued for this project under WAC 197-11-158.
ANALYSIS
The project site is located immediately east of the Chiawana High sports fields
on the north side of Argent Road. This site was part of the Road 68 DNR
property that the Planning Commission was involved in determining zoning
and the general layout of major streets. The applicant recently purchased the
site from the DNR and is now seeking preliminary plat approval in preparation
for development of single-family subdivision.
The site was initially designated for low-density residential development under
the 1982 Comprehensive Plan and again under the 1995 Plan and the updated
Plan of 2008. The property is zoned RS -1 (Suburban Residential).
The property is located between Argent Road and the FCID canal directly east
of Chiawana High School. A 20 -inch water main was installed in Argent Road
across southern boundary of the site in 2004 and a sewer line was extended to
the southwest corner of the property in 2007 when Chiawana High School was
built. A 75 foot natural gas pipe line easement crosses the eastern third of the
property diagonally and presents challenges in the design and lot layout of the
proposed plat.
The natural gas pipe line easement will need to be identified as separate parcel
and improved with lawn prior to final plat approval. A home owners
association will also need to be established for the purpose of maintaining the
gas line easement. Village at Pasco Heights and Madison Park north of Burden
Boulevard are examples of other subdivisions that improved the gas line
easement with lawn and established an association to maintain the easement.
Without the landscaping and associated maintenance the gas line easement
will become a nuisance for the residents of the new plat.
LOT LAYOUT: The proposed plat contains 78 residential lots. The lots vary in
size from 9,907 square feet to 16,807 square feet. The proposal is consistent
with the density requirements of the RS -1 zoning on the site. The minimum lot
size for the RS -1 zone is 10,000 square feet. The single 9,907 square foot lot
does not meet the minimum lot size requirement. However, the municipal code
z
(PMC 25.64: Planned Density Development) allows subdivisions to have a
variety of lots sizes as long as the overall density meets or exceeds the densities
permitted under the zoning classification. In this case the overall density is
determined by dividing the plat acreage (minus roads) by the minimum lot size
of 10,000 square feet. The resulting number is 94.74 lots. The applicant did
not specifically apply for a Planned Density Development. The Planning
Commission will need to determine what direction they want to take on this
issue.
Lots in RS -1 zones are required to have 90 feet of street frontage except in cul
de sacs. Lot, 20 only has 20 feet of frontage and is typical flag lot. Lot 20 will
need to be modified or absorbed into surrounding lots.
RIGHTS-OF-WAY: All lots have frontage on streets which will be dedicated.
Road 76 is only shown as a 60 foot right-of-way but should be an 80 foot right-
of-way. Road 76 is planned to connect north of the FCID canal through the
former DNR property. Currently, Road 76 is planned to go over 1-182 to Road
76 on the north side of the freeway. This road is planned to be an 80 foot wide
collector type right-of-way
UTILITIES: Municipal water service is located in Argent Road. There is a
sewer trunk line running along the eastern boundary of the site and a sewer
manhole at the intersection of future Rd 76 and Argent Road. Utility lines will
be extended through the plat.
A utility easement will be needed along the first 10 feet of street frontage of all
lots. The final location and width of the easements will be determined during
the 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 and
streetlights when construction plans are submitted. As a general rule, fire
hydrants are located at street intersections and with a maximum interval of
500 feet between hydrants on alternating sides of the street. Streetlights are
located at street intersections, with a maximum interval of less than 300 feet
on residential streets, and with a maximum interval of 150 feet on arterial
streets. The intervals for street light placements are measure along the
centerline of the road. Street lights are placed on alternating sides of the
street.
STREET NAMES: The proposed street names will be added prior to final plat
approval.
IRRIGATION: The municipal code requires the installation of irrigation lines
as a part of the infrastructure improvements.
M
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 require the Planning
Commission to develop Findings of Fact as to how this proposed subdivision
will protect and enhance the health, safety and general welfare of the
community. The following is a listing of proposed "Findings of Fact":
Prevent Overcrowding: Density requirements of the RS -1 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 2.9 units per acre. No more than 40 percent of
each lot is permitted to be covered with structures per the RS -1 standards.
Parks Opens Space/Schools: City parks are located in Columbia Place and
Island Estates to the east and 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. To prevent the gas line easement from becoming a dusty and weedy
eyesore it will need to be graded and covered in lawn. This will create an
attractive open space feature for the subdivision.
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 2.9 units per acre. The proposed
development will include improvements to both Argent Road and Road 76.
The east half of Road 72 on the east is in the process of being vacated and will
end up functioning as an alley in conjunction with the FCID easement and
sewer easement along the eastern boundary of the plat.
Safe Travel & Walking Conditions: The plat will connect to the community
through the existing network of streets. Sidewalks are installed at the time
homes are built on individual lots. The sidewalks will be constructed to
current City standards and to the standards of the American's with Disabilities
4
Act (ADA). The ADA ramps at the corners of all intersection will be installed
with the construction of the road improvements and the sidewalks along Argent
Road and Road 76 will be installed with the infrastructure improvements.
Adequate Provision of Municipal Services: All lots within the Plat will be
provided with water, sewer and other utilities.
Provision of Housing for State Residents: This Preliminary Plat contains 78
residential building lots, providing an opportunity for the construction of 78
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
to each lot. Connections to the community will be provided by Road 76 and
Argent 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 and slopes slightly from the north to the south.
• 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 -1 (Suburban Residential).
5
• 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 780
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 1-182 Corridor
when warranted.
• The current park impact fee is $1,432 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.
• RCW 58.17.110 requires the City to make a finding that adequate
provisions have been made for schools before any preliminary plat is
approved.
• The City of Pasco has adopted a school impact fee ordinance compelling
new housing developments to provide the School District with mitigation
fees. The fee was effective April 16, 2012.
• Past correspondence from the Pasco School District indicates impact fees
address the requirement to ensure adequate provisions are made for
schools.
• 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 for obtaining the signatures of all parties
[i
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 developer is responsible for all costs associated with construction
inspection and plan review service expenses incurred by the City
Engineering Office.
• 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 shall be created in
accordance with the requirements detailed in the Record Drawing
Requirements and Procedure form provided by the Engineering Division.
This form must be signed by the developer prior to construction plan
approval.
• The final plat will contain 10 -foot utility easements parallel to all streets.
Additional easement will be provided as needed by utility providers.
• A natural gas line easement is located in the eastern third of the
proposed plat. The gas line easement will need to be improved to prevent
it from becoming an eyesore and nuisance.
• There is a FCID irrigation easement and a City sewer easement along the
eastern boundary of the proposed plat.
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, Cascade Gas, Charter Cable, franklin County Irrigation District 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 parks are located in the subdivisions to the west and
southwest 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 arterial street
improvements along Argent Road and Road 76.
(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
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. 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
s
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 developer shall install common "Estate Type" fence six -feet in height
along the west and south line of the plat as a part of the infrastructure
improvements associated with the plat. The fence must be constructed
of masonry block. A fencing detail must be included on the subdivision
construction drawings. Consideration must be given to a reasonable
vision triangle at the intersection of streets. The City may make repairs
or replace the fencing as needed. Property owners adjoining said fence
shall be responsible for payment of all costs associated with maintenance
and upkeep. These fencing requirements shall be noted clearly on the
face of the final plat(s). A concrete mow strip shall be installed under any
common fence as directed by the City Parks Division and shall be
approved by the Parks Department prior to installation.
4. No fencing is permitted across the FCID easement or City sewer line
easement along the eastern boundary of the plat. All yard fencing must
be setback to the westerly most easement line unless otherwise approved
by the FCID. The sewer line easement cannot be fenced.
5. Excess right-of-way along Road 76 must be landscaped. Said
landscaping shall include irrigation, turf and trees. Trees shall be
planted at 50 foot intervals. The species of the trees will be determined
by the Parks Department. All landscaping and irrigation plans shall be
reviewed and approved by the Parks Department prior to installation.
Water usage for City right-of-way landscaping shall come from a source
by the City of Pasco with the connection and meter fees paid for by the
developer.
9
6. An off -set sidewalk landscaping and irrigation shall be installed along
Argent Road matching the design of the sidewalk and landscaping in
front of Chiawana High School. The curb and gutter section of the road
must be located to the south of the BPA power poles. All landscaping and
irrigation plans must be approved by the Parks Department prior to
installation.
7. The developer/ builder shall pay the City a "common area maintenance
fee" of $475 per lot upon issuance of building permits for homes. These
funds shall be placed in a fund and used to finance the maintenance of
arterial boulevard strips. The City shall not accept maintenance
responsibility for the landscaping abutting said streets until such time as
all fees are collected for each phase that abut said streets.
8. Lots abutting Road 76 and Argent Road shall not have direct access to
said streets. Access shall be prohibited by means of deed restrictions or
statements on the face of the final plat(s).
9. The final plat(s) shall contain a 10 -foot utility easement parallel to all
streets unless otherwise required by the Franklin County PUD.
10. Road 76 must contain 40 feet of right-of-way between the center line of
the road and the west line of the plat. The paved portion of the right-of-
way must contain and approved bicycle lane.
11. The developer must contribute one quarter of the cost of installing the
Road 76 canal crossing.
12. The sewer line easement and FCID easement to the east will be treated
as an alley and alley development standards will apply.
13. The natural gas line easement through the plat must be identified as
Parcel or Tract "A" owned and maintained by the homeowners
association and must be landscaped with lawn and an irrigation system.
14. The developer is responsible for establishing a home owners association
that will be responsible for maintaining the lawn on the Gas line
easement.
15. 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".
10
MOTION: I move to close the hearing on the proposed preliminary plat and
set May 18, 2017 as the date for deliberations and the development
of a recommendation for the City Council.
11
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