HomeMy WebLinkAbout11-16-2017 Planning Commission Meeting PacketPLANNING COMMISSION - AGENDA
REGULAR MEETING 7:00 P.M. November 16, 2017
I. CALL TO ORDER:
II. ROLL CALL: Declaration of Quorum
III. PLEDGE OF ALLEGIANCE
IV. APPROVAL OF MINUTES: October 19, 2017
V. OLD BUSINESS:
A.
Special Permit
Replacement of Stevens Middle School (Pasco School
District) (MF# SP 2017-013)
B.
Special Permit
Location of Elementary School #17 (Pasco School
District) (MF# SP 2017-014)
C.
Special Permit
Location of Middle School #4 (Pasco School District)
(MF# SP 2017-015)
D.
Special Permit
Location of a Beauty School (Maria Avila) (MF# SP
2017-016
E.
Rezone
Rezone from RT (Residential Transition) to R-1 (Low
Density Residential) (Pahlisch Homes LLC) (MF# Z
2017-006)
VI. PUBLIC HEARINGS:
A.
Special Permit
Location of a Solid Waste Facility (Basin Disposal
Inc.) (MF# SP 2017-019)
B.
Rezone
Rezone from R-1 to R-4 (A.K. Sharma) (MF# Z 2017-
007
C.
Code Amendment
Creating a new Chapter 26.50 "GMA Development
Agreements" in the Pasco Municipal Code (MF# CA
2017-006)
VII. WORKSHOP:
A.
Block Grant
Section 108 Loan Program - CDBG
VIII. OTHER BUSINESS:
A.
Other
December 21, 2017 Meeting
IX. ADJOURNMENT:
This meeting is broadcast live on PSC -TV Channel 191 on Charter Cable and streamed at
www.pasco-wa.com/lisctvlive.
Audio equipment available for the hearing impaired: contact staff for assistance.
REGULAR MEETING
PLANNING
CALL TO ORDER:
MEETING
The meeting was called to order at 7:OOpm by Chairman Cruz.
POSITION MEMBERS PRESENT MEMBERS ABSENT
No.
1
Tanya Bowers
No.
2
No.
3
Paul Mendez
No.
4
No.
5
Joe Cruz
No.
6
Ruben Alvarado
No.
7
Zahra Roach
No.
8
Pam Bykonen
No.
9
Gabriel Portugal
APPEARANCE OF FAIRNESS:
Joseph Campos
Alecia Greenaway
October 19, 2017
Chairman Cruz read a statement about the appearance of fairness for hearings on
land use matters. There were no declarations.
Chairman Cruz then asked the audience if there were any objections based on a
conflict of interest or appearance of fairness question regarding the items to be
discussed. There were no objections.
THE OATH:
Chairman Cruz explained that state law requires testimony in quasi-judicial hearings
such as held by the Planning Commission be given under oath or affirmation.
Chairman Cruz swore in all those desiring to speak.
APPROVAL OF MINUTES:
Commissioner Bowers moved, seconded by Commissioner Portugal that the minutes
dated September 21, 2017 be approved. The motion passed unanimously.
OLD BUSINESS:
A. Rezone Rezone from I-1 (Light Industrial) to I-2
(Medium Industrial) (Tom Kidwell) IMF# Z 2017-
0051
Chairman Cruz read the master file number and asked for comments from staff.
Dave McDonald, City Planner, discussed the rezone application from I-1 to I-2. He
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stated that there were no additional comments since the previous meeting.
Chairman Cruz reminded the Planning Commission that the discussion of asphalt
plants, which is what the applicant would propose to use the site for via special permit
if rezoned to I-2, has been covered to great extent in the past and that there would be
proper controls to ensure public health and safety.
Commissioner Portugal moved, seconded by Commissioner Bowers, to adopt findings
of fact and conclusions therefrom as contained in the October 19, 2017 staff report.
The motion passed unanimously.
Commissioner Portugal moved, seconded by Commissioner Bowers, based on the
findings of fact and conclusions as adopted the Planning Commission recommend the
City Council rezone Lot 4, binding Site Plan 2016-06 from I-1 to I-2 as recommended
by the Planning Commission. The motion passed unanimously.
B. Preliminary Plat Preakness Ridge, 86 -Lot Multi -Family (Big Sky
Developers LLCI IMF# PP 2017-008)
Chairman Cruz read the master file number and asked for comments from staff.
Dave McDonald, City Planner, discussed the preliminary plat for Preakness Ridge, an
86 -Lot multi -family development. He noted in Condition #7, the cul de sac at the east
end of Chapel Hill Boulevard must be squared to the southeast to provide additional
right-of-way access to the storm water pond to the south.
Chairman Cruz asked if the applicant was fine with the conditions.
Mr. McDonald replied, yes.
Commissioner Bowers moved, seconded by Commissioner Bykonen, to adopt findings
of fact and conclusions therefrom as contained in the October 19, 2017 staff report.
The motion passed unanimously.
Commissioner Bowers moved, seconded by Commissioner Bykonen, based on findings
of fact and conclusions, as adopted, the Planning Commission recommend the City
Council approve the preliminary plat for Preakness Ridge with conditions as listed in
the October 19, 2017 staff report. The motion passed unanimously.
PUBLIC HEARINGS:
A. Special Permit Location of a Church in a C-3 District (Pedro
Bautista) (MF# SP 2017-012) - Continued from
September 21. 2017 meeting
Chairman Cruz read the master file number and asked for comments from staff.
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Darcy Bourcier, Planner I, discussed the special permit application for a church in a
C-3 district. She explained that this item was continued from the September 21, 2017
meeting because the Planning Commission wanted to give the applicant a chance to go
over the conditions with Spanish speaking staff to ensure he fully understood the
conditions prior to approval of the special permit. Since that meeting, the applicant
has met with bilingual staff to go over the staff report. There were no additional
changes to the report since the previous meeting.
Pedro Bautista, 1327 N. 24th Avenue, Apt. 3A, spoke on behalf of his application and
stated that he understood and would comply with the conditions contained in the staff
report.
With no further questions or comments the public hearing was closed.
Commissioner Mendez asked to abstain from voting on this item but Rick White,
Community & Economic Development Director, explained that per the City Attorney, it
is not proper form to abstain after hearing the public testimony. The proper form
would to have been to have made a declaration at the beginning of the meeting and
then step out of the Council Chambers during the hearing.
Commissioner Portugal moved, seconded by Commissioner Alvarado, to close the
hearing on the proposed special permit and adopt findings of fact and conclusions
therefrom as contained in the October 19, 2017 staff report. The motion passed 5 to 1
with Commissioner Mendez dissenting.
Commissioner Portugal moved, seconded by Commissioner Bykonen, based on the
findings of fact and conclusions therefrom the Planning Commission recommend the
City Council grant a special permit to Pedro Bautista for the location of a church at
3330 West Court Street, Suite Q with conditions as contained in the October 19, 2017
staff report. The motion passed 5 to 1 with Commissioner Mendez dissenting.
B. Special Permit Replacement of Stevens Middle School (Pasco
School District) (MF# SP 2017-013)
Chairman Cruz read the master file number and asked for comments from staff.
Dave McDonald, City Planner, discussed the special permit application for the
replacement of Stevens Middle School. The School District over the years has applied
for various special permit applications to make improvements and changes to Stevens
Middle School. Those other special permits have lead up to the current special permit
request for the total rebuild of the middle school. The previous special permits were
for parking lot changes to the north and to the east and the latest permit eliminated
23th Avenue so that the play fields could be connected to the school property itself
and eliminate the dangers of children crossing the street. The current permit
application proposes a new school in the southwest corner of the property at 24th
Avenue and Henry Street. Once that school is complete then the old school will be
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raised and a parking lot will be placed where the school is currently located. There
will also be a track and a football field. Provided in the staff report was a review of the
various items the Planning Commission is required to consider as well as a list of
proposed conditions.
Commissioner Bykonen asked if staff had received any public comments regarding the
closing of 24th Avenue.
Mr. McDonald said that staff did receive public comments during a previous public
hearing for the School District. The road has already been closed now.
Randy Nunamaker, Pasco School District Executive Director, 1215 W. Lewis Street,
spoke on behalf of this application. Stevens Middle School was built in 1960 and is
about 57 years old. The School District went through the process of meeting with the
Community Builders Group made up of community members of Pasco. Based on
those meetings their recommendation was to replace Steven's on its current site with
the current upcoming bond. The School District will work with the City to come up
with designs that will be safe and efficient, allowing traffic and access to the school.
Commissioner Bowers asked if this was a location where there has been overcrowding.
Mr. Nunamaker said there has been overcrowding until a few years ago when the sixth
graders were moved from middle school back into the elementary schools. Part of the
Community Builders Group recommendation is to look into the future of moving those
sixth graders back to the middle schools.
With no further questions or comments the public hearing closed.
Commissioner Mendez moved, seconded by Commissioner Alvarado, to close the
hearing on the proposed special permit and set November 16, 2017 as the date for
deliberations and the development of a recommendation for the City Council. The
motion passed unanimously.
C. Special Permit Location of Elementary School #17 (Pasco
School District) (MF# SP 2017-014)
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
elementary school #17. The Pasco School District is looking to build an elementary
school on a portion of a 60 acre site that is composed of two parcels. The eastern lot
is about 21 acres and a portion of the western lot is designated for the elementary
school and most of the site to the west is being proposed for a middle school. Pasco
currently has 15 elementary schools which have the capacity to serve 7,700 students
but as of August 2017, there were 8,500 students. Mobile classrooms have been
added to almost every school campus in order to accommodate that growth. The
ongoing growth, population and enrollment, the School District needs to construct
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several new schools. The District wants to develop the site with a 72,000 square foot
elementary school with classroom space for 750 students. The site will contain sports
fields, public parking and bus loading off of Burns Road. Burns Road is improved
with pavement only so the School District will be responsible for completing all of the
street improvements on Burns Road and installing roads on the east and west borders
of the site. Access to the site will be from a proposed road that will be constructed on
the east property line and from Burns Road to the south. Both Broadmoor Boulevard
and Road 90 feed into Burns Road for local access. Schools in Pasco are typically
located in residential zoning districts and raise the property values of the houses
nearby, promoting the development of the neighborhoods.
Commissioner Alvarado asked when the residential development to the south was
developed.
Dave McDonald, City Planner, said the residential south of Burns Boulevard began in
2004-2005 and in that time over 1,000 homes were constructed in the city and these
homes were a part of that growth spurt.
Commissioner Alvarado asked how recent have plans been to have a school in this
area.
Mr. McDonald responded that the School District would be better to answer but they
have owned the 40 acre site for a number of years and just recently purchased a 21
acre site to add to it.
Commissioner Alvarado said he would like to have seen more access for kids to walk
to the school moving forward.
Mr. McDonald replied that there are connections from the south to Burns Road by way
of Road 84 and Road 90.
Commissioner Alvarado said they were not very walkable for kids.
Mr. McDonald responded that the School District will be installing sidewalks along the
southern portion of their property and as with most elementary schools, they will have
crossing guards at Road 90 and Road 84 along Burns Road.
Commissioner Alvarado added that it would be nice to have a street between Road 90
and Road 84 to give access for kids to walk to school and not have to go all the way
around to Road 90. It is possibly too late for that now but something to look at in the
future.
Mr. McDonald replied that when the subdivision was developed to the south nobody
had any idea that there would be schools at this location.
Commissioner Bowers said this location seems really close to Maya Angelou
Elementary School and wondered what the boundaries would be for Maya Angelou
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versus this new school.
Chairman Cruz said that would be a question to ask the applicant.
Randy Nunamaker, Pasco School District Executive Director, 1215 W. Lewis Street,
spoke on behalf of this application. Pasco School District has continued its
enrollment growth and the addition of these schools would help accommodate the
growth on the west side of Pasco. The School District will work with the City to ensure
the footprint is appropriate for safety and access to the school with crosswalks and
sidewalks.
Commissioner Bowers asked why there was a decision to locate an elementary school
at this site given the close proximity to an existing elementary school.
Mr. Nunamaker responded that right now Maya Angelou Elementary has almost 1,000
students which is significantly above and beyond what that school can handle. When
looking at current and future developments there will be more than enough students
accommodating the new school.
Commissioner Bowers said there was a football or soccer field located on site and four
baseball diamonds. She asked how the sports facilities were decided upon.
Mr. Nunamaker said of course. Typically there are baseball and softball fields as well
as soccer fields. They have a process called "Educational Specifications" where the
community is involved and there is a lot of discussion. At this time it is conceptual
plans.
Chairman Cruz said they have a general template they use for planning purposes and
then they adjust based on the feedback.
Commissioner Portugal asked if he knew the percentage of walkers that would attend
the school versus the students who take the bus.
Mr. Nunamaker said that they won't have those numbers yet. There is a process for
developing the school boundaries and once those boundaries are developed with
public input, and at that time there will be a discussion about walkers and buses.
Chairman Cruz reminded the Commission that the School District doesn't pick school
locations based on the proximity to other schools, rather the density of the houses in
particular areas. The density in the proposed area is very tight so even though the
schools are close together it is based on the density of the student population around.
There will likely be more than 5 schools in this area when it is all said and done when
the area is fully developed.
Mr. Nunamaker said yes, they are already looking for property.
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Chairman Cruz said the new proposed middles school is only roughly 2 miles from
McLaughlin.
Mr. Nunamaker said yes.
Commissioner Mendez asked if the School District has developed a master plan to
address the population growth. As it is now, there are portables and nobody likes the
portables.
Mr. Nunamaker said absolutely and their goal is to construct new schools and move
completely away from portables. Brick and mortar buildings are always their first
choice. As for the Master Facilities Plan, the schools the Commission is hearing about
now are being put on the November bond election which was developed by the
Community Builders Group and based on the bond election results, the Community
Builders will come back together and complete the 20 year Facilities Plan.
With no further questions or comments the public hearing closed.
Commissioner Bykonen moved, seconded by Commissioner Bowers, to close the
public hearing and schedule deliberations, the adoption of findings of fact and
development of a recommendation for City Council for the November 16, 2017
Planning Commission meeting. The motion passed unanimously.
D. Special Permit Location of Middle School #4 (Pasco School
District) IMF# SP 2017-015)
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the special
permit application for the location of middle school #4. This item involves a middle
school adjacent to the proposed elementary school in the 9300 block of Burns Road.
The entire site is roughly 60 acres and the middles school site is composed of about
39 acres. The current zoning on the property is R-1 and everything discussed during
the special permit hearing for the new elementary school would apply to this item.
The school will be substantially larger at 115,000 square feet and would have the
capacity for 1,100 middle school students. There is information in the staff report on
traffic generation. Part of the staff report indicates that the City will be working with
the School District to review a traffic impact study that will likely call out the likely
needed improvements both on the roads adjacent to the site and possible intersections
nearby, particularly Broadmoor Boulevard and Road 100.
Chairman Cruz stated that he agreed with a comment Commissioner Alvarado
discussed during the special permit hearing for the elementary school located on the
same site in that there is an awkward situation where there is only one north/south
access for quite some distance but there is not much to do about that.
Randy Nunamaker, Pasco School District Executive Director, 1215 W. Lewis Street,
PYA
spoke on this item. This middle school will help with growth and provide additional
space for our middle school students.
Mr. White added that while there doesn't seem to be much north/south access to the
school now with the exception of Road 90, the zoning on either side of both of these
sites is R-1 and is in the City and it's very likely the property to the north will likely be
in the City very soon and also probably zoned residential so in the future, although
the bond may pass and the schools may be built in a year or two and they may serve
properties to the south, the may end up not serving any properties to the south once
these areas to the north develop.
Commissioner Alvarado said he had a request for future development from both the
School District and the Planning Department to make sure that there are appropriate
easements in the residential developers are informed of the design of the school to
create good easements for the kids to get to school. And on another note, he added
that it would be helpful to get a scale added to the maps in the future.
With no further questions or comments the public hearing closed.
Commissioner Bowers moved, seconded by Commissioner Portugal, to close the public
hearing and schedule deliberations, the adoption of findings of fact and development
of a recommendation for City Council for the November 16, 2017 Planning
Commission meeting. The motion passed unanimously.
E. Special Permit Location of a Beauty School (Maria Avila) (MF#
SP 2017-0161
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 beauty school. The applicant wishes to relocate their existing beauty school to a
commercial building just on the other side of the street at 746 W. Court Street. She
had received a special permit for her current beauty school at the former address in
2016 but wishes to relocate to better serve her visitors parking needs. Beauty schools
have been permitted within the city in the past and licensed as private schools.
Within the proposed location there is an existing barbershop which has operated since
2013 so both the barbershop and beauty school will share the 1,600 square foot
building. Training will be provided for approximately 6 students or less at a time.
Currently there are 5 off street parking spots, including 1 ADA parking spot but the
PMC requires at least 11 parking spaces for a building of this size. One option
potentially available is to borrow parking from the Tri -Cities Community Health
parking lot which contains 77 parking stalls located to the southwest of the proposed
property. That building requires at least 73 parking spots so they have an additional
4 parking spaces that could be used to fulfill most of the schools remaining parking.
However, even then they would still be short 2 spaces but parking is likely to occur on
North 7th Avenue on the street and it should be noted that nearly all properties on
Court Street have parking issues. Because this neighborhood hasn't undergone a
complete revitalization, parking will probably always be an issue.
In
Commissioner Bowers asked how many parking stalls are located at their current
location.
Ms. Bourcier said it was 3-4 parking stalls. The proposed location isn't much better
but there is at least parking on 7th Avenue.
Commissioner Portugal asked for clarification on the parking spots they could share
or borrow.
Ms. Bourcier there were 4 spots that they could potentially borrow from the Tri -Cities
Community Health Center as they have 4 additional spots than what is required for
them.
Commissioner Portugal asked if the applicant has already worked out a deal with the
Tri -Cities Community Health Center.
Ms. Bourcier said no, it was just a potential option. Nobody has contacted the Tri -
Cities Community Health Center yet.
Chairman Cruz said there may be enough parking on the street and the Planning
Commission could possibly decide to accept less parking stalls because it is an
existing location, not high traffic on Brown Street and parking available on 7th Avenue.
While it would be better if they had onsite parking but based on the current
configuration of the neighborhood and the surrounding area it may not be an issue if
they are fully compliant with current standards.
Commissioner Bowers asked for clarification on their current location.
Ms. Bourcier responded that they are located to the north on Court Street.
Commissioner Bykonen recalled that the previous time this applicant came forward
with their original special permit for their current location, the owner of the
barbershop on the north side of Court Street appeared at the public hearing and
expressed a lot of concern about parking in a lot that he owns. She wanted to ask the
applicant to make sure that there is a way for her customers or students to know or
realize that parking in that parking lot is no longer an option. She had concerns for
that business owner with his parking situation, even though it would require crossing
Court Street but people cross Court Street all day and night.
Ms. Bourcier said she didn't think it would be any trouble at all to let students know
where the parking would be for the new location.
Commissioner Bowers asked if there had been complaints from that business owner
about parking since their school opened.
Ms. Bourcier said there had been no complaints.
'®
Dave McDonald, City Planner, added that there were a number of complaints while
going through the public hearing process for their original special permit but staff
hasn't heard from him since the school went in. On North 7u Avenue there are a
dozen or more on -street parking spaces available. On Court Street there were none so
there are a number of spaces that can be used at this new location.
Evelyn Menzel, 531 S. 38th Avenue, West Richland, WA spoke on behalf of Maria Avila.
One of the main reasons they are asking for relocation is due to the parking and not
because of complaints from the students but because of the aggressive and combative
neighboring business owner that Commissioner Bykonen was referring to. He parks
his large truck and blocks the view and the students and customers can't see when
backing out and is dangerous for the students and customers. The same owner who
owns their current location also owns the new location and he is will to let them
continue to use the parking behind 926 Court Street and they have a parking contract
there right now and they can continue that. He also owns the neighboring house and
he will allow parking there. Their main reason for relocating is for the safety of their
students and customers. The new location is also bigger on the inside and has
handicap access. Most of their students don't have vehicles but take the bus and
right on the corner by the Tri -Cities Community Health Center is a bus stop making it
convenient for them.
With no further questions or comments the public hearing closed.
Commissioner Portugal moved, seconded by Commissioner Mendez, to close the public
hearing and schedule deliberations, the adoption of findings of fact and development
of a recommendation for City Council for the November 16, 2017 Planning
Commission meeting. The motion passed unanimously.
F. Rezone Rezone from RT (Residential Transition) to R-1
(Low Density Residential) (Pahlisch Homes LLC1
IMF# Z 2017-006
Chairman Cruz read the master file number and asked for comments from staff.
David McDonald, City Planner, discussed the rezone application from RT to R-1. The
site is approximately 144 acres at the southwest corner of Burns Road and Dent Road.
The developer is one who specializes in residential subdivisions that are a little more
planned or detailed than what the City normally sees. What they are proposing with
this rezone is to do a master plan for the entire site that would involve various lot sizes
that would take advantage of the views that would be available on that site because
there is a lot of elevation changes from the east to west. They are also interested in
provided open green space, trail ways and a community center for recreation and/or a
little commercial but that part is unsure. The property has been in the City since
1998 and at that time it was zoned RT because there were no utilities in the vicinity.
There is now a major waterline running east to west on Burns Road which would be
able to serve this property. The City is also currently refining the Comprehensive
Sewer Plan in an effort to figure out how sewer would get up through this area. The
developer has been working with the Engineering Department to come to a solution to
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provide sewer. In this case it may involve a lift station on the lower part of the site
and have that pump back up to a sewer line at another location. The Comprehensive
Plan for years has indicated this area should be developed for low-density residential.
The City is currently working on the Broadmoor Area Plan which is in refinement of a
couple of different plans done for this area.
Commissioner Portugal said that the staff report discussed the creation of another
residential neighborhood could improve the water stagnation. He asked for
clarification on that.
Mr. McDonald said that right now there is only one line that runs down Burns Road
and goes down south into the Kohler Subdivision. That line is not connected to any
other line and there are not a lot of homes down there yet. The line is quite long and
large so the water line may not turnover as much as it would it a higher population
neighborhood. When more homes are developed, more water runs through the line
and addresses the concern of stagnant water.
Commissioner Alvarado asked about the Sandifur Corridor Overlay and if it is just
conceptual spacing as for what the zoning would be like versus the map for the
rezoning.
Mr. McDonald clarified the maps in the staff report and that the applicant would
qualify for the smaller lots that he is proposing to do.
Commissioner Alvarado asked if it is an adopted plan.
Mr. McDonald said no it is being worked on currently and the property owners have
been a part of the process. Mr. Wilson was present at the meeting and represents the
family who owns the property and has participated in a number of these planning
studies in the past.
Rick White, Community 8v Economic Development Director, added that even though
this work effort is occurring now, it is not a whole lot different than what has been
proposed for this site since 2005. There has always been a concept to come up with a
better product than a template subdivision because Pasco has a lot of template
subdivisions and the City is trying to mix up the community a little bit so that there is
a variation of lot sizing, the ability to have perhaps a small scale commercial at some
locations where appropriate, larger regional commercial at the major intersections
where appropriate and the current developer is interested in a community approach to
a subdivision. So you may see starter homes, homes that people may not wish to have
larger lots and then there will be homes in the middle.
Chad Bettersworth, Pahlisch Homes LLC, 210 N. Center Parkway, Kennewick, WA,
spoke on behalf of this item. Pahlisch Homes has been in Pasco recently in a few
small spot lots but Pasco may not be familiar with how they typically like to do
business. They are a developer and builder and like to do master plan type of
communities where they are the only builder. They like to build community centers
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and trail systems, parks and emphasize a more community approach with meandering
roads rather than just linear roads. It is more costly to develop in this manner so
typically they are a second-third time home builder and more in the move -up market.
They are excited to be a part of the Pasco Community and to be a part of the master
plan process. They have worked in areas in Hillsboro, West Portland and was about a
10,000 unit master plan area.
Chairman Cruz asked if they have done developments in Bend, OR.
Mr. Bettersworth said yes.
Chairman Cruz asked what one of the more recent developments in Bend, OR that
they completed.
Mr. Bettersworth said, The Bridges, which is located on the east side of Bend. They
also did McCall Landing in Bend. They build a wide variety of homes with various
price points and product types all the way from attached alley loaded 20' wide to
almost excessively large single-family homes. This site will likely not focus on the
extremes but more in the middle; 2,000-3,500 square foot homes. It is customer
driven and what the community wants.
Commissioner Mendez asked if there would be roughly 4 units per acres on this 144
acre lot.
Mr. Bettersworth said yes but not all of the site may be developed. Some of it due to
elevations may be too low to develop. The current unit count is something around
350-400 home range. The final number will have a lot to do with the master plan
piece and how that will lay and out and how the transportation and other items will
come into play.
Commissioner Mendez asked if the parks would be developed.
Mr. Bettersworth responded that their intent is to have a private community center
that will be a part of a homeowner's association with a pool and community area with
decks and patios, outside barbeques and fire pits and then the rest of the community
would be connected by a common trail system and not as much as a standard
sidewalk but they would meander behind and between the homes to connect it in a
more aesthetically pleasing way with landscaping. He encourage the Commissioner's
to visit their website, www.pahlischehomes.com, to view the work they have
completed.
Commissioner Bowers asked if the trail system would be open to the public or only
open to the homeowners.
Mr. Bettersworth said it would be open to the public. Only the community center
would be private.
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Jason Maddox, PBS Engineering &, Environmental, 400 Bradley Blvd Suite 106,
Richland, WA 99352, spoke on behalf of this item as their engineering firm. He stated
that he has been working more on the technical side of the project. From a
transportation standpoint, this site didn't previously have access but it does now with
Burns Road and developments happening to the north. There is also access to the
water main and having additional flows and networks in the infrastructure. As
development happens to the east it will all tie together and produce better water
quality, water system connectivity and more fire flow. The sewer, due to topography
constraints, many homes to the north are being served off of septic. In order to do
this site and at the proposed density, they will need to develop additional
infrastructure that would be done as public infrastructure and they are currently
working with the City Engineering Department to create more of a lift station that
would serve this community and be able to have that station potentially expand to
serve other areas.
Commissioner Alvarado asked if the site will be served with irrigation water.
Mr. Maddox replied that currently this site is serviced by South Columbia Basin
Irrigation District. There is an irrigation pivot on this site so there is irrigation water
available to the site and some of the developments to the north of there was not
irrigation water so this site is currently irrigated. They are in talks with South
Columbia Basin Irrigation District on being able to utilize that water for this project
but it has not been finalized.
David Wilson, 10723 W. Court Street, spoke on behalf of this item. He said he is one
of the owners representing his family. They grew up in the home on this site and they
farmed the land. They then sold gravel to Central Pre -Mix and then American Rock
bought out Central Pre -Mix. Pahlische Homes approached them and as they
discussed this development and they looked at their products in Bend and other
places, they were very impressed. It is nice to go see the developments they completed
15 years ago and see that it still looks just as nice and they are very well kept up.
They have a great homeowners association and are maintained. His family wishes to
leave a family legacy and this project would make them proud rather than leaving a
whole in the ground when they are done selling gravel.
Commissioner Bowers asked if any of the housing would be affordable housing.
Mr. Wilson said he'd have to leave that to Mr. Bettersworth of Pahlische Homes.
Chairman Cruz responded that they would likely be above entry level based on the
development price point.
Commissioner Alvarado said he is excited to see some new places to walk in the Tri -
Cities and is appreciative that he was selective on how he is handing off his legacy.
Chairman Cruz thanked Mr. Wilson as well.
-13-
With no further questions or comments the public hearing closed.
Commissioner Bykonen moved, seconded by Commissioner Bowers, to close the
hearing on the proposed rezone and set November 16, 2017 as the date for
deliberations and the development of a recommendation for the City Council. The
motion passed unanimously.
G. Code Amendment Ordinance Amending PMC Chanter 26.28
Allowing Administrative Approval of Final Plats
IMF# CA 2017-0071
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the proposed
code amendment to PMC Chapter 26.28 which would allow administrative approval of
final plats. State law changed in this last legislative session and rather than
mandating that City Council approve final plats in municipalities they gave the option
for cities the option to delegate that authority to an administrative person or staff.
This was discussed at the previous month's hearing but when the item finally
proceeds to City Council for final plat approval, everything has been done and fulfilled.
The Planning Commission holds the hearings for the plats, they are approved,
recorded and the implementation of that approval gets done through the final plat
process. It doesn't proceed to Council until it's done or until there is a cash guarantee
for us to do it if the developer fails. Staff sees it as a way to decrease liability on behalf
of the City but also to increase efficiency which would do away with roughly a 2-3
week process where it takes a developer to get the final plat to City Council for
approval and having to show up for the hearing.
With no further questions or comments the public hearing closed.
Commissioner Portugal moved, seconded by Commissioner Mendez, to close the public
hearing and schedule the deliberations and a recommendation for City Council for the
November 16, 2017 Planning Commission meeting. The motion passed unanimously.
OTHER BUSINESS:
With no further discussion or business, the Planning Commission was adjourned at
8:17 p.m.
Respectfully submitted,
David McDonald, City Planner
-14-
REPORT TO PLANNING COMMISSION
MASTER FILE NO: SP 2017-013 APPLICANT: Pasco School District # 1
HEARING DATE: 10/ 19/17 1215 W Lewis St
ACTION DATE: 11/16/17 Pasco, WA 99301
BACKGROUND
REQUEST: SPECIAL PERMIT: Stevens Middle School Replacement
1. PROPERTY DESCRIPTION:
Legal: A portion of the SW 1/4 of the NE Quarter of NE 1/4 of Section 25,
Township 9 North, Range 29 East, W.M. contained within Parcel
# 119332080 adjoining parcels and Hillhaven Addition.
General Location: 1120 22nd Avenue
Property Size: Approximately 16.55 acres
2. ACCESS: The site is accessible from 22nd Avenue, 24th Avenue and 26th
Avenue.
3. UTILITIES: All municipal utilities serve the school site.
4. LAND USE AND ZONING: The site is zoned R-2 and R-3 (Medium
Density Residential) and is developed with the Stevens Middle School
Campus. The zoning and land use of the surrounding properties are as
follows:
NORTH: C-1 - Commercial Businesses
SOUTH: R-2 & R-3 -Multi-Family Residences
EAST: R-1 - Single Family Residences
WEST: R-2- Single Family and Multi -family Residences
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site
as public and quasi -public uses. Goal CF -5 suggests adequate
provisions should be made for educational facilities located throughout
the urban growth area. Policy CF -S-A encourages the appropriate
location and design of schools throughout the community.
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead
agency for this project. An environmental determination will be made
after the public hearing for this project. A Determination of Non -
Significance or Mitigated Determination of Non -Significance is likely for
this application (WAC 197-11-355).
Stevens Middle School was constructed in 1960 and has been a part of the
surrounding neighborhood for the past 57 years. As the community has
grown Stevens Middle School and the school site have been modified to meet
increased enrollment. Since 2010 the School District has been working to
improve the school site by adding parking, changing bus drop off and pick-up
facilities and consolidating the sports field with the main campus by closing a
portion of 24th Avenue. The next phase of redevelopment calls for the
construction of a replacement school for the existing aging building. The new
school will be constructed at the northeast corner of West Henry Street and
24th Avenue. Following the construction of the new school the existing school
will be razed and a new football field and track will be constructed on the north
side of the campus generally between 22nd Avenue and the closed portion of
24th Avenue. A portion of the existing parking lot south of the McDonald's
parking lot on 22nd Avenue will be converted to tennis courts.
The earlier improvements to Stevens School were granted special permits by
the City Council. The previous approvals did not include the construction of a
replacement school building on the site. A traffic study was previously
completed when the closure of 24th Avenue was considered and approved.
Traffic is not anticipated to change much except for the fact parking and parent
drop-off areas will be improved. This will improve the traffic conditions on 22nd
Avenue during the school year. Bus facilities will be added on the south side of
the campus along Henry Street further eliminating current congestion around
the school.
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 in an R-2 and R-3 zone.
FA
2. The Comprehensive Plan identifies the site for public and quasi -public
uses.
3. Comprehensive Plan Goal CF -5 suggests that adequate provisions should
be made for the location of educational facilities throughout the urban
growth area.
4. Schools are conditional land uses and require review through the special
permit process prior to permitting for construction.
5. Stevens Middle School has been located at the current site for the past
57 years.
6. The Planning Commission considered a Stevens Middle School re-
development plan during a Special Permit review in 2011. The
Development plan included a new parking lot on the east side of 22nd
Avenue a revised bus parking area on the north side of the school and
bus access from 24th Avenue rather the 22nd.
7. The Planning Commission considered a Stevens Middle School re-
development plan and street closure during a Special Permit review in
2015. The Development plan included closing 24th Avenue to connect
the main school campus with the sports field on the west side of 24th
Avenue.
8. A Traffic Study was prepared for the proposed street closure in July of
2014. Twenty -Fourth Avenue was closed based in part on the traffic
study.
9. The relocation and reconstruction of Stevens Middle School in the
southwest corner of the school site will allow parking and traffic
circulation to be improved benefiting the surrounding neighborhood.
10. Stevens Middle School has been located on the site for 57 years and is an
established part of the neighborhood
CONCLUSIONS BASED ON STAFF FINDINGS OF FACT
Before recommending approval or denial of a special permit the Planning
Commission must draw its conclusion from the findings of fact based upon the
criteria listed in P.M.C. 25.86.060. The criteria and staff listed conclusions are
as follows:
1) Will the proposed use be in accordance with the goals, policies, objectives
and text of the Comprehensive Plan?
The proposed use supports the following plan policies or goals: CF -5
suggests adequate provisions be made for educational facilities
throughout the Urban Growth Area. The Comprehensive Plan land use
t
map indicated the site is to be developed with public and quasi -public
land uses. Schools are a public land use.
2) Will the proposed use adversely affect public infrastructure?
Stevens Middle School has been located on the site for over 57 years and
has not adversely impacted public infrastructure. The proposal will not
increase the need for municipal utilities. The proposal may lessen
congestion on neighboring streets due to the reconfiguration of parking,
student drop off areas and the relocation of the bus facilities.
3) Will the proposed use be constructed, maintained and operated to be in
harmony with existing or intended character of the general vicinity?
Stevens Middle School is part of the neighborhood character and has
been for 57 years. Schools are typically located in or near residential
neighborhoods and are an accepted part of the character of residential
areas.
4) Will the location and height of proposed structures and the site design
discourage the development of permitted uses on property in the general
vicinity or impair the value thereof?
The location and height of the school will be altered from the current
configuration as the school will be completely rebuilt. The overall
height will generally match the height of the existing gym. The
neighborhood is fully developed as a result there is no development to
discourage. Past experience has shown the location of schools within
Pasco neighborhoods has not impaired the value of residential
development within those neighborhoods.
5) Will the operations in connection with the proposal be more objectionable
to nearby properties by reason of noise, fumes, vibrations, dust, traffic, or
flashing lights than would be the operation of any permitted uses within
the district?
Experience has shown that schools within Pasco generate few
complaints from neighbors. Schools typically are not a source of dust,
fumes, vibrations or flashing lights. During weekends, the summer
break, and other break periods very little activities occurs on school
sites.
0
6) Will the proposed use endanger the public health or safety if located and
developed where proposed, or in anyway will become a nuisance to uses
permitted in the district?
The new school will be built to current health and safety requirements
which will enhance the safety of students and teachers. Past experience
has shown the location of schools within Pasco neighborhoods has not
created nuisance conditions that impact permitted uses.
Proposed Approval Conditions
1. The special permit shall apply to Parcel No. 119332081.
2. The school site shall be developed in substantial conformity with
the site plan submitted with the special permit application.
3. This special permit approval does not preclude the School District
from extending the classroom wing of the building toward 22nd
Avenue provided the 20 foot setback is maintained from the right-
of-way.
4. Portable classroom may also be permitted on the site without
further special permit review provided the number of portables
does not exceed eight.
5. The special permit shall be null and void if a permit for site
redevelopment has not been obtained by December 31, 2020.
MOTION: I move to adopt findings of fact and conclusions therefrom as
contained in the November 16, 2017 staff report.
MOTION: I move, based on the findings of fact as adopted, the Planning
Commission recommend the City Council grant a special permit to the
Pasco School District for the location of a new Stevens Middle School at
1120 22nd Avenue with conditions as contained in the November 16,
2017 staff report.
5
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: SP 2017-014
HEARING DATE: 10/ 19/17
ACTION DATE: 11 / 16/17
APPLICANT: Pasco School District # 1
1215 W Lewis St
Pasco, WA 99301
REQUEST: SPECIAL PERMIT: Location of an Elementary School in an R-1
District. (9 100 Block of Burns Road)
IN
Legal: That portion of the S '/2 of the SW 'A of section 5, township 9
north, range 29 east, W.M., Franklin County, WA being described
as follows: beginning at the SE corner of above said SW 1/4;
thence S 89°37'55" W 1,269.48 feet; thence N 01°01'10" E
1,336.68 feet to a point on the northerly line of above said S 1/2;
thence N 89°32'38" E along said line 1,269.53 feet to the NE
corner of said S 1/2; thence S 01'01'10" W along the easterly line
of said SW 1/4 1,338.63 feet to the point of beginning. Together
with and subject to easements, reservations, covenants and
restrictions of record and in view.
General Location: 9100 Block of Burns Road
Property Size: Approximately 12.5 acres on a 60 -acre parcel
2. ACCESS: The site is adjacent Burns Road at approximately the 9100
block.
3. UTILITIES: Water and sewer lines will be stubbed into School District
property at the southeast corner along Burns Road. The School District
will also be responsible for running water and sewer the length of their
frontage to Burns Road.
4. LAND USE AND ZONING: The site is zoned R-1 (Low Density Residential)
and is being farmed. The property to the north is zoned A -P (Agricultural
Production) in the County and is currently being farmed. The property to
the west is zoned R-1 and is being developed with the Columbia Terrace
subdivision. The property to the east is zoned R-1 and is being farmed.
The properties to the south are zoned R-1 and are developed with single-
family homes in the Broadmoor Estates subdivision.
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site
as Low -Density Residential. Goal CF -5 suggests adequate provisions
should be made for educational facilities located throughout the urban
growth area. Policy CF -S-A encourages the appropriate location and
design of schools throughout the community.
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 provision of a traffic study for
necessary street improvements in accordance with City standards.
The Pasco School District proposes to build an elementary school on a portion
of a 60 -acre site composed of one 38.9 -acre parcel owned by the School District
and approximately 2 1. 1 acres of another parcel to the east now under contract.
The eastern lot and a portion of the western lot are designated for the
elementary school. Most of the site to the west is being proposed for a middle
school.
Pasco currently has fifteen elementary schools, which have been growing in
enrollment by an average of over 5% annually since 2000. The fifteen
elementary schools have the capacity to serve 7,735 students, but as of August
2017, there were 8,539 students enrolled. The District has had to adjust
enrollment by moving students around to different schools and re -assigning
grades to different schools in order to accommodate the growth. Mobile
classrooms have also been added to virtually every PSD campus even at or near
the completion of new schools in order to accommodate growth. With the
ongoing growth in population (Pasco's population has more than doubled in
size since 2000, at an average annual increase of over 5%) and student
enrollment, the School District needs to construct several schools. Elementary
school enrollment in Pasco has increased by an average of about 28 new
students per school per year for the last two decades. This continued growth in
school enrollment will create the need for additional elementary schools.
To address part of the need for additional school space the District is proposing
to develop the site in question with a 72,000 -square -foot elementary school.
The building will have classroom space for 750 students. The site will contain
sports fields, public parking, and bus loading off Burns Road.
2
The proposed site is farmland developed with crop circles located along the
north side of Burns (formerly Powerline) Road. Burns Road is improved with
pavement only. The School District will be responsible for completing all of the
street improvements in Burns Road and installing roads along the east and
west borders of the site.
A signal warrant test may be needed to determine when a signal should be
installed at Broadmoor Boulevard and Burns Road. The Regional
Transportation Analysis model used by the Regional Council does not include
elementary schools in the data used to identify future traffic impacts because
elementary schools do not impact the peak hour traffic conditions the way
other land uses do. Based on the Institute of Traffic Engineers Trip Generation
Manual (8th Ed) an elementary school with 750 students on average can be
expected to generate about 967.5 vehicle trips per day. That would amount to
$41,602 in traffic impact fees (trips multiplied by $43.00/trip). By comparison,
if the site were to develop with single family homes about 1,236.9 daily vehicle
trips could be expected.
Most of the schools in Pasco including the Pasco High School and Chiawana
High School are located in residential zoning districts. An on-line search of the
Franklin County Assessors records (2017) revealed that all of the residential
properties directly adjacent the existing Franklin STEM Elementary School
located at 6010 Road 52 have increased in valued since the school was built by
an average of over $55,000 between 2014-2017 (range $27,000-$135,800). The
neighborhood has yet to be completed and plans are already underway to
further develop the unoccupied land around the school. This provides a good
indication that elementary schools do not discourage the development of
permitted uses on property in the general vicinity of a school or impair the
value thereof.
Access to the site will be from a proposed road to be constructed along the east
property line of the site and from Burns Road to the south. Both Broadmoor
Boulevard and Road 90 feed into Burns Road for local access. School sites
typically have at least two means of access for safety reasons and to help
diffuse traffic and reduce the impacts of traffic on surrounding residential uses.
STAFF FINDINGS OF FACT
Findings of fact must be entered from the record. The following are initial
findings drawn from the background and analysis section of the staff report
and comments made at the public hearing. The Planning Commission may
add additional findings as deemed appropriate.
3
1. The site is located in an R-1 zone.
2. Under the current zoning approximately 202 single-family dwellings
could be constructed on the site.
3. Schools are conditional land uses in the R-1 zone and require review
through the special permit process prior to permitting for construction.
4. The site is at the northern edge of the Pasco Urban Growth Boundary.
5. The site is within the City limits of Pasco annexed in 2016.
6. The Comprehensive Plan identifies the site for low-density residential
uses.
7. Comprehensive Plan Goal CF -5 suggests that adequate provisions should
be made for the location of educational facilities throughout the urban
growth area.
8. The site is currently being farmed.
9. The west 38.97 acres of the site are owned by the Pasco School District
and the remaining approximately 2 1. 1 acres are under contract.
10. Sewer and water utilities will be stubbed to the site.
11. The site is located at the 9100 block Burns Road.
12. Burns Road is not fully improved.
13. All existing elementary schools in Pasco have at least two access routes
to and from the schools.
14. City development standards require street and utility (sewer, water,
irrigation) improvements to be constructed or installed concurrently with
site development.
15. Off-site street improvements include but are not limited to street
construction and paving, installation of curb gutter and sidewalk (7'
wide), street lights, handicapped ramps, signage, lane striping, street
drainage, traffic signals, speed -reduction modifications, and fire
hydrants.
16. According to the Institute of Traffic Engineers Trip Generation Manual
(8th Ed) a 750 -student middle school will generate about 967.5 vehicle
trips per day.
17. If developed with single family homes the site would generate about
1,236.9 vehicle trips per day.
18. A Mitigated Determination of Non -Significance based on the provision of
a traffic study for necessary street improvements is likely for this
application.
19. Pasco's population has more than doubled since 1997.
20. The Pasco School District enrollment has grown from 8,048 in 1997 to
17,878 in 2016.
21. No sports fielding lighting will be constructed with the proposed
elementary school.
M
CONCLUSIONS BASED ON STAFF FINDINGS OF FACT
Before recommending approval or denial of a special permit the Planning
Commission must draw its conclusion from the findings of fact based upon the
criteria listed in P.M.C. 25.86.060. The criteria and staff listed conclusions are
as follows:
I) Will the proposed use be in accordance with the goals, policies, objectives
and text of the Comprehensive Plan?
The proposed use supports the following plan policies or goals: CF -5
suggests adequate provisions be made for educational facilities
throughout the Urban Growth Area. Transportation and Utility policies
support city standards that require the extension of streets and utilities
in conjunction with development. To be in accord with the
Comprehensive Plan the proposed elementary school development would
also need to include the development of adjoining streets and utilities.
2) Will the proposed use adversely affect public infrastructure?
The location of an elementary school on the proposed site may encourage
the development of residential homes to the north of the school site
leading to pressure to expand the UGA into areas the School District will
help pay for the sewer trunk line in Burns Road. The School District will
thereby be helping the City implement the Sewer Comprehensive Plan.
The area north of this proposed school is in the Sewer Comprehensive
Plan which the City will be servicing.
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 elementary school has been designed to complement the
existing and future neighborhood by providing generous yard setbacks,
landscaping, screening of mechanical equipment and a pitched roof line
to moderate the school's height in keeping with typical pitched roofs of
residential homes. Elementary schools are typically located in or near
residential neighborhoods and are an accepted part of the character of
residential areas.
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
E
The construction of schools in residential neighborhoods often
encourages development of nearby properties. For example, residential
development around the Franklin STEM Elementary School located at
6010 Road 52 progressed after the school was in place. An on-line
search of the Franklin County Assessors records (2017) revealed that
values of all residential properties located near the existing Franklin
STEM Elementary School have increased since the school was built.
5J Will the operations in connection with the proposal be more objectionable
to nearby properties by reason of noise, fumes, vibrations, dust, traffic, or
flashing lights than would be the operation of any permitted uses within
the district?
Experience has shown that schools within Pasco generate few
complaints from neighbors. Elementary schools typically are not a
source of dust, fumes, vibrations or flashing lights. The proposed school
could generate up to 967.5 vehicle trips per day. During weekends, the
summer break, and other break periods very little traffic will be
generated. Schools have a long history of being accepted in residential
neighborhoods. In most communities schools are located in or near
residential neighborhoods. A Mitigated Determination of Non -
Significance based on the provision of a traffic study for necessary street
improvements is likely for this application and any approval should be
conditioned upon meeting or accomplishing the recommendations
contained within the study.
6) Will the proposed use endanger the public health or safety if located and
developed where proposed, or in anyway will become a nuisance to uses
permitted in the district?
The elementary school will be constructed to meet all requirements of
the International Building Code, the Fire Code, the Plumbing Code, all
other construction codes and state regulations pertaining to elementary
school construction. The building will be required to have fire -rated
corridors, area separation walls, sufficient exiting and fire sprinkler
systems to ensure the safety of the public. The construction of sidewalks
and street improvements will address traffic safety issues.
M
Approval Conditions
1. The special permit shall apply to Franklin County Assessor's Parcel
No. 115170085, approximately 21.1 acres of parcel 115170068,
and any subdivisions thereof.
2. The elementary school site shall be developed in substantial
conformity with the site plan and building elevations submitted
with the special permit application. Nothing herein prohibits the
School District from adding four additional classrooms to the
school building or placing portable classrooms on the site.
3. Burns Road abutting the School District property and the property
currently under contract (Franklin County Assessor's Parcel No.
115170085 and approximately 21.1 acres of parcel 115170068
existing as of September 25, 2017) shall be improved to arterial
street standards meeting construction standards of the City.
Improvements shall include but not be limited to curb, gutter,
sidewalk and street lighting along the school side of the street.
4. Sidewalks in the Burns Road right-of-way shall be 5 feet wide and
located along the property line rather than the curb line.
5. The planting strip between the Burns Road curb and the offset
sidewalk must be planted in lawn and trees planted at 50 -foot
intervals. The landscape and irrigation plan must be approved by
the Administrative and Community Services Department prior to
installation.
6. No on -street parking or bus staging will be permitted on or
adjacent to Burns Road or the proposed road along the western
property line.
7. All costs associated with speed reduction/ modification including
but not limited to flashing lights, signage, pedestrian sensors,
safety and crosswalks shall be paid for by the School District.
8. All street/roadway signage abutting the property is to be provided
by the School District and must conform to the most current
MUTCD & City of Pasco Construction Standards.
9. A Mitigated Determination of Non -Significance based on the
provision of a traffic study for necessary street improvements has
been issued for this project.
10. The School District shall construct all necessary improvements
and accommodations for pedestrian school routes along Burns
Road and the proposed road along the western property line as
required and identified in the traffic study.
11. No mid -block crosswalks will be permitted on Burns Road or the
proposed road along the western property line.
7
12. The School District shall prepare a dust control mitigation plan to
be submitted with the building permit application.
13. The School District shall install a 16 inch irrigation line along the
length of the school site in Burns Road.
14. The School District shall dedicate the south 40 feet of the site for
the Burns Road right-of-way.
15. The School District shall dedicate the west 60 feet of the site for
future road right-of-way.
16. No sports field light shall be permitted.
17. Water rights associated with site must be dedicated to the City
prior to the issuance of a building permit.
18. The special permit shall be null and void if a building permit has
not been obtained by December 2020.
RECOMMENDATION
MOTION for Findings of Fact: I move to adopt Findings of Fact and
Conclusions therefrom as contained in the November 16, 2017 staff
report.
MOTION for Recommendation: I move, based on the Findings of
Fact and Conclusions therefrom, the Planning Commission recommend
the City Council grant a special permit to Pasco School District # 1 for the
location of an elementary school at the 9100 block of Burns Road with
conditions as contained in the November 16, 2017 staff report.
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: SP 2017-015
HEARING DATE: 10/ 19/17
ACTION DATE: 11/ 16/17
APPLICANT: Pasco School District # 1
1215 W Lewis St
Pasco, WA 99301
REQUEST: SPECIAL PERMIT: Location of a Middle School in an R-1 District.
(9300 Block of Burns Road)
1. PROPERTY DESCRIPTION:
Legal: That portion of the S 1/2 of the SW 1/4 of section 5, township 9
north, range 29 east, W.M., Franklin County, WA being described
as follows: beginning at the SE corner of above said SW 1/4;
thence S 89°37'55" W 1,269.48 feet; thence N 01°01'10" E
1,336.68 feet to a point on the northerly line of above said S 1/2;
thence N 89°32'38" E along said line 1,269.53 feet to the NE
corner of said S 1/2; thence S 01°01'10" W along the easterly line
of said SW 1/4 1,338.63 feet to the point of beginning. Together
with and subject to easements, reservations, covenants and
restrictions of record and in view.
General Location: 9300 Block of Burns Road
Property Size: Approximately 60 acres
2. ACCESS: The site is adjacent Burns Road at approximately the 9300
block.
3. UTILITIES: Water and sewer lines will be stubbed into School District
property at the southeast corner along Burns Road. The School District
will also be responsible for running water and sewer the length of their
frontage of Burns Road.
4. LAND USE AND ZONING: The site is zoned R-1 (Low Density Residential)
and is being farmed. The property to the north is zoned A -P (Agricultural
Production) in the County and is currently being farmed. The property to
the west is zoned R-1 and is being developed with the Columbia Terrace
subdivision. The property to the east is zoned R-1 and is being farmed.
The properties to the south are zoned R-1 and are developed with single-
family homes in the Broadmoor Estates subdivision.
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site
as Low -Density Residential. Goal CF -5 suggests adequate provisions
should be made for educational facilities located throughout the urban
growth area. Policy CF -S-A encourages the appropriate location and
design of schools throughout the community.
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead
agency for this project. A Mitigated Determination of Non -Significance
was issued requiring a traffic study for necessary street improvements
(WAC 197-11-355).
The Pasco School District proposes to build a middle school on a site recently
annexed into the City (2016: Ordinance 4238), composed of one 38.9 -acre
parcel owned by the School District and approximately 21.1 acres of another
parcel to the east now under contract, all totaling 60 acres. The western lot and
a portion of the eastern lot are designated for the middle school. An elementary
school is being proposed for the remaining portion of the site to the east.
Pasco currently has three middle schools, which have been growing in
enrollment by an average of over 4% annually since 2000. The district has had
to adjust enrollment by moving students around to different schools and re-
assigning grades to different schools in order to accommodate the growth.
Mobile classrooms have also been added to virtually every PSD campus—in
some cases right upon completion of new schools—in order to accommodate
growth. With the ongoing growth in population (Pasco's population has more
than doubled in size since 2000, at an average annual increase of over 5%) and
student enrollment, the School District needs to construct several schools.
Middle school enrollment in Pasco has increased by an average of about 125
new students per year for the last two decades. This continued growth in
school enrollment will create the need for additional middle schools.
To address part of the need for additional school space the District is proposing
to develop the site in question with a 115,000 -square -foot middle school
similar to Ellen Ochoa Middle School. The building will have classroom space
for 1,100 students. The site will contain sports fields, public parking, and bus
loading off a future road to be built west of the site.
The proposed site is farmland developed with crop circles located along the
north side of Burns (formerly Powerline) Road. Burns Road is improved with
pavement only. The School District will be responsible for completing all of the
street improvements in Burns Road and installing roads along the east and
west borders of the site.
2
A signal warrant test may be needed to determine when a signal should be
installed at Broadmoor Boulevard and Burns Road. The Regional
Transportation Analysis model used by the Regional Council does not include
middle schools in the data used to identify future traffic impacts because
middle schools do not impact the peak hour traffic conditions the way other
land uses do. Based on the Institute of Traffic Engineers Trip Generation
Manual (8th Ed) a middle school with 1,100 students on average can be
expected to generate about 1,782 vehicle trips per day. That would amount to
$76,626 in traffic impact fees (trips multiplied by $43.00/trip). By comparison,
if the site were to develop with single family homes about 1,236.9 daily vehicle
trips could be expected.
Most of the schools in Pasco including Pasco and Chiawana High Schools are
located in residential zoning districts. An on-line search of the Franklin County
Assessors records (2017) revealed that all of the residential properties directly
adjacent the existing Ellen Ochoa Middle School have increased in valued since
the school was built by an average of over $24,000 between 2014-2017 (range
$8,100-$35,600). The Ellen Ochoa neighborhood was not fully developed until
after the school was built. This provides a good indication that middle schools
do not discourage the development of permitted uses on property in the general
vicinity of a school or impair the value thereof.
Access to the site will be from a proposed road to be constructed along the west
property line of the site and from Burns Road to the south. Both Broadmoor
Boulevard and Road 90 feed into Burns Road for local access. School sites
typically have at least two means of access for safety reasons and to help
diffuse traffic and reduce the impacts of traffic on surrounding residential uses.
STAFF FINDINGS OF FACT
Findings of fact must be entered from the record. The following are initial
findings drawn from the background and analysis section of the staff report
and comments made at the public hearing. The Planning Commission may
add additional findings as deemed appropriate.
1. The site is located in an R-1 zone.
2. Under the current zoning approximately 202 single-family dwellings
could be constructed on the site.
3. Schools are conditional land uses in the R-1 zone and require review
through the special permit process prior to permitting for construction.
4. The site is at the northern edge of the Pasco Urban Growth Boundary.
5. The site was annexed into the City in 2016 (Ordinance 4238) and is now
within the City limits of Pasco.
3
6. The Comprehensive Plan identifies the site for low-density residential
uses.
7. Comprehensive Plan Goal CF -5 suggests that adequate provisions should
be made for the location of educational facilities throughout the urban
growth area.
8. The site is currently being farmed.
9. The west 38.97 acres of the site are owned by the Pasco School District
and the remaining approximately 2 1. 1 acres are under contract.
10. Sewer and water utilities will be stubbed to the site.
11. The site is located at the 9300 block Burns Road.
12. Burns Road is not fully improved.
13. All existing middle schools in Pasco have at least two access routes to
and from the schools.
14. City development standards require street and utility (sewer, water,
irrigation) improvements to be constructed or installed concurrently with
site development.
15. Off-site street improvements include but are not limited to street
construction and paving, installation of curb gutter and sidewalk (7'
wide), street lights, handicapped ramps, signage, lane striping, street
drainage, traffic signals, speed -reduction modifications, and fire
hydrants.
16. According to the Institute of Traffic Engineers Trip Generation Manual
(8th Ed) a 1,100 -student middle school will generate about 1,782 vehicle
trips per day.
17. If developed with single family homes the site would generate about
1,236.9 vehicle trips per day.
18. A Mitigated Determination of Non -Significance was issued for this project
requiring a traffic study for necessary street improvements.
19. Pasco's population has more than doubled since 1997.
20. The Pasco School District enrollment has grown from 8,048 in 1997 to
17,878 in 2016.
21. Residential development near the existing Ellen Ochoa Middle School
indicates middle schools do not negatively impact the value of
surrounding homes or the intended development of residential
neighborhoods.
22. No sports fielding lighting will be constructed with the proposed middle
school.
Cl
CONCLUSIONS BASED ON STAFF FINDINGS OF FACT
Before recommending approval or denial of a special permit the Planning
Commission must draw its conclusion from the findings of fact based upon the
criteria listed in P.M.C. 25.86.060. The criteria and staff listed conclusions are
as follows:
1) Will the proposed use be in accordance with the goals, policies, objectives
and text of the Comprehensive Plan?
The proposed use supports the following plan policies or goals: CF -5
suggests adequate provisions be made for educational facilities
throughout the Urban Growth Area. Transportation and Utility policies
support city standards that require the extension of streets and utilities
in conjunction with development. To be in accord with the
Comprehensive Plan the proposed middle school development would also
need to include the development of adjoining streets and utilities.
2) Will the proposed use adversely affect public infrastructure?
The location of a middle school on the proposed site may encourage the
development of residential homes to the north of the school site leading
to pressure to expand the UGA into areas the School District will help
pay for the sewer trunk line in Burns Road. The School District will
thereby be helping the City implement the Sewer Comprehensive Plan.
The area north of this proposed school is in the Sewer Comprehensive
Plan which the City will be servicing.
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 middle school has been designed to complement the
existing and future neighborhood by providing generous yard setbacks,
landscaping, screening of mechanical equipment and a pitched roof line
to moderate the school's height in keeping with typical pitched roofs of
residential homes. Middle schools are typically located in or near
residential neighborhoods and are an accepted part of the character of
residential areas.
4) Will the location and height of proposed structures and the site design
discourage the development of permitted uses on property in the general
vicinity or impair the value thereof?
The construction of schools in residential neighborhoods often
encourages development of nearby properties. Residential development
5
around the Ellen Ochoa School located north of Lewis Street in east
Pasco was not completed until after the school was in place. An on-line
search of the Franklin County Assessors records (2017) revealed that
values of all residential properties located near the existing Ellen Ochoa
Middle School have increased since the school was built.
5) Will the operations in connection with the proposal be more objectionable
to nearby properties by reason of noise, fumes, vibrations, dust, traffic, or
flashing lights than would be the operation of any permitted uses within
the district?
Experience has shown that schools within Pasco generate few
complaints from neighbors. Schools have a long history of being
accepted in residential neighborhoods. In most communities schools,
including middle schools, are located in or near residential
neighborhoods.
Middle schools typically are not a source of dust, fumes, vibrations or
flashing lights. The proposed school could generate up to 1,782 vehicle
trips per day. During weekends, the summer break, and other break
periods very little traffic will be generated. A Mitigated Determination of
Non -Significance based on the provision of a traffic study for necessary
street improvements is likely for this application, and any approval
should be conditioned upon meeting or accomplishing the
recommendations contained within the study.
6) Will the proposed use endanger the public health or safety if located and
developed where proposed, or in anyway will become a nuisance to uses
permitted in the district?
The middle school will be constructed to meet all requirements of the
International Building Code, the Fire Code, the Plumbing Code, all other
construction codes and state regulations pertaining to middle school
construction. The building will be required to have fire -rated corridors,
area separation walls, sufficient exiting and fire sprinkler systems to
ensure the safety of the public. The construction of sidewalks and street
improvements will address traffic safety issues.
Proposed Approval Conditions
1. The special permit shall apply to Franklin County Assessor's Parcel
No. 115170085, approximately the west 21.1 acres of parcel
115170068, and any future consolidations or subdivisions thereof.
2. The middle school site shall be developed in substantial conformity
with the site plan and building elevations submitted with the
special permit application. Nothing herein prohibits the School
0
District from adding four additional classrooms to the school
building or placing portable classrooms on the site.
3. Burns Road abutting the School District property and the property
currently under contract (Franklin County Assessor's Parcel No.
115170085 and approximately the west 21.1 acres of parcel
115170068 existing as of September 25, 2017) shall be improved
to arterial street standards meeting construction standards of the
City. Improvements shall include but not be limited to curb, gutter,
sidewalk and street lighting along the school side of the street.
4. Sidewalks in the Burns Road right-of-way shall be 5 feet wide and
located along the property line rather than the curb line.
5. The planting strip between the Burns Road curb and the offset
sidewalk must be planted in lawn and trees planted at 50 -foot
intervals. The landscape and irrigation plan must be approved by
the Administrative and Community Services Department prior to
installation.
6. No on -street parking or bus staging will be permitted on or
adjacent to Burns Road or the proposed road along the western
property line.
7. All costs associated with speed reduction/ modification including
but not limited to flashing lights, signage, pedestrian sensors,
safety and crosswalks shall be paid for by the School District.
8. A traffic study shall be conducted for necessary street
improvements, and any approval shall be conditioned upon
meeting or accomplishing the recommendations contained within
the study, as per the MDNS.
9. All street/roadway signage abutting the property is to be provided
by the School District and must conform to the most current
MUTCD & City of Pasco Construction Standards.
10. The School District shall construct all necessary improvements
and accommodations for pedestrian school routes along Burns
Road and the proposed road along the western property line.
11. No mid -block crosswalks will be permitted on Burns Road or the
proposed road along the western property line.
12. The School District shall prepare a dust control mitigation plan to
be submitted with the building permit application.
13. The School District shall install a 16 inch irrigation line along the
length of the school site in Burns Road.
14. The School District shall dedicate the south 40 feet of the site for
the Burns Road right-of-way.
15. The School District shall dedicate the west 60 feet of the site for
future road right-of-way.
16. No sports field light shall be permitted.
17. Water rights associated with site must be dedicated to the City
prior to the issuance of a building permit.
7
18. The special permit shall be null and void if a building permit has
not been obtained by December 2020.
RECOMMENDATION
MOTION: I move to adopt findings of fact and conclusions
therefrom as contained in the November 16, 2017 staff report.
MOTION: I move, based on the findings of fact and conclusions
therefrom, the Planning Commission recommend the City
Council grant a special permit for the location of a Middle School
at the 9300 Block of Burns Road (Parcel 115170085 and the
west approximately 21.1 acres of parcel 115170068) with
conditions as listed in the November 16, 2017 staff report.
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: MF# SP 2017-016 APPLICANT: Maria Avila
HEARING DATE: 10/ 19/17 2612 Glendive St.
ACTION DATE: 11/16/17 Pasco, WA 99301
BACKGROUND
REQUEST: SPECIAL PERMIT: Location of a Beauty and Barber School in
a C-1 Zone
1. PROPERTY DESCRIPTION:
Legal: Sylvesters 2nd Addition Lots 22 3/4 & 23 BLK 12
General Location: 746 West Court Street, Suite B
Property Size: 7,896 square feet
2. ACCESS: Access to the site is available from West Court Street and
North 7th Avenue.
3. UTILITIES: The property is served by utilities located in Court Street.
4. LAND USE AND ZONING: The site is zoned C-1 (Retail Business)
Residential) and developed with two commercial -use buildings.
Surrounding properties are zoned and developed as follows:
NORTH: O, C-1, & R-3 -Office, commercial, and multi -family
dwelling units
SOUTH: R-1 -Duplex and SFDUs
EAST: C-1 -Commercial
WEST: O -Office
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site
for commercial development. Goal CF -5 suggests adequate provisions
should be made for educational facilities located throughout the urban
growth area. Policy CF -S-A encourages the appropriate location and
design of schools throughout the community.
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead
agency for this project. Based on the SEPA checklist, the adopted City
Comprehensive Plan, City development regulations, and other
information, a threshold determination resulting in a Determination of
Non -Significance (DNS) has been issued for this project under WAC 197-
11-158.
ANALYSIS
Maria Avila is seeking a Special Permit to relocate her existing beauty school
from 915 West Court Street to a commercial building just on the other side of
the street to the east at 746 West Court Street. The applicant had received a
Special Permit for locating the beauty school at the former address in 2016,
but is seeking to relocate to the latter address to better serve her visitors'
parking needs. There is no specific zoning for beauty schools; however the code
does make provision for schools/ educational facilities in the community
through the special permit process. Beauty schools have been permitted within
the City in the past and licensed as private schools.
Within the proposed location is an existing barber shop which has operated
since 2013; it is expected that both the barber shop and beauty school will
share the 1,600 -square foot building. Training will be provided for
approximately six students or less at a time. The outward appearance of the
existing building in which the applicant intends to locate will not change with
the proposed beauty school.
Parking has always been limited at this location but the barber shop has been
able to function for four years because most of their services are provided by
appointment. Currently, there are five off-street parking stalls including an
ADA parking stall; however, with the addition of several students, parking
could become a larger issue. The PMC requires at least eleven parking spaces
for a building this size. One option potentially available to the applicant is to
borrow parking from the Tri -Cities Community Health's 77 -space parking lot to
the southwest. The Tri -Cities Health office building requires at least 73
dedicated spaces, so the four additional spaces could be used to fulfill most of
the beauty school's remaining student parking. However, even in this situation,
the building would still be short two spaces. The Planning Commission should
note that parking is likely to occur on N 7f Ave and should also note that the
development pattern along Court Street presents a parking problem for almost
all land uses. Absent complete revitalization of this neighborhood indicates
parking is likely to always be problematic.
STAFF FINDINGS OF FACT
Findings of fact must be entered from the record. The following are initial
findings drawn from the background and analysis section of the staff report
and comments made at the public hearing. The Planning Commission may
add additional findings as deemed appropriate.
1. The site is located in a C-1 zone.
2
2. The applicant had received a Special Permit for locating a beauty school
at 915 W Court St in 2016, but is seeking to relocate the school to 746 W
Court St, Suite B to better serve her visitors' parking needs.
3. Beauty schools have been permitted within the City in the past and
licensed as private schools.
4. Within the proposed location is an existing barber shop which has
operated since 2013; both the barber shop and beauty school will share
the 1,600 -square foot building.
5. The outward appearance of the existing building in which the applicant
intends to locate will not change with the proposed beauty school.
6. Training will be provided for approximately six students or less at a time.
7. There are five off-street parking stalls including an ADA parking stall,
but the PMC requires at least eleven parking spaces for a building this
size.
8. The proposed beauty school could potentially borrow four parking spaces
from the Tri -Cities Health's parking lot located to the southwest, but two
more spaces would still be required.
CONCLUSIONS BASED ON STAFF FINDINGS OF FACT
Before recommending approval or denial of a special permit the Planning
Commission must draw its conclusion from the findings of fact based upon the
criteria listed in P.M.C. 25.86.060. The criteria and staff listed conclusions are
as follows:
1) Will the proposed use be in accordance with the goals, policies, objectives
and text of the Comprehensive Plan?
The proposed use is supported by Plan goals CF -5 which suggests
adequate provisions be made for educational facilities throughout the
Urban Growth Area.
2) Will the proposed use adversely affect public infrastructure?
Public streets and utilities are in place to serve the property. Demands
on infrastructure will not change with the addition of the beauty
school in the existing building.
3) Will the proposed use be constructed, maintained and operated to be in
harmony with existing or intended character of the general vicinity?
91
Lupita's Beauty School has operated at 915 W Court Street since 2016
and its proposed new location is very close by. The operation of the
existing barber shop and its outward appearance in this location will not
change.
4) Will the location and height of proposed structures and the site design
discourage the development of permitted uses on property in the general
vicinity or impair the value thereof
The height and footprint of the building will not change with the
location of the beauty school. The properties around the site have
already been developed with commercial, office, and residential uses.
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?
Nothing will change on the site to cause noise, dust, and other activities
that would be objectionable to neighboring properties.
5) Will the proposed use endanger the public health or safety if located and
developed where proposed, or in anyway will become a nuisance to uses
permitted in the district?
The beauty school in its current location is not a public health and
safety concern. It can be presumed that after the relocation the beauty
school would not create new health and safety concerns for the
neighborhood.
Approval Conditions
1. The special permit shall apply to Parcel # 112151109.
2. The number of students shall be limited to six at any one time on
the site.
3. The special permit shall be null and void if all necessary licenses
have not been obtained by October 1, 2018.
2
MOTION for Findings of Fact: I move to adopt Findings of Fact and
Conclusions therefrom as contained in the November 16, 2017 staff
report.
MOTION for Recommendation: I move, based on the Findings of
Fact and Conclusions therefrom, the Planning Commission recommend
the City Council grant a special permit to Maria Avila for the location of a
beauty and barber school at 746 West Court Street, Suite B, with
conditions as contained in the November 16, 2017 staff report.
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: Z 2017-006 APPLICANT: Chad Bettersworth
HEARING DATE: 10/19/2017 210 SW Wilson Ave
ACTION DATE: 11/16/2017 Suite 100
Bend, OR 97702
BACKGROUND
REQUEST: REZONE: Rezone from RT (Residential Transition) to R-1 (Low -
Density Residential)
1. PROPERTY DESCRIPTION:
Legal: Farm Unit 84, Irrigation Block 1
General Location: At the southwest corner of Burns Road and Dent Road
Property Size: Approximately 144 acres.
2. ACCESS: The parcel is accessible from Burns Road.
3. UTILITIES: Municipal water service is available in Burns Road. The
Comprehensive Sewer Plan calls for the location of a trunk line running
north from Harris Road to Burns Road east of the rezone site.
Construction on the line is to begin in the fall of 2018.
4. LAND USE AND ZONING: The lot is currently zoned RT (Retail Business)
and is vacant. Surrounding properties are zoned and developed as
follows:
NORTH:
RS —
20 Single Family Homes (County)
SOUTH:
RT —
Gravel Pit and Ready Mix Plant
EAST:
RT —
Vacant
WEST:
RT —
Orchard and Farm Fields (County)
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates a
majority of the site for low-density residential uses. The southern 15
acres of the site is designated for mixed residential/ commercial uses.
Goal H-2 suggests the City strive to maintain a variety of housing options
for residents of the community including single-family housing
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the process
of completing the Draft Broadmoor Area Non -Project Environmental
Impact Statement which covers the entire proposed rezone area. The
Draft considers low density residential development on the rezone site
with lots ranging from 5,000 square feet to 7,000 square feet. The City of
Pasco is the lead agency and has issued a Determination of Significance.
1
ANALYSIS
The site has been designated for low-density residential development since 1982
but, was not zoned until it was annexed in 998. Upon annexation the property
was zone RT (Residential Transition) and continued to be farmed. The RT zone is
intended to be assigned to areas of the community that are essentially
undeveloped but intended for residential development. The low-density
classification as described in the Comprehensive Plan permits the development of
two to five dwelling units per acre. Zoning options under the low-density
designation include R-1 through RS -20. The applicant is seeking R-1 zoning and
is planning on developing a residential neighborhood with common open/green
space as -well -as a community recreation area. If the development unfolds as
planned the build out density will be just over 3 units per acre. If the common
green areas are eliminated density will be just over 4 units per acre. The Three
Rivers Crossing development for example, north of Sandifur Parkway, was
developed with 4 units per acre.
Surrounding properties to the north are being developed in the County on half
acre lots because there is not service available. Burns Road provides a transition
area between the larger lots to the north and the proposed lots that could be
developed under R-1 zoning. The applicant's request is consistent with the low-
density designation of the Comprehensive Plan. It is also consistent with the draft
of the Broadmoor Area Plan that calls for smaller single-family lots.
The current Broadmoor Area planning effort is an extension and refinement of the
Planning Commission's 2009 planning effort for 1,800 acres located west of
Broadmoor Boulevard and north of I-182. The current planning effort has refined
land use designations and major transportation corridors through the planning
area. The plan contains a mix of residential, multi -family, commercial,
recreational and civic uses. The plan will encourage a trail system, a mix of single-
family lot sizes along with design standards similar to the current I-182 standards
for commercial development. The plan will also include modest design standards
for residential development.
The proposed rezone site is located within an area identified in the Broadmoor
Area Plan for residential development. The Broadmoor Plan encourages smaller
single-family lot sizes (5,000-7,000 square feet) along with a trail network
connecting to parks. The applicants rezone proposal includes a variety of lots
meeting the R-1 standards along with a trail system and open green areas. It is
unclear if any specific residential design standards will be incorporated into the
development.
The initial review criteria for considering a rezone application are explained in
PMC. 25.88.030. The criteria are listed below as follows:
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1. The date the existing zone became effective:
The current zoning classification was established in 1998 when the property
was annexed to the City. The RT zoning was only intended until more definitive
plans were developed for the property and until utilities became available.
2. The changed conditions, which are alleged to warrant other or additional
zoning:
The property was annexed in 1998 and since that time Burns Road has been
constructed connecting the property to Broadmoor Boulevard to the east. A 16
inch water line has been located in Burns Road and parallels the north boundary
of the proposed rezone site. The owner of the property has been participating
with the City in the preparation of the Broadmoor Area Plan that suggests single-
family lots in this portion of the consistent with the R-1 densities. The
Comprehensive Sewer Plan was also updated in the past few years ago to
identify were the trunk sewer lines will generally be located to serve the
Broadmoor Area and other areas to the north.
3. Facts to justify the change on the basis of advancing the public health,
safety and general welfare:
The proposed zoning request is consistent with the Comprehensive Plan which
has been determined to be in the best interest of advancing public health, safety
and general welfare of the community. The rezone will lead to the creation of
another residential neighborhood providing housing opportunities for Pasco
residents. The creation of another residential neighborhood in the area will
improve water flow through the 16 inch water main in Burns Road eliminating
concerns water stagnation due to lower flows.
4. The effect it will have on the value and character of the adjacent property
and the Comprehensive Plan:
A change in zoning classification will ultimately result in the establishment of a
single-family residential neighborhood consistent with the Comprehensive Plan.
The rezone may improve the value of commercial property near the Road 100
Interchange and will have minimal to no impact on current and future residential
development in the area.
5. The effect on the property owner or owners if the request is not granted:
Without transitioning the site to residential zoning the development potential of
the site will be limited. Future site planning cannot move forward without
knowing what the zoning will be.
3
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 being farmed and contains on farm house.
2. The site was annexed in 1998.
3. The site contains 144 acres.
4. The site is currently zoned RT (Residential Transition).
5. Properties to the south, east and west are zone RT.
6. Properties to the north are zoned RS -20.
7. The site is located on Burns Road.
8. The American Rock gravel pit is located to the south.
9. The applicant is requesting R-1 (Low -Density Residential) zoning.
10. The Comprehensive Plan identifies the site for Low -Density -Residential
uses which includes R-1 zoning.
11. The City is currently working with property owners in the Broadmoor
Area west of Broadmoor Boulevard to finalize refined development plan
for the area.
12. A 16 -inch water line is located in Burns Road.
13. The Comprehensive Sewer Plan identifies generally how the site can be
served by municipal sewer system.
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. 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. H -2 -A suggests the City permit a full range of
residential environments. Housing Policy (H -BA) encourages standards that
0
control the scale and density of accessory buildings and homes to maintain
compatibility with other residential uses.
2. The effect of the proposal on the immediate vicinity will not be materially
detrimental.
The immediate area is shown in the Comprehensive Plan and the proposed
Broadmoor Area Plan to an area for low-density residential development with
densities permitted by R-1 zoning. Proposed rezone is consistent with the
referenced plans and will not be detrimental to future nearby develops that will
need to conform to the provision of the plans.
3. There is merit and value in the proposal for the community as a whole.
There is merit in developing vacant parcels within the City in accordance with the
goals and policies contained in the Comprehensive Plan. The proposed zoning is
consistent with the Plan's Land Use Map. Providing an increased range of
housing opportunities benefits the community as a whole. Additionally locating
housing in areas served by major water lines and will enable efficient use of
capital resources. The proposal is supported by land use goals and policies
contained in the Comprehensive Plan.
4. Conditions should be imposed in order to mitigate any significant
adverse impacts from the proposal.
The Broadmoor Area Plan includes design standards for residential and
commercial development. The rezone should be conditioned so that all housing
within the rezone area will be consistent with the Broadmoor Plan residential
design standards.
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 ensure residential development within the
rezone site will be consistent with the design standards that will apply to the
overall Broadmoor Plan area.
RECOMMENDATION
MOTION for Findings of Fact: I move to adopt findings of fact and
conclusions therefrom as contained in the November 16, 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 Farm Unit 84, Irrigation Block 1 from R -T to R-1
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MASTER FILE NO
HEARING DATE:
ACTION DATE:
REPORT TO PLANNING COMMISSION
SP 2017-019 APPLICANT: 2011 Commercial Ave. LLC
11/16/2017 2021 Commercial Ave
12/21/2017 Pasco, WA 99301
REQUEST: SPECIAL PERMIT: Basin Disposal Incorporated (BDI) Transfer
Station in an I-1 Zone
1. PROPERTY DESCRIPTION:
Legal: Parcel 2 of Lotl1, Binding Site Plan 2011-03
General Location: SW corner of Ventura Rd and the PK Highway
Property Size: 19.44 Acres
2. ACCESS: The site will have access from Holland Street which will be
built in conjunction with the transfer station. Holland will connect to
Commercial Avenue and Garland Street.
3. UTILITIES: Municipal utilities are currently located in Commercial
Avenue and Garland Street. They will be extended in Holland Street in
conjunction with construction of the transfer station.
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 Trucking
SOUTH: I-1 - Agriculture and Trucking
EAST: I-1 - Agriculture
WEST: I-1 - BDI Facilities and Offices and Trucking
5. COMPREHENSIVE PLAN: The plan includes County Planning Policy # 4
dealing with essential public facilities such as solid waste facilities.
County Planning Policy # 4 states that no local comprehensive plan or
development regulation shall preclude the siting of essential public
facilities. The proposed solid waste transfer station falls within the
definition of an essential facility. The County Integrated Solid Waste Plan
states the County has established a goal of safely and cost-effectively
transporting waste over a 20 year planning period. The Solid Waste Plan
also recommends no additional Transfer Station need to be built between
2010 and 2030.
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency
for this project. An environmental determination will be made after the public
1
hearing for this project. A Determination of Non -Significance or Mitigated
Determination of Non -Significance is likely for this application (WAC 197-11-
355).
ANALYSIS
The current BDI Transfer Station at 1721 Dietrich Road opened in 1992. At
the time the existing transfer station was constructed Franklin County had a
population of 39,200. Today the County population is estimated to be 90,330.
BDI not only serves communities within Franklin County but, also provides
solid waste collection and disposal service for communities in surround
counties including West Richland, Benton City, and parts of Richland. Except
for some minor building improvements the BDI Transfer Station on Dietrich
Road has remained essentially the same since it was constructed in the 1990's.
Not only has the population grown within the region but so have commercial
and industrial enterprises. In 1992 BDI delivered 52,000 tons of solid waste to
the current transfer station. Last year 168,000 tons of waste was delivered.
The Washington State Office of Financial Management estimated in 2012
Franklin County's population could grow to 146,000 by 2035 (A new
population projection is being prepared that might reduce the growth rate
slightly. OFM has not made the new estimate available yet.)
Solid waste transfer stations play an important role in providing garbage
disposal within the community. There is no longer a traditional garbage dump
in Pasco. Refuse is collected from homes and businesses and then taken to the
BDI Transfer Station where it is loaded into large semi -trailers and hauled to a
regional land fill near Boardman, Oregon. Transfer Stations are a critical
component in addressing health and hygiene within the City.
Seven or eight years ago the BDI Transfer Station and two other functions of
BDI (container rentals and recycling) were spun off into a separate LLC.
Columbia Basin LLC now operates the transfer station and BDI operates the
garbage collection service.
To address current and future garbage disposal needs BDI is planning on
constructing a new and larger transfer station adjacent to their main office and
operations center on Commercial Avenue. The new transfer station will include
a 25,600 square foot building to load garbage into semi -trailers for transport to
the regional land fill along with a trailer storage area and an equipment
laydown yard. The site will be twice as large as the current facility on Dietrich
Road.
The proposed transfer station will create economies of scale and operational
efficiencies by being adjacent to truck storage areas, fueling systems and repair
and maintenance facilities. It will also eliminate confusion and delays with the
N
current arrangement where a mix of BDI garbage trucks, home owners and
contractors are all dumping in the same area. The proposed facility will enable
BDI to control their own hours and flow of solid waste.
The proposed transfer station building will be an efficient drive through
building with walls along the east and west sides to better contain blowing
papers and debris. The new building may also be better suited for waste
separation for future recycling.
The site of the proposed transfer station has been identified in the
Comprehensive Plan for industrial uses for over 35 years. The site has also
been zoned for industrial activities for about 35 years. Surrounding and nearby
uses include numerous trucking related businesses, farming, agricultural
processing, the current transfer station an industrial pipe supplier, the Oxarc
facility and other related industrial facilities. Unlike the Waste Management
transfer station at the corner of Ely and 27th in Kennewick which is located
next to a residential neighborhood, the proposed station is adjacent to
industrial properties only.
The site is located conveniently to the Lewis Street Interchange and Highway
12 which provides the main transportation link to and from communities in
Benton, Franklin and Walla Walla Counties.
The current Franklin County Integrated Solid Waste Management Plan (2010)
recommends that no new transfer station be built during the planning period
2010 to 2030). The City's Comprehensive Plan is required by law to be
periodically updated every seven years. The Solid Waste Management Plan is
almost eight years old and has not been updated as required by RCW 70.95.
The Solid Waste Management Plan was based on a 2030 population projection
of 94,324 people. The current OFM estimate for Franklin County is 90,330.
The 2030 OFM mid-range population projection for Franklin County is
130,284.
The Solid Waste Management Plan also recommends the County should
continue to export solid waste to the landfill in Morrow County, Oregon. To
continue to export solid waste to a regional landfill the community must rely on
solid waste transfer stations for garbage disposal. As the City and County are
in the process of updating the required GMA plans to reflect updated
population projections and increased development it appears the County Solid
Waste Plan also needs to be updated.
ki
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 19.44 acres.
2. The site is zoned I-1 (Light Industrial).
3. All surrounding properties are zone I-1.
4. The proposed site is located adjacent to the main operational center of
BDI. The BDI operational center contains administrative offices, truck
fueling facilities, truck maintenance buildings, slide off dumpsters
storage and other features.
5. Locating the proposed solid waste transfer station adjacent to the
existing BDI operational center will enabled BDI to increase operational
efficiencies that could be beneficial for rate payers.
6. The site is located near the Lewis Street interchange providing
convenient access to communities in Franklin County and surrounding
counties three county area.
7. There is an existing solid waste transfer station located at 1721 Dietrich
Rd, 1.25 miles to the east of the proposed transfer station site.
8. The Franklin County Solid Waste Management Plan expired in 2015 and
has not been updated as required by State law. Currently that Plan
identifies one solid waste transfer station to serve Franklin County until
2030.
9. The Franklin County Solid Waste Plan indicates the current transfer
station has a capacity of handling 1,200 tons of waste per day. BDI is
currently delivering 646 tons per day to the existing transfer station.
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?
0
The Comprehensive Plan is consistent with the GMA that states no local
regulation or comprehensive plan shall preclude the sitting of essential public
facilities such as a solid waste transfer station. The County Solid Waste Plan
recommends the community continue to export solid waste to a regional
landfill in Morrow County, Oregon. This will require continued and heavier
reliance on updated and more efficient solid waste transfer stations. The
County Solid Waste Plan also recommends that no new transfer stations
should be but during the 2010 to 2030 planning period. The plan however is
eight years old and in need of updating.
(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 and
streets are near the site and will be extended with construction of the facility.
The nearby Lewis Street Interchange was designed for industrial traffic and is
currently utilized by the BDI fleet of trucks, the carrot plant trucks and other
agricultural related facilities.
(3) Will the proposed use be constructed, maintained and operated to be in
harmony with existing or intended character of the general vicinity?
The proposed transfer station is similar to the solid waste facilities that
formerly operated in the neighborhood. The site is located adjacent to the main
BDI operational center where garbage trucks are stored, repaired and
maintained and where roll off garbage containers are stored. BDI also operates
a portable toilet company adjacent to the proposed transfer station site. The
current BDI operations and surrounding trucking firms make extensive use of
their lots for outdoor storage of trucks, equipment, 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?
The existing transfer station on Dietrich Road has not discouraged the
development of surrounding properties that developed after the transfer station
was built. The proposed transfer station building will be no taller than the
existing BDI shop building on the adjacent property.
(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?
5
The operations of the proposed transfer station will be similar to the activities
of the adjacent BDI operations center, the agricultural storage sheds that
generate odors and the operation of nearby trucking firms that create traffic,
dust, vibrations, and fumes.
(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?
BDI is proposing to locate the solid waste transfer station directly to the east
and adjacent to their main offices and operations center. The design of the
proposed building may be more efficient in controlling odors than the design of
the existing transfer station on Dietrich Road. The existing transfer station has
not become a nuisance to surrounding uses and has not discouraged the
development of surrounding properties.
APPROVAL CONDITIONS
1. The special permit shall apply to Franklin County Tax Parcel #
113720139, being Parcel 3 of former Lott 1, Binding Site Plan 2011-03;
2. The transfer of solid waste shall occur within a building with at least two
side walls;
3. The site must be developed in general conformance with the site plan
submitted with this special permit application;
4. The applicant shall employ best available management practices to
control dust and or litter generated by the operation of the transfer
station.
5. No outdoor dumping or storage of solid waste is permitted.
6. All streets adjoining the site must be improved to City standards with the
requisite utility infrastructure in conjunction with the construction of the
transfer station.
7. The special shall be null and void if a building permit has not been
obtained by December 31, 2019.
RECOMMENDATION
Due to the outdated nature of the current Franklin County Solid Waste Plan
(Section 7.4 of the plan is attached) there a number of issues that need to be
sorted out before the Planning Commission can make a reasoned decision on
the matter. In addition to the Solid Waste Plan essentially being expired and
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the population projection being wildly inaccurate there are questions about the
method of determining the daily tonnage estimates to be delivered to the
transfer station. Staff recommends the hearing be continued one month.
MOTION: I move to continue the hearing on the proposed solid waste
transfer station to the December 21, 2017 Planning Commission
meeting.
7
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7.4 Waste Transfer and Disposal in Franklin County
7.4.1 Municipal Solid Waste
Abandoned Landfills in Franklin County
Prior to its closing in 1993, the Pasco Sanitary Landfill (operated by PSL, Inc.) was located
approximately 1.5 miles northeast of Pasco, Washington near the intersection of Kahlotus Road
with U.S. Highways 12 and 395. The landfill, which began operating in 1958, was listed on the
federal National Priority List of hazardous waste sites (or "Superfund List") in 1990 after
groundwater monitoring tests showed that volatile organic compounds (VOCs) had been
released from the facility. Between 1972 and 1974, over 30,000 drums of bulk chemical waste
had been disposed of at the site, leading to this contamination. Since the closure of this landfill,
there has not been an operating landfill in the County.
Additional small, private solid waste "dumps" were once located in or around Mesa, Kahlotus,
Basin City, Eltopia, and Road 68 in Pasco. All of these sites were closed prior to 1994.
Current MSW Transfer
Franklin County has one transfer station that accepts waste from the entire County. There are
no drop boxes in Franklin County. The transfer station is operated by BDI and is located at
1721 Dietrich Road in Pasco. Waste is collected throughout the County by BDI, the only entity
providing collection in the County, and is brought to the transfer station or residents may self -
haul their waste directly to the transfer station. The transfer station also accepts regional waste
from areas of Benton County, Walla Walla County (primarily from Prescott and Waitsburg), and
Columbia County (primarily from Dayton) where BDI also provides service. Table 7-1 provides
the amount of waste the Pasco transfer station received from each County from 2002 to 2006.
Table 7-1 Tons of Waste Accepted at the Pasco Transfer Station
from Counties
County
2002
2003
2004
2005
2006
Franklin
68,989
70,462
81,401
65,568
86,058
Benton
28,460
30,383
36,566
48,128
34,098
Walla Walla
9,854
10,098
8,926
9,924
10,196
Columbia
1,834
1,702
3,292
3,198
3,360
Total
109,097
112,645
130,185
129,818
133,712
After trucks complete their routes to pick up waste, they arrive at the transfer station, provide
their route number, and are weighed. The truck then drives into the transfer station and unloads
waste onto a tipping pad. Employees working on the tipping pad remove timber, metal, and
recyclables from the waste. The waste is then loaded into a drop chute for compaction. The
compacted waste is transferred into a covered trailer, which is later hauled to the landfill in
Oregon.
The transfer station, which has a capacity of accepting 1,200 tons of waste per day, currently
accepts approximately 500 tons per day (the transfer station generally operates 5 days a week,
or about 260 days a year). Based on projected population growth and an assumed waste
generation rate, the transfer station is projected to have enough capacity to accept waste
throughout the 20 -year planning period. The projected Franklin County population in 2030 is
Franklin County ISW Management Plan 7.2
Chapter 7 — Transfer and Disposal of Waste 2010
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94,324 people. Using Ecology's waste generation rate of 7.8 pounds per person per day, it is
estimated that the waste generation in Franklin County in 2030 would be approximately 428
tons per day (the transfer station operates 5 days a week). As shown in Table 7-1, imported
waste from other counties account for 36% of waste accepted at the transfer station. Assuming
that imported waste continues to account for 36% of the waste in the transfer station, it is
projected that the transfer station would accept approximately 940 tons per day of waste in
2030. There would be a small amount of additional waste from residents who self -haul.
Current MSW Disposal
All waste accepted at the transfer station is exported outside of the County to the Finley Buttes
Landfill in Morrow County, Oregon for disposal. The landfill, which is owned by Waste
Connections, is located 10 miles south of the town of Boardman, Oregon (Sec. 05, T2N, R26E)
and can be accessed by highway, barge, or rail. Waste from the Pasco transfer station is long -
hauled to the landfill, which is a distance of approximately 55 miles (transfer by truck is
generally considered the most cost-effective option for distances of less than 100 miles). The
landfill is operated under Oregon Department of Environmental Quality (ODEQ) Solid Waste
Disposal Permit No. 394. The landfill is currently permitted to have a 90 million ton capacity for
MSW. It is estimated to have enough capacity to continue to accept waste for at least the next
20 years.
BDI also transfers a small amount of waste out of Franklin County (approximately 50 tons per
year) to a transfer station in Prosser, Washington (Benton County). This waste is then
transferred by truck to a landfill run by Allied Waste in Roosevelt, Washington (Klickitat County).
This occurs when a customer has a special relationship with Allied Waste and requests that BDI
ship their waste to this landfill because they have a special arrangement with the landfill, a
special waste permit, or similar situation. Residents who self -haul their waste also export a
small amount of waste from Franklin County. For example, some residents from Franklin
County take waste to the Horn Rapids Landfill in Richland, Washington. The amount of waste
exported rather than taken to the transfer station is considered to be very small, and is therefore
not tracked by neighboring counties.
As discussed previously, in order for a city of 4,000 or more people to import into Oregon, or for
a city to export greater than 75,000 tons of waste per year into Oregon, the city must have a
certified recycling program according Oregon law. Franklin County is in compliance with this
regulation with its drop box recycling program. See Chapter 4 for more information about
recycling in the County.
7.4.2 Recycling
As discussed in Chapter 4, recycling operations in Franklin County are operated by BRI, a
division of BDI. Drop boxes are maintained throughout the urban and rural areas of the County
for residents to take their recyclables. Recyclables collected from the drop boxes are taken to
the recycling facility, located at the Pasco transfer station. Once collected, recyclable materials
are taken from the recycling center and hauled into bigger markets, generally in Portland or
Seattle.
7.4.3 Moderate Risk Waste
As discussed in Chapter 5, MRW is collected at various collection events throughout Franklin
County and at the MRW facility located at the Pasco transfer station. BDI operates the MRW
facility while Franklin County pays for the disposal costs of the material collected. MRW
Franklin County ISW Management Plan
Chapter 7 - Transfer and Disposal of W
7-3
�LU• _ `SIA BASIN RECYCLING office (509) 547-6666
BDI TRANSFER
ZASINM NW CONTAINER RENTALS RECEIVED fax (5 9 545-2ietrich 50
Rd
P.O. BOX 4270 PASCO, WA 99302-4270 Pasco, WA 99301
November 7, 2017
City of Pasco
Pasco City Hall
525 N. 3`d Avenue
Pasco, Washington 99301
Re: Application for Special Permit
SP 2017-018
NOV 072017
COMMUNITY & ECON0611C DEVELOPMENT
Columbia Basin, L.L.C. is opposed to the Application for Special Permit referenced above for a solid
waste transfer station. Columbia Basin, L.L.C., d.b.a., BDI Transfer, currently operates a permitted solid
waste transfer station and recycling center at 1721 Dietrich Rd. that has been in operation for many years.
The Columbia Basin, L.L.C. transfer station has served the City of Pasco and the surrounding area in
compliance with all State and Federal laws.
Our transfer station is part of the Franklin County Comprehensive Solid Waste Plan (2010), which
includes a recommendation that another transfer station is not needed. Our transfer station has a capacity
to process in excess of 1,200 tons daily as currently staffed and operated. With additional staffmg that
capacity could be increased significantly. Our current facility can meet the needs of the Franklin County
Comprehensive Solid Waste Plan for the next twenty years. We have also purchased the 10 -acres next to
the existing transfer station if expansion becomes necessary in the future.
We are including a FACT SHEET of our current operation that will show the impact if the SP 2017-018
is granted. The BDI and Ed's Disposal trucks have 24 hour per day, seven days per week access to our
current transfer.
Lastly, the proposed transfer station is within eye -sight of the current transfer station on Dietrich Rd.
Again, Columbia Basin, L.L.C. strongly opposes the granting of the Application for Special Permit, SP
2017-018.
Sincerely,
Leonard Dietrich
Manager
Columbia Basin, L.L.C.
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FEE: $500.00 + $50.00 (Public Notice Fee) + $75 (SEPA) _ $625
CITY OF PASCO
APPLICATION FOR SPECIAL PERMIT
(FOR OFFICIAL USE ONLY) FILE NO: S .. ,'i 7-018 DATE: - _017
The undersigned hereby apply for a special permit:
Applicant: 2022 Commercial Avenue LLC
Applicant's Address: 2021 N Commercial Ave., Pasco WA 99301
Applicant's Phone Numbers: Work: 547-2476
(home/work, cellular, fax)
Applicant's E-mail address: darrickna,basindisposal.com
Property Owner's Name (if different than Applicant): Same
*Must have Property Owner's notarized signature on page 3
General location of property (street address or other description):
No address currently assigned. The subiect parcel is located North of
Commercial Ave, South of Garland St and East of the property addressed as
2021 N Commercial Ave. See attached map - Exhibit A
Legal description of property (attach separate sheet if necessary):
Lot(s)
Block Suh&vision
See attached - Exhibit A. Parcel #2 is the subject property applying for the
Special Permit.
THE FOLLOWING INFORMATION IIS REQUIRED TO PROVIDE THE
PLANNING COMMISSION WITH A COMPLETE APPLICATION TO REVIEW -
1. Present use of the land and structure(s) if any:
No current structures. The land is in agricultural use currently.
2. If vacant, check here:
3. Please describe any existing violations of any portion of the zoning
ordinance upon the property:
Updated 7.18.2017 1
FEE: $500.00 + $50.00 (Public Notice Fee) + $75 (SEPA) = $625
No existing violations of the zoning ordinance.
4. Give a detailed description of the proposed use that requires a special
permit (attach separate sheet if more space is necessa*vl:
The proposed facility will be for the acceptance and handling of solid
waste. As such, this use categorically requires the issuance of a special
permit as per 25.86.020 of the PMC. This solid waste transfer facility
will accept the solid waste from commercial vehicles Monday through
Saturday throughout the vear. Refuse collection vehicles as well as
large transport trucks will operate at this location. Various pieces of
industrial equipment, as well as employee vehicle traffic will result from
normal operations.
5. A site map/pian, drawn neatly and to scale, showing the following:
(a) Exterior property lines and any adjacent public street or alley rights-
of-way;
(b) Existing and proposed buildings and other structures;
(c) Existing and proposed points of ingress and egress, drives, driveways,
and circulation pattern;
(d) The location of existing and proposed parking areas with each parking
space shown;
(e) Existing and proposed open spaces and landscape areas.
NOTE: Provide a variance report giving a list and mailing address of owners of
all property within 300 feet of the applicant's property, as shown by a local title
company OR payment of $80.00 which shall be utilized by the City to obtain a
current list of property owners of all properties within 300 feet of the
applicant's property.
Fee for Special Permit - $500.00
Environmental Checklist - $ 75.00
Radius Notification - 50.00
(or provide Variance report in lieu of $50.00) $625.00
Updated 7.18.2017 2
FEE: $500.00 + $50.00 (Public Notice Fee) + $75 (SEPA) _ $625
Signature of Applicant
*Notarized Signature of Property Owner
State of Washington
ss.
County of Franklin
On this day of , before me the undersigned, a Notary
Public in and for the State of Washington, duly commissioned an sworn,
personally appeared being duly sworn on
his/her oath that he/she has prepared and read the foregoing statements and
has acknowledged to me that the recitations contained therein are true, and
has signed this instrument as his/her free and voluntary act and deed for the
purposes therein mentioned.
SUBSCRIBED AND SWORN to before me this day of
Notary Public in and for the State of Washington
Residing at
My Commission expires
Updated 7.18.2017 3
SEC. 21,
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EXHIBIT A
SKETCH FOR
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LINE TABLE
LINE
LENGTH
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PARCEL 2
THAT PORTION OF LOT 11 OF THE BINDING SITE PLAN 2011-03 RECORDED IN
VOLUME 1 OF BINDING SITE PLANS AT PAGES 139 THROUGH 144 LYING IN
SECTION 21, TOWNSHIP 09 NORTH, RANGE 30 EAST, W.M., FRANKLIN COUNTY,
WASHINGTON, DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF SAID LOT THENCE SOUTH
00035'36" EAST ALONG THE WESTERLY LINE OF SAID LOT 1139.56 FEET TO THE
TRUE POINT OF BEGINNING:
THENCE CONTINUING SOUTH 00035'36" EAST ALONG SAID LINE 917.47 FEET;
THENCE SOUTH 46006'16" EAST 681.95 FEET TO THE EASTERLY LINE OF SAID
LOT;
THENCE NORTH 43053'44" EAST ALONG SAID LINE 316.14 FEET TO AN ANGLE
POINT IN SAID LINE;
THENCE NORTH 00035'39" EAST ALONG SAID LINE 1169.77 FEET;
THENCE SOUTH 89024'41" WEST 708.05 FEET TO THE SAID TRUE POINT OF
BEGINNING.
CONTAINS 19.44 ACRES
SEE ATTACHED EXHIBIT A
TOGETHER WITH AND SUBJECT TO EASEMENTS, RESERVATIONS, COVENANTS
AND RESTRICTIONS OF RECORD AND IN VIEW.
Vf a G_r.._,....::- .__ �.. �: Y: — _. _. -T
Proposed Transfer Station
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: Z 2017-007 APPLICANT: Ashok 8s Vijay Sharma
HEARING DATE: 11/16/2017 1201 Brentwood Ave
ACTION DATE: 12/21/2017 Richland, WA 99352
BACKGROUND
REQUEST: REZONE: Rezone from R-1 (Low -Density Residential) to R-4
(High -Density Residential)
1. PROPERTY DESCRIPTION:
Leizal: the S I/2 of the SE '/4 of the ES 'A of Section 6 Township 9 Range
29, Except a portion for County Road ROW (Tax Parcel #115180064)
General Location: At the northwest corner of Broadway Boulevard and
Burns Road.
Property Size: Approximately 17.34 acres.
2. ACCESS: The parcel is accessible from both Broadway Boulevard and
Burns Road.
3. UTILITIES: Municipal water service is available in Burns Road. The
Comprehensive Sewer Plan calls for the location of a trunk line running
north from Harris Road to Burns Road then east past the rezone site.
Construction on the line is to begin in the fall of 2018 and will be
extended from Court Street to a point on Harris Road about three
quarters of a mile south of the rezone site.
4. LAND USE AND ZONING: The lot is currently zoned RT (Residential
Transition) and is vacant. Surrounding properties are zoned and
developed as follows:
NORTH: RS -1 - Farming/Vacant
EAST: R-1 - Columbia Terrace (Under Development)
SOUTH: RT - Vacant
WEST: R -S-1 - Farming
5. COMPREHENSIVE PLAN: The Comprehensive Plan has recently been
amended to designate this property for high-density residential
1
development (Ordinance 4327, passed by City Council on December 5,
2016). Policies of the Plan suggest the City permit a full range of
residential environments including multi -family homes (H -2-A) and
standards that control the scale and density of accessory buildings and
homes to maintain compatibility with other residential uses (H -4-B). The
Plan encourages higher density development to be located near arterial
streets so as to avoid access through lower density neighborhoods (H -1-A
& H -1-B).
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead
agency for this project. An environmental determination will be made
after the public hearing for this project. A Mitigated Determination of
Non -Significance is likely for this application (WAC 197-11-355). The
MDNS would consider high-density residential development on the
rezone site allowing for multi -family units with a minimum of 3,000
square feet per unit. Some of the issues to be addressed are as follows:
a. The intersection at Burns and Broadmoor will require a traffic
signal in the near future given development in the area. Land may
be required as well as a pro -rata share of the signal cost.
b. The City does not currently own the sanitary sewer main up
Broadmoor along the east side of the property; developer would
need to pay a fair share to compensate the builder of the main.
Developer would be obligated to cover frontage along Burns Road
and for a pro -rata share of extending sewer from its current
location of the I-182 overpass at Court Street.
c. The 2018 City of Pasco budget contemplates the City extending
sewer from the I-182 overpass at Court to a point on Harris Road
approximately three quarters of a mile south of the site.
ANALYSIS
The site was designated for low-density residential development up until
December of 2016 (Ordinance 4327), when it was reclassified for high-density
residential development. The high-density classification as described in the
Comprehensive Plan permits the development of "multiple -unit apartments or
condominiums at a density exceeding 20 units per acre." Criteria for allocation of
this High -Density Residential designation include sewer availability, being a
transition area between more intense uses and low density uses, market demand,
and location on or near circulation routes.
The site has limited access to sewer along Broadmoor Boulevard but that line has
not been turned over to the City yet and as a result it is not part of the City
controlled sewer system. There may also be a question about cost sharing or
2
reimbursement to the developer who built the line. To fully build out the property
it will be necessary for the trunk line to be extended north from Harris Road to
Burns Road. The property in question is not located between more intense uses
and low density land use designations according to the Comprehensive Plan Land
Use Map, as surrounding properties are all designated for low-density residential
use; however the Broadmoor Area Plan will include some more intense uses to the
south. Although not yet completed, all iterations of the Broadmoor Master Plan
have reflected high density residential development in this area. The property is
located at the intersection of Broadmoor Boulevard and Burns Road, both
principal arterial streets, according to the Major Street Plan. Being located at the
intersection of two major streets traffic generated by future development on the
site will not need to travel through low-density neighborhoods to connect with the
remainder of the community.
Zoning options under the high-density designation include just R-4. The High
Density land use designation is unique in that it is the only land use designation
in the Comprehensive Plan that has only one zoning classification attached to it.
The applicant is seeking R-4 zoning.
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 June of 2015 (Ordinance
4224) when the property was annexed to the City. The Comprehensive Plan Map
was amended in December 2016 (Ordinance 4327) to accommodate high-density
R-4 zoning.
2. The changed conditions, which are alleged to warrant other or additional
zoning:
The property was annexed in June of 2015 and the Comprehensive Plan has
been amended to permit high density zoning on the site. Burns Road was
constructed in the past few years and now connects the site to Broadmoor
Boulevard and Road 68. Broadmoor Boulevard had been extended north, past
the site connecting the City to County properties in the urban growth area. A 16
inch water line has been located in Burns Road and parallels the south
boundary of the proposed rezone site. A water line has also been extended north
From Burns Road north in Broadmoor Boulevard to the north end of Columbia
Terrace. The Comprehensive Sewer Plan was also updated in the past few years
to identify were the trunk sewer lines will generally be located to serve this
property and areas to the north of the City limits.
3. Facts to justify the change on the basis of advancing the public health,
safety and general welfare:
The proposed zoning request is fairly consistent with the Comprehensive Plan
which has been determined to be in the best interest of advancing public health,
3
safety and general welfare of the community. The rezone will lead to the creation
of a high-density residential neighborhood providing more affordable housing
opportunities for Pasco residents.
4. The effect it will have on the value and character of the adjacent property
and the Comprehensive Plan:
A change in zoning classification will ultimately result in the establishment of a
higher density residential neighborhood consistent with the Comprehensive Plan.
The rezone may improve the value of commercial property near the Road 100
Interchange. Experience as shown that development of higher density
residential development in Pasco adjacent to lower density residential
neighborhoods has not impacted the value of single family homes. The Island
Estates Row Homes and Stone Gate apartments are both located adjacent to
single-family neighborhoods that have not seen a decrease in value as the result
of being located near apartments.
5. The effect on the property owner or owners if the request is not granted:
Future site planning cannot move forward without knowing what the zoning will
be. The site will require extensive grading and earth moving and arterial street
improvements that would be difficult to justify without a rezone to higher density.
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 vacant.
2. The site was annexed in 2015.
3. The site contains 17.34 acres.
4. The site is currently zoned R-1 (Low -Density Residential).
5. Properties to the north and west are zoned R -S-1;
6. Properties to the east are zoned R-1;
7. Properties to the south are zoned RT.
8. The site is located on the northwest corner of Broadmoor Boulevard and
Burns Road.
M
9. The applicant is requesting R-4 (High -Density Residential) zoning.
10. The Comprehensive Plan identifies the site for High -Density -Residential
uses which includes R-4 zoning.
11. A 16 -inch water line is located in Burns Road.
12. The Comprehensive Sewer Plan identifies generally how the site can be
served by municipal sewer system.
13. The site will require extensive grading and arterial street improvements
that will be difficult to accomplish for a single-family development.
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. 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. H -2 -A suggests the City permit a full range of
residential environments. Housing Policy (H -BA) encourages standards that
control the scale and density of accessory buildings and homes to maintain
compatibility with other residential uses. The Plan also encourages higher
density development to be located near arterial streets so as to avoid access
through lower density neighborhoods (H -1 -A & H -1-B). The site is located at the
intersection of two major streets.
2. The effect of the proposal on the immediate vicinity will not be materially
detrimental.
The immediate area is shown in the Comprehensive Plan and the proposed
Broadmoor Area Plan to contain a mix of residential densities including densities
permitted by R-4 zoning. The proposed rezone is consistent with the referenced
plans and will not be detrimental to future nearby developments that will need to
conform to the provision of the plans. The development of multi family housing
adjacent single-family neighborhoods has not diminished the value of homes in
single-family neighborhoods. This is verified by valuation records of the Franklin
County Assessor's office.
3. There is merit and value in the proposal for the community as a whole.
There is merit in developing vacant parcels within the City in accordance with the
goals and policies contained in the Comprehensive Plan. The proposed zoning is
consistent with the Plan's Land Use Map. Providing an increased range of
E
housing opportunities benefits the community as a whole. Additionally locating
housing in areas served by major streets and water lines and will enable
efficient use of capital resources. The proposal is supported by land use goals
and policies contained in the Comprehensive Plan.
4. Conditions should be imposed in order to mitigate any significant
adverse impacts from the proposal.
The intersection at Burns and Broadmoor will require a traffic signal in the near
future given development in the area. The developer will be required to provide
any necessary right-of-way and complete street improvements as a part of
development. These improvements will also include intersection improvements.
A traffic impact fee will also be assessed at the time of permitting that may cover
almost two/thirds of the cost of a traffic signal. These requirements are currently
part of the municipal code.
The current sewer line at the intersection of Bums and Broadmoor has not been
turned over to the City and is unavailable. When it does become part of the City
system it will only provide very limit capacity. To fully sewer the property in
question the developer will need to connect to the future trunk line to the south on
Harris Road. Developer will be obligated by code to extend needed utilities
along all frontages of his property.
S. A Concomitant Agreement should be entered into between the City and
the petitioner, and if so, the terms and conditions of such an agreement.
No concomitant agreement is needed.
MOTION: I move to close the hearing on the proposed rezone and set
December 21, 2017 as the date for deliberations and the
development of a recommendation for the City Council.
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114ZEel I-11016111'ul
DATE: November 1, 2017
TO: Planning Commission
FROM: Rick White, Director
Community & Economic Development
SUB3ECT: Creating a New Chapter 26.50 "GMA Development Agreements" in the Pasco
Municipal Code (MF# 2017-006)
A 1995 State law enacted the Local Project Review Act - which was codified as 36.708 RCW. This
addition to State law provides specific authority and direction for development agreements.
A development agreement is a voluntary contract between a local jurisdiction and a person who
owns or controls property within the jurisdiction. A development agreement details the obligations
of both parties (jurisdiction and owner) and specifies the standards and conditions that will govern
development of the property.
A development agreement provides assurances to the developer that the development regulations
that apply to a project will not change during the term of the agreement. An agreement can also
provide certainty to a jurisdiction that certain regulations or conditions will be imposed on a
project to better incorporate timing of improvements, fees or development standards.
Although development agreements are voluntary, once made they are binding on the parties and
their successors. Typical duration of a development agreement is 10 years - usually with a
provision for extension upon agreement of both parties.
Local jurisdictions must hold a public hearing prior to approving a development agreement and
may only impose impact fees, dedications, mitigation measures and standards as authorized by
other laws.
Development agreements can be particularly useful within Pasco as a tool to outline
responsibilities of developers in order for extension of City water/sewer service outside the
corporate boundaries or for use in potentially complex development scenarios that may apply in
the Broadmoor area or any other master planned situation.
The proposed ordinance would add a Chapter to the Pasco Municipal Code and establish
provisions for the execution of development agreements. The ordinance outlines what is included
in the term "development standard" and specifies that the required hearing be held before the
Planning Commission.
Staff believes this proposed ordinance will provide the ability to better manage development in
certain circumstances - particularly for properties needing City utility services that are outside
the City limits but with the Urban Growth Area.
This item has been advertised for a public hearing for the Planning Commission meeting
tonight. If the Commission is comfortable with making a recommendation to Council — the
motion below would in order:
MOTION:
I move the Planning Commission recommend to City Council that a new Chapter in the Pasco
Municipal Code 26.50 titled "GMA Development Agreements", as contained in the November 16,
2017 staff report be adopted.
If the Commission has questions or needs further discussion — then the item can be returned as
appropriate.
ORDINANCE NO.
AN ORDINANCE of the City of Pasco, Washington,
Creating Chapter 26.50 "GMA Development Agreements"
WHEREAS, RCW 36.7013.170 authorizes local governments to enter into GMA
Development Agreements with persons having ownership or control of real property within its
jurisdiction; and
WHEREAS, RCW 36.7013.170 authorizes local governments to enter into GMA
Development Agreements for real property outside its boundaries as part of a proposed
annexation or a service agreement; and
WHEREAS, The City of Pasco City Council finds that the lack of certainty in the
approval of development projects can result in a waste of public and private resources, escalate
housing costs for consumers and discourage the commitment to comprehensive planning which
would make maximum efficient use of resources at the least economic cost to the public and that
assurance to a development project applicant that upon government approval the project may
proceed in accordance with existing policies and regulations, and subject to conditions of
approval, all as set forth in a GMA Development Agreement, will strengthen the public planning
process, encourage private participation and comprehensive planning, and reduce the economic
costs of development. NOW, THEREFORE,
THE CITY COUNCIL OF THE CITY OF PASCO, WASHINGTON, DO ORDAIN
AS FOLLOWS:
Section 1. That a new Chapter 26.50 entitled GMA Development Agreements of the
Pasco Municipal Code, shall be and hereby is adopted and shall read as follows:
Chapter 26.50
GMA DEVELOPMENT AGREEMENTS
Sections:
26.50.010 GMA Development Agreements Authorized.
26.50.020 Enforceability.
26.50.030 Recording.
26.50.040 Approval.
26.50.010 GMA DEVELOPMENT AGREEMENTS AUTHORIZED
(1) The City may enter into a GMA Development Agreement with a person having
ownership or control of real property within its jurisdiction. The City may enter into a GMA
Development Agreement for real property outside its boundaries as part of a proposed
annexation or a utility service agreement. A GMA Development Agreement must set forth the
Ordinance — Adopting PMC 26.50 - 1
development standards and other provisions that shall apply to, govern and vest the development,
use, and mitigation of the development of the real property for the duration specified in the
agreement. A GMA Development Agreement shall be consistent with all applicable development
regulations.
(2) Sections 26.50.010 through 26.50.030 do not affect the validity of a contract
rezone, concomitant agreement, annexation agreement, or other agreement in existence or
adopted under separate authority, that includes some or all of the development standards
provided in subsection (3) of this section.
(3) For the purposes of this section, "development standards" include, but are not
limited to:
(a) Project elements such as permitted uses, residential densities, and
nonresidential densities and intensities or building sizes;
(b) The amount and payment of impact and mitigation fees imposed or agreed
to in accordance with any applicable provisions of state law, any reimbursement
provisions or other financial contributions by the property owner, inspection fees, or
dedications;
(c) Mitigation measures, development conditions, and other requirements
under RCW 43.21 C;
(d) Design standards such as maximum heights, setbacks, drainage and water
quality requirements, landscaping, and other development features;
(e) Affordable housing;
(f) Parks and open space preservation;
(g) Phasing;
(h) Review procedures and standards for implementing decisions;
(i) A build -out or vesting period for applicable standards; and
0) Any other appropriate development requirement or procedure.
(4) The execution of a GMA Development Agreement is a proper exercise of the
City's police power and contract authority. A GMA Development Agreement may obligate a
party to fund or provide services, infrastructure, or other facilities. A GMA Development
Agreement shall reserve authority to impose new or different regulations to the extent required
by a serious threat to public health and safety. GMA Development Agreements within the City
are limited to a ten-year timeframe. An extension of one to ten years may be exercised upon
Ordinance — Adopting PMC 26.50 - 2
mutual approval of both the developer and the City (PMC 26.50.050). GMA Development
Agreements outside the City continue in effect at least until annexation.
26.50.020 ENFORCEABILITY. Unless amended or terminated, a GMA
Development Agreement is enforceable during its term by a party to the agreement. A GMA
Development Agreement and the development standards incorporated in the agreement govern
during the term of the agreement, or for all or that part of the build -out period specified in the
agreement, and may not be subject to an amendment to a zoning ordinance or development
standard or regulation or a new zoning ordinance or development standard or regulation adopted
after the effective date of the agreement. A permit or approval issued by the City after the
execution of the GMA Development Agreement must be consistent with the terms of the GMA
Development Agreement.
26.50.030 RECORDING. A GMA Development Agreement shall be recorded with
the real property records of Franklin County. During the term of the GMA Development
Agreement, the agreement is binding on the parties and their successors, including the City when
it assumes jurisdiction through incorporation or annexation of the property covered by the GMA
Development Agreement.
26.50.040 APPROVAL. The City shall only approve a GMA Development
Agreement after a pre -decision open record public hearing. The public hearing shall be held
before the Planning Commission whose recommendation and record shall be acted on by the
City Council by Resolution approving or denying the GMA Development Agreement.
Section 2. 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 of the City of Pasco, Washington, and approved as
provided by law this day of 2017.
Matt Watkins, Mayor
ATTEST:
Daniela Erickson, City Clerk
Ordinance — Adopting PMC 26.50 - 3
APPROVED AS TO FORM:
Leland B. Kerr, City Attorney
MEMORANDUM
DATE: November 9, 2017
TO: Planning Commission
FROM: Rick White, Community & Economic Development Director
SUBJECT: Section 108 Loan Program - CDBG
The Planning Commission has recommended CDBG funds for improvements to the Downtown
core for several CDBG Allocation cycles. As full costs for Peanuts Park renovations, improvements
to the Farmers Market Pavilions and streetscape improvements associated with the proposed
Lewis Street Overpass will be expensive and necessary to be completed in short order, the City
has looked at options in the CDBG Program for consideration. One of these options is the Section
108 Loan Program. As the Planning Commission is the City's Block Grant Advisory Committee —
staff is providing this primer on the Program for the Commission's consideration.
The Department of Housing and Urban Development 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 CDBG Program, 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 could be over twenty (20) years.
The Downtown Revitalization Plan and Peanuts Park renovation projects are eligible activities
which would qualify as an area benefit. Purchasing a vacant building for the purpose of renting
space to a small business would also qualify as low -moderate job creation.
Other examples of eligible projects could include:
1. Real Estate/site-specific gap financing, projects to promote additional private
investment in target area;
2. Location - based loan pools to encourage neighborhood development; and
3. Strategies to cultivate healthy markets (which could include a number revitalization
techniques).