HomeMy WebLinkAbout2017.09.05 Council Meeting PacketRegular Meeting
AGENDA
PASCO CITY COUNCIL
7:00 p.m.
September 5, 2017
Page
The Council meeting will take place on Tuesday, September 5, 2017
as City Hall will be closed on Monday, September 4 in honor of Labor Day
1. CALL TO ORDER:
2. ROLL CALL:
(a) Pledge of Allegiance
3. CONSENT AGENDA: All items listed under the Consent Agenda are considered
to be routine by the City Council and will be enacted by roll call vote as one motion
(in the form listed below). There will be no separate discussion of these items. If
further discussion is desired by Council members or the public, the item may be
removed from the Consent Agenda to the Regular Agenda and considered
separately.
6 - 9 (a) Approval of Minutes
To approve the Minutes of the Pasco City Council Meeting dated August 21,
2017.
10 - 11 (b) Bills and Communications
To approve claims in the total amount of $4,407,080.32 ($2,837,053.12 in
Check Nos.217794-218051; $826,974.40 in Electronic Transfer Nos.
816963-817045, 817055-817531; $51,084.72 in Check Nos. 50900-50974;
$689,953.08 in Electronic Transfer Nos. 30110859-30111377; $2,015.00 in
Electronic Transfer Nos. 395-396).
12 - 15 (c) Amendment to Legislative Consultant Agreement with Gordon Thomas
Honeywell
To approve the amendment to the Gordon Thomas Honeywell State
Agreement and, further, authorize the City Manager to execute the
document.
16 - 20 (d) * Final Plat: Columbia Terrace, Phase 1 (MF# FP 2017-004)
To approve the Final Plat for Columbia Terrace, Phase 1.
21 - 25 (e) * Final Plat: Linda Loviisa Division 2, Phase 8 (MF# FP 2017-007)
To approve the Final Plat for Linda Loviisa, Division 2, Phase 8.
Page 1 of 330
Regular Meeting September 5, 2017
26 - 29 (f) CDBG Program Section 108 Guaranteed Loan Program (MF# BGAP
2017-007)
Toapprove Resolution No. 3787, establishing the City of Pasco Section 108
Loan Guarantee Program and authorizing preparation of pre-application to
HUD for Downtown Revitalization.
30 - 37 (g) * Final Acceptance: Butterfield WTP 24-IN Valve Replacement
To approve Resolution No. 3788, accepting work performed by C&E
Trenching, LLC. under contract for the Butterfield Water Treatment Plant
24-IN Valve Replacement project.
38 - 41 (h) * Final Acceptance: Road 68 Improvements - Ph 2 and Interconnect
Road 68 Signals
To approve Resolution No. 3789, accepting work performed by Sierra
Electric, Inc., under contract for the Road 68 Improvements, Phase 2 and
Interconnect Road 68 Signals project.
42 - 46 (i) * Final Acceptance: Butterfield WTP Sludge Drying Bed
To approve Resolution No. 3790, accepting work performed by C&E
Trenching, LLC. under contract for the Butterfield Water Treatment Plant
Sludge Drying Bed project.
(RC) MOTION: I move to approve the Consent Agenda as read.
4. PROCLAMATIONS AND ACKNOWLEDGEMENTS:
47 - 52 (a) Yard and Business of the Month Awards
Mayor Watkins to present Certificates of Appreciation for August 2017
"Yard of the Month" and "Business Appearance of the Month" to:
• Marcial Mendoza, 536 N. 9th Avenue
• Mike & Linda Hermann, 3633 W. Ruby Street
• Rodrigo Manipol, 5902 Wallowa Lane
• Al & Kay Slahtasky, 10204 Willow Way
• Moore Mansion, 200 N. Road 34
53 (b) Presentation of Proclamation for "Attendance Matters" Month
Council to present Proclamation to LoAnn Ayers, President and CEO of
United Way of Benton and Franklin Counties
54 (c) Presentation of Proclamation for "Back the Blue" Day
Page 2 of 330
Regular Meeting September 5, 2017
Council to present Proclamation to the following representatives of The
Garden: Thom Fields, Senior Pastor; Al Ochoa, Trustee; and Michael
Novakovich, Trustee
5. VISITORS - OTHER THAN AGENDA ITEMS: This item is provided to allow
citizens the opportunity to bring items to the attention of the City Council or to
express an opinion on an issue. Its purpose is not to provide a venue for debate or
for the posing of questions with the expectation of an immediate response. Some
questions require consideration by Council over time and after a deliberative
process with input from a number of different sources; some questions are best
directed to staff members who have access to specific information. Citizen
comments will normally be limited to three minutes each by the Mayor. Those with
lengthy messages are invited to summarize their comments and/or submit written
information for consideration by the Council outside of formal meetings.
6. REPORTS FROM COMMITTEES AND/OR OFFICERS:
(a) Verbal Reports from Councilmembers
7. HEARINGS AND COUNCIL ACTION ON ORDINANCES AND
RESOLUTIONS RELATING THERETO:
55 - 72 (a) Q* Street Vacation: A Portion of Octave St & AutoPlex Way (MF#
VAC 2017-003)
CONDUCT PUBLIC HEARING
MOTION: I move, based on the lack of public purpose, diminishment of
neighborhood circulation, public safety concerns expressed by the Fire
Department and the failure of the proposal to meet the review criteria of
PMC 12.40.70, that the proposed vacation for a portion of Autoplex Way
and West Octave Street under Master File VAC 2017-003, be denied.
8. ORDINANCES AND RESOLUTIONS NOT RELATING TO HEARINGS:
73 - 95 (a) Q* Rezone: Quail Investment Rezone, C-1 to C-3 (MF# Z 2017-001)
MOTION: I move to adopt Ordinance No. 4353, rezoning Lot 2, Short Plat
2006-06 from C-1 (Retail Business) to C-3 (Retail Business) with a
concomitant agreement, and further, authorize publication by summary only.
96 - 239 (b) 2018-2023 Capital Improvement Plan
MOTION: I move to approve Resolution No. 3791, approving the Capital
Improvement Plan for calendar years 2018-2023.
Page 3 of 330
Regular Meeting September 5, 2017
240 - 263 (c) Q* Special Permit: Recreation Complex in an RS-1 Zone (MF# SP
2017-008)
MOTION: I move to approve Resolution No. 3792, accepting the Planning
Commission's recommendation and granting a special permit for a
Recreation Complex on Burns Road.
264 - 286 (d) Q* Special Permit: Ready-Mix Concrete Facility in an I-1 Zone (MF#
SP 2017-009)
MOTION: I move to approve Resolution No. 3793, accepting the
Planning Commission's recommendation and granting a special permit for a
ready mix facility on Lot 4, Binding site Plan 2016-01.
287 - 325 (e) Q* Preliminary Plat: Iris Meadows (MF# PP 2017-007)
MOTION: I move to approve Resolution No. 3794, approving the
Preliminary Plat for Iris Meadows.
9. UNFINISHED BUSINESS:
10. NEW BUSINESS:
326 - 330 (a) Professional Services Agreement for Design of Lift Station
Improvements
MOTION: I move to approve the Professional Services Agreement with
HDR for provide engineering, technical assistance, and project management
services for the development of the proposed lift station improvements at
each of the four locations, and, further, authorize the City Manager to
execute the agreement.
11. MISCELLANEOUS DISCUSSION:
12. EXECUTIVE SESSION:
13. ADJOURNMENT.
(RC) Roll Call Vote Required
* Item not previously discussed
Q Quasi-Judicial Matter
MF# “Master File #....”
Page 4 of 330
Regular Meeting September 5, 2017
REMINDERS:
1. 12:00 p.m., Wednesday, September 6, 2601 N. Capitol Avenue – Franklin County
Mosquito Control District Meeting. (COUNCILMEMBER BOB HOFFMANN, Rep.;
AL YENNEY, Alt.)
2. 1:30 p.m., Thursday, September 7, 2901 N. 20th Avenue – Sunhawk Hall, Columbia
Basin College Student Housing, Grand Opening Celebration. (MAYOR MATT
WATKINS) (ALL COUNCILMEMBERS INVITED TO ATTEND)
This meeting is broadcast live on PSC-TV Channel 191 on Charter Cable and streamed
at www.pasco-wa.gov/psctvlive.
Audio equipment available for the hearing impaired; contact the Clerk for assistance.
Page 5 of 330
AGENDA REPORT
FOR: City Council August 23, 2017
TO: Dave Zabell, City Manager Regular Meeting: 9/5/17
FROM: Daniela Erickson, City Clerk
Administrative & Community Services
SUBJECT: Approval of Minutes
I. REFERENCE(S):
Minutes 08.21.17
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
To approve the Minutes of the Pasco City Council Meeting dated August 21, 2017.
III. FISCAL IMPACT:
IV. HISTORY AND FACTS BRIEF:
V. DISCUSSION:
Page 6 of 330
REGULAR MEETING
MINUTES
PASCO CITY COUNCIL AUGUST 21, 2017
CALL TO ORDER:
The meeting was called to order at 7:00 p.m. by Rebecca Francik, Mayor Pro-
tem.
ROLL CALL:
Councilmembers present: Rebecca Francik, Robert Hoffmann, Tom Larsen,
Saul Martinez and Al Yenney. Excused: Chi Flores, Matt Watkins.
Staff present: Dave Zabell, City Manager; Stan Strebel, Deputy City Manager;
Leland Kerr, City Attorney; Richard Terway, Interim Public Works Director;
Rick White, Community & Economic Development Director; Dan Dotta,
Interim Administrative & Community Services Director; Bob Metzger, Police
Chief; Bob Gear, Fire Chief; Dave Hare, Assistant Fire Chief; Dan Ford, City
Engineer; Troy Hendren, Inspection Services Manager and Michael Morales,
Economic Development Program Manager.
The meeting was opened with the Pledge of Allegiance.
CONSENT AGENDA:
Approval of Minutes
To approve the Minutes of the Pasco City Council Meeting dated August 7,
2017 and Special Meeting dated August 5, 2017.
Lodging Tax Advisory Committee Appointments
To confirm reappointment of the following individuals to the Lodging Tax
Advisory Committee:
• Hotel Representatives: Monica Hammerberg (Hampton Inn) and Allison
White (Sleep Inn)
• User Representatives: Colin Hastings (Pasco Chamber of Commerce)
and Hector Cruz (Visit Tri-Cities)
• City Council: Matt Watkins
Bills and Communications
To approve claims in the total amount of $2,914,026.36 ($1,397,993.13 in
Check Nos.217586-217793; $774,386.07 in Electronic Transfer Nos. 816960,
817046, 817049-817054; $56,679.16 in Check Nos. 50822-50899; $682,923.49
in Electronic Transfer Nos. 30110342-30110858; $2,044.51 in Electronic
Transfer Nos. 392-394).
To approve bad debt write-off for Utility Billing, Ambulance, Cemetery,
General Accounts, Miscellaneous Accounts, and Municipal Court (non-
criminal, criminal, and parking) accounts receivable in the total amount of
$332,503.39 and, of that amount, authorize $271,269.43 to be turned over for
collection.
Professional Services Agreement Conceptual Design Services for Fire
Station 83 & 84
To approve the Professional Services Agreement with TCA Architects Planning
for determining conceptual design approaches for Fire Stations 83 and 84.
Page 1 of 3 Page 7 of 330
REGULAR MEETING
MINUTES
PASCO CITY COUNCIL AUGUST 21, 2017
Accept Work - Pasco Specialty Kitchen Flooring
To approve Resolution No. 3785, accepting the work performed by Great
Floors LLC, for the Pasco Specialty Kitchen Facility Improvements Project.
MOTION: Mr. Yenney moved to approve the Consent Agenda as read. Mr.
Martinez seconded. Motion carried by the following Roll Call vote: Yes -
Yenney, Francik, Hoffmann, Martinez. No - Larsen.
VISITORS - OTHER THAN AGENDA ITEMS:
Daniel Colon, 1912 N. 4th Ave., commented on the Concerts in the Park. He is
also concerned about the high fees charged by the City's collection agency and
noted the garbage bins behind his residence need to be rotated more often.
Russell Glatt, 5 Sunflower Ct., reported on his meeting with the City and Union
Gospel Mission representatives to address the concerns of downtown
businesses with the new Union Gospel Mission location.
REPORTS FROM COMMITTEES AND/OR OFFICERS:
Mr. Yenney reported on a special Hanford Area Economic Investment Fund
meeting and attended the solar eclipse event at Osprey Pointe.
Mayor Pro-tem Francik reported on the solar eclipse viewing at Columbia
Basin College.
Mr. Larsen safely watched the solar eclipse.
HEARINGS AND COUNCIL ACTION ON ORDINANCES AND RESOLUTIONS
RELATING THERETO:
Street Vacation: A Portion of Octave St & AutoPlex Way (MF# VAC 2017-
003)
Council and staff discussed the details of the proposed vacation.
Mayor Pro-tem Francik declared the Public Hearing open to consider the
proposed vacation.
Tom Kidwell, 4320 Riverhaven, asked why this vacation is needed.
MOTION: Mr. Yenney moved to continue the hearing for the proposed
vacation for a portion of W. Octave Street and Autoplex Way to 7:00 pm
Tuesday, September 5, 2017. Mr. Larsen seconded. Motion carried
unanimously.
ORDINANCES AND RESOLUTIONS NOT RELATING TO HEARINGS:
Acceptance of Staffing for Adequate Fire and Emergency Response
(SAFER) Grant
Council and staff discussed the details of the proposed resolution.
MOTION: Mr. Yenney moved to approve Resolution No. 3786, approving the
acceptance of the Staffing for Adequate Fire and Emergency Response
Page 2 of 3 Page 8 of 330
REGULAR MEETING
MINUTES
PASCO CITY COUNCIL AUGUST 21, 2017
(SAFER) Grant awarded by the US Department of Homeland Security Federal
Emergency Management Agency (FEMA). Mr. Martinez seconded. Motion
carried unanimously.
NEW BUSINESS:
Demolition at 827 S. Elm Street (MF# EXEC 2017-019)
Council and staff discussed the details of proposed contract.
MOTION: Mr. Yenney moved to award the demolition bid for 827 S. Elm to
M & M Excavation, LLC, and further, authorize the City Manager to execute
the demolition contract. Mr. Martinez seconded. Motion carried by the
following Roll Call vote: Yes - Yenney, Francik, Hoffmann, Martinez. No -
Larsen.
Professional Services Agreement with PACE Engineers, Inc. for the
Capital Facility Plan/Engineering Report for the Process Water Resource
Facility (PWRF)
Council and staff discussed the details of the proposed agreement.
MOTION: Mr. Yenney moved to approve the Professional Services
Agreement with PACE Engineers, Inc. for design services for the Process
Water Resource Facility Plan and, further, authorize the City Manager to
execute the agreement. Mr. Martinez seconded. Motion carried unanimously.
MISCELLANEOUS DISCUSSION:
Mr. Zabell noted the August 28 Workshop meeting will begin at 6:00 p.m. to
allow time for the Capital Improvement Plan discussion.
ADJOURNMENT:
There being no further business, the meeting was adjourned at 7:38 p.m.
APPROVED: ATTEST:
Matt Watkins, Mayor Daniela Erickson, City Clerk
PASSED and APPROVED this 5th day of September, 2017
Page 3 of 3 Page 9 of 330
AGENDA REPORT
FOR: City Council September 1, 2017
TO: Dave Zabell, City Manager Regular Meeting: 9/5/17
FROM: Richa Sigdel, Director
Finance
SUBJECT: Bills and Communications
I. REFERENCE(S):
Accounts Payable 09.05.17
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
To approve claims in the total amount of $4,407,080.32 ($2,837,053.12 in Check
Nos.217794-218051; $826,974.40 in Electronic Transfer Nos. 816963-817045,
817055-817531; $51,084.72 in Check Nos. 50900-50974; $689,953.08 in Electronic
Transfer Nos. 30110859-30111377; $2,015.00 in Electronic Transfer Nos. 395-396).
III. FISCAL IMPACT:
IV. HISTORY AND FACTS BRIEF:
V. DISCUSSION:
Page 10 of 330
September 5 2017
Claims Bank Payroll Bank Gen'l Bank Electronic Bank Combined
Check Numbers 217794-218051 50900-50974
Total Check Amount $2,837,053.12 $51,084.72 Total Checks 2,888,137.84$
Electronic Transfer Numbers 816963-817045 30110859-30111377 395-396
817055-817531
Total EFT Amount $826,974.40 $689,953.08 $2,015.00 $0.00 Total EFTs 1,518,942.48$
Grand Total 4,407,080.32$
Councilmember
355,545.63
21,051.21
0.00
0.00
335.60
10,115.09
0.00
438.88
35,118.24
1,950.64
2,933.03
50,220.46
848.58
901.19
0.00
0.00
0.00
0.00
1,049.67
0.00
0.00
736.85
10,548.52
0.00
501,429.36
603,782.35
34,055.45
14,378.20
1,263,596.84
0.00
223,841.75
1,224.64
1,769.79
1,271,208.35
GRAND TOTAL ALL FUNDS:4,407,080.32$
EQUIPMENT RENTAL - REPLACEMENT GOVERNMENTAL
EQUIPMENT RENTAL - REPLACEMENT BUSINESS
MEDICAL/DENTAL INSURANCE
OLD FIRE OPEB
FLEX
PAYROLL CLEARING
EQUIPMENT RENTAL - OPERATING BUSINESS
SPECIAL ASSESSMENT LODGING
LITTER ABATEMENT
REVOLVING ABATEMENT
TRAC DEVELOPMENT & OPERATING
PARKS
ECONOMIC DEVELOPMENT
STADIUM/CONVENTION CENTER
LID
GENERAL CAP PROJECT CONSTRUCTION
UTILITY, WATER/SEWER
EQUIPMENT RENTAL - OPERATING GOVERNMENTAL
RIVERSHORE TRAIL & MARINA MAIN
C.D. BLOCK GRANT
HOME CONSORTIUM GRANT
NSP GRANT
MARTIN LUTHER KING COMMUNITY CENTER
AMBULANCE SERVICE
CEMETERY
ATHLETIC PROGRAMS
GOLF COURSE
SENIOR CENTER OPERATING
MULTI-MODAL FACILITY
SCHOOL IMPACT FEES
STREET OVERLAY
City of Pasco, Franklin County, Washington
We, the undersigned, do hereby certify under penalty of perjury the materials have been furnished, the services rendered or the labor performed as
described herein and the claim is a just, due and unpaid obligation against the city and we are authorized to authenticate and certify to such claim.
Dave Zabell, City Manager Richa Sigdel, Finance Director
We, the undersigned City Councilmembers of the City Council of the City of Pasco, Franklin County, Washington, do hereby certify on this
5th day of September, 2017 that the merchandise or services hereinafter specified have been received and are approved for payment:
Councilmember
SUMMARY OF CLAIMS BY FUND:
GENERAL FUND
STREET
ARTERIAL STREET
The City Council
C I T Y O F P A S C O
Council Meeting of:
Accounts Payable Approved
Page 11 of 330
AGENDA REPORT
FOR: City Council August 30, 2017
TO: Dave Zabell, City Manager Regular Meeting: 9/5/17
FROM: Stan Strebel, Deputy City Manager
Executive
SUBJECT: Amendment to Legislative Consultant Agreement with Gordon Thomas
Honeywell
I. REFERENCE(S):
Proposed Amendment to Legislative Consultant Agreement
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
MOTION: I move to approve the amendment to the Gordon Thomas Honeywell State
Agreement and, further, authorize the City Manager to execute the document.
III. FISCAL IMPACT:
For the year ending 08/31/17 - $13,334 additional
Beginning 09/01/17 - $55,000 annual cost, plus expense not to exceed $3,000
IV. HISTORY AND FACTS BRIEF:
The City has employed the services of a legislative consultant for each of the past
twelve years. In doing so, the City has realized several accomplishments which likely
would not have happened but for the particular services of the consultant's work.
In the 2015 Legislative Session, the City was awarded $26 million in (2019-2021)
funding for the Lewis Street Overpass and $2.625 million for the Kahlotus Lift Station
projects. In the recently completed 2017 Legislative and Special Sessions, Gordon
Thomas Honeywell (GTH) assisted in helping to secure $2 million in advanced
funding for the Lewis Street project, enabling the City to complete environmental and
design work critical to the project. GTH also assisted in making progress on the
release of the Road 68 DNR property and fiscal and policy reforms for the Main Street
Program.
It is proposed to continue to contract with Gordon Thomas Honeywell (GTH) on an
ongoing basis, unless either party gives 60 days prior notice of termination for the
Page 12 of 330
ensuing year. Total compensation is proposed to chan ge from the prior agreement of
$40,000/year. The proposed agreement provides for payments of $4,583.33/month
resulting in total annual compensation of $55,000. Expenses are limited to $3,000
annually, the same as previous agreements with GTH. While the consultant will
perform the general legislative duties listed, the greatest value will be the consultant's
effort to obtain additional state funding assistance for the Lewis Street overpass, a
priority project of the City which is simply too costly for the City to construct on its
own, as well as other priority capital projects and/or policy initiatives, such as the
revitalization of Peanuts Park and the Farmer’s Market and advocacy on legislation for
the Public Facility District; the City’s reimbursement for its Safe Drinking Water
Revolving Fund Loan or for protecting the City’s authority in certain areas when State
pre-emption is proposed.
V. DISCUSSION:
The value of an effective legislative consultant is clear when measured by the success
the City has realized over the past several years. Continuing such a relationship is
imperative if the City desires to continue to seek assistance via the State Legislature
(whether by appropriation or statutory language).
The additional compensation for the current ending year is justified by the fact that the
Legislature held these special sessions, greatly increasing the effort required of GTH to
maintain its presence in Olympia. It is anticipated, that with a longer list of projects
and priorities, the time and effort of GTH on behalf of the City will need to be
increased correspondingly for the upcoming year.
GTH has the advantage of a Washington DC office; thus, the opportunity to pursue a
coordinated effort (state and federal) to obtain the funding assistance necessary for
construction of the Lewis Street Overpass project. The proposed scope of work will
address the City's 2018 legislative agenda, though it may be revised by year-end.
In view of the potential 2018 legislative benefits, staff recommends approval of the
proposed agreement.
Page 13 of 330
AMENDMENT NO. 2 TO
CITY OF PASCO CONSULTING AGREEMENT (7/2015)
SECTION 1. Part “A Scope of Work” of ATTACHMENT “A” is hereby amended to read
as follows:
A. Scope of Work: Consultant shall provide the City of Pasco with the following
governmental affairs services:
General Washington State Legislative Services
• Identify and track all relevant legislation.
• During the legislative session, provide the City with weekly reports and tracking
lists.
• Attend all relevant legislative hearings.
• Attend all relevant legislative meetings.
• Coordinate City officials to testify at relevant legislative hearings.
• Lobby to amend, defeat or pass legislation or budgets that directly affect the
City’s interests.
• Strengthen relevant legislative relationships between the City, state legislators,
and executive offices.
• Work with the City to develop a state budget request and lobby the Legislature to
fund the request.
Specific Legislative Issues:
• Advocate for increased and expedited funding for the Lewis Street Overpass
within the Connecting Washington transportation package and state grant
programs.
• Proactively advance legislation amending statutes related to public facility
districts.
• Facilitate the development of DNR-owned property in key areas within the city
• Pursue funding for the revitalization of Peanuts Plaza.
• Protect and restore state-shared revenues that Pasco receives from the state.
• Advocate for increased funding for the Main Street Tax Incentive Program
• Pursue increased funding for the Basic Law Enforcement Academy
• Defend against legislation that would preempt city authority, particularly in the
area of regulating telecommunications.
• Advocate that any statewide regulation of Transportation Network Companies
adequately meets public safety needs.
• Lobby to ensure the city is reimbursed for its Safe Drinking Water Revolving
Fund loan.
SECTION 2. Part B of “Compensation” of ATTACHMENT “A” is hereby amended to
read as follows:
B. Compensation/Expenses: For the months of May, June, July, and August of 2017, the
City of Pasco shall pay consultant a monthly fee of $5,000 for services provided.
Page 14 of 330
Effective September 1, 2017, the City of Pasco shall pay Consultant a monthly fee of
$4,583.33 for the services listed in part A. Consultant shall bill expenses, including
communication expenses, travel to Pasco, and travel to Olympia. The expenses shall not
exceed $3,000 per calendar year.
SECTION 3. All other provisions of the AGREEMENT and ATTACHMENT “A” shall
remain as originally written.
Consultant: City of Pasco:
Gordon Thomas Honeywell
Governmental Affairs
Briahna Murray, Vice President Dave Zabell, City Manager
Date: ______________________ Date: ___________________
Page 15 of 330
AGENDA REPORT
FOR: City Council August 30, 2017
TO: Dave Zabell, City Manager
Rick White, Director
Community & Economic Development
Regular Meeting: 9/5/17
FROM: Dave McDonald, City Manager
Community & Economic Development
SUBJECT: Final Plat: Columbia Terrace, Phase 1 (MF# FP 2017-004)
I. REFERENCE(S):
Overview Map
Vicinity Map
Final Plat
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
MOTION: I move to approve the Final Plat for Columbia Terrace, Phase 1.
III. FISCAL IMPACT:
None
IV. HISTORY AND FACTS BRIEF:
On August 1, 2016 the Council approved a preliminary plat for the Columbia Terrace
development. The developer is now seeking final plat approval for Phase 1.
Columbia Terrace is a single-family residential development located east of Broadmoor
Boulevard and north of Burns Road. The development contains 144 single-family lots
with an average lot size of 9,075 square feet. Phase 1 contains 68 lots.
V. DISCUSSION:
Prior to the approval of a final plat, the developer is to either install all infrastructure or
post a bond or other instrument that secures the financing for the infrastructure
improvements. In this case, the developer has completed most of the improvements and
has provided the City with a bond in the amount of $86,387.00 to cover the cost of the
Page 16 of 330
outstanding improvements.
The final plat shows and contains information on primary control points, tract
boundaries, dimensions, bearings, lot numbers and other necessary survey data. In
addition, the plat contains the required descriptions, dedication and acknowledgment,
and approval sections.
Page 17 of 330
Item: Columbia Terrace Ph 1 - 67 LotsApplicant: Lake City EngineeringFile #: FP 2017-004 Overview MapSITEPage 18 of 330
Item: Columbia Terrace Ph 1 - 67 LotsApplicant: Lake City EngineeringFile #: FP 2017-004 Vicinity MapSITEPage 19 of 330
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Page 20 of 330
AGENDA REPORT
FOR: City Council August 30, 2017
TO: Dave Zabell, City Manager
Rick White, Director
Community & Economic Development
Regular Meeting: 9/5/17
FROM: Dave McDonald, City Planner
Community & Economic Development
SUBJECT: Final Plat: Linda Loviisa Division 2, Phase 8 (MF# FP 2017-007)
I. REFERENCE(S):
Overview Map
Vicinity Map
Final Plat
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
MOTION: I move to approve the Final Plat for Linda Loviisa, Division 2, Phase 8.
III. FISCAL IMPACT:
None
IV. HISTORY AND FACTS BRIEF:
In January 2010 the Council approved a preliminary plat for Division 2 of the Linda
Loviisa development. The developer is now seeking final plat approval for Phase 8.
Linda Loviisa Division 2 is a single-family residential development located south of
Burden Boulevard, north of I-182 and east of the Soccer Complex. The development
contains 511 single-family lots with an average lot size of 11,125 square feet. Phase 8
contains 95 lots.
V. DISCUSSION:
Prior to the approval of a final plat, the developer is to either install all infrastructure or
post a bond or other instrument that secures the financing for the infrastructure
improvements. In this case, the developer has completed most of the improvements and
Page 21 of 330
provided the City with a bond in the amount of $1,221,427.00 to cover the costs of the
outstanding improvements.
The final plat shows and contains information on primary control points, tract
boundaries, dimensions, bearings, lot numbers and other necessary survey data. In
addition, the plat contains the required descriptions, dedication and acknowledgment
and approval sections.
Page 22 of 330
Item: Linda Loviisa II Phase 8Applicant: Aho ConstructionFile #: FP 2017-007 Overview MapSITEPage 23 of 330
Item: Linda Loviisa II Phase 8Applicant: Aho ConstructionFile #: FP 2017-007SITEVicinityMapPage 24 of 330
Page 25 of 330
AGENDA REPORT
FOR: City Council August 29, 2017
TO: Dave Zabell, City Manager Regular Meeting: 9/5/17
FROM: Rick White, Director
Community & Economic Development
SUBJECT: CDBG Program Section 108 Guaranteed Loan Program (MF# BGAP 2017-
007)
I. REFERENCE(S):
Proposed Resolution
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
MOTION: I move to approve Resolution No. ______, establishing the City of Pasco
Section 108 Loan Guarantee Program and authorizing preparation of pre-application to
HUD for Downtown Revitalization.
III. FISCAL IMPACT:
IV. HISTORY AND FACTS BRIEF:
The Department of Housing and Urban Development (HUD) has established the
Section 108 Loan Guarantee Program ("Program") in order to provide below market
rate loans for qualified projects that serve the needs of low and moderate income
persons. This program may be instrumental in accomplishing important pieces of
Downtown Revitalization. As a Grantee receiving funds through the HUD Community
Development Block Grant Program (CDBG), the City of Pasco meets the criteria to
participate in the Program.
Recipients may borrow up to five times their annual CDBG grant, enabling them to
maximize the impact of available public funds by leveraging grant resources into
private loans. Section 108 is a loan guarantee program, not a grant. It offers lower rates
both variable and fixed, and flexible repayment terms to meet project-specific needs
and provides funding to finance a wide variety of eligible activities. The maximum
Section 108 loan capacity would be $3,475,000, based on the program year 2017 award
of $695,000.
The CDBG entitlement annual allocation would be pledged in addition to other
collateral. Repayment of the loan would be over twenty (20) years. Loan repayment
Page 26 of 330
may be made from program income, repayment of loans, or from the CDBG annual
entitlement. If the loan were repaid strictly from the CDBG entitlement funds, the
annual allocation typically awarded by Council for infrastructure projects would be
reduced for the amount of the loan repayment. For example, instead of allocating
$200,000 each year for the next five (5) years for infrastructure projects, the total
amount of $1,000,000 may be used to complete projects in one year, and repaid over
time.
This item was discussed by Council at the August 28, 2017 workshop meeting.
V. DISCUSSION:
Eligibility for the Section 108 program is substantially the same as participation in
CDBG. Proposed projects must be eligible activities per 24 CFR 570 and meet
National Objectives (24 CFR 570.208) such as job creation/retention, area benefit,
limited clientele and housing.
The Downtown Revitalization Plan and Peanuts Park renovation projects are eligible
activities which would qualify as area benefit. Purchasing a vacant building for the
purpose of renting space to a small business would qualify as low-moderate job
creation.
Other examples of eligible projects:
1. Real Estate/site-specific gap financing, projects promote additional private
investment in target area.
2. Location based loan pool to encourage neighborhood development, leverages
existing programs, request for applications to identify potential projects, market
research and stakeholder analysis.
a. Redevelopment of vacant/historic properties for reuse;
b. Mixed use commercial and retail development;
c. Gateway development; and
d. Flagship business.
3. Strategies to cultivate healthy markets
a. Infrastructure and public facilities;
b. Transit-Oriented development;
c. Mixed use commercial and retail development;
d. Business development loans; and
e. Focus on downtown through additional incentives.
Interest rates charged on interim borrowing is priced at the three-month London
Interbank Offered (LIBO) rate, plus 20 basis points. Permanent financing is pegged to
yields on Treasury obligations of similar maturity to the principal amount. A small
additional basis point spread, depending on maturity, will be added to the Treasury
yield to determine the actual rate.
Page 27 of 330
The Section 108 Program can be a strong tool for economic revitalization of the Pasco
Downtown. Staff will begin work on policies and procedures for the Section 108 Loan
Guarantee Program following the individual project application process below:
Step 1. Evaluate potential project in terms of community strategy
Step 2. Determine whether proposed use of funds is eligible under the program
Step 3. Underwrite project(s) for financial feasibility
Step 4. Complete citizen participation process and local review
Step 5. Application Submission and HUD Approval
Step 6. Issuance of the loan guarantee
At that time a detailed loan application package may also be submitted for Council
consideration and approval for submittal to HUD.
Page 28 of 330
RESOLUTION NO. _________
A RESOLUTION establishing the Section 108 Loan Guarantee Program and authorizing
application to U.S. Department of Housing and Urban Development.
WHEREAS, the City of Pasco has qualified as a Community Development Block Grant (CDBG)
Entitlement jurisdiction in 1998; and
WHEREAS, the City’s status as a CDBG Entitlement grantee allows it to borrow U.S.
Department of Housing and Urban Development (HUD) Section 108 Loan Guarantee funds; and
WHEREAS, a CDBG Entitlement grantee may borrow up to five times its annual CDBG
allocation through the HUD Section 108 Loan Guarantee program; and
WHEREAS, based on the 2017 CDBG entitlement of $695,000, maximum loan capacity is
$3,475,000; and
Now, THEREFORE,
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PASCO:
Section 1.The City Council directs the City Manager to develop and maintain administrative
policies procedures establishing a HUD Section 108 Loan Guarantee Program.
Section 2.The Staff shall administer the Section 108 application process in compliance with HUD
Section 108 guidelines and shall focus on economic opportunities and community infrastructure projects
within the downtown revitalization area.
PASSED by the City Council of the City of Pasco this _____day of _______________, 2017
_____________________________
Matt Watkins
Mayor
ATTEST: APPROVED AS TO FORM:
_____________________________ ___________________________
Daniela Erickson Leland B. Kerr
City Clerk City Attorney
Page 29 of 330
AGENDA REPORT
FOR: City Council June 30, 2017
TO: Dave Zabell, City Manager
Rick Terway, Interim Public Works Director
Regular Meeting: 9/5/17
FROM: Dan Ford, City Engineer
Public Works
SUBJECT: Final Acceptance: Butterfield WTP 24-IN Valve Replacement
I. REFERENCE(S):
Vicinity Map
Final Engineer's Report
Resolution
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
MOTION: I move to approve Resolution No. ________, accepting work performed by
C&E Trenching, LLC. under contract for the Butterfield Water Treatment Plant 24-IN
Valve Replacement project.
III. FISCAL IMPACT:
$420,904 - Bond Revenue
IV. HISTORY AND FACTS BRIEF:
This project will install a new 24" transition main, 2 new magnetic meters, and 10 new
butterfly valves to replace the existing 24" main and valves located at the Butterfield
Water Treatment Plant
The existing valves are not functional and staff would be unable to close them in the
event emergency repairs were needed. In addition, the existing transition m ain consists
of old lead joint pipe and is in need of replacement.
The proposed improvements will allow the existing system to continue operating
during construction and limit the necessary downtime of the plant. The proposed valve
improvements will allow increased functionality and ability to isolate various sections
for possible future repairs.
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On October 27, 2016, the City received six (6) bids for the project. The low bid was
from C&E Trenching, LLC, in the amount of $335,515.65. The Engineer's Esti mate
was $374,102.02.
V. DISCUSSION:
The project was successfully completed within the allotted contract time and the work
meets project specifications.
The final project construction contract totaled $420,903.44, representing a 25%
increase over the original bid price. The increased costs are a result of differing site and
pipeline material conditions, and have been detailed in the attached Final Engineering
Report.
Staff recommends Council's acceptance of this work.
Page 31 of 330
Page 32 of 330
Page 1
Memo
Public Works Department
To: File Engineering Division
From: David Tanner, Civil Engineer
Date: 06/30/2017
Re: Butterfield WTP 24-IN Valve Replacement – Final Engineer’s Report
Bid Item Changes in Quantity
Bid Item 7, DI Pipe for Water Main, 24-in-Diam. – Final quantity for this bid item was
based on actual quantities installed, as measured in the field. Actual measured quantity
for this bid item was 940 LF, while the estimated quantity was 900 LF for a total increase
in cost of $3,765.60.
Bid Item 8, DI Pipe for Water Main, 30-in Diam. – Final quantity for this bid item was
based on actual quantities installed, as measured in the field. Actual measured quantity
for this bid item was 40 LF, while the estimated quantity was 20 LF for a total increase in
cost of $2,694.00.
Bid Item 15, DI Water Main Fitting 24-in 11.25° Ell – Final quantity for this bid item was
based on actual quantities installed, as measured in the field. Actual measured quantity
for this bid item was 5 EA, while the estimated quantity was 3 EA for a total increase in
cost of $3,286.70.
Bid Item 16, DI Water Main Fitting 24-in 22.5° Ell – Final quantity for this bid item was
based on actual quantities installed, as measured in the field. Actual measured quantity
for this bid item was 5 EA, while the estimated quantity was 6 EA for a total savings of
$1691.50.
Bid Item 22, DI Water Main Fitting 24-in Cap – Final quantity for this bid item was based
on actual quantities installed, as measured in the field. Actual measured quantity for this
bid item was 0 EA, while the estimated quantity was 5 EA for a total savings of
$5238.45. Installation of these caps was unnecessary due to the contracting phasing of
the construction
Bid Item 23, DI Water Main Fitting 16-in Cap – Final quantity for this bid item was based
on actual quantities installed, as measured in the field. Actual measured quantity for this
bid item was 0 EA, while the estimated quantity was 1 EA for a total savings of $898.58.
The Cost for this cap was incurred in Change Order 1 due to the variance in the existing
pipe materials.
Bid Item 24, Connections to Existing Water Mains – Final quantity for this bid item was
based on actual quantities installed, as measured in the field. Actual measured quantity
for this bid item was 5 EA, while the estimated quantity was 6 EA for a total savings of
$3,306.97. The Cost for one of the connections to existing water mains was incurred in
Change Order 1 due to the variance in the existing pipe materials.
Bid Item 25, Sod Installation – Final quantity for this bid item was based on actual
quantities installed, as measured in the field. Actual measured quantity for this bid item
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Page 2
was 3450 SY, while the estimated quantity was 1100 SY for a total increase in cost of
$10,222.50. A trench width of 10’ was utilized for the quantity estimate. This did not allow
enough room to stage materials while manipulating the construction equipment to install
the pipeline as well as the various large diameter valves and meter boxes. The
contractor used reasonable care in limiting his construction area and this is a reasonable
quantity for sod replacement based on the work performed.
Bid Item 27, Cement Concrete Sidewalk. – Final quantity for this bid item was based on
actual quantities installed, as measured in the field. Actual measured quantity for this bid
item was 47.5 SY, while the estimated quantity was 45 SY for a total increase in cost of
$91.60.
Bid Item 28, Crushed Surfacing Top Course (2") – Final quantity for this bid item was
based on actual quantities installed, as measured in the field. Actual measured quantity
for this bid item was 286 SY, while the estimated quantity was 150 SY for a total
increase in cost of $746.64.
Bid Item 29, Crushed Surfacing Base Course (6") – Final quantity for this bid item was
based on actual quantities installed, as measured in the field. Actual measured quantity
for this bid item was 286 SY, while the estimated quantity was 150 SY for a total
increase in cost of $1,149.20.
Bid Item 30, HMA Cl 1/2" PG 64-28 (2") – Final quantity for this bid item was based on
actual quantities installed, as measured in the field. Actual measured quantity for this bid
item was 286 SY, while the estimated quantity was 150 SY for a total savings of
$2,393.60. Due to additional work added to the contract in Change Order 2, as well as
some additional patching necessary because of the deteriorating condition of the existing
pavement, there was a significant increase in the amount of patching for this project.
Bid Item 31, Underground Utility Crossing Marked and Unmarked – Final quantity for this
bid item was based on actual quantities installed, as measured in the field. Actual
measured quantity for this bid item was 5 EA, while the estimated quantity was 10 EA for
a total savings of $522.60.
Change Orders
Change Order 1, Various changes to connect; Air/Vac; Additional Potholing:
The City was notified of a change in condition for the following items:
• Two 36” Romac Couplers needed to complete the lowering of the 36” Raw water
line. These couplers were not anticipated to be necessary in the design. The cost
for this work is $11,356.12 plus tax, and includes $1,545.31 for labor, $7,087.10
for materials, and $1,091.96 for equipment. The cost for this work is offset by two
connections which will not be charged to the bid item Connections to Existing
Water Mains for a savings of $6,613.94. The net additional for this item is
$4,742.18 plus tax.
• 2” Air Vac with COP Vault. The Engineer determined after award of the project
that an Air Vac was necessary in the raw water line prior to the section being
lowered. This work was not considered in the contract documents. The cost for
this work is $7,328.15 plus tax, and includes $1,424.98 for labor, $4,001.44 for
materials, and $742.84 for equipment.
• Connections to existing 30” steel with welded flanges. Upon exposing the existing
30” line it was discovered that the existing material is a spiral welded steel pipe.
This item covers the necessary material and labor to tie into this line. The cost for
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Page 3
this work is $12,000 and includes $2,442.84 for labor, $1,887.30 for materials,
$1,273.43 for equipment, and $3,400 for a subcontract for a certified welder. The
cost for this work is offset by one connection which will not be charged to the bid
item “Connections to Existing Water Mains” for a savings of $3,306.97. The net
additional for this item is $8,693.03 plus tax.
• Cap Existing 20” With Additional Thrust Block. Upon exposing the existing 24” line
it was discovered that the existing material in the location to be capped is 20”
spiral welded steel pipe. This item covers the necessary material and labor to
provide caps and thrust block for this line. The cost for this work is $6,000 and
includes $814.27 for labor, $1,947.44 for materials, $424.48 for equipment, and
$1,700 for a subcontract for a certified welder. The cost of this work is offset by
one “DI Water Main Fitting 24” Cap” not having to be installed for a savings of
$1,047.69. The net additional for this item is $4,952.31 plus tax.
• Two Flange by MJ Adaptors. These items were needed to make the connections
into the 30” Steel Water Main and were not anticipated in the original design. The
cost for this work is $4,000.00 plus tax, and includes $407.13 for labor, $2,430.29
for materials, and $212.24 for equipment.
• Two 30” Saddle Thrust Blocks. These thrust blocks were determined to be
necessary by the project engineer through discussions with the contractor on how
to tie into the existing 30” water main, and were not included in the original
contract documents. The cost for this work is $3,523.62 plus tax, and includes
$407.13 for labor, $2,443.15 for materials, and $212.24 for equipment.
• Potholing extra locations north and south. This work was performed at the request
of the project engineer to determine alternative methods of tying into the existing
30” water main and was not part of the original contract agreement. The cost for
this work is $3,589.74 plus tax, and includes $611.28 for labor, $367.23 for
equipment, and $2,062.50 for a subcontract to provide a vactor for the potholing.
The total cost for this change order is $47,797.63 which includes a contractor markup to
cover profit and overhead of 23%. The City received a cost savings of $10,968.60 in
uncharged bid items for a Net increase of $36,829.03 to the final contract price.
Change Order 2, Additional Time & Addition of Hydrant and Reducer:
The City was notified of a change in condition for the following items:
• During the tie-in to the 30” Steel Water Main, the contractor spent a significant
amount of time on dewatering the line and dealt with additional water coming from
the pipe throughout the tie-in process. It is reasonable to expect that dewatering a
30” main between the existing valves is a significant process, and that the time
and effort to do so, should have been a consideration when bidding the project.
However, through negotiation, the City agreed to pay half of the costs incurred for
additional dewatering, due to excessive length between valves for this section of
water main. The cost for this work is $803.17 plus tax.
• The location of the 24” Cap in 12th Street was revised due to concerns of
disturbing the existing lead joint Tee. The revised location for the cap created a
concern that stagnant water may develop in the 24” dead end pipe segment, and
Water Operations Staff requested that a Hydrant be installed on the end of the 24”
line segment. The additional hydrant will provide an added benefit of having a
hydrant in a closer proximity to the existing chlorination room. The cost for this
work is $6,007.99 and includes $621.39for labor, $4161.48 for materials, and
$438.14 for equipment. The cost for this work is offset by one 24” Cap which will
not be installed, for a savings of $1,047.69. The net additional for this item is
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Page 4
$4,960.30 plus tax.
• The existing water main in 13th Street is a 21” instead of a 24” as shown on the
plans. This requires the installation of a 24”x21” Reducer to complete the
connection. The cost for this work is $3,181.17 and includes $814.27 for labor,
$1,371.69 for materials, $424.48 for equipment..
The total cost for this change order is $9,992.33 which includes a contractor markup to
cover profit and overhead of 23%. The City is expecting a cost savings of $1,047.69 in
uncharged bid items for a Net increase of $8,944.64 to the final contract price.
Change Order 3, Relocation of Injection Ports / Access Manhole:
This change order covers all work necessary to relocate two injection ports and an access
manhole which were mislabeled to relocate a valve on the construction plans.
The total cost for this change order is $8,144.26 which includes a contractor markup to
cover profit and overhead of 23%.
Page 36 of 330
RESOLUTION NO. _______
A RESOLUTION ACCEPTING WORK PERFORMED BY PREMIER
EXCAVATION INC., UNDER CONTRACT FOR THE C&E TRENCHING, LLC. UNDER
CONTRACT FOR THE BUTTERFIELD WATER TREATMENT PLANT 24-IN VALVE
REPLACEMENT PROJECT.
WHEREAS, the work performed by C&E Trenching, LLC. under contract for the
Butterfield Water Treatment Plant 24-in Valve Replacement project. has been examined by
Engineering and has been found to be in apparent compliance with the applicable project
specifications and drawings, and
WHEREAS, it is Engineering’s recommendation that the City of Pasco formally accept
the contractor’s work and the project as complete; NOW, THEREFORE,
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PASCO, that the
City Council concurs with Engineering’s recommendation and thereby accepts the work
performed by C&E Trenching, LLC. under contract for the Butterfield Water Treatment Plant
24-in Valve Replacement project., as being completed in apparent conformance with the project
specifications and drawings, and
Be It Further Resolved, that the City Clerk is hereby directed to notify the Washington
State Department of Revenue of this acceptance, and
Be It Further Resolved, that the final payment of retainage being withheld pursuant to
applicable laws, regulations and administrative determination shall be released upon satisfaction
of same and verification thereof by the Public Works Director and Finance Director.
PASSED by the City Council of the City of Pasco this __5th _ day of September, 2017.
_____________________________
Matt Watkins
Mayor
ATTEST: APPROVED AS TO FORM:
_____________________________ __________________________
Daniela Erickson Leland B. Kerr
City Clerk City Attorney
Page 37 of 330
AGENDA REPORT
FOR: City Council August 3, 2017
TO: Dave Zabell, City Manager Regular Meeting: 9/5/17
FROM: Dan Ford, City Engineer
Public Works
SUBJECT: Final Acceptance: Road 68 Improvements - Ph 2 and Interconnect Road 68
Signals
I. REFERENCE(S):
Vicinity Map
Resolution
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
MOTION: I move to adopt Resolution No. ______, accepting work performed by
Sierra Electric, Inc., under contract for the Road 68 Improvements, Phase 2 and
Interconnect Road 68 Signals project.
III. FISCAL IMPACT:
Project Funding Sources:
Traffic Impact Fees - $624,450
Arterial Street Fund - $77,000
STP Grant - $748,550
Quick Response Safety Grant - $500,000
IV. HISTORY AND FACTS BRIEF:
The Road 68 Improvements project constructed and reconstructed access management,
concrete medians, concrete curbs, and other work which included asphalt removal and
replacement, new signal controllers and cabinets, controller modifications, signal
controller cabinet foundation modifications, signal heads and signage, pedestrian
ramps, sidewalk and driveway reconstruction, and other associated work. Work also
included re-landscaping and irrigation work, illumination removal and replacement,
and new signage. The project also included provisions for a signal pre-emption
connection between the Road 68/Argent intersection and Fire Station #83.
Page 38 of 330
The Interconnect Road 68 Signals project constructed a fiber-optic signal interconnect
system between the Road 68/Argent intersection and Fire Station #83 and provided
provisions for fiber-optic interconnection to the five (5) other signals. It included new
conduit, fiber-optic wiring, conduit stubs, Ethernet switches, and fiber-optic patch
panels.
The bid opening was held January 21, 2014 and Council awarded the projects to Sierra
Electric, Inc. at the February 23, 2014 regular meeting of the City Council.
V. DISCUSSION:
This project was successfully completed. The final project construction contract
totaled $1,231,709.53, which is only 2.5% over the original contract total.
The delay in the City's acceptance of this project is due to a long-lead electrical item in
a change order.
Staff recommends Council's acceptance of this work.
Page 39 of 330
m;.;2s-,:~.—n§:mm.;3r=-§.lce :Page 40 of 330
RESOLUTION NO. _______
A RESOLUTION ACCEPTING WORK PERFORMED BY SIERRA ELECTRIC,
INC., UNDER CONTRACT FOR THE ROAD 68 IMPROVEMENTS, PHASE 2 AND
INTERCONNECT ROAD 68 SIGNALS PROJECT.
WHEREAS, the work performed by Sierra Electric Inc., under contract for the Road 68
Improvements, Phase 2 and Interconnect Road 68 Signals project has been examined by
Engineering and has been found to be in apparent compliance with the applicable project
specifications and drawings, and
WHEREAS, it is Engineering’s recommendation that the City of Pasco formally accept
the contractor’s work and the project as complete; NOW, THEREFORE,
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PASCO, that the
City Council concurs with Engineering’s recommendation and thereby accepts the work
performed by Sierra Electric Inc., under contract for the Road 68 Improvements, Phase 3 and
Interconnect Road 68 Signals project, as being completed in apparent conformance with the
project specifications and drawings, and
Be It Further Resolved, that the City Clerk is hereby directed to notify the Washington
State Department of Revenue of this acceptance, and
Be It Further Resolved, that the final payment of retainage being withheld pursuant to
applicable laws, regulations and administrative determination shall be released upon satisfaction
of same and verification thereof by the Public Works Director and Finance Director.
PASSED by the City Council of the City of Pasco this 5th day of September, 2017.
_____________________________
Matt Watkins
Mayor
ATTEST: APPROVED AS TO FORM:
_____________________________ __________________________
Daniela Erickson Leland B. Kerr
City Clerk City Attorney
Page 41 of 330
AGENDA REPORT
FOR: City Council June 29, 2017
TO: Dave Zabell, City Manager
Rick Terway, Interim Public Works Director
Regular Meeting: 9/5/17
FROM: Dan Ford, City Engineer
Public Works
SUBJECT: Final Acceptance: Butterfield WTP Sludge Drying Bed
I. REFERENCE(S):
Vicinity Map
Final Engineer's Report
Resolution
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
MOTION: I move to approve Resolution No. ______, accepting work performed by
C&E Trenching, LLC. under contract for the Butterfield Water Treatment Plant Sludge
Drying Bed project.
III. FISCAL IMPACT:
$122,207 - Bond Revenue
IV. HISTORY AND FACTS BRIEF:
This project constructed a sludge drying bed between the two existing backwash ponds
for the Butterfield Water Treatment Plant.
The current backwash ponds are operating at full capacity. This project provided an
additional sludge drying bed to provide a place to dry the sludge which settles out of
the backwash ponds before disposal. This project will improve
On October 27, 2016, the City received eight (8) bids for the project. The low bid was
from C&E Trenching, LLC, in the amount of $127,000.17. The Engineer's Estimate
was $151,334.10.the overall capacity and functionality of the existing backwash ponds.
On November 14, 2016 the City awarded the contract to C&E Trenching, LLC for
Page 42 of 330
$127,000.17
V. DISCUSSION:
The project was successfully completed within the allotted contract time and the work
meets project specifications.
The final project construction contract totaled $122,206.20, representing a 3.8%
savings compared to the original bid price. The savings are the result of minor
differences in measured quantities to estimated quantities in the original contract.
Staff recommends Council's acceptance of this work.
Page 43 of 330
Page 44 of 330
Page 1
Memo
Public Works Department
To: File Engineering Division
From: David Tanner, Civil Engineer
Date: 06/29/2017
Re: Butterfield WTP Sludge Drying Bed – Final Engineer’s Report
Bid Item Changes in Quantity
Bid Item 12, Crushed Surfacing Top Course (6") – Final quantity for this bid item was
based on actual quantities installed, as measured in the field. Actual measured quantity
for this bid item was 1778 SY, while the estimated quantity was 1920 SY for a total
savings of $975.14.
Bid Item 13, HMA Cl 1/2" PG 64-28 (4") – Final quantity for this bid item was based on
actual quantities installed, as measured in the field. Actual measured quantity for this bid
item was 1778 SY, while the estimated quantity was 1920 SY for a total savings of
$3,038.80.
Bid Item 14, Underground Utility Crossing Marked & Unmarked – Final quantity for this
bid item was based on actual quantities installed, as measured in the field. Actual
measured quantity for this bid item was 1 EA, while the estimated quantity was 5 EA for
a total savings of $400.00.
Page 45 of 330
RESOLUTION NO. _______
A RESOLUTION ACCEPTING WORK PERFORMED BY PREMIER
EXCAVATION INC., UNDER CONTRACT FOR THE C&E TRENCHING, LLC. UNDER
CONTRACT FOR THE BUTTERFIELD WATER TREATMENT PLANT SLUDGE DRYING
BEDS PROJECT.
WHEREAS, the work performed by C&E Trenching, LLC. under contract for the
Butterfield Water Treatment Plant Sludge Drying Beds project. has been examined by
Engineering and has been found to be in apparent compliance with the applicable project
specifications and drawings, and
WHEREAS, it is Engineering’s recommendation that the City of Pasco formally accept
the contractor’s work and the project as complete; NOW, THEREFORE,
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PASCO, that the
City Council concurs with Engineering’s recommendation and thereby accepts the work
performed by C&E Trenching, LLC. under contract for the Butterfield Water Treatment Plant
Sludge Drying Beds project., as being completed in apparent conformance with the project
specifications and drawings, and
Be It Further Resolved, that the City Clerk is hereby directed to notify the Washington
State Department of Revenue of this acceptance, and
Be It Further Resolved, that the final payment of retainage being withheld pursuant to
applicable laws, regulations and administrative determination shall be released upon satisfaction
of same and verification thereof by the Public Works Director and Finance Director.
PASSED by the City Council of the City of Pasco this __5th _ day of September, 2017.
_____________________________
Matt Watkins
Mayor
ATTEST: APPROVED AS TO FORM:
_____________________________ __________________________
Daniela Erickson Leland B. Kerr
City Clerk City Attorney
Page 46 of 330
AGENDA REPORT
FOR: City Council August 25, 2017
TO: Dave Zabell, City Manager Regular Meeting: 9/5/17
FROM: Dan Dotta, Interim Director
Administrative & Community Services
SUBJECT: Yard and Business of the Month Awards
I. REFERENCE(S):
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
Mayor Watkins to present Certificates of Appreciation for August 2017 "Yard of the
Month" and "Business Appearance of the Month" to:
• Marcial Mendoza, 536 N. 9th Avenue
• Mike & Linda Hermann, 3633 W. Ruby Street
• Rodrigo Manipol, 5902 Wallowa Lane
• Al & Kay Slahtasky, 10204 Willow Way
• Moore Mansion, 200 N. Road 34
III. FISCAL IMPACT:
IV. HISTORY AND FACTS BRIEF:
V. DISCUSSION:
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Page 52 of 330
Proclamation
“Attendance Awareness Month”
September 2017
WHEREAS, good attendance is essential to student achievement and graduation, and we are committed to
dedicating our resources and attention to reducing chronic absenteeism rates, with a focus starting as early as
kindergarten; and
WHEREAS, chronic absence - missing 10 percent or more of school for any reason including excused and
unexcused absences - is a proven predictor of academic trouble and dropout rates; and
WHEREAS, chronic absence predicts lower than third-grade reading proficiency, course failure, and eventual
dropout, thereby weakening our local economy; and
WHEREAS, chronic absence disproportionately impacts low-income students and minorities who do not have
the resources to make up for lost time in the classroom, and are more likely to face systemic barriers to getting to
school – such as unreliable transportation, lack of access to health care, and unstable or unaffordable housing; and
WHEREAS, all students - even those who show up regularly - are affected by chronic absence because
teachers must spend time reviewing for students who missed lessons; and
WHEREAS, chronic absence can be significantly reduced when schools, parents, and communities work
together to monitor and promote good attendance and address the social and economic barriers that keep children
from getting to school;
NOW, THEREFORE, I, Matt Watkins, Mayor of the City of Pasco, Washington, on behalf of the entire City
Council, do hereby proclaim September 2017 as:
ATTENDANCE AWARENESS MONTH
and call upon families, parents, students and all citizens to focus on reducing chronic absenteeism to give all
children an equitable opportunity to learn, grow and thrive academically, emotionally and socially.
IN WITNESS WHEREOF, I have hereunto set my hand and caused the Official Seal of the City of Pasco,
State of Washington, to be affixed this 5th day of September 2017.
Matt Watkins, Mayor
City of Pasco
Page 53 of 330
Proclamation
“Back the Blue Day”
September 16, 2017
WHEREAS, the officers of the Police Department of the City of Pasco along with law
enforcement officers of the region proudly partner with area residents to ensure safety in our
community; and
WHEREAS, these officers act in a selfless manner to protect and serve the residents of our
region on a daily basis; and
WHEREAS, the Garden of Kennewick is hosting a Law Enforcement Appreciation Day
called Back the Blue as a show of support for law enforcement of ficers, active and retired, and
their families; and
NOW, THEREFORE, I, Matt Watkins, Mayor of the City of Pasco, Washington, on behalf
of the entire City Council, do hereby proclaim September 16 as:
Back the Blue Day
and urge all citizens to celebrate Back the Blue Day, to support local and regional law
enforcement and The Garden’s sentiment that, “Together, we’re better!”
IN WITNESS WHEREOF, I have hereunto set my hand and caused the Official Seal of the
City of Pasco, State of Washington, to be affixed this 5th day of September 2017.
Matt Watkins, Mayor
City of Pasco
Page 54 of 330
AGENDA REPORT
FOR: City Council August 29, 2017
TO: Dave Zabell, City Manager
Rick White, Director
Community & Economic Development
Regular Meeting: 9/5/17
FROM: Dave McDonald, City Planner
Community & Economic Development
SUBJECT: Street Vacation: A Portion of Octave St & AutoPlex Way (MF# VAC 2017-
003)
I. REFERENCE(S):
Overview Map
Vicinity Map
Vacation Proposal Map
Fire Department Memo
Pasco Coke Letter
Letter from Kenneth Miller, Attorney
JUB Letter/Report on the Proposed Vacation
Objection to street Vacation, McCurley Dealerships
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
CONDUCT PUBLIC HEARING
MOTION: I move, based on the lack of public purpose, diminishment of
neighborhood circulation, public safety concerns expressed by the Fire Department and
the failure of the proposal to meet the review criteria of PMC 12.40.70, that the
proposed vacation for a portion of Autoplex Way and West Octave Street under Master
File VAC 2017-003, be denied.
III. FISCAL IMPACT:
None
IV. HISTORY AND FACTS BRIEF:
The owners of Corwin Ford petitioned for the vacation of a portion of W. Octave Street
Page 55 of 330
and Autoplex Way adjacent to the Ford dealership in the Pasco Autoplex. The Council
previously set August 21, 2017 as the date to hold a public hearing to consider the
proposed vacation. At the request of an impacted party the hearing was continued to
September 5, 2017.
V. DISCUSSION:
The sections of right-of-way in question were established in 1973 with the Plat of Auto
Park that became the Pasco Autoplex in 1976. The streets that are the question of this
vacation request were contructed as the result of an LID.
The applicant, Corwin Ford, now owns most of the old Russ Dean RV properties on
either side of W. Octave Street. Corwin Ford proposes to place cul de sacs where their
property starts on both Autoplex Way and W. Octave and turn the right-of-way in
between the two cul de sacs to a parking lot with an access easement for through
traffic.
Most street vacations in Pasco involve undeveloped right-of-way or the margins of the
right-of-way that are also often undeveloped, in contrast this request involves fully
developed streets. The City seldom vacates fully improved streets and has only done so
where a significant public purpose is achieved. There have only been two such
vacations in the past 30 years, both involving public schools.
When considering a street vacation proposal the City Council is required to use the
following criteria to evaluate the petition:
1. The vacation shall not adversely affect traffic accessibility and circulation
within the immediate area or within the City as a whole;
2. The right-of-way is not contemplated or needed for future public use;
3. No abutting property will become landlocked, or its access substantially
impaired; and
4. The public needs shall not be adversely affected and the vacation will provide a
public benefit or serve a public purpose.
There are three access points into the Pasco Autoplex. The proposed vacation would
reduce the access to two streets. Interconnecting streets such as those in the Autoplex
are always preferable over commercial neighborhoods with few ingress and egr ess
streets. Large transport trucks use the streets within the Autoplex on a frequent basis.
Creating cul-de-sacs on one of the routes in and out of the Autoplex would serve to
diminish the circulation patterns that all property owners in the Autoplex enjo y. The
Fire Department has express concern over the diminishment of circulation within the
Autoplex particularly as it relates to the evacuation of people and vehicles in the event
of a major emergency. Even with an access easement connecting the two proposed cul-
de-sacs circulation in the area will be awkward and inefficient.
No one knows how the property surrounding the proposed vacation area will be
Page 56 of 330
divided and owned in the future. There may be multiple owners and parcels in the
future that would be better served by public streets than an easement through a parking
lot. The streets in question are fully improved and functioning streets. These streets
have never been determined through studies, plans or otherwise not to be needed in the
future. In the past the Council has authorized reports that have identified streets that are
not contemplated for future public use. The Oregon Avenue Corridor Plan identities
numerous streets and alleys in the Freys Addition that can be vacated without harm to
the public or traffic circulation.
No properties will be landlocked if the vacation request is approved. The vacation will
only impact public use of the streets and reduce circulation through the Autoplex.
In this case it is difficult to determine the public benefit that would be achieved by the
proposed vacation. The benefiting party is one property owner and appears to be more
of a private benefit than a public benefit.
In summary, staff is concerned about the impacts the proposed vacation may have on
the current circulation patterns through the Autoplex. A public purpose seems to be
lacking and there are concerns about responding to emergencies in an area with high
hazard buildings with the lack of public streets providing direct access to the abutting
property - all of which leads to a recommendation of denial.
Page 57 of 330
Item: Street ROW VacationApplicant: Corwin FordFile #: VAC 2017-003 OverviewMapSITEPage 58 of 330
Item: Street ROW VacationApplicant: Corwin FordFile #: VAC 2017-003VicinityMapSITE60'278.3'60'438.1'Page 59 of 330
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CITY OF
PASCO FIRE DEPARTMENT (509)545-3426 Ext-1/Fax (509)545-34391‘r PO.BOX 393.310 N.OREGON.PASCO.WASHINGTON 9930]
Date:August 29,2017
To:Dave McDonald
From:Fire Chief Robert Gear
Re:Octave Street Vacation
Dave,
We have reviewed the proposed Octave Street vacation.We already have access issues within the
campus and we feel that the current proposal will exasperate those issues.We have several specific
concerns with this proposal including:
0 Access of emergency vehicles to the southern part of the complex and the south-
eastern corner of the Tim Corwin Family Real Estate building (1226 Autoplex Way){the
area that is the most difficult to access is the highest hazard within the complex).
0 Traffic flow patterns through the campus
-The proposal also does not consider evacuation of civilians and vehicles in the event of a
large emergency,
-The inability to manage the current parking issues within the existing campus footprints.
This proposal does not adequately correct the existing concerns nor does it address the additional issues
noted above.We cannot therefore support the proposal.
Very Truly,
Ql/»7i“u2L~——
Chief Robert W.Gear
Page 61 of 330
Pasco Coke LLC
P.0.Box I 726
Yakima,WA 98907
August 18,2017
City ofPasco
Attn:City Council
525 N.Third Avenue
Pasco,WA 983301
Re:Opposition to Corwin Ford’s Street/Alley Vacation Petition No,VAC 2017-003
Dear Councilmembers:
I write on behalf of Pasco Coke,LLC to express opposition to Corwin Ford’s Street/Alley
Vacation Petition No.VAC 2017-003 (the “Petition”),which seeks to vacate portions of W.Octave Street
and Autoplex Way.Pasco Coke is located at 1225 N.Road 34 at the comer of W.Octave Street.As a
local distributor that uses both W.Octave Street and Autoplex Way in its daily operations,Pasco Coke
would be detrimentallyimpacted by the proposed street vacations.
Speci?cally,l am concerned that the proposed street vacations would adversely affect traffic
accessibility and circulation within the immediate vicinity of W.Octave Street and Autoplex Way.The
proposed street vacations would substantially impair access and trucking routes to and from the Pasco
Coke facility from the east.The proposed vacations would further create a safety hazard because ?re and
other emergency vehicles would have limited access to our facility and other local businesses.
Additionally,the roadways involved in the Petition are fully developed streets that the City
played a major role in constructing through a Local lmprovement District.The Petitioner now seeks to
convert these public streets into a private parking facility for Petitioner’s exclusive use.Clearly.no
public purpose would be served by the proposed street vacation.
In light of the foregoing,Pasco Coke,LLC respectfully requests that you deny the Petition in its
entirety.
Sincerely,
321,?
R.William‘Dolsen
Manager
Page 62 of 330
RECEIVED
AUG2 ‘I ZWLAWOFFICES
MillerMertens&ComfortpLf8“'"'U~rrv&EC0It0I.IICDEt/
EIop,,;g,,,A Washington Professional Limited LiabilityCompany
MEMBERS 1020 NORTHCENTERPARKWAY,SUITEB AssocIATEs
CHRISTOPHERJ.MERTENs*KENNEWICK,WASHINGTON99336 JOHNA.RASCHKO
KENNETHA.MILLER‘(509)374-4200 FAX:(509)374-4229 KATHERINEA.B01-INET
JOELR.COMFORT www.mmc|egal.net
MICHAELA.FROEHLICH KENNETHA.MILLER,Eso.
+LIcENsEDIN WA &OR kmil|er@mmclegal net
August 22,2017
Dave McDonald Sent via US Mail
City Planner
City of Pasco,Community Development Dept.
P.O.Box 293
Pasco,WA 99301
RE:West Octave Street and Autoplex Way Street Vacation:Corwin Ford
Applicant
File #:VAC 20]7-003
Dear Mr.McDonald:
I represent McCurley Integrity Dealerships and all of its subsidiary companies located in Pasco
(hereinafter,“McCurley”).My clients have received the Notice of Public Hearing to consider
vacating a portion of West Octave Street and Autoplex Way,applied by Corwin Ford,under File #:
VAC 2017-003.I have ?led,or will be ?ling,objections on behalf of McCurley,who will be
signi?cantly affected by this potential vacation.I am writing to inform you of such objections and to
explain McCurley’s position on the potential vacation.I am also enclosing the Letter of Opposition
completed by Spencer Montgomery and Darral Moore traf?c engineers with JUB Engineers,Inc.
(the “JUB Letter”)outlining the practical effects of the proposed vacation.
In order to oppose a street vacation,a party must have standing to do so.A party has standing to
challenge a vacation if that party is an abutting landowner to the vacated street.London v.City of
Seattle,93 Wash.2d 657,660,611 P.2d 781 (1980).An abutting landowner has such standing
because the special damages it suffers are different from that of the community at large.Brazell v.
City ofSeattle,55 Wash.180,187,104 P.155 (1909).A landowner abuts the vacated street if there
is no intervening land between the abutting property and the street.London v.City ofSeattle,93
Wash.2d at 660 (1980).McCurley Subaru-Mazda Property,LLC,McCurley Chevrolet Property,
LLC,and McCurley Fleet &Commercial Property,LLC,have standing to object to the proposed
vacation because they own and the businesses are situated on land that abuts the streets where the
vacation is proposed.
A party may also have standing to challenge a street vacation if the reasonable means of access to
the property has been obstructed or substantial affected or if the party has suffered special damage
Page 63 of 330
August 22,2017
Page 2 of 3
that is different than that sustained by the general public.Taftv,Washington Mut.Sav.Bank,127
Wash.503,507,221 P.604 (1923);see also,Capitol Hill Methodist Church ofSeattle v.City of
Seattle,52 Wash.2d 359,365,324 P.2d 1113 (1958).Bill McCurley Chevrolet,Inc.,McCurley
Integrity Dealerships,LLC,d/b/a McCurley Integrity Chevrolet,McCurley Integrity Mazda,
McCurley Integrity Cadillac,McCurley Integrity Isuzu,and McCurley Integrity Fleet are
companies and dealerships that operate in Pasco,Washington in the Autoplex.They would be
directly affected by the street vacation and would suffer special damages to the businesses.The
vacated streets would cause substantial harm to the autoplex as a whole by disrupting the ?ow of
traffic of both customers and employees and would affect all dealerships in the area.These
dealerships would suffer a special harm separate from that of the general public because their
business and sales would be directly affected.
In order for a city to vacate a public street,it must be based on “some element of public use.”Young
v.Nichols,152 Wash.306,308,278 R15‘)(1929).The street must not be vacated solely for a
private purpose.London v.City ofSeattle,93 Wash.2d at 661 (1980).Additionally,“in all instances
the order of vacation must have within it some element of public use,and,even where the order
serves a public use,it cannot be exercised against the will of abutting property owners adversely
affected,unless the damages they suffer thereby are in some way compensated.”Young v.Nichols,
152 Wash.At 308 (1929).Local Ordinance number 4290,Section l2.40.070 also requires that “The
public needs shall not be adversely affected and the vacation will provide a public benefit or serve a
public purpose.”McCurley is not aware of any alleged public uses asserted by Corwin Ford in its
application for vacation.Additionally,there is no evident public use purpose for the vacation of the
street,it appears to be solely for the private benefit of Corwin Ford.The court has upheld street
vacations where the petitioning party is a medical care facility who needed to vacate the streets to
expand their facility.In London v.City ofSeattle,the court determined that the proposed facility
was “essential to the health,safety,and welfare of the people of the state.”London v.City ofSeattle,
93 Wash.2d at 661 (1980).On the other hand,the court has upheld the denial of a street vacation
where it was only for private use.See Young v.Nichols,152 Wash.At 308 (1929).Here,Corwin
ford is not attempting to vacate the streets for some public purpose.Corwin Ford is a for pro?t
business and does not provide any public services likened to that of a hospital or medical facility.
Corwin Ford is in the business of selling cars.
In addition to the lack of public purpose for vacating the streets,the vacation would have a negative
effect on the flow of traf?c in the area and the streets are needed for public use.Local Ordinance
number 4290,Section l2.40.070 requires that the vacation “not adversely affect traffic accessibility
and circulation within the immediate area or within the city as a whole,”and that “the right of way
is not contemplated or needed for future public use.”The area was initially designed to be a
regional automotive shopping center and if the streets are vacated,it will have an effect on sales
for all dealerships in the area.Delivery trucks for both vehicles and parts use the Autoplex way
and would not be able to turn around in the proposed cul—de-saccircles.Emergency vehicles and
snow plows would also not be able to maneuver around the area without the use of those streets.
If the streets were to be vacated,it would have a negative effect on commerce in the Autoplex
Page 64 of 330
August 22,2017
Page 3 of 3
and it would threaten the safety of those in the area.These issues are clearly delineated in the
JUB Letter.
McCurley has ?led its objections with the clerk under RCW 35.79.020 and Local Ordinance
number 4290,Section l2.40.060.McCur1ey also anticipates that other abutting property owners will
?le similar objections.McCurley does have standing to object to the proposed vacation of portions
of West Octave Street and Autoplex Way.McCurley is objecting to the vacation because of the lack
of public purpose,and because of the negative effect it will have on commerce and safety in the
Pasco Autoplex area.
Please feel free to contact me if you have any questions or wish to discuss this further.
Very truly yours,
MFORT,P.L.L.C.
cc:Client
N:\Kl0032\Convin Street Vaca1ion\LTR-City re vacation 170807 kab.doc
Page 65 of 330
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J-U-B ENGINEERS.INC.
August 18,2017
Dave McDonald,City Planner
525 North Third Avenue
Pasco,WA 99301
SUBJECT:OCTAVE STREETVACATION(MF#VAC2017-003)-LETTEROF OPPOSITION
Dear Mayor Matt Watkins and City Council members,
At the request of Mr.Kenneth Miller,attorney for the BillMcCurley auto dealerships,we have evaluated
the application to vacate two streets,a portion of AutoPlex Way south of Marie Street and vacate
Octave Street west of AutoPlex Way.We have summarized our evaluation from a transportation,land
use and development perspective considering the criteria for street vacations established by the City.
This letter is prepared in opposition to the proposed street vacations to be presented at the public
hearing for the street vacations on September 5,2017.
The Pasco Municipal Code (PMC 12.40)provides criteria to be considered by City Council when petitions
to vacate a public street are presented.
12.40.070 CRITERIA.The City Council shall use the following criteria
for approval of the petition:
A.The vacation shall not adversely affect traffic accessibility and
circulation within the immediate area or within the City as a whole;
B.The right—of—way is not contemplated or needed for future public
use;
C.No abutting property will become landlocked,or its access
substantially impaired;and
D.The public needs shall not be adversely affected and the vacation
will provide a public benefit or serve a public purpose.
We will not discuss all the particulars about the ownership,street functionality,traffic volumes and legal
issues here,but will summarize issues with respect to the 4 criteria established,as well as
inconsistencies with the City of Pasco Urban Area Subdivision Regulations found in the Municipal Code
Title 26.
Criterion A indicates that the vacation shall not adversely affect traffic accessibility and circulation.This
is a commercial area where large trucks make deliveries of automobiles as well as parts delivery trucks.
Creating cul-de—sacswhere there is an existing network of looped streets will significantly adversely
impact other property owners in the area by limiting access to the area.Delivery trucks to Corwin Ford
could still enter their property through one of the proposed cu|—de—sacs and leave out the other.
However,the McCur|ey dealerships,and customers to the area,would not retain the same ability which
is currently provided.Today,car haulers can park curbside to unload new cars on the proper side of the
street and then continue on their way without needing to turn around,affording good circulation for the
area where automobile traffic doesn't have to turn around or cross streets unnecessarily.This will not
be the case for some trips if AutoPlex Way has a cul—de-sac.
30—17—040/OctaveStreet vacation MP8?VAC Z017-D03 8—18-17
a 2810 W.Clearwater Avenue.,Suite 201,Kennewick,WA 99336 p 509 783 2144 f 509 736 0790 w www.Jub.corn
Page 66 of 330
Dave McDonald
August 18,201 7
Page 2 of 4
Criterion B requires that the right—of—wayisnot contemplated or needed for future public use.Clearly
this can not be the case since the right of way is an improved public street that is being used today.
Many of the street vacation petitions brought before the City for their consideration are to vacate a
portion of the width of a street,retaining adequate width to continue street functionality.Others
vacate a portion of the length of a street that is unimproved and not providing an existing public benefit.
Both of the street vacations requested are notjust for the right-of-way,but are for the removal ofan
existing street that has been in use for many years serving the public and providing access to viable
businesses that contribute significant tax revenue to the City of Pasco.
Criterion C says that abutting properties can not be landlocked or it's access substantially impaired.The
McCurley dealerships are not abutting the street vacations and will not be landlockedas a result of the
proposed street vacations,but as explained above the access will be significantly impaired.Impaired
means reduced,lessened or compromised.Currently there are 3 interconnected streets that provide
access to the AutoPlex area.On ofthe streets is AutoPlex Way that connects to Court Street.The other
two streets connect to Road 34.Causing two of these streets to be turned into cu|~de-sacs will diminish
the access and hinder the circulation of the AutoPlex area,negatively impacting and restricting fire and
emergency services access as well as make snow removal of the area more challenging.
Criterion D says the public needs shall not be adversely affected and the vacation will provide a public
benefit or serve a public purpose.The adverse affect to the public and parties other than the applicant
are explained above.From a traffic perspective,we can see why Corwin Ford would request the street
vacation.They could still have the connectivity while enhancing their own operations and increasing
their display area of automobiles for sale.There would be no public benefit or purpose to the street
vacations but merely a private benefit.
in the last few years the City of Pasco has had many requests for street vacations.Not until last year
were the street vacation criteria developed.Prior to the adoption of the criteria for street vacations,the
Pasco School District requested the vacation of Road 24,coincidentally between Marie Street and
Octave Street.JUB Engineers performed a traffic study for the Pasco School District to evaluate the
traffic impacts.The purpose for the vacation was to expand the Stevens Middle School playfields,but
more importantly to eliminate the need for 900 students to cross Road 24 for Physical Education classes.
Clearly in that instance there was a public benefit.In the proposed vacation request there is no public
purpose.
The City of Pasco also has Title 26 which serves as the City of Pasco Urban Area Subdivision Regulations.
Among the purposes of Title 26 is to further the purpose of promoting the health,safety,convenience,
comfort,prosperity and general welfare of the present and future inhabitants ofthe Pasco Urban Area,
and to:(3)Promote the effective use ofland;and (6)Provide for proper ingress and egress;
Regarding the layout of streets the following is found:
26.12.0lO STREET LAYOUT.
ll)Continuation of existing streets.Streets shall normally continue
as an extension of existing streets unless good planning dictates a
different solution.Street patterns shall take into consideration
access needed to develop adjacent properties.
www lub.com .l-U—BENGINEERS,Inc.
Page 67 of 330
Dave McDonald
August 18,2017
Page 3 of 4
This section indicates that it is ”normal"to continue streets and implies that to not do so would require
special circumstances that warrant the consideration of something different to achieve good planning
solutions.When the AutoPlex was developed they followed this improvement strategy.In fact when
the substation that used to be situated along Court Street immediately east of where AutoP|ex Way
connects was relocated,the City invested significant funds to connect the street network to Court Street
to enhance the circulation.
Regarding the use of cul—de—sacsthe regulation states:
26.l2.07O CUL—DE—SACS.Cul-de-sacs will be permitted where topography
or other conditions justify their use.
(1)Cu1—de—sacs should normally be less than three hundred (300)feet,
but will be permitted up to six hundred (600)feet in length.
(2)Right—of-Way widths.Minimum right-of—way widths for all cul—de-
sacs shall not be less than sixty (60)feet with a one hundred ten
(110)foot diameter turn around.
The regulation says that cul—de—sacsshould ’’normally’'be less than 600 feet in length,and then only
when topography or some other condition justifies their use.By our measurement,shown on the next
page,the proposed Octave Street cul—de—sacwould be more than 600’and there is no otherjustification
for removing these existing dedicated public streets from use other than for the benefit of a private
business.Also,cu|—de-sacs should be designed to accommodate the anticipated vehicular use.In this
case the cul—de—sacshould be a minimum of 110 foot diameter and it is shown at only 90 feet.
Connectivity in transportation networks is important for ingress and egress to properties,however cul-
de—sacsare thought to be desirable by many homeowners.In commercial and employment areas,
where traffic volumes are higher,looped roads and grid networks are customary.We inspected the City
of Pasco street network.As expected,cul—de—sacsare mostly used in residential neighborhoods.In fact,
there are only a very few instances where cul—de«sacs exist in commercial or industrial areas.The few
that do exist either have undeveloped land where the road will be continued,or serve a single property
owner that has adequate on—sitecapabilities to turn large trucks around.One such case,Industrial
Place,had a portion of the cul—de—sacvacated earlier this year.
The Subdivision regulation also includes the following:
26.16.0lO BLOCK LENGTH.In general,intersecting streets shall be
provided at such intervals as to serve cross traffic adequately and to
meet existing streets or customary subdivision practices in the
vicinity.Blocks shall not exceed thirteen hundred and twenty (1,320)
feet.Blocks for business use shall normally not be less than six
hundred (600)feet in length.(Ord.3398 Sec.2,1999 )
If cul—de—sacsare introduced into this neighborhood the intersecting streets called for in this regulation
would no longer be provided consistent with the customary subdivision practices in the vicinity.
Furthermore,we find the following regarding large blocks:
www.)ub.com J-U-B ENGINEERS,Inc.
Page 68 of 330
Dave McDonald
August 18,2017
Page 4 of 4
26.16.03O VERY LARGE LOTS AND BLOCKS.When a tract is subdivided into
building lots or parcels greater than forty thousand (40,000)square
feet,such lots or parcels shall be so arranged as to permit
replatting,making provisions for the continuation of established
street patterns,the opening of future streets and the creation of
additional lots with provision for adequate utility services for such
replat.(Ord.3398 Sec.2,1999.)
Three of the four lots adjacent to the proposed street vacations are larger than 40,000 sq ft.in fact,
each of the three lots is more than double the size indicated as large lots,in which case this regulation
dictates that provisions should be made for the continuation of established street patterns.
As discussed above,the proposed change in street network to create two cu|—de-sacs would be
inconsistent with the City of Pasco Subdivision Regulations in four areas,namely:1)Street Layout,2)use
of Cu|—de-sacs,3)Block length and 4)Very Large Lots and Blocks.if this proposal for a new subdivision
were proposed on a clean slate of ground it would not likely be approved.So why then would a request
to vacate streets that would compromise an otherwise well—functioningstreet network be approved?.
We believe that it would be a disbenefit to the City of Pasco and the AutoP|ex to change the existing
street network in favor of the proposed street vacations.Based on our review of city code and finds we
feel that the proposed street vacations should be denied.
Sincerely,
J—U-BENGINEERS,Inc.
ncer Montgomery I Darral Moore,P.E.
ansportation Planner Project Engineer
cc.Kenneth A.Miller
BillMcCurley
www.jub.com J-U~BENGINEERS,Inc.
Page 69 of 330
Objection to Street Vacation
Bill McCurley Chevrolet,Inc.,McCurley Integrity Dealerships,LLC,dlb/a McCurley
Integrity Chevrolet,McCurley Integrity Mazda,McCurley Integrity Cadillac,McCurley Integrity
Isuzu,and McCurley Integrity Fleet are operating dealerships in Pasco,Washington in the
autoplex.Bill McCurley Chevrolet,Inc.,McCurley Integrity Dealerships,LLC,d/b/a McCurley
Integrity Chevrolet,McCurley Integrity Mazda,McCurley Integrity Cadillac,McCurley Integrity
Isuzu,and McCurley Integrity Fleet,hereby object to the proposed vacation of a portion of West
Octave Street and Autoplex Way,located in Pasco,Washington,presented by Corwin Ford,File
#:VAC 2017-003.
Bill McCurley Chevrolet,Inc.,McCurley Integrity Dealerships,LLC,d/b/a McCurley
Integrity Chevrolet,McCurley Integrity Mazda,McCurley Integrity Cadillac,McCurley Integrity
Isuzu,and McCurley Integrity Fleet object to this proposed vacation because its effect will be
poor tra?ie circulation in the area and limited access for the surrounding businesses,which will
in effect lead to poor sales.To vacate a portion of these streets would limit access and cause
disarray for delivery trucks and auto transport for the McCurley businesses in the area.The
potential vacation would also create a safety hazard because ?re and other emergency vehicles
would have limited access.
DATED this Ll day of August,2017
Bill McCurley Chevrolet,Inc.McCurley Integ?ty Dealerships,LLC,
1325 N.Autoplex Way d/b/a McCurley Integ?ty Chevrolet
Pasco,WA 99301 1325 N.Autoplex Way
Pasco,WA 99301
Name:?gg Mt.CuW‘\¢/Name:?n]?¢.Lum\<.«,
'P(¥$.\d:N\’p\a,\:,?.L..-‘D,,\,_W\to‘,_{.
Page 70 of 330
McCurley Integgy Mazda McCurley Integg?Cadillac
1230 N.Autoplex Way 1325 Autoplex Way
Pasco,WA 99301 Pasoo,WA 99301
By:AM-L-~/ug By:E544
Name:\\|V\LC»m\<Name:32';\|VU—LMr\c,,
I
McCurley Integgjy Isuzu McCurley lnteg?gy Fleet
1325 N.Autoplex Way 1425 N.Autoplex Way
Pasco,WA 99301 Pasco,WA 99301
Name:§3LI ?_-‘—_L,,.,;)4.Name:\V\;Lu
l
N:\Kl0032\Cotwin Street Vacation\2nrl Mccnrlcy Objections to Vacation 170807knluiocx
Page 71 of 330
Objection to Street Vacation
McCu1'ley Subaru—Mazda Property,LLC,Mccurley Chevrolet Property,LLC,and
McCurley Fleet &Commercial Property,LLC abut West Octave Street and Autoplex Way in
Pasco,Washington.McCurley Subaru-Mazda Property,LLC,McCurley Chevrolet Property,
LLC,and McCurley Fleet &Commercial Property,LLC,hereby object to the proposed vacation
of a portion of West Octave Street and Autoplex Way,located in Pasco,Washington,presented
by Corwin Ford,File #:VAC 2017-003.
McCurley Subaru-Mazda Property,LLC,McCurley Chevrolet Property,LLC,and
McCurley Fleet &Commercial Property,LLC object to this proposed vacation because its effect
will be poor traffic circulation in the area and limited access for the surrounding businesses.To
vacate a portion of these streets would limit access and cause disarray for delivery trucks and
auto transport for the McCurley businesses in the area.The potential vacation would also create a
safety hazard because ?re and other emergency vehicles would have limited access.
McCurley Subaru—MazdaProperty,LLC McCur1ey Chevrolet Property,LLC
By:6&5 By:
Name:EM Mr.Cu\.~\<,f'Name:E4‘N\l—L\Ac\¢.;
Mrmot?ln?N\t..~rv\.‘:>¢(\A/\5I.\’\§$_\\’V3memigar
McCurley Fleet &Commercial Property,LLC
By:
Name:hi“I‘-)\(—{-M-t‘\-Iv MknkasnnaN\wv\‘a<!‘
N:\Kl0032\CorwinStreet Vacatiotr\McCurlcy Objections to Vacation l7080l kahdocx
Page 72 of 330
AGENDA REPORT
FOR: City Council August 29, 2017
TO: Dave Zabell, City Manager
Rick White, Director
Community & Economic Development
Regular Meeting: 9/5/17
FROM: Dave McDonald, City Planner
Community & Economic Development
SUBJECT: Rezone: Quail Investment Rezone, C-1 to C-3 (MF# Z 2017-001)
I. REFERENCE(S):
Proposed Rezone Ordinance
Vicinity Map
Report to Planning Commission
Planning Commission Minutes dated: 7/20/17 & 8/17/17
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
MOTION: I move to adopt Ordinance No. _____, rezoning Lot 2, Short Plat 2006-06
from C-1 (Retail Business) to C-3 (Retail Business) with a concomitant agreement, and
further, authorize publication by summary only.
III. FISCAL IMPACT:
None
IV. HISTORY AND FACTS BRIEF:
On July 20, 2017 the Planning Commission conducted a public hearing to develop a
recommendation for the City Council on the possible rezone of the vacant lot located at
the northeast corner of 24th Avenue and West Lewis Street. The applicant requested a
rezone from C-1 (Retail Business) to C-3 (General Business).
Following conduct of the hearing, the Planning Commission recommended the
property in question be rezoned from C-1 to C-3 with a concomitant agreement
limiting some of the more intense uses permitted in the C-3 zone.
No written appeal of the Planning Commission’s recommendation has been received.
Page 73 of 330
V. DISCUSSION:
The site in question has remained undeveloped since it was annexed to the City in
1975.
The applicant is planning on constructing a rental building that will provide office
space with adjoining storage/shop space. The type of building being proposed requires
C-3 zoning. However, the Planning Commission felt there were a number of more
intense uses permitted in the C-3 that would not be appropriate at the proposed location
and recommended the rezone with a concomitant agreement limiting some C-3 uses.
Page 74 of 330
WHENRECORDED PLEASE RETURN TO:
City of Pasco
Attn:City Planner
525 North 3“
Pasco,WA 99301
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF PASCO,WASHINGTON,REZONING LOT 2,SHORT
PLAT 2008-06 FROM C-I (RETAIL BUSINESS)TO C-3 (GENERAL BUSINESS)WITH A
CONCOMMITANT AGREEMENT.
WHEREAS,a complete and adequate petition for change of zoning classi?cation has
been received and an open record hearing having been conducted by the Pasco Planning
Commission upon such petition;and,
WHEREAS,during the hearing process the Planning Commission adopted ?ndings
supporting a change of zoning and that said ?ndings contained within the Memo to the Planning
Commission under Master File #2017-001 are hereby adopted by the Pasco City Council;and,
WHEREAS,that the effect of the requested change in zoning classi?cation shall not be
materially detrimental to the immediate vicinity;and,
WHEREAS,based upon substantial evidence and demonstrationof the Petitioner,that:
(A)the requested change for the zoning classi?cation is consistent with the adopted Comprehensive
Plan;(B)the requested change in zoning classi?cation is consistent with or promotes the goals and
objectives of the Comprehensive Plan serving the general public interest in the community;and (C)
there has been a change in the neighborhood or community needs or circumstances warranting the
requested change of the zoning classi?cation;and,NOW,THEREFORE,
THE CITY COUNCIL OF THE CITY OF PASCO,WASHINGTON DO
ORDAIN AS FOLLOWS:
Section 1.That the Zoning Ordinance for the City of Pasco,Washington,and the
Zoning Map,accompanying and being part of said Ordinance shall be and hereby is
changed from C-I (Retail Business)to C-3 (General Commercial)for the real property as
shown in the Exhibit “1”attached hereto and described as follows:
Lot 2,Short Plat 2008-06
Section 2.That the change of the zoning classi?cation as provided in Section I is
contingent,and conditioned upon the execution and compliance with a Concomitant
Agreement entered into between the Petitioner and the City which will attach to and run
Page 75 of 330
with the real property described in Section 1 above.Said Concomitant Agreement is
attached to this Ordinance as Exhibit No “2”.
Section 3.This ordinance shall take full force and effect five (5)days after its approval,
passage and publication as required by law.
Passed by the City Council ofthe City of Pasco this 5"‘day of September,2017.
Matt Watkins,Mayor
ATTEST:APPROVED AS TO FORM:
Daniela Erickson,City Clerk Leland Kerr,City Attorney
Page 76 of 330
Ww
Applicant:Terry Blankenship
File #:Z 2017-001
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Page 77 of 330
“Exhibit #2”
CONCOMITANT ZONING AGREEMENT
WHEREAS,the City of Pasco,Washington,a non-charter code city,under the laws
of the State of Washington (Chapter 35A.63 R.C.W.and Article 1],Section ll of the
Washington State Constitution)has authority to enact laws and enter into agreements to
promote the health,safety and welfare of its citizens,and thereby control the use and
development of property within its jurisdiction;and
WHEREAS,the Owner(s)of certain property have applied for a rezone of such
property described below within the City's jurisdiction;and
WHEREAS,the City pursuant to R.C.W.43.l2(c),the State Environmental Policy
Act,should mitigate any adverse impacts which might result because of the proposed rezone;
and
WHEREAS,the City of Pasco and the Owner(s)are both interested in compliance
with the Pasco Municipal Code provisions relating to the use and development of property
situated in the City of Pasco,described as follows:
Lots 2,Short Plat 2008-06
WHEREAS,the Owner(s)have indicated willingness to cooperate with the City of
Pasco,its Planning Commission and Planning Department to insure compliance with the
Pasco Zoning Code,and all other local,state and federal laws relating to the use and
development of the above described property;and
WHEREAS,the City,in addition to civil and criminal sanctions available by law,
desires to enforce the rights and interests of the public by this concomitant agreement,NOW,
THEREFORE,
In the event the above-described property is rezoned by the City of Pasco to C-3
(General Business)and in consideration of that event should it occur,and subject to the
terms and conditions hereinafter stated,the applicant does hereby covenant and agree as
follows:
1.The Owner(s)promise to comply with all of the terms of the agreement in the
event the City,as ?ill consideration herein grants a rezone on the above-described property.
2.The Owner(s)agrees to perform the terms set forth in Section 4 of this agreement.
3.This agreement shall be binding on their heirs,assigns,grantees or successors in
interest of the Owner(s)of the property herein described.
4.Conditions:The following uses are prohibited:
Page 78 of 330
1)Trucking facilities and storage yards,2)Heavy machinery sales and
service,3)Landscape gardening and storage areas,4)Automobile sales and
service (service related to the sales),5)Lumber sales businesses,6)Mobile
home and trailer sales and services including RV sales,7)Auto Body shops
and 8)Contractor storage yards.
The person(s)whose names are subscribed herein do hereby certify that they are the
sole holders of fee simple interest in the above-desc 'ed property:
Owner:
Owner:
STATE OF WASHINGTON)
)ss.
County of Franklin )
On this Zgmdayof Ki-A3¢,\_\"i',2017,before me,
the undersignd,uly commissioned and sworn,personally appeared
(trr l.~tJl<&HSl\'to
me known be the individual(s described above and who executed the
within and foregoing instrument as an agent of the owner(s)of record,and
acknowledged to me that he/she/they signed the same as his/her/their free and
voluntary act and deed,for the uses and purposes therein mentioned,and on
oath stated that he/‘she/theyis/are authorized to execute the said instrument.
/under hand and official seal this 0??day ofcxvf”..
‘,2017.’
Notary Public in and or t State
ofW s 'ngt n,residing a CD‘.
o’!5 \
>l<***
CONCOMITANT ZONING AGREEMENTPAGE 2 OF 3
Page 79 of 330
City of Pasco, IS Division
VicinityMap
Item: Rezone from C-1 to C-3Applicant: Terry BlankenshipFile #: Z 2017-001 ±
SITES 24th AveW Lewis StPage 80 of 330
1
REPORT TO PLANNING COMMISSION
MASTER FILE NO: Z 2016-001 APPLICANT: Terry Blankenship
HEARING DATE: 7/20/2017 8905 Gage Blvd., Ste 209
ACTION DATE: 8/17/2017 Kennewick, WA 99336
BACKGROUND
REQUEST: REZONE: Rezone from C-1 (Retail Business) to C-3 (General
Business)
1. PROPERTY DESCRIPTION:
Legal: Lots 2, Short Plat 2008-06
General Location: 2300 Block of W. Lewis Street
Property Size: 1.47 acres.
2. ACCESS: The parcel is accessible from 24th Avenue. Access to Lewis
Street is limited due to the Lewis Street access policy per Resolution
1871. The applicant essentially has to purchase a driveway easement to
obtain access to Lewis Street based on the increase of valueto the
property due to direct access to Lewis Street.
3. UTILITIES: All municipal utilities are currently available to serve the
site.
4. LAND USE AND ZONING: The lot is currently zoned C-1 (Retail
Business) and is vacant. Surrounding properties are zoned and
developed as follows:
NORTH: C-1 – RV Storage
SOUTH: C-1 & I-1 – Auto Sales and Furniture Store
EAST: R-4 – Apartments and Storage
WEST: C-1 & C-3 – Car wash and Mini-storage
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site
for Commercial uses. Those portions of the community designated for
commercial development by the Comprehensive Plan could be zone “O”,
C-1, C-2, C-3 CR and BP. Land Use Goal ED-2 encourages the
appropriate location and design of commercial facilities within the City.
ED-2-B encourages the development of a wide range of commercial uses
strategically located to support local and regional needs.
6. ENVIRONMENTAL DETERMINATION: Based on the SEPA checklist, the
adopted City Comprehensive Plan, City development regulations,
testimony at the public hearing and other information, a Determination of
Page 81 of 330
2
Non-Significance (DNS) has been issued for this project (WAC 197-11-
355).
ANALYSIS
The site in question was annexed to the City in 1975 and has remained
undeveloped for 42 years. In the same period of time surrounding properties
have been rezoned and developed for a variety of uses including a used car
dealership, a car wash, mini-storage, distribution warehouse, contractors office
and yard, construction supply yard and apartments.
The Comprehensive Plan designates the property for commercial land uses but
does not identify what it should be zoned. The actual zoning of a parcel is
determined thought the hearing process zoning. Any one of the six commercial
zoning districts could be considered for the property. The applicant is specifically
request C-3 zoning because that is the only zoning district that will permit the
types of businesses (small distribution facilities, restaurant supply, small
contracting offices and shops and related activities).
The requested C-3 zone permits a number of uses that may not be appropriate
for the surrounding neighborhood. Uses such as heavy machinery sales and
service, mobile home and RV sales, landscape gardening and storage area for
equipment and materials, contractor storage and material yards, lumber yards,
auto body shops, trucking and express storage yards and others uses that may
not add to the value and character of the neighborhood. These uses could
become nuisances in the neighborhood due to loud noises, vibrations, dust and
other externalities associated therefrom. Because of these secondary effects it
would be necessary to condition a rezone to C-3 by prohibiting the types of
uses listed above.
The initial review criteria for considering a rezone application are explained in
PMC. 25.88.030. The criteria are listed below as follows:
1. The date the existing zone became effective:
The current zoning classification was established in 1975 when the property
was annexed to the City.
2. The changed conditions, which are alleged to warrant other or additional
zoning:
Many years ago Lewis Street was the main highway through Pasco and served
as a key corridor for commercial development. Most of the surrounding
Page 82 of 330
3
businesses have developed on I-1 or C-3 property. The parcel in question has not
developed despite being in the City for the past 42 years. In the past 42 years
the surrounding streets and utility system has fully developed.
3. Facts to justify the change on the basis of advancing the public health,
safety and general welfare:
Rezoning the property may improve opportunities for development that would
lead to the elimination of a dusty weed filled lot. The elimination of an ongoing
nuisance will improve the general welfare the the neighborhood. Development
on the lot will support past public investment in infrastructure that has been in
place for many years.
4. The effect it will have on the value and character of the adjacent property
and the Comprehensive Plan:
The rezone is consistent with the designation of the Comprehensive Plan and will
eliminate a dusty and weed y lot that has been a nuisance to neighboring
properties for many years.
5. The effect on the property owner or owners if the request is not granted:
The proposed rezone may allow the property owner additional oppoutunities for
development that have not been available in the past. If the site is not rezone it
may continue to be a vacant dusty lot.
STAFF FINDINGS OF FACT
Findings of fact must be entered from the record. The following are initial
findings drawn from the background and analysis section of the staff report.
The Planning Commission may add additional findings to this listing as the
result of factual testimony and evidence submitted during the open record
hearing.
1. The site is located at the northeast corner of 24th Avenue and West Lewis
Street.
2. The site was annexed in 1975.
3. Lewis Street is no longer the main travel route through town.
4. 24th Avenue was fully contructed in 1991.
5. In the past 42 years surrounding properties have been rezoned and
developed for a variety of uses including a used car dealership, a car
Page 83 of 330
4
wash, mini-storage, distribution warehouse, contractors office and yard,
construction supply yard and apartments.
6. The Comprehensive Plan designates the property for commercial land
uses.
7. There are six commercial zones that could be permitted under the
commercial land use designation. C-3 is one of those zones.
8. The site is currently zoned C-1 (Retail business).
9. Properties to the south are zoned C-1 and I-1.
10. Properties to the east are zoned C-1 and C-3.
11. The property directly north is zoned C-1 and is occupied by an RV
storage facility.
12. The property to the east is zoned R-4.
CONCLUSIONS BASED ON STAFF FINDINGS OF FACT
Before recommending approval or denial of a special permit the Planning
Commission must develop findings of fact from which to draw its conclusions
based upon the criteria listed in PMC 25.88.060. The criteria are as follows:
1. The proposal is in accordance with the goals and policies of the
Comprehensive Plan.
The proposal is consistent with the Comprehensive Plan Land Use Map and
several Plan policies and goals. The Comprehensive Plan designates the site for
Commercial uses. Those portions of the community designated for commercial
development by the Comprehensive Plan could be zone “O”, C-1, C-2, C-3 CR and
BP. Land Use Goal ED-2 encourages the appropriate location and design of
commercial facilities within the City. ED-2-B encourages the development of a
wide range of commercial uses strategically located to support local and regional
needs..
2. The effect of the proposal on the immediate vicinity will not be materially
detrimental.
The proposed C-3 zoning will permit additional commercial uses to locate on the
site which may make it possible for the property to develop and have less of a
detrimental impact on the surrounding neighborhood.
3. There is merit and value in the proposal for the community as a whole.
There is merit in providing an opportunity for a greater range of commercial uses
on the property which may lead to the development of a lot that has remained
vacant and in a poor state of repair of the past 42 years.
Page 84 of 330
5
4. Conditions should be imposed in order to mitigate any significant
adverse impacts from the proposal.
Conditions should be imposed to preclude the location of heavy commercial uses
that would not be appropriate for this portion of Lewis Street.
5. A Concomitant Agreement should be entered into between the City and
the petitioner, and if so, the terms and conditions of such an agreement.
A concomitant agreement is needed to prohibit the location of heavy machinery
sales and service, mobile home and RV sales, landscape gardening and storage
area for equipment and materials, lumber yards, auto body shops, trucking
express storage yards and similar uses.
RECOMMENDATION
MOTION for Findings of Fact: I move to adopt findings of fact
and conclusions therefrom as contained in the August 17, 2017
staff report.
MOTION for Recommendation: I move based on the findings of
fact and conclusions as adopted the Planning Commission
recommend the City Council rezone Lot 2, Short Plat 2006-06 from
C-1 to C-3 with conditions prohibiting the following uses: 1)
Trucking facilities and storage yards, 2) Heavy machinery sales
and service, 3) Landscape gardening and storage areas, 4)
Automobile sales and service (service related to the sales), 5)
Lumber sales businesses, 6) Mobile home and trailer sales and
services including RV sales, 7) Auto Body shops and 8) Contractor
storage yards.
Page 85 of 330
City of Pasco, IS Division
VicinityMap
Item: Rezone from C-1 to C-3Applicant: Terry BlankenshipFile #: Z 2017-001 ±
SITES 24th AveW Lewis StPage 86 of 330
Land UseMap
Item: Rezone from C-1 to C-3Applicant: Terry BlankenshipFile #: Z 2017-001 ±
SITES 24th AveW Lewis St
CommercialCommercial SFDUs
Apartments
Industrial
Industrial
SFDUsPage 87 of 330
ZoningMap
Item: Rezone from C-1 to C-3Applicant: Terry BlankenshipFile #: Z 2017-001 ±
SITES 24th AveW Lewis St
C-1C-3 R-1-A
R-4
I-1
I-1
R-1-A
C-1
Page 88 of 330
Looking NorthPage 89 of 330
Looking EastPage 90 of 330
Looking SouthPage 91 of 330
Looking WestPage 92 of 330
1
PLANNING COMMISSION MINUTES
7/20/17
F. Rezone Quail Investment Rezone (Terry Blankenship)
(MF# Z 2017-001)
Chairman Cruz read the master file number and asked for comments from staff.
Dave McDonald, City Planner, discussed the proposed rezone application from C-1
(Retail Business) to C-3 (General Business). The applicant, Terry Blankenship, is a
local Tri-Cities real estate agent and developer interested in purchasing this property.
Initially he wanted to place a restaurant supply facility at this site that would do some
minor tin bending of steel for sinks and countertops but that project has fallen
through. He is now working on other endeavors that would require more intense
zoning than C-1. This parcel was annexed into the City over 42 years ago and has
basically been skipped over by development in that time. Other properties in the
neighborhood have been rezoned to C-3 and I-1 over the years. Provided in the staff
report were findings of fact, conclusions and conditions for the Planning Commission
to review. The only concern staff had with this application, as with other applications
in the past requesting C-3 zoning, is that it could bring with it some uses that aren’t
appropriate for this site, such as, heavy equipment, machinery sales and service and
like uses. If this application were to be granted, staff would recommend it be
conditioned to eliminate those items that would create nuisance situations for the
neighborhood. This rezone would lead to an opportunity to develop this property that
has been a dusty, weedy nuisance to the neighborhood for many years. This may be
an opportunity to clean this site up and enable the City to recoup some of the public
investment that has been put in to some of the surrounding streets by generating new
buildings and property taxes.
Commissioner Roach asked Mr. McDonald to clarify some of the problematic uses that
staff felt could come from C-3, such as, mobile home and RV sales.
Mr. McDonald said those are outdoor functions and they don’t always pave their
parking lots which would cause dust to blow through the neighborhood. Heavy
equipment would come in to drop it off. There could be a business much like Beaver
Bark where they pile up mounds of dirt and bark and again there would be dust
blowing through the neighborhood along with the heavy equipment dropping it off.
These activities could also cause noise to the surrounding neighborhoods.
Commissioner Roach asked why auto body shops would create a nuisance.
Mr. McDonald said auto body shops have hazards present with explosions, paint
booths, obnoxious odors, etc.
Chairman Cruz said this is a way to work with developers while protecting the
neighborhood.
Page 93 of 330
2
Terry Blankenship, 8905 Gage Boulevard, Richland, WA spoke on behalf of his
application. He submitted a handout to show the Planning Commission the site and
what he had in mind in terms of layout of the property. The parking lot will all be
paved and what he anticipates are small businesses, such as contractors, who only
need a 500 square foot office, bathroom and possibly a place to store their equipment
and other type service businesses. This area was originally C-1 for retail but this part
of town is no longer believed to be where retail is going to expand as was the thought
in the past. When Road 68 opened up retail moved to Road 68 and this area became
more light industrial and service based industry. He believes the zoning is why this
site hasn’t developed and not the price of land because it wasn’t that expensive. He
explained similar uses in the area next to R-3 zoning.
Chairman Cruz asked if this project would be similar to the development by Vista
Field in Kennewick.
Mr. Blankenship replied yes and that he owns that property.
Commissioner Campos added that he thought this was the perfect location for his
proposed development, that it was similar to other uses in the neighborhood and
would have a low impact.
With no further questions or comments the public hearing closed.
Commissioner Roach moved, seconded by Commissioner Greenaway, to close the
public hearing on the proposed rezone and set August 17, 2017 as the date for
deliberations and the development of a recommendation for the City Council. The
motion passed unanimously.
PLANNING COMMISSION MINUTES
7/20/17
D. Rezone Quail Investment Rezone (Terry Blankenship)
(MF# Z 2017-001)
Chairman Cruz read the master file number and asked for comments from staff.
Dave McDonald, City Planner, stated staff had no additional comments to add since
the previous meeting.
Commissioner Roach asked what the applicant intends to do with the property.
Mr. McDonald responded that the applicant wants to construct some office space
Page 94 of 330
3
along with some equipment storage space for businesses such as small contractors
who need a small office along with equipment storage – there would be a
storefront/office appearance in the front. The applicant owns a similar project in
Kennewick. There is quite a market for this type of use.
Commissioner Alvarado asked for clarification on the restrictions that would be placed
on the C-3 zoning so that certain C-3 uses would be prohibited.
Mr. McDonald said that is correct.
Commissioner Alvarado asked about unclassified uses in the code and for an example
or definition.
Mr. McDonald responded that unclassified uses are defined in the “Special Permit”
section of the code, and those items require review by special permit and aren’t
permitted outright. Some examples are schools, daycares, churches and public
facilities.
Commissioner Bowers asked if there would be any negative impact on the adjacent
apartments and whether there should be restrictions on hours.
Mr. McDonald responded that the developer will be required to put in a landscape
buffer on the east side with a set number of trees. As for hours and noise, the
municipal code already addresses quiet hours after 10:00 p.m. and he didn’t believe it
would be a problem.
Chairman Cruz added that he felt this would be harmonious with the character of the
neighborhood.
Commissioner Bykonen moved, seconded by Commissioner Bowers, to adopt findings
of fact and conclusions therefrom as contained in the August 17, 2017 staff report.
The motion passed unanimously.
Commissioner Bykonen moved, seconded by Commissioner Bowers, based on the
findings of fact and conclusions, as adopted, the Planning Commission recommend
the City Council rezone Lot 2, Short Plat 2006-06 from C-1 to C-3 with conditions
prohibiting the following uses: (1) Trucking facilities and storage yards, (2) Heavy
machinery sales and service, (3) Landscape gardening and storage areas, (4)
Automobile sales and service, (5) Lumber sales businesses, (6) Mobile home and trailer
sales and services, including RV sales, (7) Auto body shops and (8) Contractor storage
yards. The motion passed unanimously.
Page 95 of 330
AGENDA REPORT
FOR: City Council August 29, 2017
TO: Dave Zabell, City Manager Regular Meeting: 9/5/17
FROM: Richa Sigdel, Director
Finance
SUBJECT: 2018-2023 Capital Improvement Plan
I. REFERENCE(S):
2018-2023 Capital Improvement Plan
Resolution
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
MOTION: I move to approve Resolution No. ________, approving the Capital
Improvement Plan for calendar years 2018-2023.
III. FISCAL IMPACT:
Refer to proposed 2018-2023 Capital Improvement Plan
IV. HISTORY AND FACTS BRIEF:
The proposed six-year Capital Improvement Plan (CIP), which identifies the various
capital projects expected to be undertaken each year and the method of financing for
each, is essential for effective financial and capital planning for the City. The plan is
fiscally constrained, meaning that the plan could be accomplished with the funds
reasonably expected to be available. Execution of CIP projects, particularly in the
outward years, are reliant on anticipated grants, bonds, which will in part require rate
adjustments, or other factors as discussed in the Plan. Approval of the CIP itself does
not bind the City Council to future actions.
Development of the CIP occurs as a prelude to the annual budget. The first year of the
approved CIP is then typically incorporated into the subsequent annual budget
document.
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V
.
DISCUSSION:
The proposed 2018-2023 CIP was presented to Council for discussion at the August 28th
Council Workshop meeting. The staff presentation highlighted projects which were critical
to the Council goals and objectives. As previously discussed, the CIP is a plan and, as such,
requires annual updating to reflect changing conditions and priorities. The CIP identifies
secured and unsecured revenue sources to highlight the funding status of each project.
Link to workshop presentation:
https://cityofpasco.maps.arcgis.com/apps/Cascade/index.html?appid=c1500d492add4a0ea4f
2038e546898b1
Non-substantive technical corrections have been made to the CIP document presented at the
August 28th Council Workshop meeting. Below is a summary of CIP Projects proposed for
2018-2023.
Page 97 of 330
Capital Improvement plan
2018 – 2023
DRAFT August 22, 2017
Page 98 of 330
“Good fortune is what happens when opportunity meets with planning.”
Thomas A. Edison
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Table of Contents
EXECUTIVE SUMMARY ..................................................................................................................................................................... ii
INTRODUCTION ................................................................................................................................................................................ viii
DEFINITION AND PURPOSE OF CAPITAL IMPROVEMENTS PLAN ........................................................................................... viii
I. Capital Improvements Plan (CIP).......................................................................................................................................... viii
II. Capital Projects Budget ......................................................................................................................................................... viii
III. Capital Improvement Projects ............................................................................................................................................... viii
CIP PROJECT CONSIDERATION FACTORS ..................................................................................................................................... ix
I. Public Safety ........................................................................................................................................................................... ix
II. Public Health ........................................................................................................................................................................... ix
III. Legal Requirement .................................................................................................................................................................. ix
IV. Related Project ......................................................................................................................................................................... ix
V. Consistency with Current Master Plan ..................................................................................................................................... x
VI. Net Impact on Future Operating Budgets ................................................................................................................................. x
VII. Other ......................................................................................................................................................................................... x
WHY PLAN FOR CAPITAL PROJECTS? ............................................................................................................................................. x
I. Good Fiscal Management ......................................................................................................................................................... x
II. Managing Growth ..................................................................................................................................................................... x
III. Eligibility for Grants and Loans .............................................................................................................................................. xi
FISCAL POLICIES ............................................................................................................................................................................... xii
FISCAL POLICIES GOAL ................................................................................................................................................................... xii
I. Financial Feasibility. .............................................................................................................................................................. xii
II. Financial Responsibility ......................................................................................................................................................... xii
III. Financing and Debt ................................................................................................................................................................ xii
IV. Operating and Maintenance Cost ........................................................................................................................................... xiv
V. Revenues Requiring Referendum .......................................................................................................................................... xiv
VI. Uncommitted Revenue .......................................................................................................................................................... xiv
CIP PROJECTS SUMMARY BY COST ............................................................................................................................................... xv
CIP PROJECTS SUMMARY BY REVENUE ...................................................................................................................................... xxi
I. Debt Financing ..................................................................................................................................................................... xvii
II. Grants and Loans ................................................................................................................................................................. xviii
III. On-going Revenue ............................................................................................................................................................... xviii
IV. Local Improvement District (LID) ....................................................................................................................................... xviii
CAPITAL IMPROVEMENT PROJECTS ............................................................................................................................................ 1
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EXECUTIVE SUMMARY
The Capital Improvement Plan (CIP) supports the City of Pasco’s comprehensive plan. Capital
and major improvements usually have very long useful lives, significant costs, and are generally
not mobile. The definition of “Capital Improvement Projects” is provided in the Introductory
Section of this CIP.
The Capital Improvement Plan (CIP) is presented in three sections:
I. Introduction: Purpose, benefits, and methodology of the CIP.
II. Fiscal Policies: Statements of requirements and guidelines used to finance the CIP.
III. Capital Improvement Projects: List of proposed capital projects, including description,
project costs, revenues and timing; as well as future operating costs.
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City of Pasco, Washington
Capital Improvement Plan 2018 – 2023 iii
CAPITAL IMPROVEMENT PROJECT COSTS BY PROJECT TYPE
The total cost for 2018 – 2023 is:
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City of Pasco, Washington
Capital Improvement Plan 2018 – 2023 iv
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City of Pasco, Washington
Capital Improvement Plan 2018 – 2023 v
CAPITAL IMPROVEMENT PROJECT COSTS BY REVENUE SOURCE
The total cost for 2018 – 2023 is:
Cost
Revenue Source (Amount in Thousands)
Arterial 1,274
Capital Improvement - REET 1 3,770
Capital Improvement - REET 2 2,907
Current Revenue Bond 816
Economic Development 35
General 2,340
Grant 37,370
Loan 2,826
Park Development 2,492
Private Donations 3,110
Proposed LID 8,806
Sale of Assets 750
Street Overlay 4,800
Traffic Impact Fee 1,210
Unsecured - Future Bond LGTO 10,370
Unsecured - Revenue Bond 51,124
Unsecured Fund 30,294
Utility Rate 11,401
Total 175,696
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City of Pasco, Washington
Capital Improvement Plan 2018 – 2023 vi
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City of Pasco, Washington
Capital Improvement Plan 2018 – 2023 vii
2018 CAPITAL IMPROVEMENT PROJECT COSTS BY REVENUE SOURCE
The total cost for 2018 is:
2018 Cost
Revenue Source (Amount in Thousands)
Arterial 879
Capital Improvement - REET 1 2,844
Capital Improvement - REET 2 913
Current Revenue Bond 741
Economic Development 35
General 1,025
Grant 9,398
Loan 1,581
Park Development 377
Private Donations 50
Proposed LID 4,670
Street Overlay 800
Traffic Impact Fee 100
Future Revenue Bond 4,853
Utility Rate 4,313
Unsecured 545
Marina Dock Replacement 500
Crescent Road 45
Total 33,124
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City of Pasco, Washington
Capital Improvement Plan 2018 – 2023 viii
INTRODUCTION
DEFINITION AND PURPOSE OF CAPITAL IMPROVEMENT PLAN
The CIP is a six-year plan for capital and major improvements which support the City of Pasco’s
current and future population and economy. The following definitions are presented to distinguish
between a capital improvement plan (CIP), Capital Projects Budget, and report of annual spending
for capital projects. Types of capital to be included in the CIP are also listed in this section of the
CIP.
I. Capital Improvement Plan (CIP)
The City’s CIP is a long-range schedule of proposed public facilities, infrastructure and major
projects which includes estimated costs and sources of funding over a six-year period. The CIP is
updated annually for the purpose of confirming and/or reorganizing projects on a priority basis,
and to prepare the Capital Projects Budget. Capital project work of a like nature which occurs each
year may be included as one project in this plan. The City Council’s adoption of the CIP in no
way constitutes an appropriation of funds to a specific project.
II. Capital Projects Budget
The City’s Capital Projects Budget consists of a list of capital projects, together with amounts and
sources of approved projects and creates continuing budget authority for the life of the project
without regard to the year the spending occurs. This budget requires Council’s approval to add a
new project or to increase the total approved cost of an existing project. This budget also
communicates which projects are finished and closed. Capital project work of a like nature which
occurs each year and listed together in the CIP may be included as separate projects in the Capital
Projects Budget based on such factors as work location and construction start dates. Capital Project
Budgets may include related project work which may not meet the accounting definition of
“capital” but are directly related to the project. The Capital Projects Budget is contained as a
section in the City’s “Annual Operations & Capital Improvement Budget” document.
Repair and maintenance work, though it may be significant in dollar amount, is included as part
of the annual Operating Budget. The annual “slice” of the Capital Project Budget is also included
in the annual Operating Budget. To present an overall view for the year, the annual Operating
Budget shows the total budgeted resources and uses for the entire City for the year (including
combined annual and continuing authority items). The City’s annual Operating Budget is
contained as a section in the City’s “Annual Operations & Capital Improvement Budget”
document.
III. Capital Improvement Projects
Capital Improvement Projects are major, non-recurring expenditures for land, facilities,
equipment, or infrastructure with a useful life of five (5) years or more. Capital expenditures which
do not meet the criteria stated above and not included in this document are also included in the
capital outlay section of the City’s annual Operating Budget. Specific types of Capital
Improvement Projects may include one or more of the following:
a. Land acquisition for a public purpose;
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City of Pasco, Washington
Capital Improvement Plan 2018 – 2023 ix
b. Construction of a new facility, such as a public building, ball field, water treatment plant,
or expansion of such a facility;
c. Construction relating to the addition or replacement of infrastructure (such as pipes, streets,
etc.)
d. A non-recurring rehabilitation, or major repair of all or part of a building, its grounds,
facility, or major equipment;
e. Purchase of major equipment; and
f. Planning and feasibility studies.
CIP PROJECT CONSIDERATION FACTORS
I. Public Safety
The project must identify a clear and immediate safety risk. Requests from departments, which
deal principally with public safety, such as Fire and Police, do not automatically meet this standard.
Another department, such as Parks and Recreation, could have a project which addresses a clear
and immediate safety issue.
II. Public Health
Benefit to the environment and public health is a primary consideration. This consideration is only
used when public health is a critical factor; a matter of necessity, rather than a matter of choice.
For example, all water or sewer projects concern public health; however, this consideration would
be used only when urgent. Continual health hazards, however, would make a water or sewer
project virtually mandatory.
III. Legal Requirement
Many federal and state grants are contingent upon local participation, and such intergovernmental
agreements require legal compliance. Court orders and judgments (e.g., annexation, property
owner rights, environmental protection), also represent legal requirements which may affect a CIP
project. Consideration must be given to both existing legal requirements (e.g., federal/state
stipulation that earmarked funds must be spent by a certain date), and anticipated legal
requirements (e.g., pending annexation which is expected to be approved by the end of the year).
IV. Related Project
CIP projects in one category are essential to the success of projects in other categories. In some
instances, a street should not be developed until a storm drain has been completed. Obviously,
park development cannot proceed until park land has been acquired, but the development may also
depend upon the completion of a street project to provide access to the park. In addition,
significant federal or state grants might be involved, and the City would be required to provide its
matching share or forfeit the grant. Related projects by other agencies may affect a saving which
should be pursued.
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Capital Improvement Plan 2018 – 2023 x
V. Consistency with Current Master Plan
A Master Plan for a specific category of public facilities has long-term objectives set during the
planning process. City departments have an obligation to request CIP projects which support and
implement the stated goals and objectives of the Master Plan. Consideration should not be given
here to any project which does nothing to actively implement the plan, or adversely affects the
plan.
VI. Net Impact on Future Operating Budgets
The substantial cost impact of a proposed CIP project on future operating budgets of the City is an
important factor in the City's decision to construct the project. In some cases, however, a project
may generate enough revenue to offset, or even exceed, future operating costs (e.g., water or sewer
treatment plant, stadium, airport, etc.).
VII. Other
There are additional priority factors which departments may include for evaluation. Some of these
additional factors for consideration could include public support, level of service, cost savings to
the City, and impact on economic development.
WHY PLAN FOR CAPITAL PROJECTS?
There are at least three reasons to plan for capital projects: (1) good fiscal management, (2)
managing growth, and (3) eligibility for grants and loans.
I. Good Fiscal Management
Planning for major capital projects and their costs enables City of Pasco to:
Demonstrate the need for facilities and identifying how to pay for them;
Estimate future operations/maintenance costs of new facilities which will impact the
annual budget;
Take advantage of various sources of revenue (i.e., available grants and low interest
loans, etc.) which may require a CIP in order to qualify for the revenue; and
Receive better ratings on bond issues when the City borrows money for capital
(reducing interest rates and the cost of borrowing such money).
II. Managing Growth
Capital Improvement Plans are necessary in the comprehensive plan in order to:
Provide capital for land development envisioned or authorized by the land use element
of the comprehensive plan;
Maintain the quality of life for existing and future development by establishing and
maintaining standards for the levels of service of capital and facilities;
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Coordinate and provide consistency among the many plans for capital and
improvements, including:
i. Other elements of the comprehensive plan (i.e., transportation and utilities
elements);
ii. Master plans and other studies of the local government;
iii. Plans for capital and facilities of state and/or regional significance;
iv. Plans of other adjacent local governments; and
v. Plans of special districts.
Ensure the timely provision of adequate facilities to support existing populations and
future development;
Document all capital projects and their financing (including projects to be financed by
impact fees and/or real estate excise taxes authorized by the State of Washington
Growth Management Act (GMA)).
The CIP is the element which makes the rest of the comprehensive plan real. In reality, the CIP
determines the quality of life in the community.
III. Eligibility for Grants and Loans
The State of Washington Department of Community, Trade and Economic Development's Public
Works Trust Fund requires local governments have some type of CIP in order to be eligible for
grants and loans. Most other publically funded grant and loan programs have similar requirements
(i.e. Interagency for Outdoor Recreation), or give preference to governments which have a CIP.
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FISCAL POLICIES
FISCAL POLICIES GOAL
Provide needed public facilities which are within the ability of the City to fund the facilities, or
within the City's authority to require others to provide the facilities.
I. Financial Feasibility
The estimated costs of all needed capital improvements shall not exceed conservative estimates of
revenues from sources that are available to the City pursuant to current statutes, and which have
not been rejected by referendum, if a referendum is required to enact a source of revenue.
Conservative estimates need not be the most pessimistic estimate, but cannot exceed the most
likely estimate. Revenues for Capital Improvement Projects must be financial commitments,
which shall be sufficiently assured to be bankable or bondable by the City.
II. Financial Responsibility
Existing and future development shall both pay for the costs of needed capital improvements.
2.1 Existing development
2.1.a: Existing development shall pay for the capital and improvements which reduce or
eliminate existing deficiencies, some or all of the replacement of obsolete or worn out
facilities, and may pay a portion of the cost of capital and improvements needed by future
development.
2.1.b: Existing development's payments may take the form of user fees, charges for
services, special assessments and taxes.
2.2 Future development
2.2.a: Future development shall pay its fair share of the capital and improvements needed
to address the impact of such development. Upon completion of construct ion, future
development becomes existing development, and shall contribute to paying the costs of the
replacement of obsolete or worn out facilities as described in Policy 2.l.a, above.
2.2.b: Future development's payments may take the form of, but are not limited to,
voluntary contributions for the benefit of any public facility, impact fees, capacity fees,
dedications of land, provision of public facilities, public/private partnerships, voluntary
funding agreements, and future payments of user fees, charges for services special
assessments and taxes. Future development shall not pay impact fees for the portion of
any public facility which reduces or eliminates existing deficiencies.
2.2.c: Both existing and future development may have part of their costs paid by grants,
entitlements or public facilities from other levels of government and independent districts.
III. Financing and Debt
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Capital and improvements shall be financed, and debt shall be managed as follows:
3.1 Capital and improvements financed by City utility funds shall be financed by:
3.1.a: Debt to be repaid by user fees and charges and/or connection or capacity fees for
utility facilities and services, or
3.1.b: Current assets (i.e., reserves, equity or surpluses, and current revenue, including
grants, loans, donations and inter-local agreements), or
3.1.c: A combination of debt and current assets.
3.2 The net income of City utility funds shall be at least equal to the annual cost of the
following: (a) principal reductions of outstanding bonds; (b) loan requirements to Federal
or State agencies; (c) annual operating reserve increases; and (d) bond coverage
requirements per bond covenants.
3.3 Fees and charges for utility funds shall be established and maintained at a level sufficient:
3.3.a: To pay the net income requirement in each fiscal year, as described in Policy 3.2
above;
3.3.b: To pay the full cost of operation, and maintain the utility in good repair and working
order;
3.3.c: To provide an operating reserve equal to 15% of budgeted operating expenditures;
and
3.3.d: To provide a future capital and improvements reserve in an amount equal to the
average annual cost (excluding debt financing) of the approved six-year capital and
improvement program, considering any changes which, from time to time, may be made
in such program.
3.4 Leveled rate increases are preferred for City utility funds, and when possible, should be
achieved through leveled expenditures. System user rates should be evaluated regularly
and tracked to assure sufficiency.
3.5 Capital and improvements financed by non-utility funds shall be financed from either
current asset: (i.e., current revenue, fund equity and reserves), or debt, or a combination
thereof. Financing decisions shall include consideration for which funding sources (current
assets, debt, or both) will be: a) most cost effective, b) consistent with prudent asset and
liability management, c) appropriate to the useful life of the project (s) to be financed, and
d) the most efficient use of the City's ability to borrow funds.
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IV. Operating and Maintenance Cost
The City shall not provide a public facility, nor shall it accept the provision of a public facility by
others, if the City or other provider is unable to pay for the subsequent annual operating and
maintenance costs of the facility.
V. Revenues Requiring Referendum
In the event sources of revenue listed under "Projected Costs and Revenues" require voter approval
in a local referendum which has not been held, and a referendum is not held, or is held and is not
successful, this Capital Improvement Program (CIP) shall be revised at the next annual amendment
to adjust for the lack of such revenues, in any of the following ways:
5.1 Increase the use of other sources of revenue;
5.2 Decrease the cost, and therefore the quality, of some types of public facilities, while
retaining the quantity of the facilities required to provide the appropriate level of service;
5.3 Decrease the demand for and subsequent use of capital and facilities; and
5.4 A combination of the above alternatives.
VI. Uncommitted Revenue
All development permits issued by the City which require capital improvements which will be
financed by sources of revenue which have not been approved or implemented (such as future debt
requiring referenda) shall be conditioned on the approval or implementation of the indicated
revenue sources, or the substitution of a comparable amount of revenue from existing sources.
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CIP PROJECTS SUMMARY BY COST
City of Pasco will expend $175,696 in CIP projects from year 2018 to 2023 in the following categories:
1. General
2. Parks and Recreation
3. Water
4. Irrigation
5. Sewer
6. Transportation
7. Stormwater
8. Process Water Resource Facility
A detailed description of each proposed project is provided in the section “Capital Improvement
Projects”.
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Capital Improvement Plan 2018 – 2023 xvi
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City of Pasco, Washington
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CIP PROJECTS SUMMARY BY REVENUE
Below are major funding sources available to the City to fund CIP projects:
I. Debt Financing
General and Park Projects
A well-managed debt plan can allow one to buy large items when a purchase of such magnitude
would not fit into a single year’s annual budget. City of Pasco will require debt financing
accomplish similarly large tasks Fire Stations replacement and relocation.
Complete list of projects is listed below:
Project Name Future Bond
Community Center 2,820
Relocation of Station 83 2,950
Station 84 4,600
10,370
The City Council authorizes the City Manager to sell bonds to raise revenue for capital
improvements. Those bonds are sold on the open market in exchange for cash payment,
essentially functioning as a loan for the City. In selling and managing bonds, the City seeks the
advice of both a bond counsel and an outside financial advisor. Interest rates on bond payments
are based on market conditions and the City bond rating, as determined by private rating
agencies.
The City recommends two different types of financial instruments to finance these projects.
i. Councilmanic Bonds are issued by a vote of the City Council, backed by general fund
revenues when voters have not been asked to pay increased property taxes. These may
be used for any City purpose; they do not have to be for capital projects.
ii. Limited-Tax General Obligation Bond is a municipal bond secured by some limited
taxing power of the issuer. For example, a bond may be secured by a municipality's
property tax subject to a maximum rate at which the tax may be levied. Alt hough a
limited-tax general obligation bond is considered a general obligation of the issuer,
because of the limited taxing power, this bond is considered riskier than a general
obligation bond secured by full taxing power by the investors.
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Utility Projects
Another debt financing option is Revenue Bonds to finance projects for any City enterprise which
is self-supporting like utilities. Payment comes from user fees; so the debt is not backed by the full
faith and credit of the City. Investors consider these somewhat less secure than general obligation
bonds as well. All CIP projects listed below for water and sewer programs with revenue bonds as
anticipated revenue were factored into the Water and Sewer rate increase made in 2016.
II. Grants and Loans
Some of the funding for larger City capital projects comes from grants and loans made by federal
and state agencies. Almost all federal funds are 'passed through' a state agency filter. Some of the
major agencies involved in funding grants and loans are Transportation Improvement Board (TIB),
Washington State Recreation and Conservation Office, Water Resources Program, Department of
Ecology, etc. Parks and Transportation projects are the largest benefactors of such grants and loans
at City of Pasco.
III. On-Going Revenue
Revenue created by services like water, sewer, taxes etc. These revenues are used to fund Capital
projects in their respective areas. City follows the applicable regulation around special revenue
funds, enterprise funds and general funds.
IV. Local Improvement District (LID)
A Local Improvement District (LID) is a method by which a group of property owners can share
in the cost of infrastructure improvements. LID’s can be used to help finance improvements
including:
Street Overlays, Repair, and Construction
Street Lighting
Utility Expansion (Water, Sewer, Storm Drain, Irrigation)
Overhead Power Conversion to Underground
Alleyway Improvements
Street Beautification and Revitalization Projects
Park Construction and Improvements
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Page #Project Name
Total Project
Cost
Project to Date
12/31/16
Current Year
Anticipated Cost
Plan Year
2018
Plan Year
2019
Plan Year
2020
Plan Year
2021
Plan Year
2022
Plan Year
2023
General
4 Relocation of Station 83 4,000 - - 300 3,700 - - - -
5 Station 84 5,000 - - 400 4,600 - - - -
6 Training Facility Site Work & Modular Building Installation 575 - - 575 - - - - -
7 Animal Control 2,047 - 200 803 1,044 - - - -
8 Community Center 4,050 - - 900 3,150 - - - -
9 City Hall Remodel 1,518 68 350 1,100 - - - - -
10 Downtown Police Substation & Services Facility 100 - - 100 - - - - -
11 Wayfinding and Signage 650 - - 35 190 225 200 - -
12 PSK Facility Upgrades 218 - 122 96 - - - - -
General Total 18,158 68 672 4,309 12,684 225 200 - -
Parks and Recreation
14 Peanuts Park Restoration 2,615 - 250 1,120 1,245 - - - -
15 1st Avenue Center - Phase 2 180 - - 180 - - - - -
16 Chapel Hill Park 440 - - 20 420 - - - -
17 Community Park in Northwest Quadrant 2,300 - - - - - 1,400 900 -
18 Dog Park 200 - - - 200 - - - -
19 Facilities Shop Remodel 150 - - 150 - - - - -
20 Franklin County Irrigation District (FCID) Trail Development - Phase 1 415 - - - - 55 360 - -
21 Franklin County Irrigation District (FCID) Trail Development - Phase 2 455 - - - - - - 35 420
22 Highland Park Restroom/Concession/Storage Building 210 - - 10 200 - - - -
23 Livingston Park 420 - - - - 420 - - -
24 New Neighborhood Park - Rd 48 & Court 757 - - 757 - - - - -
25 Marina Dock Replacement 1,800 - - 500 - - 1,300 - -
26 Park Restroom Installations 100 - - 100 - - - - -
27 Pasco Sporting Complex - Softball Complex Updates 250 - - 150 100 - - - -
28 Road 54 Improvement (Erwen Property)320 - - - 20 300 - - -
29 Sacajawea Heritage Trail - Burlington Northern Santa Fe (BNSF) Underpass 1,650 - - - 50 1,600 - - -
30 Sacajawea Heritage Trail - Levee Lowering 979 - 79 50 850 - - - -
31 Schlagel Park Improvements 727 16 40 64 607 - - - -
32 Soccer Facility - East side 40 Acre 600 - - - 600 - - - -
33 Sylvester Park Tennis Court Upgrades 80 - - - - - 80 - -
Parks and Recreation Total 14,649 16 369 3,101 4,292 2,375 3,140 935 420
CITY OF PASCO
CIP COSTS SUMMARY: 2018-2023
(Amounts in Thousands)Page 120 of 330
Page #Project Name
Total Project
Cost
Project to Date
12/31/16
Current Year
Anticipated Cost
Plan Year
2018
Plan Year
2019
Plan Year
2020
Plan Year
2021
Plan Year
2022
Plan Year
2023
CITY OF PASCO
CIP COSTS SUMMARY: 2018-2023
(Amounts in Thousands)
Transportation
36 Pavement Preservation Program 4,000 - - - 800 800 800 800 800
37 James Street Improvements 483 3 - 480 - - - - -
38 East B Circle 320 - - 320 - - - - -
39 Road 84 Safe Walking Route Connection 215 - - 215 - - - - -
40 Rowena Chess School Crossing 88 - - 88 - - - - -
41 Oregon Ave (SR397) - Phase 1 7,941 622 305 7,014 - - - - -
42 City Wide Traffic Signal Ph 2 3,300 - - 300 3,000 - - - -
43 Chapel Hill Blvd LID (Rd 68 to Rd 84)8,806 - - 4,670 4,136 - - - -
44 Lewis Street Overpass 32,000 - 150 1,100 5,750 23,000 2,000 - -
45 Argent Road Widening (20th Ave to Road 44)7,661 286 25 150 350 850 6,000 - -
46 Crescent Road 400 - - 45 355 - - - -
47 Road 68 Interchange Improvements 4,317 123 30 114 - 500 3,550 - -
48 Sandifur Widening (Rd 52 to Rd 60)500 - - - 50 450 - - -
49 Wrigley Drive Extension 260 - - - - 40 220 - -
50 Sandifur Parkway Widening (Rd 68 to Convention Drive)335 - - - - - - 50 285
51 Burns Road Extension (f/k/a Powerline Road) (Road 68 to Convention Drive)200 - - - - - - - 200
Transportation Total 70,826 1,035 510 14,496 14,441 25,640 12,570 850 1,285
Water
54 Annual System Improvements - Development 700 - 100 100 100 100 100 100 100
55 Annual Upsize - Development 700 - 100 100 100 100 100 100 100
56 Columbia Water Supply Project 10,252 1,546 6,121 2,584 - - - - -
57 Chapel Hill Boulevard (Rd 68 to Rd 84) - Watermain Main Upsize 920 - - 920 - - - - -
58 Butterfield WTP PLC & Control Upgrades 600 - 100 500 - - - - -
59 Waterline Extension—Schuman Lane (West from Road 96)80 - - 80 - - - - -
60 West Pasco WTP Backwash Recovery Improvements & High Service Pump
and Yard Piping 1,426 - 100 - 726 600 - - -
61 East Side Reservoir Storage Tank 11,700 - - - - 1,000 2,000 4,200 4,500
62 Butterfield WTP - Chlorine Safety 325 - - - 75 250 - - -
63 Water Main Installation – Crescent-Chapel Hill/Sandifur Transmission Main 2,507 - - 501 2,006 - - - -
64 Waterline Replacement - Richardson Rd 460 - - - 460 - - - -
65 Water Line Replacement – Road 60 (Court St to W Pearl, 62nd Place, W
Agate between Road 60 & 62nd Place)900 - - - - 900 - - -
66 Water Line Replacement—Road 76 (Wernett Road to Court Street) 826 - - - - 826 - - -
67 Water Main Connection—Alton Street (Wehe Avenue to the alley west of
Owen Street) 153 - - - - - 153 - -
68 Water Main Connection—Irving Street (Extend East to Road 49) 87 - - - - - - 87 -
69 Water Main Connection—Riverhaven Street (Road 36 to Road 40) 305 - - - - - - - 305
70 Water Main Connection—Road 103 (between Maple Dr to Willow Way) 113 - - - - - - - 113
71 Automated Water Meter Reading 4,750 - - - 750 1,000 1,000 1,000 1,000
Water Total 36,805 1,546 6,521 4,785 4,217 4,777 3,353 5,487 6,118 Page 121 of 330
Page #Project Name
Total Project
Cost
Project to Date
12/31/16
Current Year
Anticipated Cost
Plan Year
2018
Plan Year
2019
Plan Year
2020
Plan Year
2021
Plan Year
2022
Plan Year
2023
CITY OF PASCO
CIP COSTS SUMMARY: 2018-2023
(Amounts in Thousands)
Irrigation
74 Annual System Improvements - Development 600 100 100 100 100 100 100
75 Annual Upsize - Development 300 50 50 50 50 50 50
76 Chapel Hill Boulevard (Road 84 to Road 68) - Irrigation Main Upsize 120 120 - - - - -
77 Chapel Hill Boulevard to Interstate 182 - Irrigation Main 180 - - - - - 180
78 Irrigation Main Connection - Sahara Drive to Road 44 51 - 51 - - - -
79 Irrigation Main Installation - Sirocco Drive - Between Sahara Drive and
Saguaro Drive 100 - - - - - 100
Irrigation Total 1,351 - - 270 201 150 150 150 430
Sewer
82 Annual System Improvements - Development 700 - 100 100 100 100 100 100 100
83 Annual Upsize - Development 700 - 100 100 100 100 100 100 100
84 9th & WA Lift Station 873 5 39 830 - - - - -
85 Pearl Street Lift Station 1,392 5 75 223 510 580 - - -
86 Road 36 Lift Station Upgrades 1,066 5 46 - - - 500 515 -
87 NW Area Sewer Transmission Main 2,951 91 360 2,500 - - - - -
88 Wastewater Treatment Plant PLCs and Controls Upgrade 750 - - 750 - - - - -
89 West Pasco Trunk Sewer Relining (Transmission Main Rehabilitation – Rd 60
to Rd 100)1,345 - - 50 1,295 - - - -
90 WWTP Facility Plan Capital Improvement Projects 25,000 - - 500 5,000 5,000 5,000 5,000 4,500
91 Road 44 Corrosion & Odor Control 692 - - - - 104 588 - -
Sewer Total 35,470 105 720 5,053 7,005 5,884 6,288 5,715 4,700
Stormwater
94 Capital Stormwater Participation Program 600 - - 100 100 100 100 100 100
95 N Sycamore Ave Infiltration Improvements 120 - - - 120 - - - -
96 N Industrial Ave Infiltration Retrofit 110 - - - - 110 - - -
97 1st Avenue Pipe Rehab 190 - - - - - - 190 -
98 Volunteer Park pipe Relining 59 - - - - - - - 59
99 Sylvester North Pipe Relining 180 - - - - - - - 180
100 Sylvester South Pipe Relining 150 - - - - - - 150 -
Stormwater Total 1,409 - - 100 220 210 100 440 339
Process Water Resource Facility
102 PWRF Drying Beds 325 - 25 300 - - - - -
103 Kahlotus Hwy Sewer Force Main (Dietrich Lift Station)5,260 - 130 550 4,580 - - - -
103 Industrial Pump Station (IPS) Improvements 3,160 - - 160 3,000 - - - -
Process Water Resource Facility Total 8,745 - 155 1,010 7,580 - - - -
TOTAL CIP COST 187,413 2,770 8,947 33,124 50,640 39,261 25,801 13,577 13,292 Page 122 of 330
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Page 123 of 330
Page #Project Name
Total Fund
Contribution
Project to
Date
12/31/16
Current Year
Anticipated Cost
Plan Year
2018
Plan Year
2019
Plan Year
2020
Plan Year
2021
Plan Year
2022
Plan Year
2023
General
9 City Hall Remodel 68 68 - - - - - - -
8 Community Center 1,230 - - 900 330 - - - -
20 Franklin County Irrigation District (FCID) Trail Development - Phase 1 55 - - - - 55 - - -
21 Franklin County Irrigation District (FCID) Trail Development - Phase 2 230 - - - - - - 35 195
103 Kahlotus Hwy Sewer Force Main (Dietrich Lift Station)65 - 65 - - - - - -
29 Sacajawea Heritage Trail - Burlington Northern Santa Fe (BNSF) Underpass 700 - - - 50 650 - - -
30 Sacajawea Heritage Trail - Levee Lowering 129 - 79 50 - - - - -
6 Training Facility Site Work & Modular Building Installation 75 - - 75 - - - - -
General Total 2,552 68 144 1,025 380 705 - 35 195
Future Bond - LTGO
8 Community Center 2,820 - - - 2,820 - - - -
4 Relocation of Station 83 2,950 - - - 2,950 - - - -
5 Station 84 4,600 - - - 4,600 - - - -
Future Bond - LTGO Total 10,370 - - - 10,370 - - - -
Arterial Street
45 Argent Road Widening (20th Ave to Road 44)25 - 25 - - - - - -
42 City Wide Traffic Signal Ph 2 435 - - 41 395 - - - -
41 Oregon Ave (SR397) - Phase 1 1,367 309 233 825 - - - - -
47 Road 68 Interchange Improvements 167 123 30 14 - - - - -
Arterial Street Total 1,994 432 288 879 395 - - - -
Capital Improvement
Capital Improvement - REET 1
15 1st Avenue Center - Phase 2 180 - - 180 - - - - -
9 City Hall Remodel 1,450 - 350 1,100 - - - - -
17 Community Park in Northwest Quadrant 600 - - - - - 600 - -
18 Dog Park 115 - - - 115 - - - -
19 Facilities Shop Remodel 150 - - 150 - - - - -
24 New Neighborhood Park - Rd 48 & Court 400 - - 400 - - - - -
26 Park Restroom Installations 100 - - 100 - - - - -
27 Pasco Sporting Complex - Softball Complex Updates 250 - - 150 100 - - - -
4 Relocation of Station 83 300 - - 300 - - - - -
31 Schlagel Park Improvements 231 16 40 64 111 - - - -
5 Station 84 400 - - 400 - - - - -
CITY OF PASCO
CIP REVENUE SUMMARY: 2018-2023
(Amounts in Thousands)Page 124 of 330
Page #Project Name
Total Fund
Contribution
Project to
Date
12/31/16
Current Year
Anticipated Cost
Plan Year
2018
Plan Year
2019
Plan Year
2020
Plan Year
2021
Plan Year
2022
Plan Year
2023
CITY OF PASCO
CIP REVENUE SUMMARY: 2018-2023
(Amounts in Thousands)
Capital Improvement - REET 2
7 Animal Control 2,047 - 200 803 1,044 - - - -
10 Downtown Police Substation & Services Facility 100 - - 100 - - - - -
22 Highland Park Restroom/Concession/Storage Building 110 - - 10 100 - - - -
14 Peanuts Park Restoration 125 - 125 - - - - - -
30 Sacajawea Heritage Trail - Levee Lowering 850 - - - 850 - - - -
Capital Improvement Total 7,408 16 715 3,757 2,320 - 600 - -
Current Revenue Bond
84 9th & WA Lift Station 43 5 39 - - - - - -
62 Butterfield WTP - Chlorine Safety 75 - - - 75 - - - -
58 Butterfield WTP PLC & Control Upgrades 600 - 100 500 - - - - -
85 Pearl Street Lift Station 80 5 75 - - - - - -
102 PWRF Drying Beds 266 - 25 241 - - - - -
86 Road 36 Lift Station Upgrades 51 5 46 - - - - - -
Current Revenue Bond Total 1,115 15 285 741 75 - - - -
Economic Development Fund
11 Wayfinding and Signage 35 - - 35 - - - - -
Economic Development Total 35 - 35 - - - - -
Grant
Assistance to Firefighters
6 Training Facility Site Work & Modular Building Installation 500 - - 500 - - - - -
Community Development Block
14 Peanuts Park Restoration 425 - 125 300 - - - - -
12 PSK Facility Upgrades 218 - 122 96 - - - - -
Department of Commerce
103 Kahlotus Hwy Sewer Force Main (Dietrich Lift Station)2,575 - - - 2,575 - - - -
Economic Development Administration
56 Columbia Water Supply Project 601 601 - - - - - - -
103 Kahlotus Hwy Sewer Force Main (Dietrich Lift Station)2,620 - 65 550 2,005 - - - -
Highway Safety Improvement Program
41 Oregon Ave (SR397) - Phase 1 876 - 28 848 - - - - - Page 125 of 330
Page #Project Name
Total Fund
Contribution
Project to
Date
12/31/16
Current Year
Anticipated Cost
Plan Year
2018
Plan Year
2019
Plan Year
2020
Plan Year
2021
Plan Year
2022
Plan Year
2023
CITY OF PASCO
CIP REVENUE SUMMARY: 2018-2023
(Amounts in Thousands)
Safe Route to School
39 Road 84 Safe Walking Route Connection 215 - - 215 - - - - -
40 Rowena Chess School Crossing 88 - - 88 - - - - -
State Capital Grant
44 Lewis Street Overpass 15,000 - 150 1,100 5,750 8,000 - - -
Surface Transportation Program
45 Argent Road Widening (20th Ave to Road 44)209 209 - - - - - - -
42 City Wide Traffic Signal Ph 2 2,642 - - 260 2,383 - - - -
41 Oregon Ave (SR397) - Phase 1 833 313 44 477 - - - - -
47 Road 68 Interchange Improvements 931 - - 100 - 200 631 - -
Transportation Improvement Board
41 Oregon Ave (SR397) - Phase 1 4,865 - - 4,865 - - - - -
Transportation Alternatives Program
42 City Wide Traffic Signal Ph 2 147 - - - 147 - - - -
Unsecured
51 Burns Road Extension (f/k/a Powerline Road) (Road 68 to Convention Drive)200 - - - - - - - 200
17 Community Park in Northwest Quadrant 1,100 - - - - - 700 400 -
18 Dog Park 50 - - - 50 - - - -
20 Franklin County Irrigation District (FCID) Trail Development - Phase 1 360 - - - - - 360 - -
21 Franklin County Irrigation District (FCID) Trail Development - Phase 2 225 - - - - - - - 225
22 Highland Park Restroom/Concession/Storage Building 75 - - - 75 - - - -
28 Road 54 Improvement (Erwen Property)125 - - - - 125 - - -
47 Road 68 Interchange Improvements 2,850 - - - - 300 2,550 - -
29 Sacajawea Heritage Trail - Burlington Northern Santa Fe (BNSF) Underpass 200 - - - - 200 - - -
31 Schlagel Park Improvements 496 - - - 496 - - - -
32 Soccer Facility - East side 40 Acre 200 - - - 200 - - - -
46 Crescent Road 400 - - 45 355 - - - -
Grant Total 39,026 1,123 534 9,443 14,036 8,825 4,241 400 425 Page 126 of 330
Page #Project Name
Total Fund
Contribution
Project to
Date
12/31/16
Current Year
Anticipated Cost
Plan Year
2018
Plan Year
2019
Plan Year
2020
Plan Year
2021
Plan Year
2022
Plan Year
2023
CITY OF PASCO
CIP REVENUE SUMMARY: 2018-2023
(Amounts in Thousands)
I-182 Traffic Impact Fees
45 Argent Road Widening (20th Ave to Road 44)527 77 - 100 350 - - - -
48 Sandifur Widening (Rd 52 to Rd 60)500 - - - 50 450 - - -
49 Wrigley Drive Extension 260 - - - - 40 220 - -
I-182 Traffic Impact Fees Total 1,287 77 - 100 400 490 220 - -
Park Development
16 Chapel Hill Park 440 - - 20 420 - - - -
17 Community Park in Northwest Quadrant 600 - - - - - 100 500 -
23 Livingston Park 420 - - - - 420 - - -
24 New Neighborhood Park - Rd 48 & Court 357 - - 357 - - - - -
28 Road 54 Improvement (Erwen Property)195 - - - 20 175 - - -
32 Soccer Facility - East side 40 Acre 400 - - - 400 - - - -
33 Sylvester Park Tennis Court Upgrades 80 - - - - - 80 - -
Park Development Total 2,492 - - 377 840 595 180 500 -
Private Donations
45 Argent Road Widening (20th Ave to Road 44)3,050 - - 50 - - 3,000 - -
18 Dog Park 35 - - - 35 - - - -
22 Highland Park Restroom/Concession/Storage Building 25 - - - 25 - - - -
Private Donations Total 3,110 - - 50 60 - 3,000 - -
Proposed LID
43 Chapel Hill Blvd LID (Road 68 to Road 84)8,806 - - 4,670 4,136 - - - -
Proposed LID Total 8,806 - - 4,670 4,136 - - - -
Street Overlay
38 East B Circle 320 - - 320 - - - - -
37 James Street Improvements 483 3 - 480 - - - - -
36 Pavement Preservation Program 4,000 - - - 800 800 800 800 800
Street Overlay Total 4,803 3 - 800 800 800 800 800 800 Page 127 of 330
Page #Project Name
Total Fund
Contribution
Project to
Date
12/31/16
Current Year
Anticipated Cost
Plan Year
2018
Plan Year
2019
Plan Year
2020
Plan Year
2021
Plan Year
2022
Plan Year
2023
CITY OF PASCO
CIP REVENUE SUMMARY: 2018-2023
(Amounts in Thousands)
Utility Rate
97 1st Avenue Pipe Rehab 190 - - - - - - 190 -
54, 74, 82 Annual System Improvements - Development 2,000 - 200 300 300 300 300 300 300
55, 75, 83 Annual Upsize - Development 1,700 - 200 250 250 250 250 250 250
94 Capital Stormwater Participation Program 600 - - 100 100 100 100 100 100
57 Chapel Hill Boulevard (Road 68 to Road 84) - Watermain Main Upsize 920 - - 920 - - - - -
76 Chapel Hill Boulevard (Road 84 to Road 68) - Irrigation Main Upsize 120 - - 120 - - - - -
77 Chapel Hill Boulevard to Interstate 182 - Irrigation Main 180 - - - - - - - 180
56 Columbia Water Supply Project 2,908 945 140 1,823 - - - - -
103 Industrial Pump Station (IPS) Improvements 160 - - 160 - - - - -
78 Irrigation Main Connection - Sahara Drive to Road 44 51 - - - 51 - - - -
79 Irrigation Main Installation - Sirocco Drive - Between Sahara Drive and Saguaro
Drive 100 - - - - - - - 100
96 N Industrial Ave Infiltration Retrofit 110 - - - - 110 - - -
95 N Sycamore Ave Infiltration Improvements 120 - - - 120 - - - -
87 NW Area Sewer Transmission Main 91 91 - - - - - - -
102 PWRF Drying Beds 59 - - 59 - - - - -
91 Road 44 Corrosion & Odor Control 692 - - - - 104 588 - -
99 Sylvester North Pipe Relining 180 - - - - - - - 180
100 Sylvester South Pipe Relining 150 - - - - - - 150 -
98 Volunteer Park pipe Relining 59 - - - - - - - 59
63 Water Main Installation – Crescent-Chapel Hill/Sandifur Transmission Main 2,507 - - 501 2,006 - - - -
59 Waterline Extension—Schuman Lane (West from Road 96)80 - - 80 - - - - -
60 West Pasco WTP Backwash Recovery Improvements & High Service Pump and
Yard Piping 100 - 100 - - - - - -
Utility Rate Total 13,077 1,036 640 4,313 2,827 864 1,238 990 1,169
Sale of Asset
4 Relocation of Station 83 750 - - - 750 - - - -
Sale of Asset Total 750 - - 750 - - - -
Loans
56 Columbia Water Supply Project 6,743 - 5,982 761 - - - - -
14 Peanuts Park Restoration 2,065 - - 820 1,245 - - - -
Loans Total 8,808 - 5,982 1,581 1,245 - - - - Page 128 of 330
Page #Project Name
Total Fund
Contribution
Project to
Date
12/31/16
Current Year
Anticipated Cost
Plan Year
2018
Plan Year
2019
Plan Year
2020
Plan Year
2021
Plan Year
2022
Plan Year
2023
CITY OF PASCO
CIP REVENUE SUMMARY: 2018-2023
(Amounts in Thousands)
Future Revenue Bond
86 Road 36 Lift Station Upgrades 1,015 - - - - - 500 515 -
84 9th & WA Lift Station 830 - - 830 - - - - -
62 Butterfield WTP - Chlorine Safety 250 - - - - 250 - - -
61 East Side Reservoir Storage Tank 11,700 - - - - 1,000 2,000 4,200 4,500
103 Industrial Pump Station (IPS) Improvements 3,000 - - - 3,000 - - - -
87 NW Area Sewer Transmission Main 2,860 - 360 2,500 - - - - -
85 Pearl Street Lift Station 1,313 - - 223 510 580 - - -
65 Water Line Replacement – Road 60 900 - - - - 900 - - -
64 Water Line Replacement - Richardson Road 460 - - - 460 - - - -
66 Water Line Replacement - Road 76 826 - - - - 826 - - -
67 Water Main Connection - Alton Street 153 - - - - - 153 - -
68 Water Main Connection - Irving Street 87 - - - - - - 87 -
69 Water Main Connection - Riverhaven Street 305 - - - - - - - 305
70 Water Main Connection - Road 103 113 - - - - - - - 113
89 West Pasco Trunk Sewer Relining (Transmission Main Rehabilitation – Rd 60 to Rd 100)1,345 - - 50 1,295 - - - -
60 West Pasco WTP Backwash Recovery Improvements & High Service Pump and
Yard Piping 1,326 - - - 726 600 - - -
90 WWTP Facility Plan Capital Improvement Projects 25,000 - - 500 5,000 5,000 5,000 5,000 4,500
Future Revenue Bond Total 51,484 - 360 4,103 10,991 9,157 7,653 9,802 9,418
Unsecured Fund
45 Argent Road Widening (20th Ave to Road 44)3,850 - - - - 850 3,000 - -
71 Automated Water Meter Reading 4,750 - - - 750 1,000 1,000 1,000 1,000
42 Citywide Traffic Signal Ph 2 75 - - - 75 - - - -
44 Lewis Street Overpass 17,000 - - - - 15,000 2,000 - -
25 Marina Dock Replacement 1,800 - - 500 - - 1,300 - -
47 Road 68 Interchange Improvements 369 - - - - - 369 - -
29 Sacajawea Heritage Trail - Burlington Northern Santa Fe (BNSF) Underpass 750 - - - - 750 - - -
50 Sandifur Parkway Widening (Rd 68 to Convention Drive)335 - - - - - - 50 285
88 Wastewater Treatment Plant PLCs and Controls Upgrade 750 - - 750 - - - - -
11 Wayfinding and Signage 615 - - - 190 225 200 - -
Unsecured Fund Total 30,294 - - 1,250 1,015 17,825 7,869 1,050 1,285
TOTAL CIP COST 187,413 2,770 8,947 33,124 50,640 39,261 25,801 13,577 13,292 Page 129 of 330
1
Table of Commonly use Acronyms through out the Capital Improvement Plan
ADA - Americans with Disabilities Act
AFG - Assistance to Firefighters Grant
BNSF - Burlington Northern Santa Fe
EPA - Environmental Protection Agency
HSIP - Highway Safety Improvement Program
LID - Local Improvement District
MG - Million Gallon
PFD - Pasco Fire Department
PPD - Pasco Police Department
RCO - Recreation and Conservation Office
REET - Real Estate Excise Taxes
ROW- Right of Way
SRS - Safe Routes to School
STP - Surface Transportation Program
TAP - Transportation Alternative Program
TIB - Transportation Improvement Brand
TREC - Tri-Cities Rivershore Enhancement Council
WPWTP - West Pasco Water Treatment Plant
WSRB - Washington Surveying and Rating Bureau
Page 130 of 330
2
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Page 131 of 330
3
General
Projects
Page 132 of 330
4
Relocation of Station 83
Project #00001
Fire Station 83 on Road 68 is responsible for covering much of the City west of Highway 395. This is a
growing area with an increasing call volume. The Washington Survey and Rating Bureau and the Fire
and Ambulance Services Master Plan both identified the need for a fire station north of Burden Blvd.
and one south of Court Street. The current location of Station 83 is between the identified areas that
need fire stations. It is suggested that the current station be relocated to the north.
Assessment need is: Urgent Principal need is: Council Goals
Page 133 of 330
5
Fire Station 84
Project #00002
As identified by the Washington Survey and Rating Bureau and the recently completed Fire and Ambulance
Services Master Plan, an additional fire station is needed in the Riverview Area. Currently, Fire Station 84 is
inadequate and does not meet current or future demand projections. Space for the Shift Commander and Fire
Department Administration is also inadequate as the Fire Department Administration is located in a rented
facility.
Assessment need is: Urgent Principal need is: Council Goals
Page 134 of 330
6
Training Facility Site Work & Modular Building Installation
Project #00003
In collaboration with the Tri-County fire departments, the PFD is party to a grant request for a modular fire
training facility. This facility is needed in order to maintain unit availability. The lack of a training facility
also negatively affected the WSRB rating for the City and was identified within the WSRB report to Council.
The establishment of a training site/facility would improve the ability to achieve the Council goal of attain-
ment of a Class 4 rating. A portion of the grant award is earmarked for instructor training and two smaller
sites within the Tri-County region.
Assessment need is: Necessary Principal need is: Council Goals
Page 135 of 330
7
Animal Control Shelter
Project #00004
A new facility will be constructed to replace the current outdated facility for the Animal Control Authority.
These costs reflect only the City of Pasco's share of the project.
Assessment need is: Necessary Principal need is: Council Goals
Page 136 of 330
8
Community Center
Project #00005
This project will construct a new Community Center in order to have social, active and passive recreational
opportunities for the citizens of Pasco.
Assessment need is: Desirable Principal need is: Council Goals
Page 137 of 330
9
City Hall Renovations
Project #00006
City Hall was renovated originally for City use in 1995. Minor renovations have been undertaken in
2003 and 2008. The move of the Police Department into new facilities in early 2017 cleared the way for
renovations to accommodate some reconfiguration of spaces to better serve the public, as well as to
house growth of staff expected over the next several years. An initial remodel phase was underway in
2017 to house Information Services, relocate the Prosecutor's Office and Human Resources. Additional
phases are contemplated to update windows, relocate permitting services to the 1st floor to better serve
the public and provide additional space for Finance and Engineering.
Assessment need is: Necessary Principal need is: Quality Improvement
Page 138 of 330
10
Downtown Police Substation & Services Facility
Project #00007
Secure new, more effective location for the Pasco Police Department in downtown Pasco, in coordination with
capital improvements proposed for Peanuts Park and Farmers Market.
Assessment need is: Necessary Principal need is: Public Safety
Page 139 of 330
11
Wayfinding and Signage
Project #00008
Project throughout the Tri-Cities in conjunction with TREC to standardize directional signage to guide visitors
and residents to City amenities, including downtown, recreational activities, restaurants, parks etc.
Assessment need is: Necessary Principal need is: Council Goals
Page 140 of 330
12
Pasco Specialty Kitchen Facility Upgrades
Project #00009
Continue facility upgrades necessary to accommodate growth and diversify clientele for the PSK, including
façade improvement and retrofitting of space within PSK.
Assessment need is: Necessary Principal need is: Quality Improvement
Page 141 of 330
13
Parks and
Recreation
Projects
Page 142 of 330
14
Peanuts Park/Farmers Market Restoration
Project #00023
To restore and develop Peanuts Park. The Park is centrally located in downtown and is a focal point of the ar-
ea. The Restoration of the park is a vital part to the restoration and development of the Downtown area. The
park as we know it today will be demolished and a brand new park plan put in place for the area. The project
will include the installation of features such as trees, green space, a gazebo, raised crosswalk to North Peanuts,
restrooms, etc.
Assessment need is: Necessary Principal need is: Council Goals
Page 143 of 330
15
1st Avenue Center - Phase 2
Project #00010
Phase 2 of the 1st Avenue Center which includes finishing the parking lot, installing sidewalk and landing at
the back porch, a dumpster enclosure, security system and a block wall between the Center property and the
adjoining property to the East.
Assessment need is: Necessary Principal need is: Quality Improvement
Page 144 of 330
16
Chapel Hill Park
Project #00011
Development of a 5 Acre Park to include trees, green space, playground, picnic area, and other features com-
parable to other neighborhood parks throughout the City.
Assessment need is: Necessary Principal need is: Council Goals
Page 145 of 330
17
Community Park in Northwest Quadrant
Project #00012
Purchase and construct a Community Park located in the NW area of Pasco. The park will be 20 -40 acres and
include parking, playground, restroom facilities, walking trails, rentable shelters and/or buildings and a variety
of active and passive green space and sports fields.
Assessment need is: Necessary Principal need is: Council Goals
Page 146 of 330
18
Dog Park
Project #00013
Build a Dog Park for the community. This location would allow for Animal Control to utilize the park with
potential adoptive animals as they are located close by. This location is also located at a trail head to our
walking path, allowing for trail users to conveniently access the dog park. The facility would be fenced,
irrigated and maintained by City staff.
Assessment need is: Necessary Principal need is: Council Goals
Page 147 of 330
19
Facilities Shop Remodel
Project #00014
Remodel old shop to provide work stations and better space for organization of parts and tools for the Facili-
ties division. Currently this shop is being used for storage.
Assessment need is: Necessary Principal need is: Service Protection
Page 148 of 330
20
Franklin County Irrigation District (FCID) Trail Development -
Phase 1
Project #00015
Construction of a trail and/or linear park from Road 100 to Road 111 above the Franklin County Irrigation
District's covered irrigation ditch.
Assessment need is: Desirable Principal need is: Quality Improvement
Page 149 of 330
21
Franklin County Irrigation District (FCID) Trail Development -
Phase 2
Project #00016
Construction of a trail and/or linear park from Road. 100 to Road 84 over Franklin County Irrigation District's
covered irrigation ditch.
Assessment need is: Desirable Principal need is: Quality Improvement
Page 150 of 330
22
Highland Park Restroom/Concession/Storage Building
Project #00017
Construct a Restroom/Concessions/Storage building at Highland Park positioned centrally between the three
football fields. Electricity, water and plumbing are already at the location. This would enable us to eliminate
the storage containers and sheds that are now at the park. It would also allow for a better customer experience
with more modernized ADA accessible restrooms and permanent concessions.
Assessment need is: Necessary Principal need is: Quality Improvement
Page 151 of 330
23
Livingston Park
Project #00018
Purchase land along Livingston Rd. for a 5 -Acre neighborhood Park. Development of park will occur as
funds permit.
*The City will pursue this project or the New Neighborhood Park at Rd 48 & Court street dependent on
availability, price and other factors.
Assessment need is: Desirable Principal need is: Quality Improvement
Page 152 of 330
24
New Neighborhood Park - Rd 48 & Court
Project #00019
This project is to purchase the land located at Road 48 and Court for the purpose of building a new fire
station and developing remaining land into a new neighborhood park.
*The City will pursue this project or the Livingston Park on Livingston Rd dependent on availability, price
and other factors.
Assessment need is: Desirable Principal need is: Quality Improvement
Page 153 of 330
25
Marina Docks Replacement
Project #00020
Replace remaining outdated dock, which is no longer able to be repaired cost effectively. Replace a second
dock that was damaged in a storm.
*The dock damaged in the storm will be paid by a secondary party that we rent the dock from. We will be
billed a portion of that dock as contractually obligated.
Assessment need is: Necessary Principal need is: Council Goals
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Park Restroom Installations
Project #00021
Replace portable toilets located in various neighborhood parks throughout the City with a single stall
restroom. This is a pilot project to replace facilities in few parks.
Assessment need is: Necessary Principal need is: Council Goals
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27
Pasco Sporting Complex - Softball Complex Updates
Project #00022
Remove volleyball courts and install batting cages at Pasco Sporting Complex. The volleyball courts are
under utilized. The batting cages could be rented out, to increase revenue for the Park. The project also
includes installation of shelters, an off leash dog area, and other upgrades to better serve customers and
make the complex the best in the Tri-cities. Improvements planned in 2019 include the renovation and
upgrade of the splash pad.
Assessment need is: Necessary Principal need is: Quality Improvement
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28
Road 54 Improvement (Erwen Property)
Project #00024
To improve the parking and picnic area at Road 54 and W. Sylvester Street (Erwen Property). This park will
not be a typical neighborhood park. It will be designed as an exercise focused park that will take advantage of
its proximity to the river and the trail system.
Assessment need is: Desirable Principal need is: Quality Improvement
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29
Sacajawea Heritage Trail
Burlington Northern Santa Fe (BNSF) Bridge Underpass
Project #00025
This project is to construct the riverfront bike path under the Railroad bridge and construct the path to
Schlagel Park. This will eliminate the need to go up and over the overpass with the trail. The path would then
connect to the rest of the existing path through the Port of Pasco property and tie into their redevelopment
plan. The proposal would have to be taken to BNSF Railroad for approval.
Assessment need is: Desirable Principal need is: Quality Improvement
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30
Sacajawea Heritage Trail - Levee Lowering
Project #00026
This project will provide residents access along the river and connect the trails from Road 52 to Road 72.
Additionally, the levee will be lowered to provide wider and safer pedestrian pathways.
Assessment need is: Necessary Principal need is: Quality Improvement
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31
Schlagel Park Improvements
Project #00027
Replace the boat launch, upgrade parking and lighting, install new restroom facility. The boat launch has
failed on the east side which leaves only one available lane, which is in poor condition itself. This is the only
launch within miles and is heavily used by the boating public and is an integral part of the marina operation.
The restroom has also failed and should be moved from its present location to a location closer to the boat
launch. Seventy percent of the costs will be covered through a grant from RCO.
Assessment need is: Urgent Principal need is: Service Protection
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32
Soccer Facility - East side 40 Acre
Project #00028
This project will develop a site capable of providing 8 -14 soccer and multi-use sports fields to help meet
rapidly growing demand for field use.
Assessment need is: Necessary Principal need is: Council Goals
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33
Sylvester Park Tennis Court Upgrades
Project #00029
To upgrade the aging tennis courts that are in need of repair at Sylvester Park. Because of shifting de-
mographics the courts are also under utilized. This project would update fencing and convert one of the three
tennis courts as well as the two basketball courts to a combination basketball/futsal courts.
Assessment need is: Necessary Principal need is: Service Protection
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Transportation
Projects
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36
Pavement Preservation Program
Project #00030
The City has implemented the Pavement Preservation Program to assess and maintain quality streets within
the City that are free of potholes and provide good ride quality. This program preserves and extends the life of
the streets with low cost methods which help avoid reconstruction of those streets. The program includes crack
seal, overlay and microsurfacing of City streets. Prioritization is determined by considering both the Pavement
Preservation Program itself and the pavement rating system. This will also encompass 50% of the Alley Hard
Surface project funding.
*2018 funding allocated to James Street improvements and East B Circle.
Assessment need is: Necessary Principal need is: Asset Protection
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37
James Street Improvements
Project #16010
To improve and widen James Street to promote industrial development and better access to the existing
business part of the Oregon Avenue project.
*Funded by Pavement Preservation Program.
Assessment need is: Desirable Principal need is: Public Safety
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38
East B Circle Roadway Improvements
Project #17015
This project improves the surface and cross-section of East B Circle to meet increased traffic.
*Funded by Pavement Preservation Program.
Assessment need is: Other Principal need is: Asset Protection
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39
Road 84 Safe Walking Route Connection
Project #17017
To provide the missing sidewalk connection along the heavily utilized walking route for students of both
the McLoughlin Middle School and Chiawana High School. Private development resulted in a gap between
sidewalks that needs to be addressed due to safety concerns as children are forced to walk either along the
shoulder of the roadway or along a dirt trail. Both options are unsafe and do not meet minimum ADA re-
quirements. As part of network connectivity, the project would also provide a marked school crossing with
new ADA compliant curb ramps.
Assessment need is: Necessary Principal need is: Public Safety
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40
Rowena Chess School Crossing
Project #17018
The purpose of this project is to provide a designated marked crossing for the students of Rowena Chess
Elementary School to safety cross 22nd Avenue as there is no existing crossing on this street. Park Street is
located halfway between Sylvester Street and Henry Street. The nearest crossing on 22nd Avenue is on Henry
Street, which is over 650 feet north of Park Street. Adding this crossing would also allow students to be able to
enter the school grounds directly via the gate opening near the proposed crossing location, which is being used
on a regular basis already.
Assessment need is: Necessary Principal need is: Public Safety
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41
Oregon Ave (SR397) - Phase 1
Project #12002
This project will upgrade the existing Oregon Avenue corridor between the I -182/US 12 interchange and ‘A’
Street to provide safety, access management and mobility improvements. A new traffic signal will be added at
the intersection of Oregon Ave (SR 397) and Salt Lake Street. Existing traffic signals will be updated at the
intersections of Oregon Avenue and Lewis Street and ‘A’ Street.
Assessment need is: Urgent Principal need is: Public Safety
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42
Citywide Traffic Signal Controller Improvements Phase 2
Project #00031
This project will upgrade the City traffic signal control system to establish a consistent and modern system,
which in turn will simplify its management while supporting added safety and traffic operations functionality.
Among other things, this update will increase the City's ability to prioritized users of the system at the traffic
controller through emergency vehicle preemption and transit signal priority. These upgrades will help support
the City in developing a safe and efficient transportation system for the movement of goods and people.
Phase 2 will focus on areas where right-of-way is necessary to make the improvement.
Assessment need is: Necessary Principal need is: Public Safety
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43
Chapel Hill Blvd LID (Road 68 to Road 84)
Project #00032
This project will extend Chapel Hill Blvd from Road 68 to Road 84. It will include the necessary signal
improvements at the intersection of Road 68. The extension will provide a circulation route that will help
congestion in the Road 68 corridor and, in addition, will promote economic development for the large vacant
parcels between Road 68 and Road 84. The City is working on forming an LID with the applicable land
owners to assist in the funding of the project. The City's will be heavily involved in the 5th lane planned
between Road 68 and Road 76 and in the proposed roundabouts at the intersections of Road 76 and Road 84.
Assessment need is: Desirable Principal need is: Quality Improvement
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44
Lewis Street Overpass
Project #13007
This project consists of building a new overpass between 2nd Avenue and Oregon Avenue on Lewis Street to
replace the existing underpass, built in 1937, which is deteriorating. Right -of-way acquisition was completed
in 2013 and all necessary demolition of existing structures on the west side of the proposed overpass was
completed in 2014.
Assessment need is: Necessary Principal need is: Council Goals
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Argent Road Widening (20th Ave to Road 44)
Project #12001
The project consists of widening the existing 3 lane roadway to 5 lanes as part of mobility improvement for
this corridor, which will accommodate future traffic needs including Columbia Basin College traffic and
commercial development for Port of Pasco.
This project also includes intersection improvements for Road 36 and Argent Road, as well as modifica-
tions/upgrades to existing traffic signals at Varney Lane/Saraceno Way and 20th Avenue intersections. As
part of this project, an updated traffic corridor study will determine future traffic impacts, allowing staff to
confirm or modify the proposed design.
Assessment need is: Desirable Principal need is: Quality Improvement
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Crescent Road
Project #17012
This project improves the existing gravel surface of Crescent Road, right -of-way, and connecting Road 108
to Chapel Hill Boulevard. Two lanes asphalt only. Curb, gutter and sidewalks to be developer driven.
Assessment need is: Desirable Principal need is: Public Safety
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Road 68 Interchange Improvements
Project #00033
This project will address weaving traffic and congestion in the Road 68/Burden Blvd/I-182 Interchange
vicinity through intersection improvements and channelization. These improvements may include changing
the intersection type at the westbound on/off ramp and/or Burden Blvd.
Assessment need is: Necessary Principal need is: Council Goals
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48
Sandifur Parkway Widening (Rd 52 to 60)
Project #00034
This project will complete Sandifur Parkway from Road 52 to Road 60 where there is currently a half street.
A new elementary school at Sandifur Parkway and Road 60 opened in September 2015 which increased
pedestrian and student traffic along Sandifur. Finishing the roadway will improve safety and provide the
same street width for the continuation of Sandifur Parkway.
Assessment need is: Necessary Principal need is: Quality Improvement
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49
Wrigley Drive Extension
Project #15009
This project will extend Wrigley Drive from Clemente Lane to Convention Drive. This project will design
and construct a “core” road, 28-ft in width without curb and gutter, for an approximate length of 500 feet.
The project will also require the relocation of an existing center-pivot irrigation system, drilling of a new
irrigation well to replace the existing center-pivot well, and acquisition of right-of-way. The intersections at
both ends will be designed and constructed to potentially accommodate future roundabouts.
Assessment need is: Desirable Principal need is: Public Safety
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50
Sandifur Parkway Widening (Rd 68 to Convention Drive)
Project #15010
This project will widen the existing roadway to the equivalent of a 5 -lane section from Road 68 to
Convention Drive to accommodate future growth and traffic impacts. The improvements will include
curb and gutter, sidewalks, illumination and landscaping.
Assessment need is: Desirable Principal need is: Public Safety
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Burns Road Extension (f/k/a Powerline Road)
(Road 68 to Convention Drive)
Project #00035
This project consists of designing and constructing a half street from Road 68 to Convention Drive. This
section of road will provide continuation of Burns Road (f/k/a Powerline Road) allowing roadway from
Broadmoor Boulevard to Road 52.
*Developer Driven
Assessment need is: Desirable Principal need is: Public Safety
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Water
Projects
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Annual System Improvements - Development
Project #00036
This is an annual program to address water system needs and enable the City to extend water lines when
an opportunity presents itself with a private development or other City project. The program anticipates
future annexations and need to extend waterlines. Implementation of this program improves service to
the community.
Assessment need is: Necessary Principal need is: Reduce Future Cost
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Annual Upsize - Development
Project #00037
This project consists of setting aside an annual allotment of funds to be used to pay for potential upsizing
of water lines related to developer installed lines.
Assessment need is: Necessary Principal need is: Reduce Future Cost
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56
Columbia Water Supply Project
Project #11001
This project will construct a raw water intake facility and pump station to divert water from the Columbia
River to the West Pasco Water Treatment Plant (WPWTP) for treatment and distribution to the City rate
payers by the end of 2018. The project will also replace an existing 24-inch raw water pipeline with a
30-inch pipeline and add an electrical duct bank between the intake facility and the WPWTP. Design and
permitting for the project took 5 years and construction will take an additional 2 years. Partial construction
funding is provided by a low interest Drinking Water State Revolving Fund (DWSRF) loan. Completion of
this project will provide the City with a reliable source of water capable of supplying 18 million gallons per
day to meet the demands of the City’s potable water needs.
Assessment need is: Necessary Principal need is: Council Goals
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Chapel Hill Boulevard (Road 68 to Road 84) -
Water main Upsize
Project #00038
This project is the City’s participation with the developer(s) to install 6400 LF of 16” Domestic Water
along Chapel Hill Boulevard (Road 84 to Road 68). Developers are normally required to install 8”
Diameter Irrigation, but it is the City’s desire to upsize this main to better serve existing and future
customers.
Assessment need is: Desirable Principal need is: Reduce Future Cost
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Butterfield WTP PLC & Control Upgrades
Project #00039
This project consists of replacing all the aging and out-of-date programmable logic controllers (PLC) in
support of the supervisory control and data acquisition (SCADA) system with new equipment throughout
the entire Butterfield Water Treatment Plant. The existing technology is from 1989 and was installed in the
mid 1990’s. The PLC code no longer offers drivers for any computer operating system that is currently on
the market. Upgrading the controls will allow us to take advantage of Ethernet communication and utilize
readily available and supported drivers for the software packages staff regularly uses. Additionally, replace-
ment hardware for the existing system is almost non-existent and our last major repair required bringing in a
retired technician who knew how to troubleshoot and fix this old equipment. This project will upgrade the
Butterfield Plant to the same level of control technology as the West Pasco Water Treatment Plant and out-
lying facilities.
Assessment need is: Urgent Principal need is: Service Protection
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Waterline Extension—Schuman Lane (West from Road 96)
Project #00040
This project would install approximately 1,100 linear feet (550 linear feet if ½ of road is done) of 8” ductile
iron pipe down the length of Schuman Lane to carry potable water. Either 1 or 2 fire hydrants would be
installed to provide fire protection (depending on how far the water line is taken down the length of the
street). This street currently does not have water service provided down the length of it. Installing the
waterline would allow for development of currently vacant lots, provide existing homes an option to connect
to the City drinking water system and allow for the installation of needed fire hydrants in this area as well.
There have been several requests made to Engineering to have a water main installed in this roadway for the
above mentioned reasons. Getting water service from Court St to Schuman Ln depends on the neighbors be-
ing agreeable to allowing the service lines to cross their property. The existing homes that have City water
service have the water services and meters on Court St and the service lines to the homes run across the
neighboring properties to the north. Not completing this project hinders the development of existing vacant
lots along this street and stops the fire department from having an uninterrupted supply of water for fire-
fighting purposes on this street.
Assessment need is: Urgent Principal need is: Service Protection
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West Pasco WTP Backwash Recovery Improvements & High Service
Pump and Yard Piping
Project #16008
In addition to the treatment capacity upgrades included in phase 1, the West Pasco WTP will require
additional pumping capacity for the high service pump station and additional filter backwash capability.
Increasing water output from 6 million to 12 million gallons per day (MGD). This work will coincide with
the planned PALL micro-filter expansion project. The additional pump/piping for the high service system
will include 460 feet of 24” piping required to connect into the Zone 1 transmission main. The proposed
backwash system expansion will recover and neutralize the additional backwash waste generated from the
increased filtration required by the additional 6 MPG of capacity. Although the West Pasco WTP Phase 1
expansions will increase potable water output from 6 million gallons per day to 12 million gallons per day,
this project will be designed and constructed to process the backwash flows from the ultimate production
capacity of 18 million gallons per day at one time, due to the need of obtaining EPA approval to discharge
the waste stream to the Columbia River.
Assessment need is: Necessary Principal need is: Service Protection
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East Side Reservoir Storage Tank
Project #00041
This project would construct a 5.75 million gallon Zone 2 reservoir east of Highway 397. It was identified in
the Water Master Plan as being needed to provide additional reliability, improve available fire flows, improve
level of service to customers and meet the future required storage volumes and capacity needs for this area.
The new East Side Reservoir will also provide the option of pumping to Zone 3, thereby providing an alternate
source of supply for the Road 68 reservoir in the event of an emergency or planned maintenance. If this water
tank is not constructed and the City continues growing at the current pace, there will not be enough required
water storage to meet the Maximum Day Demand and eventually fire flow demands and emergency reserves.
Assessment need is: Necessary Principal need is: Service Protection
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Butterfield WTP - Chlorine Safety
Project #17004
This project consists of the installation of emergency air cleaning equipment at the Butterfield Water
Treatment Plant. The system is designed to remove contaminants from the atmosphere in the event of an
accidental chlorine release. This safety improvement will bring the facility into compliance with the
provisions of the 2015 International Fire Code.
The proposed improvements bring the facility into current fire code compliance. The existing ventilation
and abatement system was installed in 1987 and is no longer adequate to meet current standards. Without
these improvements, a sheared valve or punctured cylinder could not be repaired before the contents of the
one-ton chlorine cylinder had been discharged, thereby endangering both employees and the public. This
safety improvement provides greater protection to the public and first responders should such an event
occur. This equipment is used to contain the toxic atmosphere thereby eliminating the active risk to the
public and emergency services personnel.
Assessment need is: Necessary Principal need is: Public Safety
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Water Main Installation –
Crescent-Chapel Hill/Sandifur Transmission Main
Project #00042
This project would install approximately 10,000 linear feet of 24” transmission main leaving the West Pasco
Water Treatment Plant and connecting to the 16” main at the west end of Chapel Hill Blvd and the 16” main
at the west end of Sandifur Parkway. Further development of the design and confirmation of the exact route
and needs of the project need to be verified to build a cost estimate and better description. This transmission
main will be needed to efficiently deliver water from the West Pasco Water Treatment Plant to Pressure
Zones 2 & 3 after the second West Pasco Water Treatment Plant expansion. Having another line leaving the
plant would also allow for part of the plant to be shut down for maintenance while still delivering water to
the distribution system. If this line is not installed, the velocity of the water in the existing main leaving the
plant will approach or exceed the limits of safe delivery of water. If the transmission main were to break
there would be a significant amount of damage cause before the plant could be shut down. This project can
wait until the second WPWTP expansion.
*Possible inclusion in Chapel Hill LID
Assessment need is: Desirable Principal need is: Reduce Future Cost
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Water Line Replacement—Richardson Road (Road 92 to Road 96)
Project #00043
This project would replace approximately 1,400 linear feet of existing 4” and 6” thin wall irrigation class
PVC water line and replace it with 8” ductile iron pipe in Richardson Road between Road 60 and Road 64.
The project would include the installation of 3 fire hydrants to provide fire protection. Having the proper
distribution of fire hydrants can help elevate our rating with the Washington Surveying and Rating Bureau
and may help improve the fire insurance rates that property owners pay.
Assessment need is: Necessary Principal need is: Public Safety
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Water Line Replacement – Road 60 (Court St to W Pearl, 62nd
Place, W Agate between Road 60 & 62nd Place)
Project #00044
This project would replace approximately 3,000 linear feet of existing 6” thin wall PVC water line with
approximately 1,400 linear feet of 16” ductile iron pipe along Road 60 and approximately 1,600 linear
feet of 8” ductile iron pipe along W Pearl St, W Agate St and 62nd Pl. This project would not install any
new fire hydrants.
Not completing this project puts the City at higher risk of having a property damage claim from a future
leak. When there is a water main break the ground tends to wash out and settle in the area of the leak
which can put more strain on the pipe remaining in the ground and lead to more leaks. The undersized
pipe also does not provide optimum water flow to the hydrants in this area.
Assessment need is: Desirable Principal need is: Quality Improvement
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Water Line Replacement—Road 76 (Wernett Road to Court Street)
Project #00045
This project would replace approximately 1,700 linear feet of existing 4” and 6” thin wall irrigation class
PVC water line and replace it with 12” ductile iron pipe. The project would also install 4 new fire hydrants.
Road 76 is intended to be one of the larger water mains that supplies some of the residential areas that are
now beginning to see substantial development. The project would also help loop the 12” main that extends
down from Argent Road to the main in Court Street. Having the proper distribution of fire hydrants can help
elevate our rating with the Washington Surveying and Rating Bureau and may help improve the fire
insurance rates that property owners pay. Water mains made of thin wall PVC pipe cannot be worked on in
the same manner as ductile iron pipe and thicker C900 class PVC pipe due to the fragile nature of the pipe.
Not completing this project could hinder the ability of any new properties from being able to connect to the
City Water, and stops the fire department from having an uninterrupted supply of water for firefighting
purposes on this street. This line is currently a pinch point in the water distribution system due to the smaller
size.
Assessment need is: Desirable Principal need is: Quality Improvement
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Water Main Connection—Alton Street (Wehe Avenue to the alley
west of Owen Street)
Project #00046
This project would install approximately 700 linear feet of 8” ductile iron water main along Alton St. from
Wehe Ave. to the alley west of Owen Ave. One fire hydrant would be installed at the intersection of Wehe
Ave and Alton St. The hydrant on Alton between Owen St and Beech St would be relocated to the new line.
This connection would help loop the water system and eliminate dead ends in the area. Looping the system
with a properly sized water main will provide opportunity to relocate a fire hydrant installed on an undersized
main and install an additional fire hydrant. Having the proper distribution of fire hydrants can help elevate
our rating with the Washington Surveying and Rating Bureau and may help improve the fire insurance rates
that property owners pay. Making this connection will also provide better flows in the distribution system
and improve water quality for the customers in this area.
If this water main is not extended, there will continue to be a deficiency in fire hydrants and uninterrupted
water for firefighting purposes in this area as well as continued need for additional flushing of the dead ends.
Assessment need is: Desirable Principal need is: Quality Improvement
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Water Main Connection—Irving Street (Extend East to Road 49)
Project #00047
This project would install approximately 325 linear feet of 8” ductile iron water main along Irving St.
connecting the water main coming from Road 52 to the main on Road 49. This connection would help
loop the water system in this area. It was identified as an area of improvement in the Water Master Plan.
This area has many undersized mains and dead ends which cause water quality issues that require more
frequent flushing than other areas. It would also help improve the fire flow availability to the hydrants in
the area. If this water main is not extended, there will continue to be a deficiency in fire hydrant flow and
as well as continued need for flushing maintenance at the dead end.
Assessment need is: Desirable Principal need is: Quality Improvement
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Water Main Connection—Riverhaven Street (Road 36 to Road 40)
Project #00048
This project would install approximately 1,400 linear feet of 8” ductile iron water main along Riverhaven
St. from Road 36 to Road 40. The dead end water mains at the southern end of these streets would be
connected to the new water main. This connection would help loop the water system which would improve
flow characteristics of the system and eliminate dead ends in the area. Looping the system with a properly
sized water main will provide better flow for the fire hydrants in the vicinity. Having the proper distribution
of fire hydrants can help elevate our rating with the Washington Surveying and Rating Bureau and may
help improve the fire insurance rates that property owners pay. Making this connection will also provide
better flows in the distribution system and improve water quality for the customers in this area. This will
also reduce the amount of flushing maintenance required to keep the water quality high. If this water main
is not extended, there will continue to be a deficiency in fire flow to the fire hydrants and the continued
need for additional flushing of the dead ends.
Assessment need is: Desirable Principal need is: Quality Improvement
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Water Main Connection—Road 103
(between Maple Dr to Willow Way)
Project #00049
This project would install approximately 825 linear feet of 8” ductile iron water main along Road 103
connecting the water mains on Maple Drive and Willow Way. This connection would help loop the wa-
ter system, and improve fire flow availability. Making this connection will also provide better flows in
the distribution system and improve water quality for the customers in this area. If this water main is
not extended, there will continue to be a deficiency in flow characteristics of the water system.
Assessment need is: Desirable Principal need is: Quality Improvement
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Automated Meter Reading
Project #00050
This project would replace approximately 19,000 mechanical water meters and/or meter registers with
new electronic encoder type meters and registers to allow for automated meter reading which is faster,
more accurate and provides more information regarding leaks and high consumption.
Assessment need is: Desirable Principal need is: Quality Improvement
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Irrigation
Projects
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Annual System Improvements - Development
Project #00051
This is an annual program to address irrigation system needs and enable the City to extend/improve
irrigation lines when an opportunity presents itself with a private development or other City project.
The program anticipates future annexations and need to extend irrigation services. Implementation of
this program improves irrigation service to the community.
Assessment need is: Necessary Principal need is: Reduce Future Cost
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Annual Upsize - Development
Project #00052
This project consists of setting aside an annual allotment of funds to be used to pay for potential upsizing of
irrigation lines related to development installed lines. Implementation of this program improves irrigation
service to the community. The program will enable the City to upsize irrigation lines when an opportunity
presents itself with a private development or other City project and decrease potable water usage.
Assessment need is: Necessary Principal need is: Reduce Future Cost
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Chapel Hill Boulevard (Road 84 to Road 68) -
Irrigation Main Upsize
Project #00053
This project is the City’s participation with the developer(s) to install 6,750 LF of 12” irrigation from Mes-
sara Lane and Road 84 intersection east to Chapel Hill Boulevard and Road 68 Intersection. Developers
are normally required to install 8” diameter irrigation but it is the City’s desire to upsize this main to better
serve both existing and future customers.
Assessment need is: Necessary Principal need is: Reduce Future Cost
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Chapel Hill Boulevard to Interstate 182 – Irrigation Main
Project #00054
This project includes the design and construction of a 1,600 LF or 12” irrigation from Chapel Hill Boulevard
Main Upsize project and extends northerly to a point just south of Interstate 182 for connection to the existing
system. This project will connect both the south and north zones to better serve existing and future customers.
Assessment need is: Necessary Principal need is: Service Protection
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Irrigation Main Connection - Sahara Drive to Road 44
Project #00055
This project consists of connecting the existing two 4” irrigation mains approx. 360’ (720 ft total) on Sahara
Drive west to the existing 12” main on Road 44. It would provide a redundant connection to the rest of the
system if the connection at Burden Blvd. is out of service for any reason. This looping of the system would
help provide consistent pressure in the area and reduce the amount of dead end flushing maintenance that is
required.
Although identified in the Master Plan, this project would be more beneficial if further irrigation system
development happens in the area.
Assessment need is: Desirable Principal need is: Quality Improvement
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Irrigation Main Installation – Sirocco Drive – Between Sahara Drive
And Saguaro Drive
Project #00056
This project consists of installing approx. 1,200 linear feet of new 6” irrigation distribution piping near the
discharge of the Sirocco Well. The new pipes would be installed in the public right -of-way. The existing
pipes would be abandoned to eliminate pipe crossings in the rear of private lots. This project is intended to
improve system pressures and move the irrigation main from back yards to the front yards of the residences.
This project was identified in the 2013 Irrigation Master Plan. The modeling completed during the master
plan suggested this improvement was needed.
Assessment need is: Desirable Principal need is: Quality Improvement
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Sewer
Projects
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Annual System Improvements - Development
Project #00057
This is an annual program to address sewer system needs and enable the City to extend/improve sewer
lines when an opportunity presents itself with a private development or other City project. The program
anticipates future annexations and need to extend sewers. Implementation of this program improves
sanitary service to the community and addresses public health issues.
Assessment need is: Necessary Principal need is: Reduce Future Cost
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Annual Upsize - Development
Project #00058
This project consists of setting aside an annual allotment of funds to be used to pay for potential upsizing of
sewer lines related to development installed lines. Implementation of this program improves sanitary system
service to the community. The program will enable the City to upsize sewer lines when an opportunity
presents itself with a private development or other City project.
Assessment need is: Necessary Principal need is: Reduce Future Cost
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9th & WA Lift Station
Project #16007
Currently this lift station has inoperable suction valves, which make it unsafe for staff to perform mainte-
nance or un-plug check valves. They are forced to do this maintenance when raw wastewater continues
to flow instead of properly isolating. Access hatches pose safety issues due to old design or worn out
hatches. Safety and the fact that this is the City’s largest lift station make this lift station priority 1.
Pumps and associated piping replacement (to be determined in the assessment portion) will be needed to
keep up with increased flows.
Assessment need is: Urgent Principal need is: Council Goals
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85
Pearl Street Lift Station
Project #15002
Originally built in the 1950’s, this station has very poor reliability and functionality. It has a track record of
failing and backing up into a residence. The access to the control center for this lift station is in the middle
of a sidewalk on a busy street posing significant safety issues. This lift station is 2nd in priority on this list.
Assessment need is: Necessary Principal need is: Service Protection
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86
Road 36 Lift Station Upgrades
Project #16006
Besides normal flows, this pump station has two additional lift stations pumping into it. The detention
time and pump run cycles indicates the current configuration is at capacity. Downstream surging is occur-
ring indicating pipe sizing issues. This pump station has overflowed onto the airport land making it 3rd on
this list for priority.
Assessment need is: Necessary Principal need is: Service Protection
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87
NW Area Sewer Transmission Main
Project #14001
This project includes the design and construction of approximately 5,290 LF of new sewer transmission
main from the existing sewer transmission main located on the north side of Interstate 182 on West Court
Street northeasterly to a point within Harris Road.
Local development is anticipated to extend this sewer transmission main north to Burns Road as this will
provide for future development of the Northwest area of the City.
Assessment need is: Urgent Principal need is: Council Goals
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88
Wastewater Treatment Plant PLCs and Controls Upgrade
Project #00059
This project will replace the existing Programmable Logic Control (PLC) and all WWTP remote I/O racks
located on the premises, which is a total of 8 racks. The current technology is from 1989 and was installed
in the mid 1990’s. The software that operations uses for animations to view their processes references the
PLC code. The PLC code no longer has drivers for any computer operating system that is currently on the
market. We now have to rely on 3rd party drivers to allow the software to communicate with the controls
by forcing information back and forth between the devices. Upgrading the controls will allow us to take
advantage of Ethernet communication and have drivers readily available and supported for the software
packages we use. It will also allow us to be less dependent on 3rd party drivers, which is a common point
of failure. This hardware and technology has outlasted its useful lifespan. New parts are cost prohibitive
due to the hardware upgrades required to support and integrate new parts therefore we have been using
used parts to band aid repairs.
Assessment need is: Urgent Principal need is: Service Protection
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89
West Pasco Trunk Sewer Relining (Transmission Main
Rehabilitation – Rd 60 to Rd 100)
Project #14002
This project consists of repairing and relining portions of the 30” trunk line and manholes from Road
100 to approximately Ivy Glades to repair damage from corrosion due to age and sulfide gas. The most
damage is on the downstream side of the manholes where rebar is currently showing. These will need
to be repaired to prevent future failure. The manhole repairs should be completed to avoid failure due
to exposed rebar from corrosion. This is a high sulfide gas area that is causing corrosion to the system.
The project can be completed in phases as funds allow to avoid future problems.
Assessment need is: Necessary Principal need is: Asset Protection
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90
WWTP Facility Plan Capital Improvement Projects
Project #00060
WWTP Facility planning in progress will determine the CIP projects that will help us continue com-
pliance of WWTP NPDES Permit (National Pollution Discharge Elimination Permit) and meet future
capacity needs. Facility Plan will identify the required projects, that the is expected to total
$25,000,000. The Facility Planning will align with our future NPDES permit to fulfill future capaci-
ties. This planning will alter, eliminate or confirm previous planning efforts.
Assessment need is: Necessary Principal need is: Regulatory Mandate
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91
Road 44 Corrosion & Odor Control
Project #00061
This project is to address the hydrogen sulfide gas buildup and corrosion along the upper portion of Road
44. Initial steps are to complete further evaluation on Road 44 to monitor hydrogen sulfide gas and collec-
tion system pressures at multiple locations to determine the effectiveness of the bioxide system that the
City has installed. Recommended Phase 2 of improvements is to improve the confluence at the north end of
Road 44 to reduce the turbulence at this location by realigning 90 feet of sewer, replacing two manholes
and abandoning one of the existing pipe segments. This phase assumes an easement does not need to be
obtained.
Assessment need is: Necessary Principal need is: Asset Protection
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93
Stormwater
Projects
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94
Capital Stormwater Participation Program
Project #00062
This project provides opportunity for participation in various street and development projects to include the
implementation of Stormwater elements. Such as:
• 13007 - Lewis Street Overpass
• 12002 - Oregon Avenue Ph 1
• 16014 - Peanuts Park
Assessment need is: Desirable Principal need is: Quality Improvement
Page 223 of 330
95
N Sycamore Ave Infiltration Improvements
Project #00063
The existing drywell manages a contributing area of 0.478 acres and has received high sediment loads during
the past storm events resulting in frequent and costly sediment removal. The sediment load during prior years
may have been generated when properties within the drainage basin were under construction. If the source of
the sediment is determined to be chronic and not related to ongoing development in the neighborhood over
the last ten years, and infiltration potential cannot be restored, replace the existing drywell system with three
72-inch drywells with catch basin pretreatment and 10 LF of solid 10 -inch pipe on N. Sycamore Avenue be-
tween E. Adelia and E. Alvina Streets. The three drywells are sized to mitigate the 25 -year storm event for a
total of 0.478 acres or 0.16 cfs. Any overflow would surface flow to downstream inlets.
Assessment need is: Urgent Principal need is: Public Safety
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96
N Industrial Ave Infiltration Retrofit
Project #00064
The existing City owned infiltration pipe and facility manages an estimated contributing area of 37 acres. It
currently does not have enough capacity during every rain event, resulting in flooding that covers up to half
of the N. Industrial Way and downstream driveway. This projects consists of installing two 2 -stage
drywells, comprised of 72-inch modified drywells with modified Type 1 catch basins for pretreatment,
along N. Industrial Way to reduce flows to the existing infiltration facility. Drywell overflows will surface
flow to the existing infiltration facility. Additional analysis is recommended to identify any existing onsite
stormwater management within the tributary area (i.e. infiltration facilities at upstream properties) and
update the infiltration facility tributary area to reflect the findings.
Assessment need is: Necessary Principal need is: Quality Improvement
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97
1st Avenue Pipe Rehab
Project #00065
Clean 1,878 LF of pipe between W. Sylvester and W. Columbia Streets. Reline 348 LF of 30 -inch concrete
pipe between W. Lewis and W. Columbia Streets with cast-in-place pipe (CIPP). Repair joint offsets with
couplings between W. Sylvester and W. Bonneville Streets with (3) localized trenches and shoring. Repair
the three slightly offset joints located 179.8 to 195.4 LF north of W. Bonneville Street in one trench. Cut
and replace existing pipe with 18 LF of 15 -inch PVC pipe and couplings on each end. *Updated cost for
2019 CIP. Combine with Volunteer Park Pipe Relining
Assessment need is: Necessary Principal need is: Asset Protection
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98
Volunteer Park Pipe Relining
Project #00066
Reline 842 linear feet of 18-inch pipe tributary.
*Combine with 1st Ave Pipe Rehab
Assessment need is: Necessary Principal need is: Asset Protection
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99
Sylvester North Pipe Relining
Project #00067
Reline 1,900 linear feet of 15-inch pipe, 513 linear feet of 18-inch pipe, and 318 LF of 21-inch pipe.
*Combine with Sylvester South Pipe Relining
Assessment need is: Necessary Principal need is: Asset Protection
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100
Sylvester South Pipe Relining
Project #00068
Replace at least 20 linear foot segment of the 10-inch pipe segment on N. 10th Avenue at the intersection
with Sylvester Street. Reline 361 linear feet of 10-inch pipe, 738 linear feet of 12-inch pipe, 809 linear feet
of 15-inch pipe, and 497 linear feet of 21-inch pipe.
*Combine with Sylvester North Pipe Relining
Assessment need is: Necessary Principal need is: Asset Protection
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101
Process
Water
Resource
Facility
Projects
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102
PWRF Drying Beds
Project #00069
This project would construct a drying bed area to dewater the material that is removed from the sand traps,
clarifier and ponds at the PWRF. Ground will need to be leveled out and a short access road built between
the area inside the fence and the location of the drying beds. The proposed drying beds would be approxi-
mately 300’ X 100’ and would be constructed in the vacant 40 acres to the west of the current facility. The
drying beds would be constructed of 4” thick asphalt with concrete “gutters” to collect runoff water and be
surrounded by an ecology block border. The beds would slope slightly to the south where runoff water
would be collected in 2 catch basins connected to drain pipe. The currently discussed method of getting rid
of the water that collects in the catch basins and drain pipe is to use a vactor truck to remove the water that
drains to the catch basins and dump that water back into the system. If the drying beds work as designed
and become a permanent part of the process, the drain pipe would eventually be extended to bring the run-
off water back into the process via a pump instead of vactor truck.
Assessment need is: Urgent Principal need is: Quality Improvement
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103
Kahlotus Hwy Sewer Force Main (Dietrich Lift Station)
Project #17003
This project is for the design and construction of a lift station that will serve multiple food processors in the
Commercial Ave-Kahlotus Highway area, a force main to the City's Process Water Resource Facility (PWRF),
and upgrades at the PWRF to increase the capacity to treat more process water. Included in the project is a lift
station with a 12-foot diameter wet well complete with a triplex pumping system and associated electrical and
mechanical equipment. Three food processors have expressed interest in this lift station. Also included is the
force main from the lift station to the PWRF and the purchase and installation of equipment to treat the
process water at the PWRF. This can potentially divert 1.5 MGD from the municipal WWTP. The City is set
to receive $2,525,000 from WA State EDA and $2,620,000 from Federal EDA grants. The City has already
obligated approx. $65,000 for the Alternative Analysis Project, along with $65,000 in City funds. Not
completing this project will hinder the ability to expand the operation, take on flows from the Grimmway
Farms facility and take on new processors. It will also limit the ability increase the current operations capacity
and solve some current operational issues.
Assessment need is: Necessary Principal need is: Council Goals
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104
Industrial Pump Station (IPS) Improvements
Project #00070
The Process Water Resource Facility pump station is in need of repairs or replacement. The piping at the fa-
cility is beginning to deteriorate to the point of failure and if the pump station were to have a major failure,
there would be no way to pump the process water out of the facility and to the crop spray fields. Processor
shutdowns would be needed until repairs could be made. This will provide funding for the PS&E and should
be considered in conjunction with the upcoming facility plan. Depending on the design of the IPS that comes
out of the Facility Plan, there could also be needed work on the 115 MG pond to relocate the point of
withdrawal out of the pond and re-grading of the bottom of that pond. That effort will determine capital costs.
Assessment need is: Necessary Principal need is: Council Goals
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105
Equipment
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106
Ambulance Stretcher Replacement
Project #00071
The cost for replacement of the ambulance stretcher package includes the stretcher and powerlift system.
These units are integral. Replacement cycles are 6 years. The department is recommending an annual
assessment to the ambulance utility of $50,000 to the equipment replacement fund.
Assessment need is: Other Principal need is: Public Safety
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107
Automated Fire and Ambulance Dispatching
Project #00072
As part of the move to a single dispatching system, the Fire Department is recommending the implementation
of an automated dispatching system. This system will reduce the impact of the additional call volume on the
dispatchers, decrease the time to dispatch calls and improve the voice quality, clarity and pronunciation of all
the additional streets being added to the system. This will result in a decrease in the overall response time.
This project is dependent upon a merger with SECOMM.
Assessment need is: Urgent Principal need is: Quality Improvement
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108
Fire Station Alerting
Project #00073
The current fire stations were not constructed with an integrated firefighter alerting system that provides for a
rapid response to alarms. Updating the fire station alerting will decrease turnout times which should
contribute to an overall reduction in response times. This upgrade is dependent upon a merger with
SECOMM. Completion of this project will help achieve Council Goal of a class 4 WSRB rating.
Assessment need is: Necessary Principal need is: Quality Improvement
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109
Self Contained Breathing Apparatus Replacement
Project #00074
The Fire Department maintains compliance with NFPA 1981, WAC 296 -305-04001 and WAC 296-842.
To maintain compliance the Fire Department has initiated a program in which SCBA are replaced after two
NFPA 1981 evaluation cycles, when technological improvements warrant the change or 15 years. NFPA
evaluation cycles are usually 4 years. The department will own approximately 50 SCBA with the purchase
of the two additional apparatus. The department is recommending that $40,000 be placed in the equipment
replacement fund annually and additional $10,000 will be placed in the ambulance utility equipment re-
placement fund.
Assessment need is: Necessary Principal need is: Public Safety
Page 238 of 330
RESOLUTION NO. ________
A RESOLUTION approving the Capital Improvement Plan for
Calendar Years 2018-2023.
WHEREAS, staff has prepared the Capital Improvement Plan which defines the capital
projects proposed to be undertaken by the City over the ensuing six years; and
WHEREAS, on September 5, 2017, the Capital Improvement Plan was presented to the
City Council for review and prioritization; NOW, THEREFORE,
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PASCO,
WASHINGTON:
That the Pasco City Council hereby approves the Capital Improvement Plan for calendar
years 2018-2023 as the City’s list of capital projects proposed to be undertaken by the City over
the coming six years, with the understanding that implementation of any project listed in the
Capital Improvement Plan is subject to budget appropriation.
PASSED by the City Council of the City of Pasco this 5th day of September, 2017.
_____________________________
Matt Watkins
Mayor
ATTEST: APPROVED AS TO FORM:
_____________________________ ___________________________
Daniela Erickson Leland B. Kerr
City Clerk City Attorney
Page 239 of 330
AGENDA REPORT
FOR: City Council September 5, 2017
TO: Dave Zabell, City Manager
Rick White, Director
Community & Economic Development
Regular Meeting: 9/5/17
FROM: Darcy Bourcier, Planner I
Community & Economic Development
SUBJECT: Special Permit: Recreation Complex in an RS-1 Zone (MF# SP 2017-008)
I. REFERENCE(S):
Vicinity Map
Proposed Resolution
Report to Planning Commission
Planning Commission Minutes: Dated 7/20/2017 and 8/17/2017
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
MOTION: I move to approve Resolution No.____, accepting the Planning
Commission's recommendation and granting a special permit for a Recreation Complex
on Burns Road.
III. FISCAL IMPACT:
None
IV. HISTORY AND FACTS BRIEF:
On July 20, 2017 the Planning Commission conducted a public hearing to develop a
recommendation for City Council for a proposal to locate a privately owned Recreation
Complex on Burns Road and west of Broadmoor Boulevard.
Following conduct of the hearing, the Planning Commission reasoned that with
conditions it would be appropriate to recommend approval of the Special Permit for the
proposed Recreation Complex.
No written appeal of the Planning Commission's recommendation has been received.
Page 240 of 330
V. DISCUSSION:
As proposed, the privately owned Recreation Complex would contain eight fields to be
used for soccer, lacrosse, and other field sports and is located north of Burns Road west
of Broadmoor and approximately 80 feet east of the 73 acres owned by the Pasco
School District.
If approved, development of the complex is expected to occur in phases beginning in
the fall of 2017.
Page 241 of 330
City of Pasco, IS Division
VicinityMap
Item: Recreation Complex in R-S-1Applicant: JUB Engineers, IncFile #: SP 2017-008 ±
SITE Broadmoor BlvdBurns Rd
Page 242 of 330
…
RESOLUTION NO._______
A RESOLUTION GRANTING A SPECIAL PERMIT FOR THE LOCATION OF A
RECREATION COMPLEX IN AN RS-1 ZONING DISTRICT ON BURNS ROAD.
WHEREAS, Three Rivers Soccer Club submitted an application for the location of a Recreation
Complex located on Burns Road (Tax Parcel #115 180 073); and
WHEREAS, the Planning Commission held a public hearing on July 20, 2017 to review a special
permit for the proposed Recreation Complex; and,
WHEREAS, following deliberations on August 17, 2017 the Planning Commission
recommended approval of a Special Permit for the Recreation Complex with certain conditions;
NOW, THEREFORE,
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PASCO:
1. That a Special Permit is hereby granted to Three Rivers Soccer Club for a Recreation
Complex in an RS-1 Zoning district under Master File # SP 2017-008 with the following
conditions:
a. The special permit shall apply to Franklin County tax parcel # 115180073;
b. The recreation complex must be developed in substantial conformance with the
site plan submitted with this special permit application;
c. The applicant is responsible for designing and building street improvements for
the north half of Burns Road and the east half of the north/south collector
between the applicant’s site and the School District property to the west. The
street improvements will be required for the length of the applicant’s property
including a transition taper at each end of the property if needed. The street
improvements must be built to full City Standards including the installation of
utilities. Said street and utility improvements can be built in phases
corresponding to the phasing of the soccer complex as follows:
i. With Phase 1 the north/south collector street must be improved from
Burns Road to the south end of the first phase fields constructed.
ii. With Phase 2 the north/south collector street from shall be improved
from the south end of the first phase fields to the center of the second
phase fields.
iii. With Phase 3 the north/south collector street shall be improved
completed to the north property line.
iv. Burns Road improvements must be completed in conjunction with the
street improvements associated with the property to the east (Parcel #
115180064) or west (115180042). Burns Road improvements shall
Page 243 of 330
include an off-set sidewalk and landscaping with lawn and trees at 50-
foot intervals as approved by the City Parks Division.
d. The site must maintain at least a 20-foot landscaped setback area between all
streets, fields, and parking lots with 65 percent live vegetation.
e. The parking lot improvements including hard surfacing and landscaping must
coincide with and be completed with each phase of the development as follows:
i. One third of the parking lot improvements must be completed with Phase
1.
ii. Two thirds (One third for the Phase 1 and one third for Phase 2) of the
parking lot improvements must be completed with Phase 2.
iii. All parking lot improvements must be completed with Phase 3.
f. Full right-of-way dedication for adjacent streets must occur with Phase 1.
g. No shipping containers or other related or similar temporary structures will be
permitted on the site except for during periods of construction only.
h. Field lighting must be approved through an amendment to the special permit
considered by the Planning Commission.
i. The special shall be null and void if a building permit has not been obtained by
December 30, 2017.
2. Passed by the City Council of the City of Pasco this 5th day of September, 2017.
_______________________________
Matt Watkins, Mayor
ATTEST: APPROVED AS TO FORM:
________________________________ _____________________________
Daniela Erickson, City Clerk Leland B. Kerr, City Attorney
Page 244 of 330
1
REPORT TO PLANNING COMMISSION
MASTER FILE NO: SP 2017-008 APPLICANT: JUB Engineers, Inc.
HEARING DATE: 7/20/2017 2810 W Clearwater Ave, Ste. 201
ACTION DATE: 8/17/2017 Kennewick, WA 99336
BACKGROUND
REQUEST: SPECIAL PERMIT: Locate a recreation complex in an RS-1 zoning
district.
1. PROPERTY DESCRIPTION:
Legal: Farm Unit 99, IRR Blk 1 EXC PTN for CO Rd R/W (1754579)
General Location: 10700 block of Burns Rd.
Property Size: 22 acres located in the southwest corner of a large 119
acre parcel.
2. ACCESS: The site is accessible from Burns Road
3. UTILITIES: City water is available to the site off Burns Road, but sewer
is not.
4. LAND USE AND ZONING: The site is currently zoned RS-1 (Suburban)
and is vacant. Surrounding properties are zoned and developed as
follows:
NORTH: County – Single-Family/Crop Fields
SOUTH: RT – Vacant
EAST: County, RS-1, R-3 – Crop Field/Vacant
WEST: County – Crop Field
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site
for Low-Density Residential uses; however, Policy ED-1-D encourages the
development of tourism and recreational opportunities within the City.
6. ENVIRONMENTAL DETERMINATION: Based on the SEPA checklist, the
adopted City Comprehensive Plan, City development regulations,
testimony at the public hearing and other information, a Mitigated
Determination of Non-Significance (MDNS) has been issued for this
project. Mitigation factors include the construction of streets and utilities
on the south and west side of the proposed soccer complex in accordance
with City standards.
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2
ANALYSIS
The applicant has applied to construct a recreation complex in a RS-1 zoning
district. Pursuant to PMC 26.22.040(7), recreation complexes are considered
conditional uses in RS-1 zones and require Special Permits prior to
construction. The complex will be located on 22 acres in the southwest portion
of the 119-acre parcel—2,100 linear feet west of the intersection of Broadmoor
Blvd. and Burns Rd. The site is part of the Barker property that was annexed
in 2016 and is currently used for agriculture; there are no existing structures
on the 22-acre site in question.
The applicant has indicated that the privately-run recreation complex will be
used for soccer, lacrosse, and other field sports, boasting eight grass and two
synthetic turf fields. The complex is intended for the general public, but each
field may be rented on either an hourly or membership basis. The applicant
also stated that some fields will have lighting for evening use that will not
extend past 10 pm.
Development of the complex is set to be completed in phases. Phase 1 will take
place in the fall of 2017/spring of 2018; Phase 2 in the fall of 2018/spring of
2019; and Phase 3 in the fall of 2019/spring of 2020. There is also the
possibility for future development of a clubhouse for meetings and facilities
storage. Unrelated to the project but important to note for context is the future
implementation of Pasco’s Broadmoor Master Plan, which delineates proposed
uses starting from Broadmoor Boulevard and extending west all the way to
Shoreline Road. The Broadmoor Plan illustrates several low-density residential
neighborhoods in the vicinity surrounding the proposed recreation complex,
which may supply many of the complex’s customers. Adjacent to the proposed
complex is land reserved for civic and/or other recreation facilities. The
completed complex will use domestic and irrigation water from the City of
Pasco. Adjacent lands to the west have recently been purchased by the School
District and are being reserved for a future high school.
Traffic generated by the complex will vary greatly depending on the time of day
and week. According to the applicant as well as the Institute of Transportation
Engineers (ITE) Trip Generation Volume 8, vehicle trips per typical weekday
may range from 375 to 500, taking into account how many practice sessions
occur during the day. Traffic may increase during weekend events, as it is
estimated that there could be as many as 700 vehicle trips per day. However,
considering its location on a high-capacity arterial street, the recreation
complex will be easily accessible for visitors and there will be no through-traffic
in surrounding neighborhoods. Therefore, despite increased vehicle trips to and
from the area, it is unlikely that it will be disruptive for residents.
The site is located about midway between Broadmoor Boulevard and Dent
Road. A collector street will be needed at this location running north from
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3
Burns Road between the future High School site and the proposed recreation
facility. Adjoining property owners are responsible for designing and building
their respective half of all streets abutting their property. These street
improvements include utilities, street lighting, storm drainage, signage,
sidewalks, right-of-way dedication, and other features consistent with the
City’s Standard Specification. The applicant’s site has 600 feet of street
frontage along Burns Road and will have 1,452 feet of frontage along the west
side of the property. The applicant will be responsible for constructing the
necessary infrastructure improvements as discussed above. The infrastructure
could be constructed in phases similar to how subdivisions are built with
improvements being completed with each phase.
STAFF FINDINGS OF FACT
Findings of fact must be entered from the record. The following are initial
findings drawn from the background and analysis section of the staff report.
The Planning Commission may add additional findings to this listing as the
result of factual testimony and evidence submitted during the open record
hearing.
1. The parcel contains 119 acres but only 22 of those acres are designated
for development.
2. The site is zoned RS-1 (Suburban).
3. The site fronts Burns Road.
4. Pursuant to PMC 26.22.040(7), recreation complexes are considered
conditional uses in RS-1 zones that require Special Permits.
5. The site is currently used for agriculture.
6. The finished recreation complex will have eight grass/turf fields for the
use of soccer, lacrosse, and other field sports.
7. Some fields will have lighting that will not extend past 10 pm.
8. Development of the complex will be completed in three phases.
9. Vehicle trips per weekday to and from the site may range from 375 to
500 and up to 700 on a weekend day.
10. The site fronts an arterial street which will allow for easy access and no
through-traffic in surrounding neighborhoods.
11. The site in question will require the development of 2025 lineal feet of
street and utility improvements. Code Codes and Standard Specification
require property owners adjoining current and future right-of-way to
complete the street improvement at the time their property is developed.
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4
12. The developer of the recreation fields will be responsible for development
of the adjoining streets per City Standards.
CONCLUSIONS BASED ON STAFF FINDINGS OF FACT
Before recommending approval or denial of a special permit the Planning
Commission must develop findings of fact from which to draw its conclusions
based upon the criteria listed in PMC 25.86.060. The criteria are as follows:
(1) Will the proposed use be in accordance with the goals, policies, objectives
and text of the Comprehensive Plan?
The Comprehensive Plan designates the site for Low-Density Residential uses;
however, Policy ED-1-D encourages the development of tourism and
recreational opportunities within the City.
(2) Will the proposed use adversely affect public infrastructure?
A recreation complex will generate traffic that will vary greatly depending on
the day of the week. However, its location on a high-capacity arterial street
(Burns Road when fully built will be a major arterial street.) will allow for the
extra traffic without resulting in congestion. Development of the proposed
recreation complex will require the development of adjoining streets and
utilities. Demands for potable water from this site will minimal.
(3) Will the proposed use be constructed, maintained and operated to be in
harmony with existing or intended character of the general vicinity?
The RS-1 District provides for low density residential environments permitting
single-family homes on large suburban lots. The applicant’s immediate
neighborhood area is mostly vacant; however, Pasco’s Broadmoor Master Plan
illustrates the planned development of several low-density residential
neighborhoods in close proximity to the proposed recreation complex. The
Broadmoor plan also shows strips of designated park areas lining Burns Road.
On the east side of Dent Road adjacent to said complex is land designated for
civic and/or other recreation facilities. Considering this, it can be said that the
proposed complex will be sited, constructed, and maintained in general
harmony with the character of the neighborhood. For comparison the City’s
soccer complex is located adjacent to a large residential neighborhood without
and diminution of the surrounding character of the neighborhood.
(4) Will the location and height of proposed structures and the site design
discourage the development of permitted uses on property in the general
vicinity or impair the value thereof?
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5
Requirements of the Pasco Municipal Code will ensure the recreation complex
will be built to conform to all height and setback standards. Since the complex
consists mostly of flat fields, there will be little obstruction of view for residents
in the vicinity. Based on experience form the soccer complex near the TRAC
facility there should be no reason why the development of permitted uses on
property in the vicinity would be discouraged as a result of the development
and operation of the proposed recreation complex.
(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 Broadmoor Master Plan indicates land adjacent to the proposed complex is
reserved for civic and recreation facilities, therefore the area has already been
slated for development with non-residential uses. Disturbance to future single-
family dwellings that may locate near the complex is unlikely, given that any
light or noise that accompanies the use will cease by 10 pm. Again, the location
and operation of the soccer complex adjacent to the Linda Loviisa subdivision
has not created fumes, vibrations, or dust that have created objectionable
conditions in the neighborhood. Traffic is also unlikely to cause disruption, as
the complex will be located on an arterial street which discourages visitors from
cutting through neighborhoods.
(6) Will the proposed use endanger the public health or safety if located and
developed where proposed, or in any way become a nuisance to uses
permitted in the district?
Requirements of the Building Code and other City Codes will ensure the
recreation complex will be built to conform to all public health or safety
standards. The building code standards coupled with other codes and
requirements will ensure the complex will not be a nuisance to the
neighborhood.
APPROVAL CONDITIONS
1. The special permit shall apply to Franklin County tax parcel #
115180073;
2. The recreation complex must be developed in substantial conformance
with the site plan submitted with this special permit application;
3. The applicant is responsible for designing and building street
improvements for the north half of Burns Road and the east half of the
north/south collector between the applicant’s site and the School District
property to the west. The street improvements will be required for the
Page 249 of 330
6
length of the applicant’s property including a transition taper at each end
of the property if needed. The street improvements must be built to full
City Standards including the installation of utilities. Said street and
utility improvements can be built in phases corresponding to the phasing
of the soccer complex as follows
1) With Phase 1 the north/south collector street must be
improved from Burns Road to the south end of the first
phase fields constructed.
2) With Phase 2 the north/south collector street from shall
be improved from the south end of the first phase fields to
the center of the second phase fields.
3) With Phase 3 the north/south collector street shall be
improved completed to the north property line.
4) Burns Road improvements must be completed in
conjunction with the street improvements associated with
the property to the east (Parcel # 115180064) or west
(115180042). Burns Road improvements shall include an
off-set sidewalk and landscaping with lawn and trees at
50-foot intervals as approved by the City Parks Division.
4. The site must maintain at least a 20-foot landscaped setback area
between all streets, fields, and parking lots with 65 percent live
vegetation.
5. The parking lot improvements including hard surfacing and landscaping
must coincide with and be completed with each phase of the
development as follows:
1) One third of the parking lot improvements must be
completed with Phase 1.
2) Two thirds (One third for the Phase 1 and one third for
Phase 2) of the parking lot improvements must be
completed with Phase 2.
3) All parking lot improvements must be completed with
Phase 3.
6. Full right-of-way dedication for adjacent streets must occur with Phase
1.
7. No shipping containers or other related or similar temporary structures
will be permitted on the site except for during periods of construction
only.
8. Field lighting must be approved through an amendment to the special
permit considered by the Planning Commission.
9. The special shall be null and void if a building permit has not been
obtained by December 30, 2017.
Page 250 of 330
7
RECOMMENDATION
MOTION for Findings of Fact: I move to adopt Findings of Fact and
Conclusions therefrom as contained in the August 17, 2017 staff
report.
MOTION for Recommendation: I move, based on the Findings of
Fact and Conclusions therefrom, the Planning Commission
recommend the City Council grant a special permit to the Three
Rivers Soccer Club under MF# SP 2017-008 for the location of
Recreation Complex on Parcel # 115180073 with the conditions as
contained in the August 17, 2017 staff report.
Page 251 of 330
City of Pasco, IS Division
VicinityMap
Item: Recreation Complex in R-S-1Applicant: JUB Engineers, IncFile #: SP 2017-008 ±
SITE Broadmoor BlvdBurns Rd
Page 252 of 330
Land UseMap
Item: Recreation Complex in R-S-1Applicant: JUB Engineers, IncFile #: SP 2017-008 ±
SITE Broadmoor BlvdBurns Rd
CropField
Vacant
CropField
CropField
VacantSFDUsSFDUs/Crop Fields
SFDUsPage 253 of 330
ZoningMap
Item: Recreation Complex in R-S-1Applicant: JUB Engineers, IncFile #: SP 2017-008 ±
SITE Broadmoor BlvdBurns Rd
County
R-S-1
County
R-1
C-1, RTCountyCounty
R-3
R-1Page 254 of 330
Page 255 of 330
Looking North Page 256 of 330
Looking East Page 257 of 330
Looking South Page 258 of 330
Looking West Page 259 of 330
PLANNING COMMISSION MINUTES
7/20/17
PUBLIC HEARINGS:
C. Special Permit Recreation Complex (JUB Engineers, Inc) (MF#
SP 2017-008)
Chairman Cruz read the master file number and asked for comments from staff.
Darcy Bourcier, Planner I, discussed the special permit application for a recreation
complex in an R-S-1 zoning district. The complex will be located on 22 acres in the
southwest portion of the 119 acre parcel. The site is part of the Barker property that
was annexed in 2016 and is currently used for agriculture. There aren’t any existing
structures on the 22 acres. The applicant has indicated that the privately run
recreation complex will be used for soccer, lacrosse and other field sports. It will have
8 grass and 2 synthetic turf fields. The complex is intended for the general public but
each field may be rented either on an hourly or membership basis. The applicant also
stated that some fields will have lighting for evening use that will not extend past
10:00 p.m. Development of the complex is set to be completed in three phases.
Unrelated to the project but important to note for context is the future implementation
of Pasco’s Broadmoor Master Plan which delineates proposed uses starting from
Broadmoor Boulevard extending west to Shoreline Road. The Broadmoor Plan
illustrates several low density residential neighborhoods in the vicinity surrounding
the proposed recreation complex. Those residential neighborhoods may supply many
of the complexes customers. Adjacent to the proposed complex is land reserved for
civic and other recreation facilities. Land to the west has recently been purchased by
the School District and are being reserved for a future high school. A collector street
will be needed running north from Burns Road between the high school and the
proposed recreation complex. Traffic generated from the complex will vary greatly
depending on the time of day and week. Vehicle trips per typical weekday may range
from 375-500, taking into account how many practice sessions occur during that day.
Traffic may increase to 700 vehicle trips per day during weekend events. It will be on
a high capacity arterial street when completed so it will be easily accessible for visitors
and there will be no thru traffic in surrounding neighborhoods so it is unlikely that it
will be disruptive for residents.
Chairman Cruz asked if the lighting standards that are typically applied to schools
and other recreation facilities to limit the amount of spill over to adjacent properties
will be used.
Ms. Bourcier replied yes.
Darrel Moore, of JUB Engineers, 2810 Clearwater Avenue, Kennewick, WA spoke on
his application. He stated that they are proposing a park. This complex would be
mainly for soccer. He represents Three Rivers Soccer Club and is the Vice-President of
the Board. They are in a transitional point were there aren’t enough soccer fields
Page 260 of 330
available. Currently they rent City of Pasco facilities and other school facilities but
they are overcrowded and uses are limited. The complex would be privately run
because they have limitations on the public fields.
Chairman Cruz asked if that referred to alcohol sales.
Mr. Moore responded no. It will be privately owned but the public could use it. There
is a large need for this use in Pasco and surrounding cities. With the prices of land
going up, park space is limited. The project will consist of grass and synthetic due to
many of the upper level soccer leagues play year round and need lighting. They would
like to phase this project with the first phase being grass to put the fields in as it is
urgent. A few of the approval condition concerns is the roadway. Parks don’t generate
revenue so adding in a 14 foot long roadway will be more expensive than the facility
itself. He discussed the characteristics of the road, access and needs for the area. He
felt putting in roadways and utilities is a bit premature given the nature of the
surrounding properties that will soon develop in the future. In terms of what the
facilities will look like, it will be similar to the complex on Road 36 except much larger
and honey buckets for restroom facilities and would be on a maintenance plan. They
would possibly have a job trailer for administration.
Chairman Cruz asked what could be done to assist the applicant with the road.
Dave McDonald, City Planner, said that somebody will have to build the road.
Eventually there will be a road north of the fields and the property to the north and to
the east is zoned R-S-1 for 10,000 square foot lot sizes. The west side of the road will
be built by the School District. There may be options to look at and possibly
completed in phases or completed with an LID.
Chairman Cruz stated that the applicant will need to work with the City to get the
road completed.
Mr. McDonald offered to meet with the applicant prior to the next meeting to work it
out.
There were three members in the audience who did not wish to come forward but were
in support of the proposed recreation complex.
With no further questions or comments the public hearing closed.
Commissioner Roach said that she was excited to see something like this proposed.
Commissioner Roach moved, seconded by Commissioner Greenaway, to close the
public hearing on the proposed rezone and set August 17, 2017 as the date for
deliberations and the development of a recommendation for the City Council. The
motion passed unanimously.
Page 261 of 330
PLANNING COMMISSION MINUTES
8/17/17
OLD BUSINESS:
B. Special Permit Recreation Complex (JUB Engineers, Inc) (MF#
SP 2017-008)
Chairman Cruz read the master file number and asked for comments from staff.
Darcy Bourcier, Planner I, discussed the special permit application for the location of
a recreation complex. She stated that since the previous hearing, staff made contact
with the applicant with regards to the infrastructure improvements, in particular, the
collector street that would have to be developed abutting the west side of the property
halfway between Broadway Boulevard and Dent Road. Adjoining property owners are
responsible for designing and building their half of the street abutting the property as
well as utilities, lighting, drainage and sidewalks. The applicant has 600’ of frontage
along Burns Road and will have 1,452’ of frontage along the west side of the property
in which they will have to make improvements. The infrastructure could be completed
in phases with improvements being completed with each phase of the applicant’s
project, much with subdivisions. In working with the applicant, staff has come up
with a timeline for the completion of the collector street. Each phase of improvements
was discussed. Also noted was that parking lot improvements must be completed
with each phase and field lighting must be approved through an amendment to the
special permit considered by the Planning Commission. There were no further
comments.
Commissioner Roach asked when the Planning Commission would see the special
permit for the lighting.
Rick White, Community & Economic Development Director, responded that it would
be prior to installation.
Commissioner Bowers asked if the School District had any comments on this item.
Dave McDonald, City Planner, stated that he has spoken with the School District and
they are aware of the street improvements and they have been cooperative in the past.
Commissioner Roach moved, seconded by Commissioner Campos, to adopt findings of
fact and conclusions therefrom as contained in the August 17, 2017 staff report. The
motion passed unanimously.
Commissioner Roach moved, seconded by Commissioner Campos, based on the
findings of fact and conclusions therefrom, the Planning Commission recommend the
City Council grant a special permit to the Three Rivers Soccer Club under MF# SP
2017-008 for the location of a soccer complex on Parcel # 115-180-073 with the
conditions as contained in the August 17, 2017 staff report. The motion passed
Page 262 of 330
unanimously.
Page 263 of 330
AGENDA REPORT
FOR: City Council August 25, 2017
TO: Dave Zabell, City Manager
Rick White, Director
Community & Economic Development
Regular Meeting: 9/5/17
FROM: Dave McDonald, City Planner
Community & Economic Development
SUBJECT: Special Permit: Ready-Mix Concrete Facility in an I-1 Zone (MF# SP 2017-
009)
I. REFERENCE(S):
Proposed Resolution
Vicinity Map
Report to Planning Commission
Planning Commission Minutes Dated: 7/20/17 & 8/17/17
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
MOTION: I move to approve Resolution No._____, accepting the Planning
Commission's recommendation and granting a special permit for a ready mix facility
on Lot 4, Binding site Plan 2016-01.
III. FISCAL IMPACT:
None
IV. HISTORY AND FACTS BRIEF:
On July 20, 2017 the Planning Commission conducted a public hearing to develop a
recommendation for the City Council on permitting a proposed ready-mix facility on
36 acre site located at the southwest corner of Ventura Road and the PK Highway.
Following the conduct of the public hearing, the Planning Commission reasoned that
with conditions, it would be appropriate to recommend approval of a special permit for
the proposed ready mix facility.
The recommended conditions are contained in the attached Resolution.
Page 264 of 330
No written appeal of the Planning Commission’s recommendation has been received.
V. DISCUSSION:
The proposed ready mix facility will be located in an I-1 (Light Industrial District)
zone near the Lewis Street Interchange. No onsite mining will occur. Sand and
aggregate will be trucked to the site from an off-site quarry.
This proposal is simlar to the Connell Sand and Gravel ready mix plant on Burlington
Street that was issued a special permit in 2000.
Page 265 of 330
RESOLUTION NO. _______
A RESOLUTION GRANTING A SPECIAL PERMIT FOR THE LOCATION OF A
READY-MIX PLANT ON LOT 4, BINDING SITE PLAN 2016-01.
WHEREAS, Pronghorn, LLC submitted an application for a Special Permit to locate a
concrete ready-mix plant on Lot 4, Binding Site Plan 2016-01 at the southwest corner of Ventura
Road and the PK Highway (Tax Parcel 113720139).
WHEREAS, the Planning Commission held a public hearing on July 20, 2017 to
review the Pronghorn Special Permit application; and,
WHEREAS, following deliberations on August 17, 2017 and the adoption of
findings the Planning Commission recommended approval of a Special Permit for the location of
a concrete ready-mix plant on Lot 4, Binding Site Plan 2016-01 with certain conditions;
WHEREAS, the City Council hereby adopts the Planning Commission findings for
the Pronghorn concrete ready-mix plant application; and, NOW, THEREFORE,
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PASCO:
1. That a Special Permit is hereby granted to Pronghorn, LLC for the location of a
concrete ready-mix plant under Master File # SP 2017-05 with the following
conditions:
a. The special permit shall apply to Franklin County Tax Parcel # 113720139,
being Lot 4, Binding Site Plan 2016-01;
b. The site shall not be used for gravel mining or rock crushing;
c. The site must be developed in substantial conformance with the site plan
submitted with this special permit application;
d. The applicant shall employ best available management practices to control dust
generated by the ready-mix plant operation. Best management practices may
include:
a) Using water or chemical dust suppressants on particulate matter (PM)
containing surfaces (i.e. haul roads) and/or materials prior to and during
activities that may release PM into the air;
b) Managing activity during high winds, if the winds are likely to cause the
release of PM into the air;
c) Using covered chutes and covered containers when handling, transferring,
and/or storing PM containing materials;
d) Minimizing the free fall distance, i.e. drop height, of PM containing
materials at transfer points such as the end of conveyors, front end loader
buckets, etc.;
e) Managing vehicle loads with potential of release of PM with appropriate
covers or freeboard;
f) Minimizing exposed areas of PM containing materials such as storage
piles, graded surfaces, etc. and/or using tarps or chemical dust suppressants
to minimize releases to the air; and/or
g) Limiting vehicle speed to less than 15 miles per hour on unpaved surfaces;
h) Consolidating storage piles whenever possible;
i) Managing stockpile loader and haul truck travel to control release of PM.
Page 266 of 330
e. All streets adjoining the site must be improved to City standards with the
requisite utility infrastructure.
f. The special shall be null and void if a building permit has not been obtained by
December 31, 2018.
Passed by the City Council of the City of Pasco this _____ day of September, 2017.
Matt Watkins, Mayor
ATTEST: APPROVED AS TO FORM:
Daniela Erickson, City Clerk Leland B. Kerr, City Attorney
Page 267 of 330
City of Pasco, IS Division
VicinityMap
Item: Ready-Mix Concrete Facility in I-1Applicant: Pronghorn LLCFile #: SP 2017-009 ±
SITE
Venture RdPasco Kahlotus Rd
US-12
Com
mercial Ave
CITY LIMITS
Page 268 of 330
City of Pasco, IS Division
VicinityMap
Item: Ready-Mix Concrete Facility in I-1Applicant: Pronghorn LLCFile #: SP 2017-009 ±
SITE
Venture RdPasco Kahlotus Rd
US-12
Com
mercial Ave
CITY LIMITS
Page 269 of 330
1
REPORT TO PLANNING COMMISSION
MASTER FILE NO: SP 2017-009 APPLICANT: Pronghorn LLC
HEARING DATE: 7/20/2017 1505 N Miller St. Ste 260
ACTION DATE: 8/17/2017 Wenatchee, WA 98801
BACKGROUND
REQUEST: SPECIAL PERMIT: Ready-Mix Concrete Facility in an I-1 Zone
1. PROPERTY DESCRIPTION:
Legal: Lot 4, BSP 2016-01
General Location: SW corner of Ventura Rd and the PK Highway
Property Size: 36 Acres
2. ACCESS: The site is accessible from Ventura Road, Kendall Drive and
the Pasco Kahlotus Road.
3. UTILITIES: Municipal utilities currently serve the site.
4. LAND USE AND ZONING: The site is currently zoned I-1 (Light
Industrial) and is vacant. Surrounding properties are zoned and
developed as follows:
NORTH: I-1 – Agriculture and Carrot Plant
SOUTH: I-1 – Trucking, Onion Processer, Truss Plant
EAST: I-1 – Agriculture
WEST: I-1 – Meat Cutting Facility and a “C” Store
5. COMPREHENSIVE PLAN: The plan encourages the concentration of
activities that are functionally and economically beneficial to each other.
The plan also encourages the development of a wide range of commercial
uses strategically located to support local and regional needs.
6. ENVIRONMENTAL DETERMINATION: Based on the SEPA checklist, the
adopted City Comprehensive Plan, City development regulations,
testimony at the public hearing and other information, a Mitigated
Determination of Non-Significance (MDNS) has been issued for this
project. Mitigation factors include using the best available management
practices to control dust generated by the ready-mix plant operation. Best
management practices may include:
Page 270 of 330
2
• Using water or chemical dust suppressants on particulate matter (PM) containing surfaces (i.e. haul roads) and/or materials prior to and during activities that may release PM into the air;
• Managing activity during high winds, if the winds are likely to cause the release of PM into the air;
• Using covered chutes and covered containers when handling, transferring, and/or storing PM containing materials;
• Minimizing the free fall distance, i.e. drop height, of PM containing materials at transfer points such as the end of conveyors, front end loader buckets, etc.;
• Managing vehicle loads with potential of release of PM with appropriate covers or freeboard;
• Minimizing exposed areas of PM containing materials such as storage piles, graded surfaces, etc, and/or using tarps or chemical dust suppressants to minimize releases to the air; and/or
• Limiting vehicle speed to less than 15 miles per hour on unpaved surfaces;
• Consolidating storage piles whenever possible;
• Managing stockpile loader and haul truck travel to control release of PM.
ANALYSIS
The applicant proposes to locate a concrete ready-mix facility on 36 acres of
land located in the 300 block of the Pasco Kahlotus Road. The ready-mix
facility will consist of a modular office, concrete batch plant, truck wash and an
aggregate stockpile. The sand and aggregate will be trucked to the site from an
off-site quarry. The sand and aggregate will be to make ready-mix concrete
that will be delivered from the batch plant to construction sites around the Tri-
Cities. The last ready-mix plant to locate in Pasco was Connell Sand and Gravel
which developed a similar facility on Burlington Street in 2000.
Ready-mix plants are a permitted use in the I-3 Heavy Industrial zone and a
conditional use in the I-2 Medium Industrial Zone. They are also listed as a
conditional use under the Natural Resource section of PMC 25.70.110.
The proposed ready-mix site has been identified in the Comprehensive Plan for
more intense industrial uses for over 35 years. The site has also been zoned
for industrial activities for about 35 years. The site was originally zoned I-1 in
the County prior to annexation in 2013. Noise is an issue that is often
associated with ready-mix plants. In many cases offending noise from a ready-
mix plant is generated by a rock crusher that prepares the aggregate that is
used in the concrete mixing process. In this case the aggregate will be mined
and prepared at an off-site location and then transported to the site by truck.
Page 271 of 330
3
Any noise associated with the proposed plant will come from the trucks and the
ready-mix plant itself. The adjoining truss plant, trucking firms and farm fields
are not particularly sensitive to noise. In that regard the proposed ready-mix
plant should not create objectionable noises or vibrations that would materially
impact the neighborhood. Permitted uses within the I-1 zone such as
manufacturing plants, metal fabrication shops, contractors plants and storage
yards, kennels and experimental laboratories can and do generate as much of
more noise than a ready-mix plant.
The site is located conveniently to the Lewis Street Interchange and Highway
12 which provides the main transportation link from the proposed plant to
construction sites in Benton, Franklin and Walla Walla Counties.
STAFF FINDINGS OF FACT
Findings of fact must be entered from the record. The following are initial
findings drawn from the background and analysis section of the staff report.
The Planning Commission may add additional findings to this listing as the
result of factual testimony and evidence submitted during the open record
hearing.
1. The parcel contains just over of 36 acre.
2. The site is zoned I-1 (Light Industrial).
3. Ready-mix plants require a special permit except in the I-3 zone.
4. The proposed ready-mix plant will be located in an industrial area that is
characterized by businesses that utilize large outdoor areas to conduct
business. These businesses include Fowler Supply, Oxarc and Basin
Disposal on Dietrich Road to the north and RE Powel, Northwest
Trucking (Formally Savage Trucking) and the other trucking facilities to
the south.
5. The site is located 1,100 feet from the Lewis Street interchange providing
convenient access to construction sites in a three county area.
6. The Truss Company (business that manufactures trusses) is located at
the southwesterly corner of the site. The Truss Company is also in the
construction material supply business serving many of the same
customers that will need the product produced by the ready-mix plant.
The Truss Company also benefits from close proximity to the Lewis Street
Interchange.
7. The proposed ready-mix plant will include the storage of trucks in the
yard around the plant similar to RE Powell, Northwest Trucking, Oxarc,
Basin Disposal and other businesses.
Page 272 of 330
4
8. The carrot plant to the north of the site has a tank that extends to a
height that will be about equal to or taller than height of the ready-mix
plant.
9. Development of the site will support previous public investment that
brought water and sewer lines under Highway 12 to serve properties to
the east of the Highway. Added utility customers on the east side of the
Highway helps with recovering the community’s investment in the water
and sewer system.
10. The operation of the proposed plant will involve the hauling and stock
piling of gravel and sand that will be used in the ready-mix process.
Without mitigating measures this operation could create dusty
conditions and air quality conditions that are undesirable.
CONCLUSIONS BASED ON STAFF FINDINGS OF FACT
Before recommending approval or denial of a special permit the Planning
Commission must develop findings of fact from which to draw its conclusions
based upon the criteria listed in PMC 25.86.060. The criteria are as follows:
(1) Will the proposed use be in accordance with the goals, policies, objectives
and text of the Comprehensive Plan?
The Comprehensive Plan has identified the site for industrial land uses for over
35 years. The property is zoned industrially and the proposed use is an
industrial business. The Plan also encourages a wide range of commercial
activities to be developed within the UGA.
(2) Will the proposed use adversely affect public infrastructure?
The site is located in an area that the community has planned for industrial
uses for over 35 years. Public infrastructure including sewer and water have
been stubbed under Highway 12 and have been sized for industrial needs. The
Lewis Street Interchange was designed for industrial traffic and is utilized by
the BDI fleet of trucks, the carrot plant trucks and other agricultural related
facilities nearby that have a heavy reliance on trucking. The Lewis Street
Interchange is the freeway connection to the Heritage Boulevard truck route
and a connection to the surrounding Counties.
(3) Will the proposed use be constructed, maintained and operated to be in
harmony with existing or intended character of the general vicinity?
The proposed ready-mix plant supports the intended industrial character of the
surrounding area that has a number of facilities and plants that rely heavily on
the Lewis Street Interchange and Highway 12. The proposed use is primarily
Page 273 of 330
5
an outdoor activity somewhat similar in nature to Fowler Supply Oxarc and
Basin Disposal on Dietrich Road to the north and RE Powel, Northwest
Trucking (Formally Savage Trucking) and the other trucking facilities to the
south. All of these facilities make extensive use of their lots for outdoor storage
of trucks, equipment, piping, petroleum tanks and chemical tanks and various
crates, containers and miscellaneous items.
(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?
There is no height limitation or restrictions in the I-1 zone unless a parcel is
located within one of the Airport Safety Zones. The proposed site is not within
one of the Airport Safety Zones. The carrot plant to the north contains a large
tall tank used in to process carrots. The tank is approximately the height of the
proposed ready-mix plant. The carrot tank has not discouraged development
in the area or impacted the value of surrounding properties as a search of the
Franklin County Assessor’s records will indicate.
(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?
Nearby agricultural storage sheds generate odors (fumes) that can be far more
obnoxious than the minimal odors that may be generated by a ready-mix plant.
The operation of nearby trucking firms create traffic, dust, vibrations, fumes
and noise similar to or more intense that the operation of the ready-mix trucks.
Nearby farming operations also impact the neighborhood with dust during
periods of the year. The operation of the ready-mix plant can also create a
different dust concern if the plant is not operated properly. Proper
management practices, similar to those being employed by the other two ready-
mix plants in the City, generally addresses the dust concern. Ready mix plants
are also heavily regulated by the State in this regard.
(6) Will the proposed use endanger the public health or safety if located and
developed where proposed, or in any way become a nuisance to uses
permitted in the district?
The proposed ready-mix plant will be built and operated to meet all city and
State regulations related to the construction and operation of a ready-mix
plant. These regulations address the health and safety concerns associated
with ready-mix plants.
Page 274 of 330
6
APPROVAL CONDITIONS
1. The special permit shall apply to Franklin County Tax Parcel #
113720139, being Lot 4, Binding Site Plan 2016-01;
2. The site shall not be used for gravel mining or rock crushing;
3. The site must be developed in substantial conformance with the site plan
submitted with this special permit application;
4. The applicant shall employ best available management practices to
control dust generated by the ready-mix plant operation. Best
management practices may include:
• Using water or chemical dust suppressants on particulate matter (PM) containing surfaces (i.e. haul roads) and/or materials prior to and during activities that may release PM into the air;
• Managing activity during high winds, if the winds are likely to cause the release of PM into the air;
• Using covered chutes and covered containers when handling, transferring, and/or storing PM containing materials;
• Minimizing the free fall distance, i.e. drop height, of PM containing materials at transfer points such as the end of conveyors, front end loader buckets, etc.;
• Managing vehicle loads with potential of release of PM with appropriate covers or freeboard;
• Minimizing exposed areas of PM containing materials such as storage piles, graded surfaces, etc, and/or using tarps or chemical dust suppressants to minimize releases to the air; and/or
• Limiting vehicle speed to less than 15 miles per hour on unpaved surfaces;
• Consolidating storage piles whenever possible;
• Managing stockpile loader and haul truck travel to control release of PM.
5. All streets adjoining the site must be improved to City standards with the
requisite utility infrastructure.
6. The special shall be null and void if a building permit has not been
obtained by December 31, 2018.
RECOMMENDATION
MOTION for Findings of Fact: I move to adopt Findings of Fact and
Conclusions therefrom as contained in the August 17, 2017 staff report.
Page 275 of 330
7
MOTION for Recommendation: I move, based on the Findings of
Fact and Conclusions therefrom, the Planning Commission recommend
the City Council grant a special permit to Pronghorn LLC for the location
of a Ready-Mix Concrete Facility on Lot 4, Binding Site Plan 2016-01
with conditions as contained in the August 17, 2017 staff report.
Page 276 of 330
City of Pasco, IS Division
VicinityMap
Item: Ready-Mix Concrete Facility in I-1Applicant: Pronghorn LLCFile #: SP 2017-009 ±
SITE
Venture RdPasco Kahlotus Rd
US-12
Com
mercial Ave
CITY LIMITS
Page 277 of 330
Land UseMap
Item: Ready-Mix Concrete Facility in I-1Applicant: Pronghorn LLCFile #: SP 2017-009 ±
SITE
Venture RdPasco Kahlotus Rd
US-12
Com
mercial Ave
CITY LIMITS
Vacant
Industrial Crop Field
Crop Field
IndustrialPage 278 of 330
ZoningMap
Item: Ready-Mix Concrete Facility in I-1Applicant: Pronghorn LLCFile #: SP 2017-009 ±
SITE
Venture RdPasco Kahlotus Rd
US-12
Com
mercial Ave
CITY LIMITS
I-1
I-1
I-1
I-1Page 279 of 330
Page 280 of 330
Looking EastPage 281 of 330
Looking SouthPage 282 of 330
Looking WestPage 283 of 330
1
PLANNING COMMISSION MINUTES
7/20/2017
D. Special Permit Pronghorn Ready-Mix Plant (MF# SP 2017-009)
Chairman Cruz read the master file number and asked for comments from staff.
Dave McDonald, City Planner, discussed the special permit application for a concrete
ready-mix plant. The company, Pronghorn LLC, is based out of Wenatchee and desire
to place a concrete ready-mix batch plant in Pasco. The property is just south of the
convenience store near the Kahlotus Highway Interchange. Ready-mix plants are only
permitted in I-3 zones and there is only one I-3 zone in town owned by the Port of
Pasco. In all other industrial zones, ready-mix plants require special permit reviews.
The developer is proposing to use the southern half of the site presently for the plant.
They will haul aggregate in from a pit they own to the south in the Wallula Area and
they have access from a pit north of Highway 395. This location has great access to
the freeway to bring their product in and it provides the same benefit for taking the
finished product out to the construction sites. Provided in the staff report were
findings of fact and the review of conditions and criteria required to be reviewed by the
Planning Commission along with approval conditions similar to what was required at
the Central Pre-Mix site for controlling dust and particular matter in the air.
Commissioner Roach asked if the applicant would be the one running the ready-mix
facility or if it would be rented out to a different company.
Mr. McDonald answered that the applicant is the owner of the company and will be
operating the company. They run industrial businesses all over the country. They
feel this is a good market to expand in. This is the third ready-mix facility in Pasco.
Chairman Cruz mentioned that the approval conditions included best available
management practices for dust control, managing activity during high winds, use of
coverage, etc. These are all things discussed during prior hearings for other similar
uses and activities.
Dean Gill of Pronghorn LLC, 1505 Miller Street, Wenatchee, WA spoke on behalf of his
application. They have done their research on the market place on a lot of properties.
They are primarily a North Dakota company, where the bulk of their operations take
place. They feel the market is growing and they have aggregate. This site gives them
good easy access to the highway and is non-evasive and doesn’t go through any
residential neighborhoods and is all industrial in the area. All of their plants are
regulated for air quality and noise.
Chairman Cruz asked if he has heard any opposition to this from neighboring
properties.
Page 284 of 330
2
Mr. Gill stated that he has not heard any concerns.
Commissioner Roach asked if they were only planning to use the southern portion of
the site.
Mr. Gill said that is correct. He indicated on the overhead projector where this project
would take place on the site.
Commissioner Roach asked if there were any future plans to occupy the rest of the
site.
Mr. Gill responded that would be at another meeting but would be a similar business.
Mr. McDonald added that there is a site plan included in the packets provided to the
Planning Commission.
Chairman Cruz asked if it was asphalt production he had in mind in the future on the
northern portion of the site.
Mr. Gill replied yes.
Chairman Cruz responded that this location is where an asphalt plant would belong.
There was concern years ago about locating an asphalt plant near the gravel pit and
the opposition wasn’t because it was an asphalt plant but because the applicant was
trying to use the “mineral resource area” as a justification to place the asphalt there
when they simply could have put it where it belonged in the I-1 zone.
With no further questions or comments the public hearing closed.
Commissioner Campos moved, seconded by Commissioner Roach, to close the public
hearing on the proposed special permit and set August 17, 2017 as the date for
deliberations and the development of a recommendation for the City Council. The
motion passed unanimously.
PLANNING COMMISSION MINUTES
8/17/2017
C. Special Permit Pronghorn Ready-Mix Plant (MF# SP 2017-009)
Chairman Cruz read the master file number and asked for comments from staff.
Page 285 of 330
3
Dave McDonald, City Planner, stated staff had no additional comments to add since
the previous meeting.
Commissioner Campos moved, seconded by Commissioner Roach, to adopt findings of
fact and conclusions therefrom as contained in the August 17, 2017 staff report. The
motion passed unanimously.
Commissioner Campos moved, seconded by Commissioner Roach, based on the
findings of fact and conclusions therefrom, the Planning Commission recommend the
City Council grant a special permit to Pronghorn LLC for the location of a ready-mix
concrete facility on Lot 4, Binding Site Plan 2016-01 with conditions as contained in
the August 17, 2017 staff report. The motion passed unanimously.
Page 286 of 330
AGENDA REPORT
FOR: City Council August 25, 2017
TO: Dave Zabell, City Manager
Rick White, Director,
Community & Economic Development
Regular Meeting: 9/5/17
FROM: Dave McDonald, City Planner
Community & Economic Development
SUBJECT: Preliminary Plat: Iris Meadows (MF# PP 2017-007)
I. REFERENCE(S):
Overview Map
Vicinity Map
Preliminary Plat
Proposed Resolution
Staff Memo to the Planning Commission
Report to the Planning Commission
Planning Commission Minutes Dated: 7/20/17 & 8/17/17
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
MOTION: I move to approve Resolution No.______, approving the Preliminary Plat
for Iris Meadows.
III. FISCAL IMPACT:
None
IV. HISTORY AND FACTS BRIEF:
On July 20, 2017 the Planning Commission conducted a public hearing to develop a
recommendation for the City Council on the preliminary plat for Iris Meadows. The
proposed plat is located east of Road 100 and north of the Argent Road.
Following the hearing, the Planning Commission determined that with conditions, the
preliminary plat should be recommended for approval. The recommended conditions
are contained in the attached resolution.
Page 287 of 330
No written appeal of the Planning Commission’s recommendation has been received.
V. DISCUSSION:
The proposed plat contains approximately 13 acres that will be divided into 34 lots.
The lots range in size from 12,012 square feet to over 14,000 square feet in size. The
average lot size for the plat will be 12,466 square feet.
If approved, the developer will be responsible for installing curb gutter and sidewalk
for 850 plus feet along the east side of Road 100.
Page 288 of 330
Item: Iris Meadows 34-Lot Preliminary PlatApplicant: Sunbelt Properties LLCFile #: PP 2017-007OverviewMapSITEPage 289 of 330
Item: Iris Meadows 34-Lot Preliminary PlatApplicant: Sunbelt Properties LLCFile #: PP 2017-007SITEVicinityMapPage 290 of 330
RESOLUTION NO.______
A RESOLUTION APPROVING A PRELIMINARY PLAT
FOR IRIS MEADOWS.
WHEREAS, RCW 58.17 enables the City to uniformly administer the process of subdividing
property for the overall welfare of the community; and,
WHEREAS, owners and developers of property situated in the Southwest Quarter Section 17,
Township 9 North, Range 29 East, W.M., have requested approval of a preliminary plat; and,
WHEREAS, the Planning Commission held a public hearing on the proposed Iris Meadows
plat and developed findings related thereto and said findings are hereby adopted by the City
Council; and,
WHEREAS, following a public hearing, the Planning Commission found the proposed plat
promoted the general welfare of the community and recommended said preliminary plat be
approved with conditions; NOW THEREFORE,
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PASCO:
That the preliminary plat for Iris Meadows located in the Southwest Quarter Section 17, Township
9 North, Range 29, East W.M., is hereby approved with the following 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 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 100 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 100 shall be offset to accommodate the planting strip required in
Number 4 above.
Page 291 of 330
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.
7. Lots abutting Road 100 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 shall work directly with Franklin County PUD on the relocation of the power
poles in order to install the necessary roadway infrastructure along Road 100, this shall
include installation of the necessary conduit and electrical vaults as determined by Franklin
County PUD so that when the PUD undergrounds the lines in the future as part of larger
project the infrastructure across the plat frontage will be available. All power lines along the
interior of the streets shall be placed underground per City standard.
10. The developer shall install a common fence (ie all cedar, vinyl or block) along the north line
of the plat. Adjacent to Lot 2, short Plat 92-4. The fence must be installed in conjunction
with the construction of each house on the lots abutting said Short Plat.
11. 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.”
Passed by the City Council of the City of Pasco this 5th day of September, 2017.
__________________________
Matt Watkins, Mayor
ATTEST: APPROVED AS TO FORM:
_________________________ _____________________________
Daniela Erickson, City Clerk Leland B. Kerr, City Attorney
Page 292 of 330
Item: Iris Meadows 34-Lot Preliminary PlatApplicant: Sunbelt Properties LLCFile #: PP 2017-007SITEVicinityMapPage 293 of 330
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R/W
60'R/W
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EXTG 70'
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EXTG 30'
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EXTG 60'R/W
R=55'R/W~PEPPERMINTTERRACE~~PEPPERMINTTERRACE~FIREHYDRANTWATER VALVEIRRIGATIONVALVESANITARYMANHOLESIGNSANITARYMANHOLEFIREHYDRANTSIGNWATER VALVEWATER VALVECLUSTERSANITARYMANHOLESANITARYMANHOLEWATER VALVESECTIONLINESECTIONLINEEXTG POWERPOLE (PP)EXTG PPEXTG PPEXTG PPWATER VALVEPROPERTYBOUNDARYPROPERTYBOUNDARYPROPERTYBOUNDARYEXTGPP1
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ESMT112864 SQ FT0.30 AC212285 SQ FT0.28 AC312285 SQ FT0.28 AC412285 SQ FT0.28 AC512285 SQ FT0.28 AC612285 SQ FT0.28 AC712347 SQ FT0.28 AC812976 SQ FT0.30 AC913012 SQ FT0.30 AC1013013 SQ FT0.30 AC1113014 SQ FT0.30 AC1612012 SQ FT0.28 AC3012309 SQ FT0.28 AC3112025 SQ FT0.28 AC3212025 SQ FT0.28 AC3312025 SQ FT0.28 AC3412575 SQ FT0.29 AC2512462 SQ FT0.29 AC2612025 SQ FT0.28 AC2712025 SQ FT0.28 AC2812025 SQ FT0.28 AC2112734 SQ FT0.29 AC2212734 SQ FT0.29 AC2312740 SQ FT0.29 AC2412068 SQ FT0.28 AC1314136 SQ FT0.32 AC1414545 SQ FT0.33 AC1913659 SQ FT0.31 AC1814697 SQ FT0.34 AC2912309 SQ FT0.28 AC1212790 SQ FT0.29 AC1512281 SQ FT0.28 AC1712180 SQ FT0.28 AC2012564 SQ FT0.29 AC110'96'135'72'39'91'91'135'91'91'135'91'91'135'91'91'135'91'91'135'91'92'135'39'80'39'70'130'70'130'72'39'105'97'130'105'39'73'39'108'99'133'73'98'130'98'93'93'130'92'130'98'98'133'98'98'133'93'130'93'92'130'98'130'98'98'130'98'92'92'130'93'130'98'98'133'41'99'118'33'18'10'57'63'90'97'57'90'
6
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8
8
'48'174'R=55'R/WSHEET IDSHEETOFDESIGNED:CHECKED:6115 Burden Blvd, Ste E
Pasco, WA 99301
509.547.5119
PBS Engineering and
Environmental Inc.
pbsusa.comKnow what'sR Filename: L:\Projects\66000\66006\66006-000\Civil\CAD\Working\Sheets\66006.000PP.dwg Layout Tab: PRELIMANRYPLAT User: Mattox, Jason L. CAD Plot Date/Time: 6/14/2017 9:32:45 AM
PRELIMINARY PLAT FOR:
IRIS MEADOWS
A SUBDIVISION LOCATED IN THE CITY OF PASCO, WASHINGTONELGJLMJUNE 201766006.00011SHEET INDEX1.PRELIMINARY PLATApplicant/Developer: Sunbelt Properties LLC Attn: Todd Rowell 8202 W. Quinault Ave; Suite CKennewick, WA 99336 (509) 736-1300Located In The SW 1/4 Of Sec. 17, T. 9 N., R. 29 E., W.M.Engineer: PBS Engineering & Environmental Inc. Attn: Jason Mattox, PE 6115 Burden Blvd., Suite E Pasco, WA 99301 Phone: (509) 547-5119Surveyor: PBS Engineering & Environmental Inc. Attn: Alex Matarazzo, PLS 6115 Burden Blvd., Suite E Pasco, WA 99301 Phone: (509) 547-5119Zoning Classification:RS-12 (12,000 SF Minimum)Easement Note:All lots shall have a 10' utilityeasement abutting any right-of-wayPRELIMINARY PLATSite Area:Total Lot Count:Minimum Lot Area:Maximum Lot Area:Average Lot Area:Right of Way Dedication:12.88 Acres34 Lots12,012 SF14,545 SF12,446 SF3.16 AcresLAND USE TABLEVICINITY MAPNOT TO SCALEROAD 100COURT STREETARGENT ROADWILLOW WAYROAD 96
CHARDONNAY DR MAPLE DRIVECOLUMBIARIVERSITEPRELIMINARYScale 1" = 60'03060120Page 294 of 330
1
M E M O R A N D U M
DATE:August 17, 2017
TO:Planning Commission
FROM:Dave McDonald, City Planner
SUBJECT: Iris Estates Zoning Question (MF# PP 2017-007)
There was some discussion during the public hearing on this preliminary plat
that the Planning Commission should consider requiring larger lot sizes as a
part of the plat recommendation process. Concern over maintaining the
character of the neighborhood was the reasoning behind the discussion to
increase the size of some of the lots. At this point the Planning Commission
does not have the option to compel the developer to increase lot sizes.
First, the minimum lot size for this plat was established in 2001 when the
Planning Commission recommended all properties east of Road 100 and
north of Argent Road and south of the FCID canal be zoned RS-12. As a part
of that zoning process the Planning Commission considered the character of
the adjacent property and the impact the RS-12 zoning would have on the
value of the whole area. In addition to the consideration given to surrounding
properties the Planning Commission also considered the zoning review
criteria in PMC 25.88.030 and 25 88.060 when recommending the RS-12
zoning.
The review criteria applicable to preliminary plats is directed toward
provisions of public health related to utilities, open space, parks, schools,
safe travel, free movement of light and air and related items. The preliminary
plat review process does not include the character of surrounding properties.
That consideration is completed through the rezone process prior to review of
a preliminary plat. The zoning process was completed 16 years ago. The
preliminary plat process is not to be used to reconsider zoning applicable to
the property. In fact a preliminary plat cannot be approved unless it is in
conformance with the underlying zoning (RCW 58.17.195).
Secondly, the Planning Commission is obligated per the State’s Vesting
Doctrine to review the proposed plat under the established zoning applicable
to the property at the time the preliminary plat application was accepted. The
Washington vested rights doctrine provides developers with a degree of
certainty in the development process that land use regulations will not
change during their application and development process. In 1978 the
Page 295 of 330
2
legislature made the Vesting Doctrine law by enacting RCW 58.17.033 (1)
which reads:
(1) A proposed division of land, as defined in RCW 58.17.020, shall
be considered under the subdivision or short subdivision
ordinance, and zoning or other land use control ordinances, in
effect on the land at the time a fully completed application for
preliminary plat approval of the subdivision, or short plat
approval of the short subdivision, has been submitted to the
appropriate county, city, or town official.
Ten years after the legislature codified the Vesting Doctrine the Courts in
Noble Manor vs Pierce County concluded a developer “has a right to have
that application considered under the zoning and land use laws existing at
the time the complete plat application is submitted”…
RS-12 zoning was in place at the time the City accepted Sun Belt properties
preliminary plat application for Iris Meadows. The developer now has the
right to have his preliminary plat considered under those regulations. The
RS-12 regulations permit 12,000 square foot lots. The different criteria for
reviewing and approving zoning verses subdivisions along with the State’s
Vesting Doctrine preclude the Planning Commission from trying to change the
land use regulations by altering the lot sizes of the proposed plat. The
developer is vested and has the right to develop his plat with 12,000 square
foot lots.
Page 296 of 330
1
REPORT TO PLANNING COMMISSION
MASTER FILE NO: PP 2017-007
HEARING DATE: 7/20/2017
ACTION DATE: 8/17/2017
APPLICANT: Sun Belt Properties
8202 Quinault Ave Ste. C
Kennewick, WA 99336
BACKGROUND
REQUEST: Preliminary Plat: Iris Meadows, (34-Lot Single Family Subdivision).
1. PROPERTY DESCRIPTION:
Legal: NW Quarter of Section 16, T9N, R29E, WM
General Location: The 3300 block of Rd 100 (East side of Road 100)
Property Size: 12.88 Acres
Number of Lots Proposed: 34 single-family lots
Square Footage Range of Lots: 12,012 ft² to 14,545 ft²
Average Lot Square Footage: 12,446ft²
2. ACCESS: The property will have access from Road 100 and eventually
connect to Rd 96.
3. UTILITIES: Municipal sewer services are located in Road 100.
4. LAND USE AND ZONING: The site is zoned RS-12 (Suburban
Residential). Surrounding properties are zoned and developed as follows:
NORTH: RS-12 – Short Plat 92-4 & Montgomery Estates
SOUTH: R-1 – Vacant & a Church
EAST: RS-20 – Vineyard
WEST RS-12 & RS-20 – Peppermint Terrace & Wilson Add
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.
Page 297 of 330
2
6. ENVIRONMENTAL DETERMINATION: Based on the SEPA checklist, the
adopted City Comprehensive Plan, City development regulations,
testimony at the public hearing and other information, a Determination
of Non-Significance (DNS) has been issued for this project (WAC 197-11-
355).
ANALYSIS
The proposed subdivision is located immediately east of Road 100 and north of
the Desert Springs Church at the northeast corner of Road 100 and Argent
Road. From the mid-1940s to recent years the property was the Olsen farm.
Mrs. Olsen sold the property to Kingspoint Christian School in 2000. The
Kingspoint School was granted two special permits for development of a school
and sports fields over the years but was unable to follow through with
construction plans to build a school. The property was recently sold to a
developer who plans on developing 34 single-family lots on the property
consistent with the RS-12 zoning on the property. Per RCW 58.17.033 (1) this
plat application must be reviewed and considered under RS-12 zoning that
were in place at the time the application was accepted by the City.
The site has been designated for low-density residential development since
1982 and was zoned RS-12 when it was annexed in 2001. Properties to the
west are developed with single-family homes on lots zoned RS-12 (Wilson
Addition & part of Peppermint Terrace) and RS-20 (Peppermint Terrace).
Properties to the east and north of the site are also designated for low-density
residential development and zoned RS-20.
LOT LAYOUT: The proposed plat contains 34 residential lots. The lots vary in
size from 12,012 square feet to 14,545 square feet. The average lot size is
12,446 square feet. The proposal is consistent with the density requirements of
the RS-12 zoning on the site. The minimum lot size for the RS-12 zone is
12,000 square feet. The lot density is also consistent with the provisions of the
Comprehensive Plan that suggests 2 to 5 dwelling units per acre would be
appropriate for the location of the proposed plat.
RIGHTS-OF-WAY: All lots have frontage on streets which will be dedicated. The
east half of Road 100 will be finished with this subdivision to match the Road
100 improvements that were installed with Montgomery Estates to the north.
The street along the north portion of the plat lines up with Merlot Drive to the
east. Merlot Drive will eventually connect Road 100 to Road 96. The Merlot
connection will improve traffic circulation in the neighborhood and provide for
needed looping and redundancy in the utilities.
Page 298 of 330
3
UTILITIES: Municipal water service runs north and south in Road 100. A
sewer line also runs north in Road 100. The plat is within the FCID boundaries
and will be served by the Irrigation District. The power poles along Road 100
will need to be relocated out of the right-of-way. They are currently not in the
right-of-way but Road 100 needs to be widened and additional right-of-way
must be dedicated with this 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. The property is within the FCID
boundaries and will not be served by the City.
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-12 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 2.6 units per acre. No more than
Page 299 of 330
4
40 percent of each lot is permitted to be covered with structures per the RS-12
standards. The general neighborhood around Road 100 south of the FCID
pipeline contains suburban residential lots of various sizes as follows: 9,278,
12,047, 14,984, 15,289, 17,641, 18,880, 19,998 and 44,344 square foot lots.
Most of the lots in this area are under a half acre in size but, they meet the 2 to
5 dwellings per acre provision of the Comprehensive Plan.
Parks Opens Space/Schools: The entrance to Chiawana Park is located about
1,800 feet to the southeast of the plat. 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. The City also includes a park impact fee ($1,420) with the permit for
each new house to address park needs in the community.
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 for low-density residential
areas is 5 dwelling units per acre. The developer is proposing a density of 2.6
units per acre. The proposed development will include improvements to
Road100 and the first segment of the Merlot Drive connection to Road 96.
Safe Travel & Walking Conditions: The plat will connect to the community
through the existing network of streets. Sidewalks will only be installed along
Road 100 as the interior lots within the RS-12 zone do not require sidewalks.
The sidewalk along Road 100 will be constructed to current City standards and
to the standards of the American’s with Disabilities Act (ADA).
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 34
residential building lots, providing an opportunity for the construction of 34
new dwelling units in Pasco.
Adequate Air and Light: The maximum lot coverage limitations, building
height restrictions and building setbacks will assure that adequate movement
of air and light is available to each lot.
Proper Access & Travel: The streets through and adjoining the Plat will be
paved and developed to City standards to assure proper access is maintained
to each lot. Connections to the community will be provided by Road 100. The
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5
Preliminary Plat was submitted to the Transit Authority for review (The
discussion under “Safe Travel” above applies to this section also). Driveways
are typically limited on major streets such as Road 100. The plat has been
laid out to allow for a block wall along road 100 with access provided by
interior streets only.
The Transportation Improvement Plan includes two projects that enhance
traffic flow on Road 100 by 2022. The plan calls for Crescent Drive to be
connected to Chapel Hill Boulevard allowing all traffic west of Road 108 and
from Wilson Meadows to access Road 100 by going north to Chapel Hill
Boulevard. The second project involves the widening of Road 100 from court
Street to Chapel Hill Boulevard. These upgrades will improve traffic flow on
Road 100.
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 a slight slope to the south.
• The site is mostly vacant. (There is one vacant house and several old
farm buildings on the site. These will be removed to make way for the
plat.)
• 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 RS-12 (Suburban Residential).
• The site was zoned in 2001.
• RCW 58.17.033 requires the Planning Commission to only consider the
proposed plat under RS-12 zoning.
• The developer is proposing 2.6 dwelling units per acre.
• The general vicinity or neighborhood around Road 100 south of the FCID
pipeline is characterized by a variety of suburban single-family lots of
varying sizes including 9,278, 12,047, 14,984, 15,289, 17,641, 18,880,
19,998 and 44,344 square foot lots.
Page 301 of 330
6
• A search (July 2017) of the Franklin County assessor records indicates a
mix of residential lot sizes within a neighborhood has no impact on
property values. The values of properties the 40,000 square foot lots in
the 9700 and 9800 block of Maple Drive have not decreased in value as
the result of being near the 9,200 square foot lots in Montgomery
Estates.
• Maple Drive west of Road 96 has a mix of lots, some being 40,000 square
feet or more and some being only 17,859 square feet. The smaller lots on
Maple Drive have not cause the values of the larger lots to decrease (July
search of Franklin County Assessor Records).
• 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.
• Merlot Drive along the northern portion of the plat has been position to
allow for the extension of merlot Drive from Road 96 to the east and
proved street interconnectivity encourage by the Comprehensive Plan.
• Per the ITE Trip Generation Manual 8th Addition the proposed
subdivision, when fully developed, will generate approximately 340
vehicle trips per day.
• The Transportation Improvement Plan calls for widening Road 100 from
Court Street to Chapel Hill Boulevard in 2022. The Plan also indicates
Crescent Drive will be extended to Chapel Hill Boulevard by the same
date. These improvements will improve the travel flow through the
neighborhood.
• 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 $1,420 per dwelling unit. The fee can be
reduced by 58 percent if a developer dedicates a five acre park site to the
City. The dedication of a fully constructed park reduces the fee by 93
percent. In this case the developer will be paying the full fee.
• 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.
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7
• 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, storm water retention
and sidewalks where required by zoning. Sidewalks will be required along
Road 100.
• 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.
• The developer is responsible for installing irrigation lines meeting the
standards of the Franklin County Irrigation District.
• 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
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8
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.
• Access to arterial streets such as Road 100 is restricted by plat notes
and the construction of a block wall separating all lots backing on the
arterial street.
• There is one long lot to the north of the proposed subdivision. Without
conditions the lot to the north could be subjected to the construction of
seven different fences from the seven different lots along the north
boundary of the plat. A fence condition could remedy this concern.
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. Chiawana Park is located to south of the subdivision. 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;
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9
The proposed Plat makes efficient use of vacant land and will provide for the
looping of utilities and interconnectivity of streets as supported in the
Comprehensive Plan. The proposed subdivision will provide arterial street
improvements along Road 100. The proposed plat follows in the land use
patterns for single-family development similar to the last two subdivisions
(Wilson Meadows and Montgomery Estates) built in the general vicinity.
Peppermint Terrace 1st Addition on the west side of Road 100 is developed with
lots that are well under a half acre in size.
(3) The proposed subdivision conforms to the policies, maps and
narrative text of the Comprehensive Plan;
The Comprehensive Plan land use map designates the site for low-density
residential development. Low-density residential development is described as 2
to 5 dwelling units per acre in the Comprehensive Plan. The Housing Element
of the Plan encourages the promotion of a variety of residential densities and
suggests the community should support the advancement of programs
encouraging home ownership. The Transportation Element of the Plan suggests
major streets should be beautified with trees and landscaping. The Plan also
encourages the interconnection of local streets for inter-neighborhood travel for
public safety as well as providing for traffic disbursement.
(4) The proposed subdivision conforms to the general purposes of any
applicable policies or plans which have been adopted by the City
Council;
Development plans and policies have been adopted by the City Council in the
form of the Comprehensive Plan. The proposed subdivision conforms to the
policies, maps and narrative text of the Plan as noted in number three above.
(5) The proposed subdivision conforms to the general purposes of the
subdivision regulations.
The general purposes of the subdivision regulations have been enumerated and
discussed in the staff analysis and Findings of Fact. The Findings of Fact
indicate the subdivision is in conformance with the general purposes of the
subdivision regulations provided certain mitigation measures (i.e., school
impact fees are paid).
(6) The public use and interest will be served by approval of the proposed
subdivision.
The proposed Plat, if approved, will be developed in accordance with all City
standards designed to ensure the health, safety and general welfare of the
community are met. The Comprehensive Plan will be implemented through
Page 305 of 330
10
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 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 100 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 100 shall be offset to accommodate the planting
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.
7. Lots abutting Road 100 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.
Page 306 of 330
11
9. The developer shall work directly with Franklin County PUD on the
relocation of the power poles in order to install the necessary roadway
infrastructure along Road 100, this shall include installation of the
necessary conduit and electrical vaults as determined by Franklin
County PUD so that when the PUD undergrounds the lines in the future
as part of larger project the infrastructure across the plat frontage will be
available. All power lines along the interior of the streets shall be placed
underground per City standard.
10. The developer shall install a common fence (ie all cedar, vinyl or block)
along the north line of the plat. Adjacent to Lot 2, short Plat 92-4. The
fence must be installed in conjunction with the construction of each
house on the lots abutting said Short Plat.
11. 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 August 17, 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 Iris Meadows, with conditions as listed in the
August 17, 2017 staff report.
Page 307 of 330
Item: Iris Meadows 34-Lot Preliminary PlatApplicant: Sunbelt Properties LLCFile #: PP 2017-007OverviewMapSITEPage 308 of 330
Item: Iris Meadows 34-Lot Preliminary PlatApplicant: Sunbelt Properties LLCFile #: PP 2017-007SITEVicinityMapPage 309 of 330
Item: Iris Meadows 34-Lot Preliminary PlatApplicant: Sunbelt Properties LLCFile #: PP 2017-007SITELand UseMapSFDUsSFDUsChurchAgricultureSFDUsPage 310 of 330
Item: Iris Meadows 34-Lot Preliminary PlatApplicant: Sunbelt Properties LLCFile #: PP 2017-007SITEZoningMapRS-12RS-20RS-20RS-12Page 311 of 330
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R/W
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R=55'R/W~PEPPERMINTTERRACE~~PEPPERMINTTERRACE~FIREHYDRANTWATER VALVEIRRIGATIONVALVESANITARYMANHOLESIGNSANITARYMANHOLEFIREHYDRANTSIGNWATER VALVEWATER VALVECLUSTERSANITARYMANHOLESANITARYMANHOLEWATER VALVESECTIONLINESECTIONLINEEXTG POWERPOLE (PP)EXTG PPEXTG PPEXTG PPWATER VALVEPROPERTYBOUNDARYPROPERTYBOUNDARYPROPERTYBOUNDARYEXTGPP1
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ESMT112864 SQ FT0.30 AC212285 SQ FT0.28 AC312285 SQ FT0.28 AC412285 SQ FT0.28 AC512285 SQ FT0.28 AC612285 SQ FT0.28 AC712347 SQ FT0.28 AC812976 SQ FT0.30 AC913012 SQ FT0.30 AC1013013 SQ FT0.30 AC1113014 SQ FT0.30 AC1612012 SQ FT0.28 AC3012309 SQ FT0.28 AC3112025 SQ FT0.28 AC3212025 SQ FT0.28 AC3312025 SQ FT0.28 AC3412575 SQ FT0.29 AC2512462 SQ FT0.29 AC2612025 SQ FT0.28 AC2712025 SQ FT0.28 AC2812025 SQ FT0.28 AC2112734 SQ FT0.29 AC2212734 SQ FT0.29 AC2312740 SQ FT0.29 AC2412068 SQ FT0.28 AC1314136 SQ FT0.32 AC1414545 SQ FT0.33 AC1913659 SQ FT0.31 AC1814697 SQ FT0.34 AC2912309 SQ FT0.28 AC1212790 SQ FT0.29 AC1512281 SQ FT0.28 AC1712180 SQ FT0.28 AC2012564 SQ FT0.29 AC110'96'135'72'39'91'91'135'91'91'135'91'91'135'91'91'135'91'91'135'91'92'135'39'80'39'70'130'70'130'72'39'105'97'130'105'39'73'39'108'99'133'73'98'130'98'93'93'130'92'130'98'98'133'98'98'133'93'130'93'92'130'98'130'98'98'130'98'92'92'130'93'130'98'98'133'41'99'118'33'18'10'57'63'90'97'57'90'
6
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8
'48'174'R=55'R/WSHEET IDSHEETOFDESIGNED:CHECKED:6115 Burden Blvd, Ste E
Pasco, WA 99301
509.547.5119
PBS Engineering and
Environmental Inc.
pbsusa.comKnow what'sR Filename: L:\Projects\66000\66006\66006-000\Civil\CAD\Working\Sheets\66006.000PP.dwg Layout Tab: PRELIMANRYPLAT User: Mattox, Jason L. CAD Plot Date/Time: 6/14/2017 9:32:45 AM
PRELIMINARY PLAT FOR:
IRIS MEADOWS
A SUBDIVISION LOCATED IN THE CITY OF PASCO, WASHINGTONELGJLMJUNE 201766006.00011SHEET INDEX1.PRELIMINARY PLATApplicant/Developer: Sunbelt Properties LLC Attn: Todd Rowell 8202 W. Quinault Ave; Suite CKennewick, WA 99336 (509) 736-1300Located In The SW 1/4 Of Sec. 17, T. 9 N., R. 29 E., W.M.Engineer: PBS Engineering & Environmental Inc. Attn: Jason Mattox, PE 6115 Burden Blvd., Suite E Pasco, WA 99301 Phone: (509) 547-5119Surveyor: PBS Engineering & Environmental Inc. Attn: Alex Matarazzo, PLS 6115 Burden Blvd., Suite E Pasco, WA 99301 Phone: (509) 547-5119Zoning Classification:RS-12 (12,000 SF Minimum)Easement Note:All lots shall have a 10' utilityeasement abutting any right-of-wayPRELIMINARY PLATSite Area:Total Lot Count:Minimum Lot Area:Maximum Lot Area:Average Lot Area:Right of Way Dedication:12.88 Acres34 Lots12,012 SF14,545 SF12,446 SF3.16 AcresLAND USE TABLEVICINITY MAPNOT TO SCALEROAD 100COURT STREETARGENT ROADWILLOW WAYROAD 96
CHARDONNAY DR MAPLE DRIVECOLUMBIARIVERSITEPRELIMINARYScale 1" = 60'03060120Page 312 of 330
Looking North Page 313 of 330
Looking Northeast Page 314 of 330
Looking East Page 315 of 330
Looking Northwest Page 316 of 330
1
PLANNING COMMISSION MINUTES
7/20/17
A. Preliminary Plat Iris Meadows, 34-Lots (Sunbelt Properties LLC)
(MF# PP 2017-007)
Chairman Cruz read the master file number and asked for comments from staff.
Dave McDonald, City Planner, stated the proposal involved a 34-lot subdivision
located on the east side of Road 100 north of Argent Road. The property has been
included within the City’s Comprehensive Plan for many years as an area for low-
density residential development. Within the Comprehensive Plan, that zoning
designation means anything from 2 units per acre to 5 units per acre. The property is
located within the Urban Growth Boundary where urban growth is to occur. The
property was annexed in and zoned RS-12 2000. The application at this time is to
review the plat and not the zoning, as the zoning has already been determined.
The plat contains 34 lots that are just under 1/3 of an acre in size. The plat is laid
out so that there will be one access point to Road 100 and the road along the northern
portion of the plat aligns with Merlot, which is in West Vineyard Estates and will
eventually provide a connection to Road 100 for the properties to the east. The lots
are similar in size and style to the lots in Wilson Meadow’s developed around Road
105 and Road 108. Staff has provided the review of the necessary findings of fact
required by state law and per the municipal code. On the bench, the Commissioners
were provided comments from the public that were received prior to the meeting. Most
of the correspondence highlights concerns related to traffic on Road 100 and traffic.
The neighbor to the north was concerned about fencing along the north property line.
If there wasn’t a common fence, they could end up looking at multiple types of fencing
along their property.
Mr. McDonald stated several years ago a major traffic study was completed for the I-
182 Corridor – basically everything west of Road 36. That study looked at what the
full buildout for residential development would be and what improvements would be
required periodically to handle the population growth. From that study a $709 Traffic
Impact Fee was established for each single-family residential unit. Each lot in this
subdivision will be will contribute to that fund for traffic improvements. The City also
has the widening of Road 100 included in the Transportation Improvement Plan for
2022, and the City is also planning to connect Crescent Drive to Chapel Hill Boulevard
which will feed all of the traffic west of Road 105 up Road 108 to Chapel Hill
Boulevard. That will improve circulation on Road 100. Mr. McDonald also discussed
widening of Road 100 and other improvements the developer will be required to do..
Commissioner Portugal asked for clarification on the traffic study since traffic seemed
to be the main concern in most of the letters submitted to the Planning Commission.
Mr. McDonald responded that traffic was the main concern as well as lot sizes. The
Page 317 of 330
2
traffic study was completed by a Bellevue based company called, Transpo. They
studied the entire area west of Road 36 and determined what the full buildout was.
Based on future housing and commercial development they ran some models to
determine impact fees to cover future improvements.
Commissioner Alvarado asked if the ITE manual was generally accepted.
Mr. McDonald replied that it is used all over the country by traffic engineers.
Jason Maddox, PBS Engineering, 400 Bradley Boulevard, Richland, WA spoke on
behalf of this application. He addressed access to the project and referred to a map on
the overhead. On the plat, “Road B” is the road that would run through the plat and
connect with Merlot to the east. This project does not cut through any other
development or residential neighborhood, as it is a standalone development so traffic
will not have to be re-routed. He explained that they worked with City Staff to ensure
that they had proper intersection spacing from Willow Way. Road 100 would be
widened with this project and power poles relocated. The plat will have sewer provided
by and water lines would be extended to the easterly edge of the plat to allow for
future connections to the east. Irrigation water can be provided by Franklin County
Irrigation District which is a benefit to the City and doesn’t take away any water being
provided by the City. The project is compliant with the current zoning of RS-12,
which works out to 2.6 units per acre. The neighborhood to the north is also an RS-
12 zoning.
Commissioner Portugal asked if there was a road on the east of the property.
Mr. Maddox responded that there is no road to the east as it is currently a vineyard.
Chairman Cruz stated that he realized that RS-12 zoning was compliant but in the
immediate vicinity most of the lots are at least ½ an acre. He asked Mr. Maddox what
makes this proposed plat consistent with the surrounding area.
Mr. Maddox responded that the development to the north is already RS-12. A In
terms of compliance, it is compliant with the current zoning of the property and with
the Comprehensive Plan.
Chairman Cruz replied that the proposed site can be developed with 12,000 square
foot lots but he questioned if it should go to 12,000 square feet. Most of the other
surrounding properties are on much larger lots. He asked Mr. Maddox if the applicant
would consider larger lot sizes.
Mr. Maddox didn’t believe that the applicant would support larger lot sizes as they are
in compliant with the current zoning. The applicant didn’t ask for this zoning, it was
already in place when the preliminary plat application was turned in. The homes and
characteristic of the neighborhood will be similar to those surrounded by it.
Angela Grad, 3602 Road 100, stated that the entrance to proposed development is
Page 318 of 330
3
right in her back yard. Her main concern was that most of the lots surrounding this
proposal are larger and they will impact her value. She felt the Planning Commission
hadn’t taken into consideration the established neighborhood. She was also
concerned about traffic. The backside exit to the plat is a dead end and there is no
telling when it would connect. She would also like to see a park. The residents
thought a school would be located nearby which would have park. She requested the
Planning Commission deny the preliminary plat based on the traffic and lot sizes.
Chairman Cruz explained that the traffic study included what the engineers felt was
safe. Also, Road 100 is not nearly as busy of a road as Road 68 and there are a
number of properties on Road 68 similar to some of the homes on Road 100, and
while it is not ideal, it is not unsafe from a standards perspective. As for a park, at
this size of a development the developer is not required to put in a park.
Rick White, Community & Economic Development Director, added each home will pay
a park impact fee. The money goes into a fund to buy park property and to furnish
parks within the general area within ½ mile radius.
Ms. Grad asked if local residents have to share that cost of undergrounding power.
Mr. White shook his head no in response to residents sharing the costs.
Chairman Cruz responded that the developer will to pay the cost of utility and road
improvements which is why they are in a tight spot. Having 12,000 square foot lots
will help cover the costs of the improvements. This is why it could become
unsustainable for a developer if the lots were larger.
Ms. Grad discussed the petition with 180 signatures asking the Planning Commission
to deny this plat. They are stating the lots should be a minimum of ½ acre.
Frank Dubree, 3515 Road 100, stated his house was on Road 100. Sometimes he has
difficulties getting his mail due to traffic. This density of the housing is too high. He
stated that there would be at least 2 cars per house with a minimum of 2 trips per day
each, which is 136 extra trips on Road 100. His two concerns were: (1) Traffic, as it is
already hard to get in and out of his driveway and (2) Property value of his home once
these homes are developed. He asked how the road was going to be widened and what
was he going to lose from his property.
Mr. McDonald responded that this property provided right of way when it was platted
in 1992. The additional right of way for Road 100 was already provided.
Mr. Dubree said that was correct but he did not recall the distance from the middle of
the road into his property. He wanted to know how much he was going to lose.
Mr. McDonald responded that from the center line of the road it is 40 feet into the
property.
Page 319 of 330
4
Mr. Dubree asked if there was going to be a sidewalk from the development up to the
existing homes and if so, how would pay for it.
Mr. McDonald answered the developer would pay for the sidewalk along the frontage
of his parcel.
Mr. Dubree asked about the homes in between that don’t have a sidewalk.
Mr. McDonald stated that would be part of the City project coming up in 2022.
Chairman Cruz asked when it is widened if it will look like the portion between the
freeway and Chapel Hill Boulevard.
Mr. McDonald answered that the landscape strip will not be that wide but they will do
the best to match it.
Chairman Cruz clarified that there will be a sidewalk and a little bit of a landscape
strip with three lanes of traffic width.
Jessie Grad, 3602 Road 100, stated that his property is adjacent to the proposed
“Road B” so he will see heavy traffic. His main concern is regarding property values.
He asked if there was a dollar amount that is proposed for the new homes in this
development.
Chairman Cruz responded that the Planning Commission doesn’t mandate the price of
the homes. The developers will have an investment and they set the price point so
they can recoup that investment and make a profit. It is easier on smaller lot sizes to
recoup that investment. At the point of ½ acre lots, it pushes the price point up.
Mr. Grad said he understood but it was mentioned that this development would be
similar to the development to the north but that development is not similar to his
property and was concerned of the impact these lots would have on his. He also
wanted to know what would be done about dust control while these homes are being
built.
Chairman Cruz said that dust control is handled through Code Enforcement. If there
are any issues, they should contact the City. The City would remediate the problem.
Mr. Grad asked what year the traffic study was completed.
Mr. McDonald replied that it was completed in 2009.
Chairman Cruz added that the traffic study assumes what is necessary when the City
is completely built out to the target density.
Page 320 of 330
5
Mr. Grad said that the year 2022 has been brought up several times when they do the
road widening. He wanted to know what property would be lost on the west side of the
street.
Mr. McDonald replied that there would need to be 40 feet from the center line on that
side too. He may lose his arborvitaes.
Mr. Grad asked who would take them down and if they would be replaced.
Dave Zabell, City Manager, addressed Mr. Grad’s concerns and stated that he would
be paid handsomely for the impacts that his property would incur.
Jack Towne, 10321 Willow Way, said that he has lived in West Pasco since 1976. His
taxes recently went up $18,000. He didn’t want his neighborhood to be diluted with
smaller properties. The existing properties are $500,000-$600,000 homes and the
proposed plat is placing “outhouses” in the middle of all of the development. He
understands the developers have to make money or they can’t afford to do it. He and
his neighbors fought to get ½ acre lots in the area and they are comfortable lots. He
sees the proposed plat as diluting the neighborhood. He also felt it was ironic getting
a company from the west side of the state to complete the traffic study given their
traffic problems.
Chairman Cruz quickly gaged the audience on the number of people there to support
or not support the plat. The majority were not in support of the plat. He asked if their
main concerns were traffic and lot size. They raised their hands, yes.
Jessie Grad, 3602 Road 100, stated that he and his wife went around to their
neighbors getting signatures and comments and all of them wanted to sign. He
wanted to know how far out the City mailed the notices.
Mr. McDonald responded 300 feet. Notification was also posted in the newspaper and
on the website.
Todd Rowell, 8111 W. 5th Avenue, Kennewick, WA with Sunbelt Properties LLC, spoke
on behalf of his application. He addressed the concerns regarding property values.
Land prices have currently skyrocketed and consequently the lot prices will be a
premium. Lot price roughly constitutes 20% of the home price and base on that, he
doesn’t see how these homes could even start below $350,000. Most would likely start
at $350,000 and higher. He’s pretty sure no one would purchase an “outhouse” for
$350,000.
Chairman Cruz addressed the surrounding character of the neighborhood. He felt
that the other lots in the area were much larger and this would be noticeably smaller.
He asked Mr. Rowell what would happen if the Planning Commission recommended
the lots be 20,000 square feet rather than 12,000 square feet.
Mr. Rowell responded that he would have to look at everything again but it wouldn’t
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be good. He said that the sewer and water is there and if there isn’t a guarantee that
the vacant property to the east wouldn’t request a rezone to RS-12.
Chairman Cruz answered they might get it but the question would be is what the
Commission would allow from a plat application to protect the surrounding
neighborhood. He discussed Montgomery Estates and how there may be a lot of
people in the audience who were not in support of that subdivision but it turned out
just fine. He was fine with it but moving towards the river, properties get bigger and
more rural. He had some reservations on 12,000 square foot lot sizes.
Mr. Maddox, addressed traffic issues and access and then stated this application is
not about zoning was discussed at a previous meeting when the property was zoned.
Chairman Cruz stated that the minimum lot sizes are 12,000 square feet, however,
the lots don’t have to be as small as the minimum and the Planning Commission is
tasked with ensuring this fits the character of the surrounding neighborhood within
the zoning.
Mr. Maddox stated the applicant has met the zoning requirements.
Chairman Cruz replied that it’s not a matter of compliance but a matter of if it fits the
character of the surrounding neighborhood.
Mr. Maddox stated policy H-1-E encourages homeownership and goal H-2 suggests
the City strive to maintain a variety of housing options. He felt the applicant met that.
In terms of the housing and characteristics he felt that the applicant has met that as
well.
Commissioner Alvarado agreed with Mr. Maddox that there needs to be a mixture of
homes in the community. He stated that we have a housing shortage. His was
concerned about parks and where they would be located.
Commissioner Greenaway stated the proposed project is not large enough to require
a park.
Mr. White added a park site has not be chosen for this area yet, however, it is
recognized that one is needed. The City generally partners with the School District to
make parks adjacent to school properties.
Commissioner Campos asked if Mr. Maddox could clarify why the second access point
to this development would not work.
Mr. Maddox responded there is a municipal code requirement for intersection spacing
and the entrance near Willow Way was just too tight.
Chairman Cruz reminded the Commission that the neighbors to the east will be
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receiving this through traffic in the future which happens from time to time and the
integrity of their neighborhood will need to be maintained. While one entrance isn’t
ideal, it is better than having the second access point which would have created a 5
point intersection.
Dana Sandlin, 3505 Road 100, said she was the neighbor to the north and was
concerned about having 7 new homes in her backyard. She also has issues already
getting onto Road 100 from her house. The egress for the development is not far from
her driveway.
Mr. Towne asked if there would be water pressure issues since they would be tapping
into their pressurized water system. He asked if the developer would pay for the
upgrades.
Chairman Cruz said City Engineers would review all of that prior to connecting.
Mr. McDonald said that it was not connected to the City system but the FDIC and they
would require the developer to pay for any upgrades.
Mr. Dubree asked what happens after this meeting.
Chairman Cruz said that the Planning Commission will close the hearing and make a
motion to schedule deliberations and will then forward a recommendation to City
Council.
Ms. Glad stated that some of her neighbors have been told that this was a done deal.
She said that she would hope that the 85 signatures and opinions of the neighbors
count.
Chairman Cruz responded that if that were true then they would be wasting their
time. It is not a done deal and that is why the public hearing was being held.
With no further questions or comments the public hearing closed.
Commissioner Roach stated that she heard and understood the comments from the
neighbors. However, in the City of Pasco the Urban Growth Boundary has been
growing due to the needs for growth in Pasco for housing because there is a housing
shortage and land which has driven up costs. The prices of homes have been rising
and the County assessments have been rising. The Commission has to take into
consideration a diversity of housing and housing in general. The applicant has met
the minimum requirements and while that might not be ideal, this is not a zoning
meeting. It is a preliminary plat request.
Commissioner Portugal stated that he had concern about this plat developing prior to
the property to the east where there will only be one access point, will that prevent a
problem for emergency responders.
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Mr. McDonald responded that this plat is a small subdivision in comparison to other
subdivisions. It was pointed out that many larger subdivisions have had only one
access. The Sun Willows Subdivision also only has one entrance so this is not that
unusual to have one entrance.
Mr. McDonald addressed the concerns for smaller lots locating near the larger lot
sizes. In the past citizens have been concerned with smaller homes affecting the
property values of the larger homes in the neighborhood. Pasco hasn’t seen that to be
true and the Franklin County Assessor can confirm that. He gave examples of such in
the Wilson Addition and Wilson Meadows subdivisions. Ivy Glades is an example of
homes on 10,000 square foot lots that are much higher in value than the surrounding
lots that sit on an acre. Lot size does not necessarily dictate value and does not drive
down the value of larger lots nearby.
Chairman Cruz discussed the development to the west near Road 108 where there is
decent infill and the traffic impacts were not that bad. He pointed out other examples,
however, this site he felt was a hot spot in the middle of all of the others and didn’t
think it was large enough for the number of homes requested.
Commissioner Portugal moved, seconded by Commissioner Roach, to close the public
hearing on the proposed preliminary plat and set August 17, 2017 as the date for
deliberations and the development of a recommendation for the City Council. The
motion passed unanimously.
PLANNING COMMISSION MINUTES
7/20/17
A. Preliminary Plat Iris Meadows, 34-Lots (Sunbelt Properties LLC)
(MF# PP 2017-007)
Chairman Cruz read the master file number and asked for comments from staff.
Dave McDonald, City Planner, explained that during the public hearing there were
some questions relative to lot sizes in this plat. The concern was that the lots in the
plat ought to be increased in size to conform more to the character of the
neighborhood. McDonald reviewed the staff memo and explained that under the
State’s “Vesting Doctrine” the Planning Commission is obligated to review the
proposed plat under the RS-12 zoning and the developer has a right to develop lots
conforming to the zoning.
Commissioner Bowers moved, seconded by Commissioner Bykonen, to adopt findings
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of fact and conclusions therefrom as contained in the August 17, 2017 staff report.
The motion passed unanimously.
Commissioner Bowers moved, seconded by Commissioner Bykonen, based on the
findings of fact and conclusions, as adopted, the Planning Commission recommend
the City Council approve the preliminary plat for Iris Meadows, with conditions as
listed in the August 17, 2017 staff report. The motion passed unanimously.
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AGENDA REPORT
FOR: City Council August 30, 2017
TO: Dave Zabell, City Manager
Rick Terway, Interim Public Works Director
Regular Meeting: 9/5/17
FROM: Dan Ford, City Engineer
Public Works
SUBJECT: Professional Services Agreement for Design of Lift Station Improvements
I. REFERENCE(S):
Vicinity Map
Professional Services Agreement Summary
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
MOTION: I move to approve the Professional Services Agreement with HDR for
provide engineering, technical assistance, and project management services for the
development of the proposed lift station improvements at each of the four locations,
and, further, authorize the City Manager to execute the agreement.
III. FISCAL IMPACT:
Sewer Utility Fund: $312,900
IV. HISTORY AND FACTS BRIEF:
This Professional Services Agreement is for the design of a complete lift station to
replace the Pearl Street Lift Station; a preliminary design for upgrades to the Road 36
Lift Station; and furnishing technical non-design services to assess the existing
conditions at the 9th and Washington and Maitland Avenue Lift Stations including
identifying improvements and equipment replacement necessary (with participation of
City of Pasco (COP) Engineering and Operations Personnel), and preparing equipment
and electrical procurement specifications/technical descriptions for execution under
maintenance activities. All four lift stations were identified as needing improvements
in the Comprehensive Sewer Plan adopted by the City Council in May of 2014.
The Pearl Street Lift Station improvements will include replacement of the existing lift
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station with a new lift station located in the immediate vicinity. Additionally, the
existing force main pipeline will be replaced by slip-lining the existing force main with
a smaller diameter pipe.
Preliminary design work for the Road 36 Lift Station included in this PSA includes the
following:
• Define design flows
• Identify replacement or interim pump
• Develop partial preliminary plans
• Recommend procurement method for a replacement pump
Technical non-design services for the 9th and Washington and Maitland Avenue Lift
Stations included in this PSA include the following:
• Observe, assess and photo document the existing conditions
• Review COP provided records, drawings, manuals, and maintenance records
• Facilitate and participate in meetings with COP personnel to make “field based”
engineering decisions on needs and priorities
• Investigate and evaluate equipment upgrade options
• Develop specifications for the COP to use to procure equipment and materials
• Provide limited technical observation of replacements/improvements
• Provide limited troubleshooting support
It is anticipated that the Maitland Lift Station improvements will be limited to the
installation of a new small capacity jockey pump with a variable frequency drive to
reduce pump cycling during low flow periods. The Maitland Lift Station improvements
will be included in the 9th & Washington contract documents as an additive
alternative.
A Request for Qualifications (RFQ) was distributed to members of the City of Pasco
Municipal Research and Services Center Consultant Roster. The City received seven
submittals considered to be responsive which were subsequently reviewed and scored
by a Consultant Selection Committee comprised of City staff from Engineering and
Operations Divisions. The top three consultants were invited to interview, and
ultimately the Committee chose HDR, Inc., to prepare the design plans based on both
the scored submittals and the interviews.
The original HDR proposal exceeded the COP design budget and several months of
negotiations were conducted to reach agreement on a revised technical approach, work
scope, and budget to accomplish the tasks.
HDR will provide engineering, technical assistance, and project management services
for the development of the proposed lift station improvements at each of the four
locations. The fee for the work proposed is the Not To Exceed Sum of $312,900 and
the proposed schedule provides for completed designs in early 2018 with bidding and
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construction to follow on each of the projects, as funding is available, beginning in
2018.
V. DISCUSSION:
Staff recommends approval of the proposed Professional Services Agreement with
HDR, Inc.
This item was discussed at the August 28, 2017, Council Workshop Meeting.
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