HomeMy WebLinkAbout05-18-2017 Planning Commission Meeting PacketPLANNING
REGULAR MEETING
I.
CALL TO ORDER:
II.
ROLL CALL:
III.
PLEDGE OF ALLEGIANCE
IV.
APPROVAL OF MINUTES:
V.
OLD BUSINESS:
-AGENDA
7:00 P.M. May 18, 2017
Declaration of Quorum
April 20, 2017
A. Special Permit Mini -Storage Facility (G2 Commercial Construction
LLC) (MF# SP 2017-006)
B. Preliminary Plat Ferrara Place, 17 -lots (Multi -Family) (RP
Development) (MF# PP 2017-003)
C. Preliminary plat Chiawana Place, 78 -lots (Single -Family) (Derek
Alexander) (MF# PP 2017-005)
VI. PUBLIC
A. Preliminary Plat Riverhawk Estates. 199 -lots (Single -Family) (RP
Development) (MF# PP 2017-003)
VII. WORKSHOP:
A. Code Amendment Planned -Unit Development (PUD) Open Space
Requirements IMF# CA 2017-003)
B. Code Amendment Residential Design Standards Regarding False
Dormers & Flat Roofs (MF# CA 2017-004)
C. Code Amendment Revisions to the Central Business District Zoning
MF# CA 2017-005
VIII. OTHER BUSINESS:
IX. ADJOURNMENT:
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 COMMISSION MEETING
CALL TO ORDER:
The meeting was called to order at 7:00pm by Chairwoman Polk.
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:
April 20, 2017
Chairwoman Polk read a statement about the appearance of fairness for hearings on land
use matters. There were no declarations.
Chairwoman Polk 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:
Chairwoman Polk explained that state law requires testimony in quasi-judicial hearings
such as held by the Planning Commission be given under oath or affirmation.
Chairwoman Polk swore in all those desiring to speak.
APPROVAL OF MINUTES:
Commissioner Bowers moved, seconded by Commissioner Roach that the minutes dated
March 16, 2017 be approved. The motion passed unanimously.
OLD BUSINESS:
A. Preliminary Plat Chiawana Heights, 80 Lots (Ron Asmusl (MF# PP
2017-0021
Chairwoman Polk read the master file number and asked for comments from staff.
Dave McDonald, City Planner, stated staff had no additional comments.
Commissioner Roach moved, seconded by Commissioner Greenaway to adopt the findings
of fact and conclusions therefrom as contained in the April 20, 2017 staff report. The
motion passed unanimously.
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Commissioner Roach moved, seconded by Commissioner Greenaway, 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. The motion passed unanimously.
B. Special Permit Location of a Beauty School in a C-3 Zone (Maria
Segural IMF# SP 2017-0041
Chairwoman Polk 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. At the previous meeting
there was a misunderstanding of how many students would be present in the school at
one time and how many would be able to fit in the building per building code. Staff
worked with the applicant, who submitted a floor plan, and the applicant confirmed they
would have 20-30 students at any given time. The building had adequate parking and
enough room to fit the number of students with the configuration the applicant had
submitted and was within the parameters of the building code.
Commissioner Greenaway asked if someone from the State would come out to inspect to
insure they had a separate sink to mix the chemicals.
Mr. White responded that he didn't believe anyone from the State would be required to
come inspect, however, the City of Pasco Inspection Services Division would inspect the
property.
Commissioner Bowers asked if they had enough bathroom stalls required.
Mr. White stated that the building was in compliance with the applicant's request.
Commissioner Polk asked for clarification on the classroom and training area that was
depicted in the applicant's plans that were submitted.
Mr. White responded that the training area would be where the actual haircuts would take
place.
Commissioner Roach moved, seconded by Commissioner Bykonen to adopt the findings of
fact and conclusions therefrom as contained in the April 20, 2017 staff report. The motion
passed unanimously.
Commissioner Roach moved, seconded by Commissioner Bykonen, 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 beauty school at 2508 W. Sylvester Street, Suite
E (Parcel # 119-461-100) with conditions as listed in the April 20, 2017 staff report. The
motion passed unanimously.
C. Special Permit Shop Height Variance (Jacob Huston) (MF# SP 2017-
0051
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Chairwoman Polk read the master file number and asked for comments from staff.
Dave McDonald, City Planner, stated there were no additional comments.
Commissioner Bykonen moved, seconded by Commissioner Greenaway to adopt the
findings of fact and conclusions therefrom as contained in the April 20, 2017 staff report.
The motion passed unanimously.
Commissioner Bykonen moved, seconded by Commissioner Greenaway, based on the
findings of fact and conclusions as adopted, 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. The motion
passed unanimously.
PUBLIC HEARINGS:
A. Special Permit Special Permit to Serve the Homeless Meals (Feed
the Homeless Ministry) (MF# SP 2017-002) -
Withdrawn
Chairwoman Polk read the master file number and asked for comments from staff.
Staff explained that the applicant withdrew this application.
B. Special Permit Special Permit to Locate Mini -Storage Facility (G2
Commercial Construction LLC) (MF# SP 2017-0031
Chairwoman Polk read the master file number and asked for comments from staff.
Darcy Bourcier, Planner I, discussed the special permit application to locate a mini -
storage facility. The parcel is located in the C-1 zone and is approximately 6.6 acres and
located just north of The Crossings at Chapel Hill Apartments. Mini -storage facilities
require special permits in the C-1 zoning district. The site is located in the I-182 Overlay
District and with that there are higher design standards in regards to landscaping,
building and signage. Other mini -storage facilities within the 1-182 Overlay District have
only been approved where land has been set aside for future retail or office space. The site
plan indicates that there will be 6 storage buildings and 1 office plus retail space with a
total of roughly 112,000 sqft of new storage. The applicant plans include a retail presence
along the frontage of Chapel Hill Boulevard, such that the storage units themselves won't
be seen from the street. The 10,000 sqft of office/retail space will create a visual buffer
between Chapel Hill Boulevard and the mini -storage buildings to the north. The
office/retail building will contain a mix of stucco and stone, similar to the Maverick Strip
Center and in this way will maintain the intended character of the neighborhood. The
proposed mini -storage would generate around 210 vehicle trips per day, where as a
similarly sized retail shopping center would generate around 4,400 vehicle trips per day as
projected by the Institute of Traffic Engineers Manual.
Commissioner Roach asked if this was the first time the City has seen a storage facility
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with retail space connected in this manner.
Ms. Bourcier stated that she does not have the history to answer that question.
Dave McDonald, City Planner, responded that the other storage facilities mainly only have
offices and he listed some examples. He stated that a large facility on Sandifur Parkway
has reserved parcels in front of the mini -storage for future office buildings but they have
not been built yet.
Commissioner Bowers asked if this project if constructed, would kill the prospect of a
Target coming to that area.
Mr. McDonald answered that when Target was looking to locate to the community, they
had a site plan prepared for the property behind the Maverick Gas Station on the corner of
Road 68 and Sandifur Parkway. That parcel is still there and there is a parcel across the
street that is large enough to the north of the Maverick as well as a large parcel to the west
of Lowe's. Then there is the south side of Road 68, west of this proposed site, and there is
a large area set aside for commercial as well as the Road 100 area.
Douglas Gunther, of G2 Construction, 7117 W. Hood Place, Ste. 110, Kennewick, spoke as
the contractor for the property owners and offered to answer any questions but stated that
the property owners would be the best to speak on their project.
Susan and David Peachey, 4961 Olympia Street, Kennewick, spoke on behalf of their
special permit application. Ms. Peachey stated that they have been in the mini -storage
business for 33 years. They wish to make it a beautiful, Class A storage facility with a lot
of security and fencing blending into the neighborhood. They are excited to add the mini -
mall for commercial to the facility.
Commissioner Roach asked if the photo/drawing that was provided to the Planning
Commission was the actual design.
Ms. Peachey responded that it was.
Commissioner Bowers asked for clarification for parking of motor homes on their property.
Ms. Peachey answered that they will provide some covered parking for motor homes. RV's
sales have increased in the past few years so there is an increased need for parking. They
will have covered spots as well as enclosed parking. As for the storage units, they will
offer 12-14 different sizes to meet various needs.
Commissioner Mendez asked if this facility would be open 24 hours.
Ms. Peachey responded that they will have controlled hours. Their current facility is open
from 7AM-8PM for security reasons. Often times the facilities open 24 hours have more
break-ins, theft and unwanted activities. There are other facilities that provide 24 hour
access for clients who need it.
Commissioner Polk asked if there would be any light pollution issues on Chapel Hill
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Boulevard that would possibly disturb the nearby apartments.
Mr. &. Ms. Peachey both responded that the light would be contained away from the
apartments. Ms. Peachey added that the lighting would be pointed downward in the rows
between the buildings.
Mr. Peachey said they could install deflectors if needed.
With no further questions or comments the public hearing closed.
Commissioner Bowers moved, seconded by Commissioner Greenaway, to close the public
hearing on the proposed special permit and set May 8, 2017 as the date for deliberations
and the development of a recommendation for the City Council. The motion passed
unanimously.
C. Preliminary Plat Ferrera Place. 17 -lots (Multi -Family) (RP
Development) (MF# PP 2017-0031
Chairwoman Polk read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the preliminary plat
application for Ferrera Place. This site may be familiar to the Planning Commission as
earlier in the year this site was rezoned to R-3; Planning Commission recommended
approval and Council approved the rezone. The plat is now following the zone change for
a 17 lot development on a little of 3 acres. It will eventually be home to 8 duplex,
common -wall construction dwelling units. The site has development occurring all around
it in all directions.
Commissioner Bowers asked for clarification on the number of units and the definition of
duplexes.
Mr. White answered that these will be two units connected, side by side, with the property
line running through them. This allows for one person to own one half and another
person to own the other half. It is very similar to Mediterranean Villas just northwest of
this site.
Steven Bowman, 7114 Maxim Court, spoke on behalf of his application. He clarified that
there will be 2 units with a common wall.
Commissioner Roach asked if each lot would have 2 units and confused why there was an
odd number proposed.
Mr. Bowman responded that each lot has one unit so there would be half the number of
individual structures.
Commissioner Bowers asked how there was an odd number if they are duplexes.
Mr. Bowman stated that one lot would only have a single unit/structure which explains
the odd number of lots. He addressed why one lot and road would jog out, creating a tear
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drop shaped lot, to get the distance required by the City.
Commissioner Bowers asked if that jut out would be landscaped.
Mr. Bowman explained some of their ideas for that area of land but that it would be
beautified in some way.
Commissioner Bowers asked if it would be on him to beautify.
Mr. Bowman answered yes.
Dave McDonald, City Planner, added that the applicant had considered using the space
for additional parking for guests of the homeowners.
Commissioner Mendez asked if there would be garages and if they are land locked, such
as, how will people access the duplexes.
Mr. White clarified the proposed preliminary plat and that it would not be land locked. He
explained where the new street would be located and that each lot would have public
street frontage.
With no further questions or comments the public hearing closed.
Commissioner Roach asked if it were duplexes or townhomes that were built near Road 90
and Sophie Court.
Mr. White answered that those are single-family.
Commissioner Roach asked if the plat north of Sophie Court was multi -family.
Mr. White responded that it is single-family residences but all on 1 lot. It is a rental
property.
Commissioner Greenaway moved, seconded by Commissioner Bykonen, to close the public
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. The motion passed unanimously.
D. Preliminary Plat Chiawana Place. 78 -lots (Single-Familyl (Derek
Alexander) (MF# PP 2017-0051
Chairwoman Polk read the master file number and asked for comments from staff.
Dave McDonald, City Planner, discussed the preliminary plat application for Chiawana
Place. This piece of property was part of the larger DNR property that the Planning
Commission looked at roughly a year ago when the zoning was being determined. DNR
has since sold several parcels off, this being one of them. It is a 29 acre parcel zoned R -S-
1, which requires larger lot sizes in the 10,000 sqft. range. The applicant has laid out the
parcel with 78 lots with 1 connecting street to Argent Road and another connecting street
to future Road 76 so that would divide this property from the sports fields of Chiawana
High School.
The property has some development constraints in that the Williams gas pipeline runs
through the property diagonally so no building can occur on that and it is set aside as a
separate parcel. Like other gas line easements to the north in Madison Park and Village at
Pasco Heights, the developer will be required to grass the area with irrigation and set up a
homeowner's association to maintain the area so it doesn't become a nuisance with weeds
and dust. They will have to coordinate with the gas company in Salt Lake City, UT when
they get ready to do that. Provided in the report is the mandatory analysis and review of
the items that the state law and municipal code require the Planning Commission to look
at in terms of layout, right-of-way, utilities, irrigations, water rights, etc. Another issue to
look into is that 1 lot is just under 10,000 sqft. The applicant has the option to try and
shuffle some of the property lines one way or the other to get that up to 10,000 sqft. or the
Planning Commission could treat it as a planned density development. In a planned
density development project, which the applicant didn't apply for, some lots can be smaller
than 10,000 sqft. and some can be bigger than 10,000 sqft. as long as the average density
doesn't exceed what would be allowed to be built with all of the lots being 10,000 sqft.
Many of the subdivisions to the north of the highway were developed that way. Another
concern with the plat is that in the right side of the plat at the end of the cul-de-sac there
is a flag lot with 20 feet of frontage. In the R -S-1 zone with lots of 10,000 sqft. the
requirement for frontage is 90 feet. Also, typically flag lots are frowned upon so that will
need to be modified somehow. Just to the east of the property there was a dedicated
right-of-way vacated recently by City Council and an easement there for the sewer trunk
line that serves properties on the north side of the freeway. There is also an irrigation line
and easement there and that stretch will have to be used designated as an alley. Lastly,
the BPA power poles along Argent Road are in the way a little bit and the street will have
to be offset slightly once constructed.
Commissioner Roach asked if the gas line easement will affect building a roadway above it.
Mr. McDonald responded that it would not. They would just have to coordinate with the
gas company and there are some easement documents they may have to sign to allow that
to go in. Some of the requirements in the past have been that underground they have to
put a layer of concrete over the section where the pipe is and then put the rock and pave
on top of that.
Commissioner Roach asked if the Madison Park development is north of Burden
Boulevard where there is a greenway belt.
Mr. McDonald said that was the Village of Pasco Heights. Madison Park is north of
Sandifur Parkway east of Road 52 across from the new Rosalind Franklin STEM
Elementary School.
Commissioner Roach asked if there would be any issues in taking the planned density
development route for this project versus the currently preliminary plat approval.
Mr. McDonald responded that in this case it might be easier because of the flag lot
problem in which work could be done in shifting the lots in order to get the 10,000 sqft. on
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the lot.
Commissioner Bowers asked if Road 72 will run north.
Mr. McDonald stated that Road 72 will no longer be a road, it will become an alley on the
east side of the plat.
Commissioner Bowers asked how there would be access without the flag lot.
Mr. McDonald answered that they may have to rearrange it and there may not be a flag lot
there - he could lose one lot and the square footage of that lot could be shared with the
other parcels.
Commissioner Bowers asked if Lot 16 was the other lot in question.
Mr. McDonald was unsure but it was the lot up against the irrigation canal.
Commissioner Roach asked why it is called a flag lot.
Mr. McDonald said it's because it is shaped like a flag with a pole. It creates a situation
where you build a house behind someone else's house and sometimes creates conflicts
with neighbors.
Commissioner Greenaway asked about how Road 76 would be place 3 houses in and if it
wouldn't be better to put the road at the top for better traffic flow where the cul-de-sac is.
Mr. McDonald said there is going to be a little bit of a problem at that end because there
will have to be a bridge built over the canal and the bridge may be raised a little bit.
Commissioner Greenaway asked if it would create traffic problems or a pileup.
Mr. McDonald said that with the way it is proposed the traffic will be able to move north or
south.
Derek Alexander, 29 Kingston Road, Richland, WA spoke on behalf of his application. He
stated that he is a newcomer in terms of developing in Pasco but not in the development
world. He is a part of a father and son development team. They had some land that they
didn't have use for 10 years ago and decided to start developing on it and since that time
have developed 100 acres in West Richland, approximately 250 residential lots. They work
with roughly 3-4 builders at a time. Most homes will be in the $300,000-$450,000 range
and would like to form some covenants.
Commissioner Roach asked how many developers will be working on this project.
Mr. Alexander responded that so far 2 but possibly others - they will open it to builders
they have already worked with and mentioned some of their builders.
Steve Bowman, 7114 Maxim Court, spoke in support of this project. He said that he has
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worked with Mr. Alexander and would recommend him for the Pasco community.
With no further questions or comments the public hearing closed.
Commissioner Roach asked if the flag pole lot is included in the tentative approval
conditions as needing to be eliminated or if it needs to be discussed with the applicant.
Mr. McDonald replied that he can't remember but he will need to discuss it with Mr.
Alexander before the preparation of the final report. Staff will also need to talk to all of the
individuals who purchased the DNR property on how the bridge across the canal will be
coordinated and built. The last one built on Road 84 was completely funded and built by
AHO Construction to connect Road 84 to Argent Road.
Commissioner Roach asked if the appropriate motion would be to extend this public
hearing to next month.
Mr. McDonald stated that Staff can work with the applicant so the hearing can be closed.
Commissioner Bykonen asked if the planned density development would have to be a
separate application that would have to be started all over again.
Mr. McDonald responded that typically it is but in this case that wouldn't be needed.
Commissioner Mendez wanted to remind the Commission about traffic implications with
the increase of single-family homes. He asked if traffic would be diffused with different
access points.
Mr. McDonald answered yes, this plat will have 2 separate access points; 1 to Argent Road
and 1 to Road 76 and Road 76 will then connect to Chapel Hill Boulevard which will allow
traffic to go up that way and turn either east or west to traffic signals on Road 68 or Road
100.
Commissioner Polk asked for clarification of it would be between 77-78 lots.
Mr. McDonald stated that it just depends on what they do with the flag lot. He felt that
they were going to lose a lot.
Commissioner Roach moved, seconded by Commissioner Greenaway, 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. The motion passed
unanimously.
With no further discussion or business, the Planning Commission was adjourned at
7:58 p.m.
Respectfully submitted,
David McDonald, City Planner
REPORT TO PLANNING COMMISSION
MASTER FILE NO: SP 2017-006
HEARING DATE: 4/20/2017
ACTION DATE: 5/18/2017
APPLICANT: G2 Construction
7117 W Hood Place, Suite 110
Kennewick, WA 99336
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 Church
SOUTH: R -4/R-1
Apartments and SFDUs
WEST: C-1
Vacant/Future Retail
*(The site is located in the
I-182 Overlay zone.)
5. COMPREHENSIVE PLAN: The site is designated in the Comprehensive Plan for
future commercial uses. The Plan does not specifically address self -storage
facilities, but elements of the Plan encourage the promotion of orderly
development including the development of zoning standards for off-street
parking and other development. Policy LU -1-13 encourages enhancement of the
physical appearance of development within the City. The Comprehensive Plan
(LU -4-A) encourages the location of commercial facilities at major intersection to
avoid commercial sprawl and avoid disruptions of residential neighborhoods.
Policy LU -2-D requires all development to be landscaped. ED -3-E suggests the
use of landscaping to provide a buffer between less intensive uses (such as
residential) from utilitarian areas of commercial and industrial facilities.
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for
this project. 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
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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 -1-13 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 -2-1) 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.
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 Mini -Storage Facility in the 6600 block of
Chapel Hill Boulevard (Parcel # 117 420 159) with conditions as listed in
the May 18, 2017 staff report.
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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 Ranee of Lots: 4,756 W 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-4-13). 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
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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.
a
• 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.
E
• 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
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".
RECOMMENDATION
MOTION: I move to adopt Findings of Fact and Conclusions therefrom as
contained in the May 18, 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 Ferrara Place, with conditions as listed in the
May 18, 2017 staff report.
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: PP 2017-005
HEARING DATE: 4/20/2017
ACTION DATE: 5/ 18/2017
APPLICANT: Derek Alexander
2090 Kingston Rd.
Richland, WA 99354
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
Square 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
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
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
(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 I-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.
3
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 I-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.
• Water lines and fire hydrants are required to be looped.
• Per PMC 12.36.050 the developer must extend all utilities to and through
the subject parcel.
• 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
9
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 installing irrigation lines shall be
installed per City of Pasco Standard Detail 3-1. Irrigation mains shall be
required along Chapel Hill Boulevard and internal streets. Existing
irrigation lines are available for connection at Messara lane and Moline
lane. Provisions for future irrigation connection with existing 14"
irrigation pipe, located per Franchise agreement 50185, will be required.
• 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;
8
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 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.
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. This contribution shall be in the form a cash
deposit to the City in an amount determined by the City Engineer to
ensure the completion of the canal crossing. Said deposit must be
accompanied by a signed development agreement ensuring the
developer's full proportionate share of the crossing is covered in the event
the initial deposit falls short of the final construction costs. Alternately
the developer has the option of signing a non -protest document to the
formation of an LID to cover the cost of his share of the canal crossing.
Said non -protest agreement may also include the developer's
proportionate share of improvements to Road 76 north of the access
connection into the subdivision off Road 76.
12. The sewer line easement and FCID easement to the east will be treated
as an alley and alley development standards will apply. The FCID will
determine how much of their easement can be covered in lawn and yard
landscaping.
10
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".
RECOMMENDATION
MOTION: I move to adopt Findings of Fact and Conclusions therefrom as
contained in the May 18, 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 Place, with conditions as listed in
the May 18, 2017 staff report.
11
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: PP 2017-004 APPLICANT: RP Development
HEARING DATE: 5/18/2017 6159 W Deschutes Ste 509
ACTION DATE: 6/15/2017 Kennewick, WA 99336
BACKGROUND
REQUEST: Preliminary Plat: Riverhawk Estates. (199 -Lot Single Family
Subdivision).
1. PROPERTY DESCRIPTION:
Legal: NW Quarter of Section 16, T9N, R29E, WM
General Location: The southeast corner of Road 84 and Chapel Hill
Property Size: 54.5 Acres
Number of Lots Proposed: 199 single-family lots
Square Footage Range of Lots: 7,200 ft2 to 13,031 ft2
Average Lot Sauare Footage: 7,814ft2
2. ACCESS: The property will have access from Chapel Hill Boulevard and
Road 84.
3. UTILITIES: Municipal sewer service is located in the eastern third of the
property. Water service is located at the intersection of Moline Lane and
Road 84.
4. LAND USE AND ZONING: The site is zoned RS -1 (Suburban Residential).
Surrounding properties are zoned and developed as follows:
NORTH: R-3 - Vacant
SOUTH: R-1 - Vacant (location of Chiawana Heights)
EAST: R-1- Vacant
WEST R-1 - Loviisa Farms
5. COMPREHENSIVE PLAN: The Comprehensive Plan indicates the site is
intended for low-density residential development. According to the
Comprehensive Plan, low-density residential development means 2 to 5
dwelling units per acre. The criteria for allocation under the future land
use section of Volume II of the Comprehensive Plan (Vol. II, page 17)
encourages development of lands designated for low-density residential
uses when or where sewer is available; the location is suitable for home
sites; and there is a market demand for new home sites. Policy H -1-E
encourages the advancement of home ownership, and Goal H-2 suggests
the City strive to maintain a variety of housing options for residents of
the community. Goal LU -2 encourages the maintenance of established
neighborhoods and the creation of new neighborhoods that are safe and
enjoyable places to live.
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead
agency for this project. 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 Loviisa Farms subdivision
bordered on the north by the future extension of Chapel Hill Boulevard and on
the south by property that will be developed as the Chiawana Heights
subdivision. Chiawana Heights is an 80 -lot single-family development similar
to the proposed Riverhawk subdivision. 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 a few years ago. The applicant recently
purchased the site from the DNR and is now seeking preliminary plat approval
in preparation for development of a 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 R-1 (Low Density Residential).
The proposed plat will provide additional lots within the Urban Growth Area
(UGA) for single-family homes consistent with the Comprehensive Plan. The old
DNR site is one of the few large remaining areas within the UGA to be
developed. The proposed plat can be considered an infill development on
property that was passed over during the time most of the I-182 Corridor was
developed.
The proposed plat is part of a larger parcel that extends easterly to the
alignment of Road 76 and southerly to the FCID irrigation canal. The applicant
will be developing the large parcels in phases. As such the developer will be
responsible for developing a portion of Road 76 and a portion of the canal
crossing for Road 76.
LOT LAYOUT: The proposed plat contains 199 residential lots. The lots vary in
size from 7,200 square feet to 13,031 square feet. The average lot size is 7,814
square feet. The proposal is consistent with the density requirements of the RS -
1 zoning on the site. The minimum lot size for the R-1 zone is 7,200 square
feet.
01
RIGHTS-OF-WAY: All lots have frontage on streets which will be dedicated. The
east half of Road 84 will be finished with this subdivision to match the
improvements that were installed on the west side of the street during the
development of Loviisa Farms. The south half of Chapel Hill Boulevard will also
be constructed along the northerly boundary of the Plat.
UTILITIES: Municipal water service runs north and south in Road 84.
Irrigation lines are stubbed across Road 84 at Moline Lane. There is a sewer
trunk line running through the eastern third of the site. 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
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:"
3
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 3.6 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: 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.
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 4 units per acre. The proposed
development will include improvements to both Road 84 and Chapel Hill
Boulevard.
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 and the sidewalks along Chapel Hill
Boulevard Road 84 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 199
residential building lots, providing an opportunity for the construction of 199
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 84 and
4
Chapel Hill 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 is relatively flat with undulating hills and a slight slope to the
south.
• The site is currently vacant.
• The site is not considered a critical area, a mineral resource area or a
wetland.
• 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 developer is proposing 4 dwelling units per acre.
• 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 1,990
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. The fee can be
reduced by 58 percent if a developer dedicates a five acre park site to the
5
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.
• Water lines and fire hydrants are required to be looped.
• Per PMC 12.36.050 the developer must extend all utilities to and through
the subject parcel.
• 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.
• Storm water runoff and infiltration calculations must comply with the
Storm Water Management Manual for Easter Washington, they must be
provided for review and approval. Storm water calculations must be
prepared, stamped, signed and dated by a currently licensed Professional
Engineer registered in the State of Washington.
• 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.
• The developer is responsible for all costs associated with construction,
inspection, and plan review service expenses incurred by the City
Engineering Office.
6
• The developer is responsible for installing irrigation lines, which shall be
installed per City of Pasco Standard Detail 3-1. Irrigation mains shall be
required along Chapel Hill Boulevard and internal streets. Existing
irrigation lines are available for connection at Messara lane and Moline
lane. Provisions for future irrigation connection with existing 14"
irrigation pipe, located per Franchise agreement 50185, will be required.
• 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 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.
7
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 Chapel Hill Boulevard and 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).
a
(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 ensure 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 ensure 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 north 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. Excess right-of-way along Road 84 and Chapel Hill Boulevard 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.
5. The sidewalks on Road 84 and Chapel Hill Boulevard shall be offset to
accommodate the plating strip required in Number 4 above.
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
responsibility for the landscaping abutting said streets until such time as
all fees are collected for each phase that abut said streets.
M
7. Lots abutting Road 84 and Chapel Hill Boulevard 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).
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 developer must contribute one quarter of the cost of installing the
Road 76 canal crossing. This contribution shall be in the form a cash
deposit to the City in an amount determined by the City Engineer to
ensure the completion of the canal crossing. Said deposit must be
accompanied by a signed development agreement ensuring the
developer's full proportionate share of the crossing is covered in the event
the initial deposit falls short of the final construction costs. Alternately
the developer has the option of signing a non -protest document to the
formation of an LID to cover the cost of his share of the canal crossing.
Said non -protest agreement may also include the developers'
proportionate share of improvements to Road 76 north of the access
connection into the subdivision off Road 76.
10. 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 preliminary plat and
set June 16, 2017 as the date for deliberations and the
development of a recommendation for the City Council.
10
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04
MEMORANDUM
DATE:
May 9, 2017, 2017
TO:
Planning Commission
FROM:
Jeffrey B. Adams, City Planner
SUBJECT: Planned -Unit Development (PUD) Open Space Requirements (CA
2017-003)
On April 19, 1999 Council passed Ordinance 3354, repealing Title 22 "The
Zoning Ordinance for the City of Pasco" and adopting Title 25 'Pasco Urban
Area Zoning Ordinance." This new Title included Chapter 25.26 Planned Unit
Development, its stated purpose being "to provide opportunities for innovation,
creativity and flexibility in land development .... to encourage the use of new
techniques and technology resulting in a more creative approach to
development of land that will realize economies of scale and permit flexibility
that provides for aesthetic diversification of site layout and spatial
arrangements between geographic features, structures, circulation patterns,
utilities and open space."
More simply put, the PUD process was created to offer density bonuses as
incentives to increase subdivision efficiency and to preserve open space. Some
of the methods of increasing density include the following:
1) waiving Right -of -Way dedication and improvement requirements;
2) exempting the PUD from minimum lot size requirements;
3) exempting the PUD from minimum lot setback requirements;
4) increasing density up to 20% above the underlying zoning district;
5) allowing for negotiation on minimum lot areas, lot dimensions, maximum
building heights, and yard requirements;
6) reducing setback requirements to those minimums required by the
International Building and Fire Codes, as adopted by City Council;
In exchange for these incentives the Planned Unit Development was to provide
not less than 35% of the gross land area for common open space.
Unfortunately, the Title does not define "open space" vis-a-vis PUDs or how to
differentiate between gross and net open space. Furthermore, the open space
requirement has been seen by developers as overly burdensome in relation to
the incentives offered.
As such, Staff is proposing the following:
I
1) that open space be clearly defined as net, i.e., exclusive of Rights -of -Way
2) that the open space requirement be reduced to 15% of net land area.
Suggested wording for the definition of Open Space is as follows:
For purposes of calculating densities, net residential acres are defined as
gross acres of the PUD site minus all public rights-of-way, and less the
area of all parcels or lots devoted to commercial, industrial, or
institutional uses not of a residential nature.
Common open space that is owned and maintained by a property owners'
association shall be included in calculating the net residential acres
available for all dwelling units that automatically belong to such an
association.
Required common open space may include pedestrian walkways,
parkland, open areas, bridle paths, landscaped drainageways and
landscaped detention basins, swimming pools, clubhouses, tennis courts,
golf courses, parking areas for any of these, and other lands of essentially
open or undisturbed or improved character, exclusive of off-street parking
areas and street rights-of-way.
Staff requests Planning Commission input and direction.
z
MEMORANDUM
DATE: March 23, 2017
TO: Planning Commission
FROM: Jeffrey B. Adams, Associate Planner
SUBJECT: Residential Design Standards Regarding False Dormers & Flat
Roofs (MF# CA 2017-004)
In July of 2005, The Washington State Legislature preempted the City's ability to
regulate the placement of new manufactured homes in the City through the
adoption of SB 6593, which precluded any city in the State of Washington from
enacting and/or enforcing any regulations not applicable to all housing types
(manufactured and site -built). The new State legislation allowed Cities to
regulate aesthetics as long as the standards apply to all housing and did not
specifically discriminate against manufactured housing units.
Many Pasco citizens opposed placement of manufactured homes in traditional,
"stick -build" or site -built neighborhoods for fear that these units would detract
from the aesthetic appeal of their neighborhoods and reduce their property
values.
As part of the campaign to push the bill through the Senate representatives from
the manufactured housing industry introduced images of aesthetically pleasing
high-end manufactured homes as examples of what the industry was willing to
do aesthetically to their units in order to overcome the "mobile home" stigma.
In response to the manufactured home industry's campaign, and as a result of
the State mandate, the City of Pasco crafted a set of standards that require all
homes in certain zoning districts to meet a specific level of aesthetic values.
These standards were crafted so as to reduce the likelihood of homes which
would clash with the surrounding architecture in any given neighborhood.
These standards are as follows:
25.70.085 RESIDENTIAL DESIGN STANDARDS.
(1) DESIGN STANDARDS. Except for multi -family structures the following
design standards shall apply to all newly constructed or newly placed dwellings
in RT, R -S-20, R -S-12, R -S-1, R-1, R-2, R-3 and the R-4 Districts:
(a) The main entry doors of all dwellings must face the street on which the
dwelling is addressed;
(b) A minimum of 30 (thirty) square feet of glazing must be on the portion
of the dwelling facing the street. Dwellings with less than 32 square feet of
glazing must contain covered porches with a minimum of a four -foot
overhang;
1
(c) All entry porches/landing areas must be constructed as an integral
part of the dwelling architecture;
(d) The main roof of all dwellings shall have a minimum 5/12 pitch; except
dwellings with less than a 5/12 pitch legally established as of the effective
date of this ordinance shall be permitted to be rebuilt, altered, enlarged or
remodeled without the roof being changed to a 5/12 pitch;
(e) Eave overhangs are required and shall be a minimum of 12 inches;
(f) Dwellings with 4/12 pitch roofs may be permitted provided the main
roof includes one or more secondary roofs intersecting the main roof at
right angles. The secondary roof must have a pitch of 5/12 or greater;
(g) No false or artificial dormers are permitted;
(h) All foundation walls must be poured concrete or masonry block;
(i) All dwellings must be permanently connected to foundations, and must
meet seismic and wind loading standards for Franklin County,
Washington;
6) No more than 12 inches of foundation wall can be exposed on the walls
facing a street;
(k) All siding must be durable materials, such as brick, masonry, stucco,
vinyl, exterior -grade wood, or exterior grade composites, each with a
lifespan of at least 20 years under normal conditions;
(1) All siding must extend below the top of the foundation 1 1/2 to 2 inches.
A bottom trim board does not qualify as siding and cannot be used to
cover the top of the foundation;
(m) All trim materials around windows, doors, corners, and other areas of
the dwelling, must be cedar or other City approved materials that are not
subject to deterioration;
(n) All electric meters must be securely attached to an exterior side wall of
the dwelling. Meters are not permitted to face the street upon which the
dwelling is addressed;
(o) All additions and/or other architectural features must be designed and
permanently connected to the dwelling so as to be an integral part of the
dwelling;
(p) Primary driveways shall terminate into an architecturally integrated
garage or carport. No parking pad is permitted in front of a dwelling
unless such pad leads to a garage or carport;
(q) At least one required off-street parking space must be located behind
the front building setback line of the dwelling.
(2) EXCEPTIONS. Exceptions to the design standards may be granted through
the special permit process based upon review of the criteria listed in PMC
25.86.060.
Many architectural features of manufactured homes, such as low -pitch roofs,
lack of integrated porches and landings, and so forth, were historically
associated with the transportation requirements of mobile homes, reducing
weight and allowing them to pass under low freeway underpasses.
Unfortunately, a few of these standards—namely items "f' and "g° above, dealing
with roof pitch, and false dormers, respectively—technically preclude
2
architectural features which have been successfully utilized in stick -build
construction with an otherwise pleasing aesthetic outcome, and without
triggering the "mobile home" stigma.
For example, a handful of architects have petitioned to allow for flat roofs in the
City of Pasco as part of their design strategy. While a flat roof is technically less
than the 5/12 specified in the code, it does not resemble the squat -pitched
mobile home roof designed to slide under low freeway bridges.
Similarly, false dormers with windows on a 6/12 roof present an aesthetically
pleasing facade not resembling mobile home dormers.
The Planning Commission has a couple of options to consider in this case as
follows:
• Do nothing and make no changes to the code;
• Allow for flat roofs as part of an architecturally integrated design;
and/or
• Allow for false dormers containing windows on roof pitches exceeding a
5/12 pitch.
Staff requests Planning Commission input and direction on this item.
3
MEMORANDUM
DATE: May 8, 2017
TO: Planning Commission
FROM: Rick White, Director
Community 8s Economic Development
SUBJECT: Revisions to the Central Business District Zoning (MF# CA 2017-005)
The Central Business District zoning requirements were adopted by the City in 1999.
Since that time a number of revisions have been suggested to establish additional
flexibility in the zoning district or to clarify existing regulations.
The proposed ordinance does the following:
• It more clearly indicates that "antique sales" are allowed as a permitted use and
establishes a code citation to reinforce the definition of an "antique";
• It provides flexibility for wine, beer and alcohol sales as an accessory use (e.g.
tasting rooms);
• It allows dwelling units outright subject to several parameters;
• It restates the inclusion of consignment sales and thrift shops as a permitted use
subject to parameters identified under "Use Regulations" in PMC 25.70;
• It establishes "electronic sales and repairs" subject to similar parameters for
consignment sales and thrift shops; and,
• It prohibits commissaries (kitchens for the preparation of food to be sold
elsewhere) outright.
The proposed ordinance has been discussed several times with the Downtown Pasco
Development Authority Board. Their input is included in this final draft version that is
before the Commission.
Staff would welcome the Planning Commission's discussion and direction on the
proposed amendment to the C-2 zoning district.
25.12.070 ANTIQUE. "Antique" means apiece of furniture, glassware,
silverware, art work or other items that are at least sixty years old and are distinguished
from general secondhand personal property, and collectibles by educational value,
historic value, artistic value, ornamental character or intrinsic aesthetic merits. (Ord.
3354 Sec. 2, 1999
25.70.131 CONSIGNMENT STORES. (1) "Consignment stores" as the term is
defined in this chapter, may operate in the C-1 (Retail Business District) and C-2
(Central Business District) Zones; however no new consignment store may locate closer
than 1,000 feet from an existing consignment store, thrift store, or pawn shop; and,
(2) Consignment stores may operate in the C-3 (General Business District) and in
the I-1 (Light Industrial District) Zones; however no new consignment store may locate
closer than 1,000 feet from an existing consignment store, thrift store, or pawn shop;
and,
(3) All business activities of consignment stores located in the C-1 (Retail
Business District), C-2 (Central Business District), and C-3 (General Business District)
Zones shall be conducted entirely within an enclosed structure. (Ord. 4066, 2012.)
25.70.132 THRIFT SHOPS. (1) "Thrift shops" as the term is defined in this
chapter, may operate in the C-1 (Retail Business district) and C-2 (Central Business
District) Zones upon issuance of a Special Permit, as per the requirements found in PMC
25.86;
however no new thrift shop may locate closer than 1,000 feet from an existing
consignment store, thrift store, or pawn shop; and,
(2) Thrift shops may operate in the C-3 (General Business District) and in the I-1
(Light Industrial District) Zones; however no new consignment store may locate closer
than 1,000 feet from an existing consignment store, thrift store, or pawn shop; and,
(3) All business activities of thrift shops in the C-1 (Retail Business District), C-2
(Central Business District), and C-3 (General Business District) Zones shall be
conducted
entirely within an enclosed structure. (Ord. 4066, 2012)
ORDINANCE NO.
AN ORDINANCE of the City of Pasco, Washington, Amending Chapter
25.44 "Central Business District' of the Pasco Municipal Code.
WHEREAS, Section 25.44.010 of the Pasco Municipal Code reflects the purpose of the
Central Business District Zone; and
WHEREAS, Sections 25.44.020 and 25.44.030 reflect the permitted uses and accessory
uses within the District; and
WHEREAS, Section 25.44 reflects the prohibited uses within the District; and
WHEREAS, Administration of the regulations within these Sections of the Pasco
Municipal Code have suggested needed adjustments and clarity to the variety of such permitted,
accessory and prohibited uses; and
WHEREAS, The proposed revisions have been considered by the Downtown Pasco
Development Authority; and
WHEREAS, The proposed revisions have been considered by the Pasco Planning
Commission at a public hearing and the Commission has recommended City Council approve the
revisions; and
WHEREAS, The revisions reflect the best interests of the public for safety, welfare and
betterment of the economic environment in Downtown Pasco;
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF PASCO,
WASHINGTON, DOES ORDAIN AS FOLLOWS:
Section 1. That Section 25.44.010 of the Pasco Municipal Code, shall be and hereby is
amended and shall read as follows:
25.44.010 PURPOSE. The C-2 Central Business District is established to promote
the centralization of business and reinforce a positive public image and confidence in the
Downtown core ^,...,.n,,.eial fevitalizatie within a compact commercial area having
primarily common -wall building construction. Such construction offers the unique
opportunity within the Pasco Urban Area to cluster together types of retail business and
retail services which functionally interact well together, and will economically fare better,
as a result of close proximity by cumulatively attracting more persons than as individual
destination points. It is intended that the commercial clustering concept be fostered by
emphasizing pedestrian access and circulation within the district, in a manner which is
healthy, safe, uninhibited and convenient for employees and visitors of all ages. Public
and private off-street parking shall be located to encourage the transition fFofn aut,....obilo
to pedestrian movement. On -street parking should be shared by vioinity,-..sine. end b
oriented to short duration convenience parking for customers in the vicinity. In order to
preserve the public health, safety and welfare in central business district redevelopment,
protect public and private investment in property and infrastructure improvements and
improve �.,.r�ning property values, certain uses of the land may be restricted or
prohibited.
Section 2. That Section 25.44.020 of the Pasco Municipal Code, shall be and hereby is
amended and shall read as follows:
25.44.020 PERMITTED USES. The following uses shall be permitted in the C-2 district:
(1) Antique stores as defined by 25.12.070 and 25.12.075
(2) Artist and office supplies;
(3) Bakeries;
(4) Banks and financial institutions;
(5) Barber and beauty shops;
(6) Bookstores, except adult bookstores;
(7) Clothing, shoes and accessories, and costume rentals (new/unused materials
only);
(8) Consignment Stores (25.70.13 1) and Thrift Shops (25.70.132);
(9) Crafts, stationary and gift shops;
(10) Department and drug stores;
(11) Electronic sales and repair stores with at least 50% of the stock and floor space
devoted to the sale of new equipment;
(12)
(13)
(14)
(15)
(16)
(17)
(18)
(19)
(20)
(21)
(22)
(23)
(24)
(25)
(26) Parking lots;
(27) Micro -breweries, and micro -wineries and associated tasting rooms;
(28) Research, development and assembly facilities for component devices and
equipment of an electrical, electronic or electromagnetic nature; and
(29) Home brewing and/or wine making equipment sales.
(30) Dwelling units, provided the units are within the principle building, are all above
the ground floor of said building, the ground floor of said building is designed or intended to be
used for a use permitted in Section 25.44.020 and there is at least one dedicated and off-street
parking space for each unit.
Fresh and frozen meats, including seafood;
Florists;
Furniture and home appliance stores;
Galleries for art and restored or refinished antiques;
Grocery stores with less than 10,500 square feet of gross floor area;
Hardware and home improvement stores;
Import shops;
Jewelry and gem shops, including custom work;
Offices for medical and professional services;
Restaurants, sandwich shops, cafeterias and delicatessens;
Sporting goods;
Tailoring and seamstress shops;
Theaters for movies and performances, except adult theaters;
Public markets for fresh produce and craft work;
Section 3. That Section 25.44.030 of the Pasco Municipal Code shall be and hereby is
amended and shall read as follows:
25.44.030 PERMITTED ACCESSORY USES. The following accessory uses and
buildings, as respectively defined in Sections 25.12.020 and 25.12.115, shall be permitted in the
C-2 district:
(1) Parking lots;
(2) Alcoholic beverage sales provided it is for on-site consumption and located within
a restaurant;
(3) Other uses clearly incidental or secondary to a principal use;
(4) Beer/wine/alcohol beverage sales for on-site and off-site consumption provided the
product is produced in Franklin, Walla Walla, Yakima and/or Benton County or on-site in a micro-
brewery/winery/distillery and/or fniere winery;
(5) Sales of micro -brewery products and non -fortified wines for off-site consumption
provided such sales are in conjunction with an establishment selling predominately, based upon
floor area, home brewing and/or wine making equipment as permitted in Section 25.44.020.
(6) Storage buildings; excluding container storage, as defined in Section 25.12.430 are
permitted.
Section 4. That Section 25.44.040 of the Pasco Municipal Code shall be and hereby is
amended and shall read as follows:
25.44.040 CONDITIONAL USES. The following uses are permitted subject to the
approval of a special permit:
..:t....itlin the «le 1,.,:1,1:.. all b
� rDwelling r e yle'-' re1Y'be are
the ........nd floor- of said building, and the ....,.und Hoof e f said building i.. ,1,...: ,...,..1 .... :.. t,._.,1ed to
1eused for a use ..++:tted in Seetion 25.4 4 0201
(1) Unclassified uses per Section 25.86.020.
Section 5. That Section 25.44.030 of the Pasco Municipal Code shall be and hereby is
amended and shall read as follows:
25.44.050 PROHIBITED USES. Evidence received by the Planning Commission and
contained in previous studies and Pasco Police Crime Reports demonstrates that certain uses make
the Central Business District less desirable or attractive to the public due to a demonstrated history
of contribution to general public disorder, loitering, nuisance and other acts detrimental to the
public image of the area. Certain other uses provide entirely, or predominately, automobile
services and, thereby, do not foster the clustering concept intended to attract pedestrian visitors.
Other uses may, by their inherent nature, require a disproportionate amount of the limited vicinal
on -street parking, for an extended time, which is intended to be available and shared by all business
for the short duration convenience of customers.
The following listed businesses, for the reasons above, inhibit new business growth,
contribute to business loss and decline of property values, inhibit convenient access to vicinal
businesses, do not foster the clustering concept intended to orient the business environment to
pedestrians, or perpetuate a public image which is undesirable or unattractive and detrimental to
public and private investment in revitalization efforts and, therefore, are prohibited within the C-
2 district:
(1) Gasoline and service stations, automobile services or repair, except tire stores;
(2) Outdoor storage of goods or materials;
(3) Membership clubs;
(4) Taverns;
(5) Billiard and pool halls;
(6) Amusement game centers;
(7) Pawn shops;
(8) Card rooms, bingo parlors, dance halls, nightclubs and similar places;
(9) Adult theaters, adult bookstores, tattoo parlors, bathhouses and massage parlors;
(10) Community service facilities level two;
(11) Secondhand dealers. Similar or like uses although not specifically listed are also
prohibited; and
(12) Commissaries; and
(123) Adult Business Facilities.
Section 6. This ordinance shall be in full force and effect five days after passage and
publication as required by law.
PASSED by the City Council of the City of Pasco, at its regular meeting of
, 2017.
Matt Watkins, Mayor
ATTEST:
Sandy Kenworthy, Interim City Clerk
APPROVED AS TO FORM:
Leland B. Kerr, City Attorney