HomeMy WebLinkAbout2018.03.05 Council Meeting PacketRegular Meeting
AGENDA
PASCO CITY COUNCIL
7:00 p.m.
March 5, 2018
Page
1. CALL TO ORDER:
2. ROLL CALL:
(a) Pledge of Allegiance
3. CONSENT AGENDA: All items listed under the Consent Agenda are considered
to be routine by the City Council and will be enacted by roll call vote as one motion
(in the form listed below). There will be no separate discussion of these items. If
further discussion is desired by Council members or the public, the item may be
removed from the Consent Agenda to the Regular Agenda and considered
separately.
4 - 7 (a) Approval of Minutes
To approve the minutes of the Pasco City Council dated 02.20.2018
8 - 9 (b) Bills and Communications
To approve claims in the total amount of $2,093,289.66 ($1,216,113.23 in
Check Nos. 220837-221091; $158,291.02 in Electronic Transfer Nos.
819595-819629, 819640-819675, 819678-819738, 819748-819812, 819815,
819817-820041, 820045-820047; $39,310.94 in Check Nos. 51437-51467;
$679,574.47 in Electronic Transfer Nos. 30117301-30117787).
10 - 11 (c) * Benton-Franklin Community Action Connections Board Appointment
To concur in the Mayor's reappointment of Alecia Greenaway to the Benton-
Franklin Community Action Connections Board (term to expire January
2020).
12 - 14 (d) * Historic Preservation Commission Reappointments
To concur in the Mayor's reappointment of Marilynn Baker to Position No. 3
and Tom Brandon to Position No. 4 on the Historic Preservation
Commission (terms to expire 8/1/21).
15 - 16 (e) * Accept Work - City Hall Remodel (Phase 1)
To approve Resolution No. 3822, accepting work performed by Vincent
Brothers LLP for the City Hall Remodel (Phase 1) project.
Page 1 of 105
Regular Meeting March 5, 2018
(RC) MOTION: I move to approve the Consent Agenda as read.
4. PROCLAMATIONS AND ACKNOWLEDGEMENTS:
5. VISITORS - OTHER THAN AGENDA ITEMS: This item is provided to allow
citizens the opportunity to bring items to the attention of the City Council or to
express an opinion on an issue. Its purpose is not to provide a venue for debate or
for the posing of questions with the expectation of an immediate response. Some
questions require consideration by Council over time and after a deliberative
process with input from a number of different sources; some questions are best
directed to staff members who have access to specific information. Citizen
comments will normally be limited to three minutes each by the Mayor. Those with
lengthy messages are invited to summarize their comments and/or submit written
information for consideration by the Council outside of formal meetings.
6. REPORTS FROM COMMITTEES AND/OR OFFICERS:
(a) Verbal Reports from Councilmembers
17 - 19 (b) General Fund Operating Statement through January 2018
7. HEARINGS AND COUNCIL ACTION ON ORDINANCES AND
RESOLUTIONS RELATING THERETO:
8. ORDINANCES AND RESOLUTIONS NOT RELATING TO HEARINGS:
20 - 47 (a) Q* Preliminary Plat: Northridge Estates (MF# PP 2017-010)
MOTION: I move to approve Resolution No. 3823, approving the
Preliminary Plat for Northridge Estates.
48 - 71 (b) Q* Special Permit: Location of a Fire Training Tower in an I-3 Zoning
District (MF #SP 2018-001)
MOTION: I move to approve Resolution No. 3824, approving a special
permit for the location of a fire training tower on parcel # 112 420 023.
72 - 105 (c) Q* Special Permit: Location of a Recreation Complex in an RS-1
District (MF #SP 2017-022)
MOTION: I move to approve Resolution No. 3825, approving a special
permit for the location of a recreation complex located in the 10700 block of
Burns Road.
9. UNFINISHED BUSINESS:
Page 2 of 105
Regular Meeting March 5, 2018
10. NEW BUSINESS:
11. MISCELLANEOUS DISCUSSION:
12. EXECUTIVE SESSION:
13. ADJOURNMENT.
(RC) Roll Call Vote Required
* Item not previously discussed
Q Quasi-Judicial Matter
MF# “Master File #....”
REMINDERS:
1. 7:00 p.m., Tuesday, March 6, TRAC - Community Forum. (ALL
COUNCILMEMBERS INVITED TO ATTEND)
2. 7:00 pm., Wednesday, March 7, Collegium Café - Community Forum. (ALL
COUNCILMEMBERS INVITED TO ATTEND)
3. 7:00 a.m., Thursday, March 8, Cousin's Restaurant - BFCG Tri-Mats Policy Advisory
Committee Meeting. (COUNCILMEMBER RUBEN ALVARADO, Rep.; PETE
SERRANO, Alt.)
4. 7:00 p.m., Thursday, March 8, Transit Facility - Ben-Franklin Transit Board Meeting.
(MAYOR MATT WATKINS, Rep.; COUNCILMEMBER RUBEN ALVARADO,
Alt.)
5. 10:00 a.m., Friday, March 9, 1110 Osprey Point Blvd - Port of Pasco Tour. (ALL
COUNCILMEMBERS INVITED TO ATTEND)
This meeting is broadcast live on PSC-TV Channel 191 on Charter Cable and streamed
at www.pasco-wa.gov/psctvlive.
Audio equipment available for the hearing impaired; contact the Clerk for assistance.
Page 3 of 105
AGENDA REPORT
FOR: City Council February 26, 2018
TO: Dave Zabell, City Manager Regular Meeting: 3/5/18
FROM: Daniela Erickson, City Clerk
Administrative & Community Services
SUBJECT: Approval of Minutes
I. REFERENCE(S):
Minutes 02.20.2018
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
To approve the minutes of the Pasco City Council dated 02.20.2018
III. FISCAL IMPACT:
IV. HISTORY AND FACTS BRIEF:
V. DISCUSSION:
Page 4 of 105
REGULAR MEETING
MINUTES
PASCO CITY COUNCIL FEBRUARY 20, 2018
CALL TO ORDER:
The meeting was called to order at 7:00 p.m. by Matt Watkins, Mayor.
ROLL CALL:
Councilmembers present: Ruben Alvarado, Blanche Barajas, Craig Maloney,
Saul Martinez, David Milne, Pete Serrano, and Matt Watkins.
Staff present: Dave Zabell, City Manager; Eric Ferguson, Acting City Attorney;
Rick White, Community & Economic Development Director; Richa Sigdel,
Finance Director; Dan Dotta, Interim Administrative & Community Services
Director; Ken Roske, Deputy Police Chief and Bob Gear, Fire Chief; Mary
Heather Ames, Sr. Civil Engineer and Michael Morales, Economic
Development Program Manager.
The meeting was opened with the Pledge of Allegiance.
CONSENT AGENDA:
Approval of Minutes
To approve the Minutes of the Pasco City Council Regular Meeting dated
February 05, 2018.
Bills and Communications
To approve claims in the total amount of $1,978,925.20 ($1,180,645.53 in
Check Nos. 220570-220836; $98,091.54 in Electronic Transfer Nos. 819677,
819742-819744, 819746-819747; $28,133.21 in Check Nos. 51412-51436;
$670,294.99 in Electronic Transfer Nos. 30116821-30117300; $1,759.93 in
Electronic Transfer Nos. 450-452).
To approve bad debt write-off for Utility Billing, Ambulance, Cemetery,
General Accounts, Miscellaneous Accounts, and Municipal Court (non-
criminal, criminal, and parking) accounts receivable in the total amount of
$247,499.68 and, of that amount, authorize $158,657.36 to be turned over for
collection.
Final Plat: Chiawana Heights (MF# FP2017-012)
To approve the Final Plat for Chiawana Heights.
MOTION: Mr. Maloney moved to approve the Consent Agenda as read. Mr.
Martinez seconded. Motion carried by unanimous Roll Call vote.
VISITORS - OTHER THAN AGENDA ITEMS:
Felix Vargas, 900 Rd 64 - discussed school safety and gun violence.
REPORTS FROM COMMITTEES AND/OR OFFICERS:
Mr. Maloney reported that he and Mr. Milne attended the TRIDEC Economic
Outlook session last Thursday. One of the takeaways was that the Tri Cities
economy has become a lot more diversified.
Page 1 of 3 Page 5 of 105
REGULAR MEETING
MINUTES
PASCO CITY COUNCIL FEBRUARY 20, 2018
Mr. Alvarado reported he attended the Greater Columbia Accountable
Community of Health meeting, noting he is learning a lot about healthcare.
Also, attended the State Auditor Exit Conference at which the City received
positive reviews.
ORDINANCES AND RESOLUTIONS NOT RELATING TO HEARINGS:
Purchasing Authority
MOTION: Mr. Maloney moved to adopt Ordinance No. 4379, amending
Chapter 3.85 "Purchasing" of the Pasco Municipal Code, directing the City
Manager to prepare a Comprehensive Purchasing Policy and Providing for
Reporting and, further, authorize publication by summary only. Mr. Serrano
seconded. Motion carried unanimously.
Ordinance modifying PMC 5.04.170 "Business License and Regulations -
Exemptions"
Council and staff discussed the proposed ordinance.
MOTION: Mr. Maloney moved to adopt Ordinance No. 4380 amending the
section of Business License and Regulations - Exemptions, Section 5.04.170 of
the Pasco Municipal Code; and, further, authorize publication by sum mary
only. Mr. Martinez seconded. Motion carried unanimously.
Inclusivity Commission
Council and staff discussed.
Citizen testimony:
• Mr. Jeffrey Robinson - Thanked the Council for establishing this
commission.
• Mr. John Trumbo, Kennewick - Encouraged the Council to exercise
wisdom and consider if this is Council's role.
• Mr. Felix Vargas, 900 Road 64 - In favor of the commission.
• Ms. Uby Creek, Kennewick - A member of the Diversity Commission
in Kennewick. Thankful you are considering something like this.
• Mr. Hoffmann, 526 N. 8th - Asked the Council whether all groups will
be included on the commission
• Mr. Brad Peck, 200 N. Rd 44 - Spoke of the law of unintended
consequences and that this must be 360 degrees inclusive of all views
otherwise it could lead to more division.
MOTION: Mr. Maloney moved to approve Resolution No. 3820, establishing
an Inclusivity Commission. Ms. Barajas seconded. Motion carried by
unanimous Roll Call vote.
Councilmember Use of Social Media
Council and staff discussed.
MOTION: Mr. Maloney moved to approve Resolution No. 3921, adopting the
City Councilmember Social Media Policy. Mr. Alvarado seconded. Motion
carried unanimously.
NEW BUSINESS:
Page 2 of 3 Page 6 of 105
REGULAR MEETING
MINUTES
PASCO CITY COUNCIL FEBRUARY 20, 2018
Professional Services Agreement with JUB Engineers for Lewis Street
Overpass, No. 13007
MOTION: Mr. Maloney moved to approve the Professional Services
Agreement for the design services of the Lewis Street Overpass project, and
further, authorize the City Manager to execute the agreement. Mr. Martinez
seconded. Motion carried unanimously.
Council Communications and Phones
Council and staff discussed. Council wanted staff to look into offering an
alternative phone number to Council members. Mr. Zabell would be emailing
information to Council.
MISCELLANEOUS DISCUSSION:
Mr. Zabell discussed:
• At State Auditor's Accountability Audit Meeting we received no
findings.
• The Downtown Pasco Specialty Kitchen received new awnings to go
with the new façade.
• The Mother and Son Dance was a big success; the new classroom was
used for the first time for this event.
• The State Legislative Agenda will be discussed by Dale Learn and Paul
Hoover, with Gordon, Thomas, Honeywell, at the March 26th
Workshop Meeting.
Mr. Serrano thanked the 1st Responders present in the audience.
Mr. Martinez commented on collaboration with the school district to ensure our
kids safety.
ADJOURNMENT:
There being no further business, the meeting was adjourned at 8:15 p.m.
APPROVED: ATTEST:
Matt Watkins, Mayor Daniela Erickson, City Clerk
Page 3 of 3 Page 7 of 105
AGENDA REPORT
FOR: City Council March 1, 2018
TO: Dave Zabell, City Manager Regular Meeting: 3/5/18
FROM: Richa Sigdel, Director
Finance
SUBJECT: Bills and Communications
I. REFERENCE(S):
Accounts Payable 03.05.18
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
To approve claims in the total amount of $2,093,289.66 ($1,216,113.23 in Check Nos.
220837-221091; $158,291.02 in Electronic Transfer Nos. 819595-819629, 819640-
819675, 819678-819738, 819748-819812, 819815, 819817-820041, 820045-820047;
$39,310.94 in Check Nos. 51437-51467; $679,574.47 in Electronic Transfer Nos.
30117301-30117787).
III. FISCAL IMPACT:
IV. HISTORY AND FACTS BRIEF:
V. DISCUSSION:
Page 8 of 105
March 5, 2018
Claims Bank Payroll Bank Gen'l Bank Electronic Bank Combined
Check Numbers 220837-221091 51437-51467
Total Check Amount $1,216,113.23 $39,310.94 Total Checks 1,255,424.17$
Electronic Transfer Numbers 819595-819629 30117301-30117787
819640-819675
819678-819738
819748-819812
819815
819817-820041
820045-820047
Total EFT Amount $158,291.02 $679,574.47 $0.00 Total EFTs 837,865.49$
Grand Total 2,093,289.66$
Councilmember
654,739.00
16,969.31
0.00
0.00
803.71
11,337.28
0.00
1,636.50
166,193.17
1,241.20
7,478.22
41,685.69
1,297.18
1,434.75
0.00
1,539.31
19,662.32
491.16
497.00
0.00
0.00
16,138.69
11,348.73
0.00
2,928.54
357,270.04
32,559.63
1,122.65
0.00
0.00
287.09
0.00
0.00
744,628.49
GRAND TOTAL ALL FUNDS:2,093,289.66$
EQUIPMENT RENTAL - REPLACEMENT GOVERNMENTAL
EQUIPMENT RENTAL - REPLACEMENT BUSINESS
MEDICAL/DENTAL INSURANCE
OLD FIRE OPEB
FLEX
PAYROLL CLEARING
EQUIPMENT RENTAL - OPERATING BUSINESS
SPECIAL ASSESSMENT LODGING
LITTER ABATEMENT
REVOLVING ABATEMENT
TRAC DEVELOPMENT & OPERATING
PARKS
ECONOMIC DEVELOPMENT
STADIUM/CONVENTION CENTER
LID
GENERAL CAP PROJECT CONSTRUCTION
UTILITY, WATER/SEWER
EQUIPMENT RENTAL - OPERATING GOVERNMENTAL
RIVERSHORE TRAIL & MARINA MAIN
C.D. BLOCK GRANT
HOME CONSORTIUM GRANT
NSP GRANT
MARTIN LUTHER KING COMMUNITY CENTER
AMBULANCE SERVICE
CEMETERY
ATHLETIC PROGRAMS
GOLF COURSE
SENIOR CENTER OPERATING
MULTI-MODAL FACILITY
SCHOOL IMPACT FEES
STREET OVERLAY
City of Pasco, Franklin County, Washington
We, the undersigned, do hereby certify under penalty of perjury the materials have been furnished, the services rendered or the labor performed as
described herein and the claim is a just, due and unpaid obligation against the city and we are authorized to authenticate and certify to such claim.
Dave Zabell, City Manager Richa Sigdel, Finance Director
We, the undersigned City Councilmembers of the City Council of the City of Pasco, Franklin County, Washington, do hereby certify on this
5th day of March, 2018 that the merchandise or services hereinafter specified have been received and are approved for payment:
Councilmember
SUMMARY OF CLAIMS BY FUND:
GENERAL FUND
STREET
ARTERIAL STREET
The City Council
C I T Y O F P A S C O
Council Meeting of:
Accounts Payable Approved
Page 9 of 105
AGENDA REPORT
FOR: City Council February 15, 2018
TO: Dave Zabell, City Manager Regular Meeting: 3/5/18
FROM: Stan Strebel, Deputy City Manager
Executive
SUBJECT: Benton-Franklin Community Action Connections Board Appointment
I. REFERENCE(S):
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
I move to concur in the Mayor's reappointment of Alecia Greenaway to the Benton -
Franklin Community Action Connections Board (term to expire January 2020).
III. FISCAL IMPACT:
IV. HISTORY AND FACTS BRIEF:
Benton Franklin Community Action Connections (BFCAC) is a private non-profit
corporation established to assist low-income families/individuals to identify options
and alternatives for self-sufficiency and independence by improving their chances for
filling their employment, housing and childcare needs.
BFCAC provides services under approximately 42 different contracts and networks
with community partners to provide a wide-variety of services in Benton and Franklin
Counties.
BFCAC uses federal and state funding to provide a range of services and activities,
which are intended to have a measurable and potentially major impact on reducing the
causes of poverty.
V. DISCUSSION:
During the 2014 process of assigning Council to various boards and commissions, it
was determined that it was not a requirement for a Councilmember to sit on the
BFCAC. Thus, Mayor Watkins asked that a member of the Planning Commission be
asked to represent the City, and Alecia Greenaway accepted the request. Ms.
Greenaway has served in this capacity since February, 2014. Mayor Watkins proposes
Page 10 of 105
to reappoint Ms. Greenaway to the BFCAC and seeks Council concurrence.
Page 11 of 105
AGENDA REPORT
FOR: City Council February 15, 2018
TO: Dave Zabell, City Manager Regular Meeting: 3/5/18
FROM: Stan Strebel, Deputy City Manager
Executive
SUBJECT: Historic Preservation Commission Reappointments
I. REFERENCE(S):
Resolution No. 3388
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
MOTION: I move to concur in the Mayor's reappointment of Marilynn Baker to
Position No. 3 and Tom Brandon to Position No. 4 on the Historic Preservation
Commission (terms to expire 8/1/21).
III. FISCAL IMPACT:
IV. HISTORY AND FACTS BRIEF:
The Historic Preservation Commission is composed of five members; terms are for
three years. The board meets the second Wednesday of each month.
The Historic Preservation Commission: identifies and actively encourages the
conservation of Pasco’s historic resources by reviewing National Register properties
applying for Special Tax Valuation; raises community awareness of Pasco’s history
and historic resources; and serves as the City of Pasco’s primary resource in matters of
history, historic planning and preservation.
There are two positions whose terms are expiring:
1. Position No. 3 (currently Marilynn Baker)
2. Position No. 4 (currently Tom Brandon)
As outlined in Resolution No. 3388, the incumbents are eligible for reappointment
without interview.
Page 12 of 105
V. DISCUSSION:
Mayor Watkins requests Council's concurrence in his reappointment of Marilynn Baker
and Tom Brandon to the Historic Preservation Commission.
Page 13 of 105
RESOLUTION NO. `
A RESOLUTION Providing a Process for Appointments to City Boards and
Commissions.
WHEREAS, the City of Pasco maintains several citizen advisory boards to assist the delivery of
municipal services as well as to advise the City Council in making various policy decisions; and
WHEREAS, the appointment process prescribed by the Pasco Municipal Code requires the Mayor
to appoint citizens to vacancies on such boards, subject to confirmation of the City Council; and
WHEREAS, the Mayor and City Council desire to establish an appointment process which is more
collaborative yet efficient for both the applicants and City Council alike;NOW,THEREFORE,
THE CITY COUNCIL OF THE CITY OF PASCO, WASHINGTON DOES RESOLVES AS
FOLLOWS:
Section 1: Applications for city boards and commissions shall be solicited annually by the City
Manager on behalf of the City Council.
Section 2: All applications received by the City Manager shall be reviewed by a City Council
committee appointed by the Mayor; such committee, to be known as the "Appointment Screening
Committee," shall be ad-hoc, appointed annually, and consist of three members, including the Mayor. The
Appointment Screening Committee shall select those applicants it deems best suited for the respective
board/commission but not more than three applicants for each vacancy to be filled. The Appointment
Screening Committee shall consider the following factors in making their selections for further
consideration:
a) Geographic representation;
b) Gender representation;
c) Ethnic representation;
d) Familial and financial relationships of board members
Section 3: Those applicants selected by the Appointment Screening Committee shall be
interviewed by the City Council during a public meeting; provided, however, the Screening Committee may
recommend reappointment of an incumbent applicant without interview by the City Council if the incumbent
has •-- • - - -•served not more than two consecutive•
terms since the last interview. At a City Council meeting following such interview, an interviewed candidate
shall be selected by the Mayor for appointment to each vacancy. Any candidate selected by the Mayor shall
be subject to confirmation vote of the City Council; a majority vote of the quorum present at such meeting
shall be required to confirm the Mayor's appointments.
Section 4: Any prior resolutions of the City Council in conflict with the provisions of this
resolution shall be superseded by this resolution.
PAS D by the City Council ity of Pasco at its regular meeting this 16th day of April, 2012.
Matt Watkins, Mayor
T T: f APP'S AS TO FORM:
Debra Clark,City Clerk Leland B. Kerr, City Attorney
Page 14 of 105
AGENDA REPORT
FOR: City Council March 1, 2018
TO: Dave Zabell, City Manager Regular Meeting: 3/5/18
FROM: Dan Dotta, Interim Director
Administrative & Community Services
SUBJECT: Accept Work - City Hall Remodel (Phase 1)
I. REFERENCE(S):
Proposed Resolution
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
MOTION: I move to approve Resolution No. ________, accepting work performed by
Vincent Brothers LLP for the City Hall Remodel (Phase 1) project.
III. FISCAL IMPACT:
$305,166 - REET Fund, 2017 CIP
IV. HISTORY AND FACTS BRIEF:
On October 2, 2017 Council awarded the City Hall Remodel (Phase 1) project to
Vincent Brothers LLP in the amount of $305,166, including sales tax.
V. DISCUSSION:
The project has been completed on budget, with the areas formerly occupied by Police
personnel remodeled for use by Recreation and Information Services and the space
formerly occupied by the Prosecutor remodeled for use by Human Resources.
Staff recommends approval of the resolution accepting this project.
Page 15 of 105
RESOLUTION NO. _______
A RESOLUTION ACCEPTING THE WORK PERFORMED BY VINCENT
BROTHERS LLP FOR THE CITY HALL REMODEL (PHASE 1) PROJECT
WHEREAS, the work performed by Vincent Brothers LLP for the City Hall Remodel
(Phase I) project has been examined by Administrative & Community Services and has been
found to be in apparent compliance with the applicable project specifications, and
WHEREAS, it is Administrative & Community Services recommendation that the City
of Pasco formally accept the contractor’s work and the project as complete; NOW,
THEREFORE,
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PASCO, that the
City Council concurs with Administrative & Community Services recommendation and thereby
accepts the work performed by Vincent Brothers LLP for the City Hall Remodel (Phase I)
project, as being completed in apparent conformance with the project specifications and,
BE IT FURTHER RESOLVED, that the City Clerk is hereby directed to notify the
Washington State Department of Revenue of this acceptance, and
BE IT FURTHER RESOLVED, that the final payment of retainage being withheld
pursuant to applicable laws, regulations and administrative determination shall be released upon
satisfaction of same and verification thereof by Administrative & Community Services and
Finance Director.
PASSED by the City Council of the City of Pasco this 5th day of March, 2018.
_____________________________
Matt Watkins
Mayor
ATTEST: APPROVED AS TO FORM:
_____________________________ __________________________
Daniela Erickson Leland B. Kerr
City Clerk City Attorney
Page 16 of 105
Comments
April, May, Oct, Nov when taxes are received
GENERAL FUND REVENUES OVER/UNDER EXPENDITURES:
YTD revenues exceed expenditures by $656,554 compared to expenditures exceeding revenue by $74,892 in 2017. This is mainly due to new practice of accrual of
2017 payroll cost. The 2018 year-end projection is for expenditures to exceed revenue by $374,000, mostly due to one time investments being made by the City to
move to SECOMM. Fund Balance reserves help to stabilize operations for unexpected adverse fluctuations in revenue or expenditure actual amounts.
*Excludes debt proceeds, principal payments, and non cash contributions.
$0
$5,000
$10,000
$15,000
$20,000
$25,000
$30,000
$35,000
$40,000
$45,000
$50,000
JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC$'s in Thousands2018 CUMULATIVE GENERAL FUND REVENUE & EXPENDITURES
2018 Rev 2018 Exp 4-Yr Average Rev 4-Yr Average Exp
Page 17 of 105
GENERAL FUND END FUND BALANCE HISTORY:
The City designates the fund balance into two categories, restricted and unrestricted. The unrestricted fund balance represents funds the City sets aside as a
stabilization fund, the intent of which is to smooth over unexpected fluctuations in revenues and expenditures. The fund balance is normally built up when revenues
exceed expenditures. The 2017 estimated fund balance is expected to be lower than prior year due to accrual of an additional pay period as recommended by State
Auditor's Office. This accural was not a standard practice for the City in prior years.
Page 18 of 105
GENERAL FUND
REVENUE SOURCES 2017 Budget
2017 YTD
Actual
% of
Annual
Budget 2018 Budget
2018 YTD
Actual
% of
Annual
Budget Variance Comments
TAXES:
PROPERTY 7,825,655 86,096 1%8,182,758 27,577 0%
SALES 12,300,000 1,022,821 8%12,675,000 1,120,678 9%
PUBLIC SAFETY 1,400,000 112,737 8%1,488,740 124,432 8%
UTILITY 9,267,000 735,170 8%9,498,808 780,991 8%
OTHER 1,204,000 202,227 17%1,215,170 251,516 21%
LICENSES & PERMITS 1,921,964 342,436 18%2,054,200 167,423 8%
INTERGOV'T REVENUE 2,118,837 117,873 6%2,317,438 131,974 6%
CHARGES FOR SERVICES 6,523,156 536,212 8%7,093,604 592,722 8%
FINES & FORFEITS 872,100 64,422 7%853,100 63,494 7%
MISC. REVENUE 498,760 37,465 8%528,800 21,909 4%
DEBT AND TRANSFERS IN 593,000 416,084 70%227,600 11,467 5%Timing of internal fund transfers
TOTAL 44,524,472 3,673,543 8%46,135,218 3,294,183 7%
EXPENDITURES 2017 Budget
2017 YTD
Actual
% of
Annual
Budget 2018 Budget
2018 YTD
Actual
% of
Annual
Budget Variance Comments
CITY COUNCIL 111,975 8,596 8%124,511 5,726 5%Accrual and timing of pay periods in 2018
MUNICIPAL COURT 1,763,123 110,771 6%1,464,406 56,587 4%Accrual and timing of pay periods in 2018
CITY MANAGER 1,593,838 117,567 7%2,564,519 123,242 5%Accrual and timing of pay periods in 2018
POLICE 15,483,731 1,117,311 7%16,544,349 757,486 5%Accrual and timing of pay periods in 2018
FIRE 7,055,942 511,865 7%6,859,386 247,258 4%Accrual and timing of pay periods in 2018
ADMIN & COMMUNITY SVCS 6,801,261 581,860 9%7,533,004 415,734 6%Accrual and timing of pay periods in 2018
COMMUNITY DEVELOPMENT 1,592,376 126,297 8%1,728,603 64,298 4%Accrual and timing of pay periods in 2018
FINANCE 2,019,332 156,250 8%2,231,311 62,456 3%Accrual and timing of pay periods in 2018
ENGINEERING 1,798,269 132,245 7%1,801,529 66,449 4%Accrual and timing of pay periods in 2018
LIBRARY 1,330,220 208,318 16%1,377,958 108,463 8%Timing of payment in 2017
NON-DEPARTMENTAL 2,219,313 253,541 11%2,173,513 667,643 31%
WCIA yearly invoice to be allocated to
other departments
DEBT AND TRANSFERS OUT 2,747,400 464,119 17%1,941,700 74,217 4%Timing of internal fund transfers
TOTAL 44,516,780 3,788,740 9%46,344,789 2,649,559 6%
Average Elapsed Time 6%
Labor 4%
Non Labor 8%
2017 2018
2017 2018
Page 19 of 105
AGENDA REPORT
FOR: City Council February 27, 2018
TO: Dave Zabell, City Manager
Rick White, Director
Community & Economic Development
Regular Meeting: 3/5/18
FROM: Darcy Bourcier, Planner I
Community & Economic Development
SUBJECT: Preliminary Plat: Northridge Estates (MF# PP 2017-010)
I. REFERENCE(S):
Proposed Resolution
Overview Map
Vicinity Map
Preliminary Plat
Report to the Planning Commission
Planning Commission Minutes Dated: 1/18/18 & 2/15/18
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
MOTION: I move to approve Resolution No.______, approving the Preliminary Plat
for Northridge Estates.
III. FISCAL IMPACT:
None
IV. HISTORY AND FACTS BRIEF:
On January 18, 2018 the Planning Commission conducted a public hearing to develop
a recommendation for the City Council on the preliminary plat for Northridge Estates.
The proposed plat is located west of Road 52 and south of Burns Road at the northern
City limits.
Following the hearing, the Planning Commission determined that with conditions, the
preliminary plat should be recommended for approval. The recommended conditions
are contained in the attached resolution.
Page 20 of 105
No written appeal of the Planning Commission’s recommendation has been received.
V. DISCUSSION:
The proposed plat contains approximately 20 acres and lies west of Road 52 and
Franklin Elementary. The developer is planning on developing a single-family
neighborhood similar to the neighborhood located west of the proposed development,
West Pasco Terrace.
The average lot size is 9,589 square feet with the largest lot at 18,817 square feet.
Page 21 of 105
RESOLUTION NO.______
A RESOLUTION APPROVING A PRELIMINARY PLAT
FOR NORTHRIDGE ESTATES.
WHEREAS, RCW 58.17 enables the City to uniformly administer the process of
subdividing property for the overall welfare of the community; and,
WHEREAS, Sunbelt Homes, LLC has requested approval of a preliminary plat; and,
WHEREAS, the Planning Commission held a public hearing on the proposed Northridge
Estates plat and developed findings related thereto and said findings are hereby adopted by the
City C ouncil; and,
WHEREAS, following a public hearing, the Planning Commission found the proposed
plat promoted the general welfare of the community and recommended said preliminary plat be
approved with conditions; NOW THEREFORE,
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PASCO:
That the preliminary plat for Northridge Estates located at parcel # 116170032, is hereby
approved with the following conditions:
1. All work shall comply with City of Pasco Standards and Specifications.
2. No utility vaults, pedestals, or other obstructions will be allowed at street intersections.
3. Curlew Lane shall be improved to County Standards from Overton to the proposed plat.
4. Utilities shall be extended to and through the parcel subject to development, including
along Burns Road in coincidence with the property frontage.
5. All corner lots and other lots that present difficulties for the placement of yard fencing
shall be identified in the notes on the face of the final plat(s).
6. The developer shall install a common “estate type” masonry fence 6 feet in height
adjacent to the rear line of all lots backing Burns Road. The wall details must be included
on the subdivision construction drawings. All final Plats shall include a note that clearly
indicates the maintenance responsibility for the estate wall is the responsibility of the
property owners adjoining the wall. A concrete mow strip shall be installed under any
common fence as directed by the City Parks Division and shall be approved by the Parks
Department prior to installation.
7. The developer/builder shall pay the City a "common area maintenance fee" of $475 per
lot upon issuance of building permits for homes. These funds shall be placed in a fund
and used to finance the maintenance of arterial boulevard strips. The City shall not accept
maintenance responsibility for the landscaping abutting said streets until such time as all
fees are collected for each phase that abut said streets.
8. The final plat(s) shall contain a 10-foot utility easement parallel to all streets unless
otherwise required by the Franklin County PUD.
9. Lots abutting Burns Road shall not have direct access to Burns Road. Access shall be
prohibited by means of deed restrictions or statements on the face of the final plat(s).
Page 22 of 105
10. The final plat(s) shall contain the following Franklin County Public Utility District
statement: “The individual or company making improvements on a lot or lots of this Plat
is responsible for providing and installing all trench, conduit, primary vaults, secondary
junction boxes, and backfill for the PUD’s primary and secondary distribution system in
accordance with PUD specifications; said individual or company will make full advance
payment of line extension fees and will provide all necessary utility easements prior to
PUD construction and/or connection of any electrical service to or within the plat”.
Passed by the City Council of the City of Pasco this 5th day of March, 2018.
__________________________
Matt Watkins, Mayor
ATTEST: APPROVED AS TO FORM:
_________________________ _____________________________
Daniela Erickson, City Clerk Leland B. Kerr, City Attorney
Page 23 of 105
Item: Northridge Estates 72-Lot Preliminary PlatApplicant: Sunbelt Homes LLCFile #: PP 2017-010OverviewMapSITEPage 24 of 105
Item: Northridge Estates 72-Lot Preliminary PlatApplicant: Sunbelt Homes LLCFile #: PP 2017-010VicinityMapSITEPage 25 of 105
SHEET IDSHEETOFDESIGNED:CHECKED:400 Bradley Blvd, Ste 106
Richland, WA 99352
509.942.1600
PBS Engineering and
Environmental Inc.
pbsusa.com
Filename: L:\Projects\66000\66006\66006-001\Civil\CAD\Working\Sheets\66006-001_Preplat.dwg Layout Tab: PREPLAT-1 User: Jason L. Mattox CAD Plot Date/Time: 12/1/2017 4:38:07 PM
Know what'sRFull Size Sheet Format Is 22x34; If Printed Size Is Not 22x34, Then This Sheet Format Has Been Modified & Indicated Drawing Scale Is Not Accurate. PRELIMINARY PLAT FOR:
A SUBDIVISION LOCATED IN THE CITY OF PASCO, WA.MERJLMDEC 20176600600111VICINITY MAPNOT TO SCALEROAD 68ROAD 60
BURDEN BLVD.BURDEN BLVDSANDIFUR PKWYROAD 52 SANDIFUR PARKWAYWRIGLEY DRIVEROBERT WAYNE DRIVE SITETHREE RIVERS DRIVEI-182Scale 1" = 60'03060120CITY OF PASCO, FRANKLIN COUNTY, WASHINGTONLOCATED IN SECTION 10, TOWNSHIP 9 NORTH, RANGE 29 EAST, W.M.PRELIMINARY PLAT60' R/W
60' R/W
60' R/WR70'R/WR70'R/WEXTG 20'SS ESMTPROPERTY BOUNDARYPROPERTY BOUNDARYPROPERTYBOUNDARYPROPERTYBOUNDARYPASCO SCHOOL DISTRICT1215 W. LEWIS ST.PASCO, WA 99301SUNBELT HOMES, LLC601 WEST KENNEWICK AVE.KENNEWICK, WA 99336(509) 736-1300PBS - JASON MATTOX400 BRADLEY BLVD, SUITE 106RICHLAND, WA 99352(509) 942-1600PBS - ALEXANDER MATARAZZO400 BRADLEY BLVD, SUITE 106RICHLAND, WA 99352(509) 942-1600PRELIMINARY1
:1
:
1
:
310 310 211
NOTES:1.ALL LOTS SHALL HAVE A 10'UTILITY EASEMENT ABUTTING ANYRIGHT-OF-WAY.2.A 6' BLOCK ESTATE FENCE WILL BEPROVIDED ON BURNS ROADFRONTAGE.3.CONTOUR INTERVAL = 5'SECTION LINEEXTG
60' R/W
EXTG 30' R/W
PER SP 2003-12
EXTG
60' R/W EXTG 40' R/WPHASE LINE20' SSTRACTEXTG 20' SS ESMTAFN# 173092910' UTIL
ESMT (TYP)
EXTG 30' ROAD
ESMT PER SP 77-13
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ESMT (TYP)10'x27' IRR EASEMENTPER AFN 1815883Page 26 of 105
1
REPORT TO PLANNING COMMISSION
MASTER FILE NO: PP 2017-010
HEARING DATE: 1/18/2018
ACTION DATE: 2/15/2018
APPLICANT: Sunbelt Homes, LLC
601 W Kennewick Ave
Kennewick, WA 99336
BACKGROUND
REQUEST: Preliminary Plat: Northridge Estates, 72-Lot Single-Family
Subdivision
1. PROPERTY DESCRIPTION:
Legal: Short Plat 2017-02 Lot 2
General Location: West of the intersection of Burns Road and Road 52
and west of Franklin Elementary
Property Size: 20.14 Acres
Number of Lots Proposed: 72 single-family lots
Square Footage Range of Lots: 7,280 ft² to 18,817 ft²
Average Lot Square Footage: 9,589 ft²
2. ACCESS: The property will have access from Burns Road.
3. UTILITIES: Municipal water and sewer service will be made available to
the site.
4. LAND USE AND ZONING: The site is zoned R-1 (Low Density
Residential) Surrounding properties are zoned and developed as follows:
NORTH: County – Agriculture
SOUTH: County – Single Family
EAST: R-1 – Franklin Elementary
WEST R-1 – Single Family
5. COMPREHENSIVE PLAN: The Comprehensive Plan indicates the site is
intended for low-density residential development. According to the
Comprehensive Plan, low-residential development means 2 to 5 dwelling
units per acre. The criteria for allocation under the future land use
section of Volume II of the Comprehensive Plan (Vol. II, page 17)
encourages development of lands designated for low-density residential
uses when or where sewer is available; the location is suitable for home
sites; and there is a market demand for new home sites. Policy H-1-E
encourages the advancement of home ownership, and Goal H-2 suggests
the City strive to maintain a variety of housing options for residents of
the community. Goal LU-2 encourages the maintenance of established
Page 27 of 105
2
neighborhoods and the creation of new neighborhoods that are safe and
enjoyable places to live.
6. ENVIRONMENTAL DETERMINATION: Based on the SEPA checklist,
the adopted City Comprehensive Plan, City development regulations,
testimony at the public hearing and other information, a Determination
of Non-Significance (DNS) has been issued for this project (WAC 197-11-
355).
ANALYSIS
The project site is located west of the intersection of Burns Road and Road 52
and east of the West Pasco Terrace Subdivision. Just to the east is Franklin
Elementary. The site is relatively flat and is vacant with a combination of bare
ground and native and non-native grasses and other vegetation.
The site was initially designated an RS-1 zoning district after being annexed as
a part of a larger area in 2006. The R-1 (Low Density Residential) zoning was
established in 2010 prior to the development of the West Pasco Terrace
subdivision and Franklin Elementary. In early 2017, a short plat was finalized
that separated the project site and the elementary school from each other.
The applicant is proposing to subdivide the site into 72 lots to allow the
construction of single-family homes consistent with the R-1 zoning on the
property. Properties to the west are developed with single-family homes on lots
zoned R-1 (West Pasco Terrace) and properties on the east side of the
elementary school are zoned RS-1 (Madison Park). The general vicinity is
conducive to the development of single-family homes.
The property site is located along the northernmost city limits.
LOT LAYOUT: The proposed Plat contains 72 residential lots. The lots vary in
size from 7,280 square feet to 18,817 square feet. The average lot size is 9,589
square feet. The proposal is consistent with the density requirements of the R-1
zoning of the site. The minimum lot size for the R-1 zone is 7,200 square feet.
RIGHTS-OF-WAY: All lots have frontage on streets which will be dedicated.
UTILITIES: Municipal water and sewer must be extended to and through the
parcel subject to development, including along Burns Road in coincidence with
the property frontage. A 20-foot easement in lot 21 and lot 29 must be created
for maintenance purposes of the existing sewer line. This easement will be
treated like an alley. Currently this sewer line is owned and maintained by the
Pasco School District. It is currently under evaluation to be taken over by the
Page 28 of 105
3
City of Pasco. If it is determined that the City will take over jurisdiction of the
sewer line, this easement will be dedicated to the City of Pasco.
The Engineering Division will determine the specific placement of fire hydrants
and streetlights when construction plans are submitted. As a general rule, fire
hydrants are located at street intersections and with a maximum interval of
500 feet between hydrants on alternating sides of the street. Streetlights are
located at street intersections, with a maximum interval of 300 feet on
residential streets, and with a maximum interval of 150 feet on arterial streets.
The intervals for street light placements are measure along the centerline of the
road. Street lights are placed on alternating sides of the street.
STREET NAMES: The proposed street names will be added prior to final plat
approval.
IRRIGATION: The municipal code requires the installation of irrigation lines
as a part of the infrastructure improvements.
WATER RIGHTS: The assignment of water rights is a requirement for
subdivision approval per Pasco Municipal Code Section 26.04.115 and Section
3.07.160. If no water rights are available to transfer to the City the property
owner/developer must pay a water right fee in lieu thereof as established in
PMC Chapter 3.07. The Public Works Director may waive the fee if the
developer mixes a soil additive in the ground that provides 30% retention of
irrigation water.
FINDINGS OF FACT
State law (RCW 58.17.010) and the Pasco Municipal Code require the Planning
Commission to develop Findings of Fact as to how this proposed subdivision
will protect and enhance the health, safety and general welfare of the
community. The following is a listing of proposed "Findings of Fact":
Prevent Overcrowding: Density requirements of the R-1 zone are designed to
address overcrowding concerns. The Comprehensive Plan suggests the property
in question be developed with 2 to 5 dwelling units per acre. The proposed Plat
has a density of approximately 3.7 units per acre. No more than 40 percent of
each lot is permitted to be covered with structures per the R-1 standards.
Parks Opens Space/Schools: The City is required by RCW 58.17.110 to make
a finding that adequate provisions are being made to ameliorate the impacts of
the proposed subdivision on the School District. At the request of the School
District the City enacted a school impact fee in 2012. The imposition of this
impact fee addresses the requirement to ensure there are adequate provisions
Page 29 of 105
4
for schools. A school impact fee in the amount of $4,525 will be charged for
each new dwelling unit at the time of building permit issuance.
Effective Land Use/Orderly Development: The Plat is laid out for single-
family development as identified in the Comprehensive Plan. The maximum
density permitted under the Comprehensive Plan is 5 dwelling units per acre.
The developer is proposing a density of 3.6 units per acre.
Safe Travel & Walking Conditions: The plat will connect to the community
through the existing network of streets. Sidewalks are installed at the time
homes are built on individual lots. The sidewalks will be constructed to current
City standards and to the standards of the American’s with Disabilities Act
(ADA). The ADA ramps at the corners of all intersection will be installed with
the construction of the road improvements
Adequate Provision of Municipal Services: All lots within the Plat will be
provided with water, sewer and other utilities.
Provision of Housing for State Residents: This Preliminary Plat contains 72
residential building lots, providing an opportunity for the construction of 72
new dwelling units in Pasco.
Adequate Air and Light: The maximum lot coverage limitations and building
setbacks will assure that adequate movement of air and light is available to
each lot.
Proper Access & Travel: The streets through and adjoining the Plat have been
or will be paved and developed to City standards to assure proper access is
maintained to each lot. Connections to the community will be provided by
Burns Road with emergency access on Curlew Lane. The Preliminary Plat was
submitted to the Transit Authority for review. (The discussion under “Safe
Travel” above applies to this section also.)
Comprehensive Plan Policies & Maps: The Comprehensive Plan designates
the Plat site for low-density residential development. Policies of the
Comprehensive Plan encourage the advancement of home ownership and
suggest the City strive to maintain a variety of housing for residents.
Other Findings:
• The site is within the Pasco Urban Growth Boundary.
• The State Growth Management Act requires urban growth and urban
densities to occur within the Urban Growth Boundaries.
Page 30 of 105
5
• The site is vacant with a combination of bare ground and native and
non-native grasses and other vegetation.
• The site is not considered a critical area a mineral resource area or a wet
land.
• The Comprehensive Plan identifies the site for low-density residential
development.
• Low-density residential development is described in the Comprehensive
Plan as two to five dwelling units per acre.
• The developer is proposing a density of 3.6 units per acre.
• The site is zoned R-1 (Low Density Residential).
• The site was annexed in 2006 with an RS-1 zoning determination.
• The site was rezoned R-1 in 2010 and was part of a short plat in early
2017.
• The Housing Element of the Comprehensive Plan encourages the
development of a variety of residential densities and housing types.
• The Transportation Element of the Comprehensive Plan encourages the
interconnection of neighborhood streets to provide for the disbursement
of traffic.
• The interconnection of neighborhood streets is necessary for utility
connections (looping) and the provision of emergency services.
• The neighborhood is connected to the community by way of Burns Road
and Curlew lane.
• Per the ITE Trip Generation Manual 8th Addition the proposed
subdivision, when fully developed, will generate approximately 310
vehicle trips per day.
• RCW 58.17.110 requires the City to make a finding that adequate
provisions have been made for schools before any preliminary plat is
approved.
• The City of Pasco has adopted a school impact fee ordinance compelling
new housing developments to provide the School District with mitigation
fees. The fee was effective April 16, 2012.
• Past correspondence from the Pasco School District indicates impact fees
address the requirement to ensure adequate provisions are made for
schools.
• Plat improvements within the City of Pasco are required to comply with
the 2015 Standard Drawings and Specification as approved by the City
Engineer. These improvements include but are not limited to water,
sewer and irrigation lines, streets, street lights and storm water
retention. The handicapped accessible pedestrian ramps are completed
with the street and curb improvements prior to final plat approval.
Sidewalks are installed at the time permits are issued for new houses
Page 31 of 105
6
except sidewalks along major streets, which are installed with the street
improvements.
• All engineering designs for infrastructure and final plat drawings are
required to utilize the published City of Pasco Vertical Control Datum.
• All storm water generated from a developed plat is required to be
disposed of per City and State codes and requirements. Prior to the City
of Pasco accepting construction plans for review the developer is required
to enter into a Storm Water Maintenance Agreement with the City. The
developer is responsible for obtaining the signatures of all parties
required on the agreement and to have the agreement recorded with the
Franklin County Auditor. The original signed and recorded copy of the
agreement is presented to the City of Pasco at the intake meeting for
construction plans.
• The City has nuisance regulations (PMC 9.60) that require property
owners (including developers) to maintain their properties in a manner
that does not injure, annoy or endanger the comfort and repose of other
property owners. This includes controlling dust, weeds and litter during
times of construction for both subdivisions and buildings including
houses.
• Prior to acceptance of final plats developers are required to prepare and
submit record drawings. All record drawings shall be created in
accordance with the requirements detailed in the Record Drawing
Requirements and Procedure form provided by the Engineering Division.
This form must be signed by the developer prior to construction plan
approval.
CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT
Before recommending approval or denial of the proposed Plat the Planning
Commission must develop findings of fact from which to draw its conclusion
(P.M.C. 26.24.070) therefrom as to whether or not:
(1) Adequate provisions are made for the public health, safety and
general welfare and for open spaces, drainage ways, streets, alleys,
other public ways, water supplies, sanitary wastes, parks,
playgrounds, transit stops, schools and school grounds, sidewalks for
safe walking conditions for students and other public needs;
The proposed plat will be required to develop under the standards of the Pasco
Municipal Code and the standard specifications of the City Engineering
Division. These standards for streets, sidewalks, and other infrastructure
improvements were designed to ensure the public health; safety and general
welfare of the community are secured. These standards include provisions for
streets, drainage, water and sewer service and the provision for dedication of
right-of-way. The preliminary plat was forwarded to the Franklin County PUD,
Page 32 of 105
7
the Pasco School District, Cascade Gas, Charter Cable and Ben-Franklin
Transit Authority for review and comment.
Based on the School Districts Capital Facilities Plan the City collects school
mitigation fees for each new dwelling unit. The fee is paid at the time of
building permit issuance. The school impact fee addresses the requirements of
RCW 58.17.110.
(2) The proposed subdivision contributes to the orderly development and
land use patterns in the area;
The proposed Plat makes efficient use of vacant land and will provide for the
looping of utilities and interconnectivity of streets as supported in the
Comprehensive Plan.
(3) The proposed subdivision conforms to the policies, maps and
narrative text of the Comprehensive Plan;
The Comprehensive Plan land use map designates the site for low-density
residential development. Low-density residential development is described as
two to five dwelling units per acre in the text of the Comprehensive Plan. The
Housing Element of the Plan encourages the promotion of a variety of
residential densities and suggests the community should support the
advancement of programs encouraging home ownership. The Plan also
encourages the interconnection of local streets for inter-neighborhood travel for
public safety as well as providing for traffic disbursement.
(4) The proposed subdivision conforms to the general purposes of any
applicable policies or plans which have been adopted by the City
Council;
Development plans and policies have been adopted by the City Council in the
form of the Comprehensive Plan. The proposed subdivision conforms to the
policies, maps and narrative text of the Plan as noted in number three above.
(5) The proposed subdivision conforms to the general purposes of the
subdivision regulations.
The general purposes of the subdivision regulations have been enumerated and
discussed in the staff analysis and Findings of Fact. The Findings of Fact
indicate the subdivision is in conformance with the general purposes of the
subdivision regulations provided certain mitigation measures (i.e.: school
impact fees are paid.)
(6) The public use and interest will be served by approval of the proposed
subdivision.
Page 33 of 105
8
The proposed Plat, if approved, will be developed in accordance with all City
standards designed to insure the health, safety and general welfare of the
community are met. The Comprehensive Plan will be implemented through
development of this Plat. These factors will insure the public use and interest
are served.
TENTATIVE PLAT APPROVAL CONDITIONS
1. All work shall comply with City of Pasco Standards and Specifications.
2. No utility vaults, pedestals, or other obstructions will be allowed at street
intersections.
3. Curlew Lane shall be improved to County Standards from Overton to the
proposed plat.
4. Utilities shall be extended to and through the parcel subject to
development, including along Burns Road in coincidence with the
property frontage.
5. All corner lots and other lots that present difficulties for the placement of
yard fencing shall be identified in the notes on the face of the final
plat(s).
6. The developer shall install a common “estate type” masonry fence 6 feet
in height adjacent to the rear line of all lots backing Burns Road. The
wall details must be included on the subdivision construction drawings.
All final Plats shall include a note that clearly indicates the maintenance
responsibility for the estate wall is the responsibility of the property
owners adjoining the wall. A concrete mow strip shall be installed under
any common fence as directed by the City Parks Division and shall be
approved by the Parks Department prior to installation.
7. The developer/builder shall pay the City a "common area maintenance
fee" of $475 per lot upon issuance of building permits for homes. These
funds shall be placed in a fund and used to finance the maintenance of
arterial boulevard strips. The City shall not accept maintenance
responsibility for the landscaping abutting said streets until such time as
all fees are collected for each phase that abut said streets.
8. The final plat(s) shall contain a 10-foot utility easement parallel to all
streets unless otherwise required by the Franklin County PUD.
9. Lots abutting Burns Road shall not have direct access to Burns Road.
Access shall be prohibited by means of deed restrictions or statements
on the face of the final plat(s).
10. The final plat(s) shall contain the following Franklin County Public Utility
District statement: “The individual or company making improvements on
a lot or lots of this Plat is responsible for providing and installing all
trench, conduit, primary vaults, secondary junction boxes, and backfill
for the PUD’s primary and secondary distribution system in accordance
Page 34 of 105
9
with PUD specifications; said individual or company will make full
advance payment of line extension fees and will provide all necessary
utility easements prior to PUD construction and/or connection of any
electrical service to or within the plat”.
RECOMMENDATION
MOTION: I move to adopt Findings of Fact and Conclusions therefrom as
contained in the February 15, 2018 staff report.
MOTION: I move based on the Findings of Fact and Conclusions, as adopted,
the Planning Commission recommend the City Council approve the
Preliminary Plat for Northridge Estates, with conditions as listed in
the February 15, 2018 staff report.
Page 35 of 105
Item: Northridge Estates 72-Lot Preliminary PlatApplicant: Sunbelt Homes LLCFile #: PP 2017-010OverviewMapSITEPage 36 of 105
Item: Northridge Estates 72-Lot Preliminary PlatApplicant: Sunbelt Homes LLCFile #: PP 2017-010VicinityMapSITEPage 37 of 105
Item: Northridge Estates 72-Lot Preliminary PlatApplicant: Sunbelt Homes LLCFile #: PP 2017-010Land UseMapFarming(County)SFDUsSFDUsSFDUs(County)SchoolSchoolVacant SITEChurchPage 38 of 105
Item: Northridge Estates 72-Lot Preliminary PlatApplicant: Sunbelt Homes LLCFile #: PP 2017-010ZoningMapAP-20(County)R-1R-S-1/PUDRS-20(County)SITER-1Page 39 of 105
SHEET IDSHEETOFDESIGNED:CHECKED:400 Bradley Blvd, Ste 106
Richland, WA 99352
509.942.1600
PBS Engineering and
Environmental Inc.
pbsusa.com
Filename: L:\Projects\66000\66006\66006-001\Civil\CAD\Working\Sheets\66006-001_Preplat.dwg Layout Tab: PREPLAT-1 User: Jason L. Mattox CAD Plot Date/Time: 12/1/2017 4:38:07 PM
Know what'sRFull Size Sheet Format Is 22x34; If Printed Size Is Not 22x34, Then This Sheet Format Has Been Modified & Indicated Drawing Scale Is Not Accurate. PRELIMINARY PLAT FOR:
A SUBDIVISION LOCATED IN THE CITY OF PASCO, WA.MERJLMDEC 20176600600111VICINITY MAPNOT TO SCALEROAD 68ROAD 60
BURDEN BLVD.BURDEN BLVDSANDIFUR PKWYROAD 52 SANDIFUR PARKWAYWRIGLEY DRIVEROBERT WAYNE DRIVE SITETHREE RIVERS DRIVEI-182Scale 1" = 60'03060120CITY OF PASCO, FRANKLIN COUNTY, WASHINGTONLOCATED IN SECTION 10, TOWNSHIP 9 NORTH, RANGE 29 EAST, W.M.PRELIMINARY PLAT60' R/W
60' R/W
60' R/WR70'R/WR70'R/WEXTG 20'SS ESMTPROPERTY BOUNDARYPROPERTY BOUNDARYPROPERTYBOUNDARYPROPERTYBOUNDARYPASCO SCHOOL DISTRICT1215 W. LEWIS ST.PASCO, WA 99301SUNBELT HOMES, LLC601 WEST KENNEWICK AVE.KENNEWICK, WA 99336(509) 736-1300PBS - JASON MATTOX400 BRADLEY BLVD, SUITE 106RICHLAND, WA 99352(509) 942-1600PBS - ALEXANDER MATARAZZO400 BRADLEY BLVD, SUITE 106RICHLAND, WA 99352(509) 942-1600PRELIMINARY1
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1
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310 310 211
NOTES:1.ALL LOTS SHALL HAVE A 10'UTILITY EASEMENT ABUTTING ANYRIGHT-OF-WAY.2.A 6' BLOCK ESTATE FENCE WILL BEPROVIDED ON BURNS ROADFRONTAGE.3.CONTOUR INTERVAL = 5'SECTION LINEEXTG
60' R/W
EXTG 30' R/W
PER SP 2003-12
EXTG
60' R/W EXTG 40' R/WPHASE LINE20' SSTRACTEXTG 20' SS ESMTAFN# 173092910' UTIL
ESMT (TYP)
EXTG 30' ROAD
ESMT PER SP 77-13
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Looking North Page 41 of 105
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Page 44 of 105
PLANNING COMMISSION MINUTES
1/18/2018
PUBLIC HEARINGS:
A. Preliminary Plat Northridge Estates, 72-Lots (Sunbelt Homes,
LLC) (MF# PP 2017-010)
Chairwoman Bykonen read the master file number and asked for comments from staff.
Darcy Bourcier, Planner I, discussed the preliminary plat application for Northridge
Estates, 72-Lots. The plat is located just to the east of Rosalind Franklin Elementary
on Road 52 and contains 72 lots for single-family houses on a 20 acre parcel. Each
lot ranges in size from approximately 7,200 sqft to 18,800 sqft which averages to 3.6
units per acre. It was initially designated an RS-1 zone after being annexed into the
City in 2006 but was rezoned to R-1 in 2010. Surrounding properties are zoned for
low density residential and are developed with single family homes making the general
vicinity conducive for low density residential. The site will be accessed from Burns
Road with emergency access on Curlew Lane to the south. Curlew Lane will be gated
and improved to County standards from Overton to the proposed plat. The plat will be
developed to the standards of the Pasco Municipal Code and the standard
specifications of the City Engineering Division. As such, there will be full road
improvements including curb, gutter, sidewalk and water and sewer service. For the
properties backing up to Burns Road an estate fence will be installed on the rear
property lines.
Dave McDonald, City Planner, added that staff has had conversations with the County
Road Department within the past couple of days regarding the lot with the gate
situation on Curlew. There is a conflict between that requirement and the Fire
Department wanting a second access into that subdivision for fire safety and
ambulance. During the conversation with the County, they’ve determined that if
Curlew Lane was paved with a paved road section meeting their standards, roughly 28
feet wide, there would be no need for the gate and would serve as a secondary access
for fire, ambulance and residents. It would also give residents on Curlew Lane a
paved road section which they do not have now.
Jason Maddox, PBS Engineering & Environmental, 400 Bradley Boulevard, Richland,
WA spoke on behalf of the applicant. The current owner of the property is the Pasco
School District and was originally purchased when they did Rosalind Franklin
Elementary School. There were thoughts at that time to make it a larger school but
instead it was made an elementary school and now there is leftover acreage. They
have made the decision to sell the property to allow for development. The primary
discussion they have been having with the project is the access. The main access
would be from Burns Road which is already 50% completed. Along the east boundary
the School District already installed a chain link fence so there wouldn’t be a means
for people to enter through there. As for the secondary means of access via Curlew
Lane, the intention is to pave a section to the City of Pasco’s standards to the
southern boundary. It was discovered that the plats developed in the County did
extend the road, Curlew Lane, but those plats had easement issues. There will not be
Page 45 of 105
enough dedicated easement on Curlew Lane for full public access since it wasn’t
dedicated for that plat in the County and there is only 30 feet of right of way to
establish a new road. That is where the idea of a gate with a Knox-Box for the Fire
Department to unlock the gate if necessary. He expected to have further discussions
with the County to resolve the issue. In terms of utilities, there is already an existing
sewer line through the property that was put in when the school was built. They are
working on making it a public line.
Commissioner Mendez asked if the applicant was fine with the tentative approval
conditions.
Mr. Maddox said, yes.
Commissioner Portugal asked staff if the 6 foot masonry fence would only go next to
Burns Road.
Ms. Bourcier responded, yes.
With no further questions or comments the public hearing closed.
Commissioner Campos moved, seconded by Commissioner Portugal, to close the
hearing on the proposed subdivision and initiate deliberations and schedule adoption
of findings of fact, conclusions and a recommendation to the City Council for the
February 15, 2018 meeting. The motion passed unanimously.
Page 46 of 105
PLANNING COMMISSION MINUTES
2/15/2018
OLD BUSINESS:
A. Preliminary Plat Northridge Estates, 72-Lots (Sunbelt Homes,
LLC) (MF# PP 2017-010)
Chairman Cruz read the master file number and asked for comments from staff.
Darcy Bourcier, Planner I, discussed the preliminary plat for Northridge Estates, 72-
Lots. There were a few updates in the staff report since the previous meeting. There
was concern about a 30’ road easement on Curlew Lane between the south end of the
plat and Overton Road and whether a 28’ paved road could be placed in that
easement. However, Curlew Lane is dedicated right-of-way and will be built to County
standards. Also, a condition was added to include a common area maintenance fee
which is often standard. Staff had no further comments.
Commissioner Bowers moved, seconded by Commissioner Roach, to adopt the findings
of fact and conclusions, therefrom, as contained in the February 15, 2018 staff report.
The motion passed unanimously.
Commissioner Bowers moved, seconded by Commissioner Roach, based on the
findings of fact and conclusions, as adopted, the Planning Commission recommend
the City Council approve the preliminary plat for Northridge Estates, with conditions
as listed in the February 15, 2018 staff report. The motion passed unanimously.
Page 47 of 105
AGENDA REPORT
FOR: City Council February 27, 2018
TO: Dave Zabell, City Manager
Rick White, Director
Community & Economic Development
Regular Meeting: 3/5/18
FROM: Darcy Bourcier, Planner I
Community & Economic Development
SUBJECT: Special Permit: Location of a Fire Training Tower in an I-3 Zoning District
(MF #SP 2018-001)
I. REFERENCE(S):
Proposed Resolution
Vicinity Map
Report to Planning Commission
Planning Commission Minutes Dated: 2/15/18
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
MOTION: I move to approve Resolution No.____, approving a special permit for the
location of a fire training tower on parcel # 112 420 023.
III. FISCAL IMPACT:
None
IV. HISTORY AND FACTS BRIEF:
On February 15, 2018 the Planning Commission conducted a public hearing to
determine whether or not to recommend approval for the location of a fire training
tower at the northwest corner of S Oregon Ave and E Ainsworth Ave (Parcel #112 420
023).
Following the conduct of a public hearing the Planning Commission reasoned it would
be appropriate to recommend approval of the Special Permit with conditions as
contained in the February 15, 2018 staff report.
No written appeal of the Planning Commission's recommendation was received.
Page 48 of 105
V. DISCUSSION:
The applicant is proposing to develop the parcel zoned I-3 (Heavy Industrial) with a
fire training tower with funds awarded by a grant from FEMA. The 40-foot tall tower
will be constructed by a training company that converts Conex containers into modular
training towers.
The project will be the site of both live - burning in accordance with regulations of the
Washington State Department of Ecology and non - burning training procedures.
Staff will provide Council with a brief summary of the project at the 3/5/2018 Council
meeting.
Page 49 of 105
…
RESOLUTION NO._______
A RESOLUTION GRANTING A SPECIAL PERMIT FOR THE LOCATION OF A FIRE
TRAINING TOWER IN AN I-3 ZONING DISTRICT AT PARCEL # 112 420 023.
WHEREAS, the Pasco Fire Department submitted an application for the location of a Fire Training
Tower located at the northwest corner of S Oregon Ave and E Ainsworth Ave (Tax Parcel # 112 420 023);
and
WHEREAS, the Planning Commission held a public hearing on February 15, 2018 to review a
Special Permit for the proposed Fire Training Tower; and,
WHEREAS, following deliberations on February 15, 2018 the Planning Commission recommended
approval of a Special Permit for the Fire Training Tower with certain conditions;
NOW, THEREFORE,
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PASCO:
1. That a Special Permit is hereby granted to the Pasco Fire Department for a Fire Training
Tower in an I-3 Zoning district under Master File # SP 2018-001 with the following
conditions:
a. The Special Permit shall apply to Tax Parcel #112 420 023;
b. The project must operate in accordance with Washington State Department of Ecology;
c. Frontage improvements to a level as outlined in Chapter 12.36 of the PMC are required.
This includes street and utility improvements. Street improvements will be based on
zoning and roadway classification.
d. All new drainage facilities must be designed based on the Storm Water Manual for
Eastern Washington by an engineer licensed in the State of Washington.
e. The looped fire system will be a public water main maintained by the City of Pasco. If
this line is not installed in the public right-of-way, it must be centered in a 20-foot
easement dedicated to the City.
f. The Special Permit shall be null and void if all necessary licenses have not been
obtained by December 31, 2018.
2. Passed by the City Council of the City of Pasco this 5th day of March, 2018.
_______________________________
Matt Watkins, Mayor
ATTEST: APPROVED AS TO FORM:
________________________________ _____________________________
Daniela Erickson, City Clerk Leland B. Kerr, City Attorney
Page 50 of 105
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS,AeroGRID, IGN, and the GIS User Community
VicinityMap
Item: Special Perm it - Fire Training TowerApplicant: Pas co Fire DepartmentFile #: SP 2018-001 ±
SITE
0 250 500 750125Feet
E Ainsworth Ave S Oregon AveS Maitland AveS Gray AvePage 51 of 105
1
REPORT TO PLANNING COMMISSION
MASTER FILE # SP 2018-001
HEARING DATE: 2/15/2018
ACTION DATE: 2/15/2018
APPLICANT: Pasco Fire Department
1011 E Ainsworth Ave
Pasco, WA 99301
BACKGROUND
REQUEST: SPECIAL PERMIT: Location of a fire training tower in an I-3
(Heavy Industrial) Zoning District
1. PROPERTY DESCRIPTION:
Legal: A Portion of the Northeast Quarter and Southeast Quarter of
Section 32, Township 9 North, Range 30 East, W.M. of Parcel 112420023
General Location: Northwest corner of S Oregon Avenue and E Ainsworth
Avenue
Property Size: 20 acres in total, 1 acre for project site
2. ACCESS: The site is accessible from S Oregon Ave, E Ainsworth Ave,
and S Maitland Ave.
3. UTILITIES: All municipal utilities currently serve the site.
4. LAND USE AND ZONING: The site is zoned I-3 (Heavy Industrial) and
contains a garage structure. The zoning and land use of the surrounding
properties are as follows:
NORTH: I-1 – Vacant
SOUTH: I-3 – Port of Pasco, office buildings
EAST: I-3 – Vacant, Western Area Resource Shop
WEST: I-1 – Wastewater treatment plant
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates this area
for industrial uses but encourages fostering of adequate provisions for
educational facilities throughout the urban growth area.
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).
Page 52 of 105
2
ANALYSIS
The applicant, the Pasco Fire Department, has been awarded an Assistance to
Firefighters Grant through FEMA to build a modular training tower on a parcel
located adjacent to the Pasco Fire Department Administration Office. The Fire
Department has indicated that they have secured a long-term lease with the
property owners—the Port of Pasco—and proposes to transform one acre of the
twenty-acre parcel into a training facility. A 40-foot tall tower will be
constructed by a training company that converts Conex shipping containers
into training towers. Two hydrants and a future restroom on the site will be
supplied with City water from E Ainsworth Ave.
The project will be the site of live fire burning in accordance with regulations of
Washington State Department of Ecology, though most training will occur in
the absence of fire. Any burning will be limited to wood-based products and will
be governed by DOE “Permitted Burn” permits. The site requires a “French
draining system” that holds typical water usage. An existing catch basin will be
used in the instance of overflow. The Fire Department has stated that the site
is well-suited for building upon and draining water. Training on the site will
occur approximately 1 to 5 times a month during business hours with 4 to 16
people. Fire trucks may access this site during those training sessions.
STAFF FINDINGS OF FACT
Findings of Fact must be entered from the record. The following are initial
findings drawn from the background and analysis section of the staff report.
The Planning Commission may add additional findings to this listing as the
result of factual testimony and evidence submitted during the open record
hearing.
1. The site is located at the northwest corner of S Oregon Avenue and E
Ainsworth Avenue (Assessor’s Tax Parcel # 112420023).
2. The site is zoned I-3 (Heavy Industrial).
3. One acre of the twenty-acre parcel will be transformed into a training facility
consisting of a 40-foot tall tower constructed of Conex shipping containers.
4. Two hydrants and a future restroom on the site will be supplied with City
water from E Ainsworth Ave.
5. The site will have occasional live fire burning in accordance with regulations
of the Washington State Department of Ecology.
6. Burning will be limited to wood-based products and will be governed by
DOE “Permitted Burn” permits.
7. A French draining system as well as an existing catch basin will ensure on-
site water retention.
Page 53 of 105
3
8. The site is suitable for building and draining.
9. Training will take place 1 to 5 times a month during business hours and will
involve 4 to 16 people.
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?
Comprehensive Plan Goal CF-5 encourages the fostering of adequate provisions
for educational facilities throughout the urban growth area. The project will
simulate real-life emergency situations and provide firefighters with learning
opportunities to be more prepared and effective in serving the community.
(2) Will the proposed use adversely affect public infrastructure?
The proposal will generate little demand for public utilities, as water will only
be used during training sessions 1 to 5 times a month. Traffic generation of the
proposal will be minimal and easily accommodated by the existing road system.
(3) Will the proposed use be constructed, maintained and operated to be in
harmony with the existing or intended character of the general vicinity?
The project will occur on lot that is zoned I-3 which is the most intense of the
industrial-zoned districts. The intended character of the vicinity is industrial
and though the proposed use is not inconsistent with the industrial zoning
designation, Staff is uncertain as to whether or not the use will generate
disruptions by way of noise or fumes. However, the project will be co-managed
through the City of Pasco Engineering Department to ensure it is compatible
with the surrounding land use. The location was chosen because of its close
proximity to the Fire Department Administration Office and its relative isolation
from major commercial and residential districts.
(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?
Because the area is zoned for light-to-heavy industrial uses, Staff reasons that
the height of the tower will not deter other industrial uses from locating
nearby.
Page 54 of 105
4
(5) Will the operations in connection with the proposal be more objectionable to
nearby properties by reason of noise, fumes, vibrations, dust, traffic, or
flashing lights than would be the operation of any permitted uses within
the district?
The project will be the source of some noise and smoke during business hours.
However, it is anticipated that the project will not create noise in excess of what
other permitted industrial uses create and will operate in accordance with the
Department of Ecology, though the project is not expected to create adverse
impacts to other permitted uses.
(6) Will the proposed use endanger the public health or safety if located and
developed where proposed, or in any way will become a nuisance to uses
permitted in the district?
It is expected that the proposed fire training facility will not cause harm to
public health and safety, as the project will operate in accordance with the
Department of Ecology. It is unlikely that the associated activity will become a
nuisance to permitted uses in the vicinity.
*Because the awarded grant for this project must be utilized in a relatively
short amount of time, the Fire Department is requesting the Special Permit be
expedited in order for the training facility construction to begin as soon as
possible. Therefore, if the Planning Commission feels it is appropriate, the
Special Permit may be reviewed and forwarded to the Council after the public
hearing on February 15, 2018.
APPROVAL CONDITIONS
1. The Special Permit shall apply to Tax Parcel #112420023;
2. The project must operate in accordance with Washington State
Department of Ecology;
3. Frontage improvements to a level as outlined in Chapter 12.36 of the
PMC are required. This includes street and utility improvements. Street
improvements will be based on zoning and roadway classification.
4. All new drainage facilities must be designed based on the Storm Water
Manual for Eastern Washington by an engineer licensed in the State of
Washington.
5. The looped fire system will be a public water main maintained by the City
of Pasco. If this line is not installed in the public right-of-way, it must be
centered in a 20-foot easement dedicated to the City.
6. The Special Permit shall be null and void if all necessary licenses have
not been obtained by December 31, 2018.
Page 55 of 105
5
RECOMMENDATION
MOTION: I move to close the hearing on the proposed special permit and
adopt findings of fact and conclusions therefrom as contained in the February
15, 2018 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
Fire Department for the location of a fire training facility on parcel #112420023
with conditions as contained in the February 15, 2018 staff report.
Page 56 of 105
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS,AeroGRID, IGN, and the GIS User Community
OverviewMap
Item: Special Perm it - Fire Training TowerApplicant: Pas co Fire DepartmentFile #: SP 2018-001 ±
SITE
0 460 920 1,380230FeetPage 57 of 105
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS,AeroGRID, IGN, and the GIS User Community
VicinityMap
Item: Special Perm it - Fire Training TowerApplicant: Pas co Fire DepartmentFile #: SP 2018-001 ±
SITE
0 250 500 750125Feet
E Ainsworth Ave S Oregon AveS Maitland AveS Gray AvePage 58 of 105
Land UseMap
Item: Special Perm it - Fire Training TowerApplicant: Pas co Fire DepartmentFile #: SP 2018-001 ±
SITE
0 250 500 750125Feet
E Ainsworth Ave S Oregon AveS Maitland AveS Gray AveIndustrialPlants
Vacant
Industrial
SFDUs/IndustrialVacant
Ind.
OfficesPage 59 of 105
ZoningMap
Item: Special Perm it - Fire Training TowerApplicant: Pas co Fire DepartmentFile #: SP 2018-001 ±
SITE
0 250 500 750125Feet
E Ainsworth Ave S Oregon AveS Maitland AveS Gray AveI-1
I-3
I-3
I-1
I-1
R-2
Page 60 of 105
Page 61 of 105
Page 62 of 105
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Site Page 65 of 105
Looking North
Page 66 of 105
Looking East
Page 67 of 105
Looking South
Page 68 of 105
Looking West
Page 69 of 105
PLANNING COMMISSION MINUTES
2/15/2018
PUBLIC HEARINGS:
B. Special Permit Location of Fire Department Training
Structures in an I-3 (Heavy Industrial Zone)
(Pasco Fire Department) (MF# SP 2018-001)
Chairman Cruz read the master file number and asked for comments from staff.
Darcy Bourcier, Planner I, discussed the special permit for the location of a Fire
Department Training Structure in an I-3 Zone. The Fire Department was awarded a
grant through FEMA to build a modular training tower on a parcel located adjacent to
the Pasco Fire Department Administration Office. They have secured a long-term
lease with the Port of Pasco and propose to transform 1 acre of the 20 acre parcel into
a training facility. A 40’ tower will be built by a company that builds training towers
out of shipping containers. There will also be a restroom facility in the future. There
will be live fire burning in accordance with the WA State Department of Ecology but
for the most part training will not involve fire. Any burning will use permitted wood
products and will require burn permits. Training will occur 1-5 times a month during
business hours. There may be 4-16 people plus fire trucks accessing the site during
those times. The Fire Department will be using a drainage system to catch excess
water. They have stated that the site is well suited for building on as well as draining
water. Because this grant has a timeline, Staff is requesting the Planning Commission
close the public hearing and make a recommendation to City Council.
With no further questions or comments the public hearing was closed.
Commissioner Campos added that he thought this was a neat facility to have in the
City of Pasco.
Chairman Cruz agreed.
Commissioner Roach asked what a French Draining System is.
Rick White, Community & Economic Development Director, stated that it is essentially
gravel and there is a slope for water to drain to it that percolates down and is a
preferred method of storm water drainage.
Commissioner Campos moved, seconded by Commissioner Bowers, to close the
hearing on the proposed special permit and adopt findings of fact and conclusions,
therefrom, as contained in the February 15, 2018 staff report. The motion passed
unanimously.
Commissioner Campos moved, seconded by Commissioner Bowers, based on the
findings of fact as adopted, the Planning Commission recommend the City Council
grant a special permit to the Pasco Fire Department for the location of a fire training
Page 70 of 105
facility on parcel #112420023 with conditions as contained in the February 15, 2018
staff report. The motion passed unanimously.
Page 71 of 105
AGENDA REPORT
FOR: City Council February 27, 2018
TO: Dave Zabell, City Manager
Rick White, Director
Community & Economic Development
Regular Meeting: 3/5/18
FROM: Darcy Bourcier, Planner I
Community & Economic Development
SUBJECT: Special Permit: Location of a Recreation Complex in an RS-1 District (MF #SP
2017-022)
I. REFERENCE(S):
Vicinity Map
Proposed Resolution
Report to Planning Commission
Planning Commission Minutes Dated: 12/21/17, 1/18/18, and 2/15/18
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
MOTION: I move to approve Resolution No.____, approving a special permit for the
location of a recreation complex located in the 10700 block of Burns Road.
III. FISCAL IMPACT:
None
IV. HISTORY AND FACTS BRIEF:
On December 21, 2017 the Planning Commission conducted a public hearing to
determine whether or not to recommend approval for the location of a recreation
complex in the 10700 block of Burns Road (Parcel #115 180 073).
During the following Planning Commission meeting on January 18, 2018 staff
determined that further review by affected City departments was still needed in order to
present the Planning Commission with accurate information on which to base a
recommendation. The public hearing was continued until the February 15, 2018
Planning Commission meeting.
Following the reopening of the public hearing the Planning Commission reasoned it
Page 72 of 105
would be appropriate to allow for the location of a recreation complex and
recommended approval of the Special Permit with conditions as contained in the
February 15, 2018 staff report.
No written appeal of the Planning Commission's recommendation was received.
V. DISCUSSION:
The applicant is proposing to develop a recreation complex used for soccer, lacrosse,
and other field sports. The complex will have eight grass and two synthetic turf fields
when complete.
In mid-2017, the applicant had been granted a Special Permit to locate the recreation
complex on the property in question, then resubmitted the Special Permit because the
site plan had been asignificantly altered.
As City sewer is not available to the site, the applicant is required to a develop and
connect to a private sewage disposal system. Traffic considerations need to be
addressed through a professional traffic study, as the complex is proposed to have its
ingress/egress on Burns Road.
Page 73 of 105
VicinityMap
Item: Recreation Complex in RS-1Applicant: JUB Engineers, IncFile #: SP 2017-022 ±
SITE Broadmoor BlvdBurns Rd
0 800 1,600400 Feet
CITY LIMITS
Page 74 of 105
…
RESOLUTION NO._______
A RESOLUTION GRANTING A SPECIAL PERMIT FOR THE LOCATION OF A
RECREATION COMPLEX IN AN RS-1 ZONING DISTRICT ON BURNS ROAD.
WHEREAS, Three Rivers Soccer Club submitted an application for the location of a Recreation
Complex located on Burns Road (Tax Parcel #115 180 073); and
WHEREAS, the Planning Commission held a public hearing on December 21, 2017 to review a
special permit for the proposed Recreation Complex; and,
WHEREAS, following deliberations on February 15, 2018 the Planning Commission
recommended approval of a Special Permit for the Recreation Complex with certain conditions;
NOW, THEREFORE,
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PASCO:
1. That a Special Permit is hereby granted to Three Rivers Soccer Club for a Recreation
Complex in an RS-1 Zoning district under Master File # SP 2017-022 with the following
conditions:
a. The special permit shall apply to Franklin County tax parcel # 115180073;
b. The recreation complex must be developed in substantial conformance with the
site plan submitted with this special permit application;
c. A 40-foot right-of-way running along the west side of the property must be
deeded to the City.
d. The applicant is responsible for designing and building street and utility
improvements for the east three-fourths of the future north-south collector street
that runs from Burns Road to the northwest corner of the complex and the north
half of Burns Road that fronts the property. The street and utility improvements
must coincide with the phasing of the soccer fields.
e. In the event of a short plat or parcel creation process, all required improvements
on the Burns Road frontage of the original parcel must be done at the time the
soccer complex is developed. These improvements include roadway and utility
improvements to provide a level of service described in PMC 12.36 and 26.32.
f. In the event of a short plat, any existing water rights shall be transferred to the
City as a condition of approval. If no water rights are available then the property
owner shall pay to the City, in lieu thereof, a water rights acquisition fee as
established in the City Fee Summary Ordinance located in PMC 3.07. PMC
26.04.115
g. The soccer complex cannot be used until there is connecting street access to
Burns Road or Broadmoor Boulevard. The minimum acceptable access will
contained a 28-foot wide paved roadway section.
Page 75 of 105
h. The site must maintain at least a 20-foot landscaped setback area between all
streets, fields, and parking lots with 65 percent live vegetation.
i. Appropriate fencing must be installed along the north-south collector street
adjacent to the westernmost fields.
j. The sewer shall be connected to a private sewage disposal system complying
with the provisions of PMC 13A.52.060 and a waiver approved in accordance to
16.06.030.
k. All backstop structures used to prevent balls from entering the adjoining streets
must be constructed in a workman fashion and shall not be made of scrap or
discarded materials.
l. The parking lot improvements including hard surfacing and landscaping must
coincide with and be completed with each phase of the development as follows:
i. One third of the parking lot improvements must be completed with Phase
1.
ii. Two thirds (One third for the Phase 1 and one third for Phase 2) of the
parking lot improvements must be completed with Phase 2.
iii. All parking lot improvements must be completed with Phase 3.
m. Full right-of-way dedication for adjacent streets must occur with Phase 1.
n. No shipping containers or other related or similar temporary structures will be
permitted on the site except for during periods of construction only.
o. Field lighting must be approved through an amendment to the special permit
considered by the Planning Commission.
p. A professional traffic impact study must be completed in order to determine
frontage improvement phasing on Burns Road.
q. The special permit shall be null and void if a building permit has not been
obtained by December 30, 2019.
Passed by the City Council of the City of Pasco this 5th day of March, 2018.
_______________________________
Matt Watkins, Mayor
ATTEST: APPROVED AS TO FORM:
________________________________ _____________________________
Daniela Erickson, City Clerk Leland B. Kerr, City Attorney
Page 76 of 105
1
REPORT TO PLANNING COMMISSION
MASTER FILE NO: SP 2017-022 APPLICANT: JUB Engineers, Inc.
HEARING DATE: 12/21/2017 2810 W Clearwater Ave, Ste. 201
ACTION DATE: 1/18/2018 Kennewick, WA 99336
BACKGROUND
REQUEST: SPECIAL PERMIT: Locate a recreation complex in an RS-1 zoning
district.
1. PROPERTY DESCRIPTION:
Legal: Farm Unit 99, Irrigation Block 1 (Parcel #115180073)
General Location: 10700 block of Burns Rd.
Property Size: 22 acres located in the northwest corner of a larger 119
acre parcel.
2. ACCESS: The site is currently accessible from a private road off
Broadmoor Blvd.
3. UTILITIES: No City utilities are available at the site with the exception of
electricity.
4. LAND USE AND ZONING: The site is currently zoned RS-1 (Suburban)
and is vacant. Surrounding properties are zoned and developed as
follows:
NORTH: County – Single-Family/Crop Fields
SOUTH: RT – Vacant
EAST: County, RS-1, R-3 – Crop Field/Vacant
WEST: County – Crop Field
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site
for Low-Density Residential uses; however, Policy ED-1-D encourages the
development of tourism and recreational opportunities within the City.
6. ENVIRONMENTAL DETERMINATION: Based on the SEPA checklist, the
adopted City Comprehensive Plan, City development regulations,
testimony at the public hearing and other information, a Mitigated
Determination of Non-Significance (MDNS) has been issued for this
project. Mitigation factors include the construction of streets and utilities
on the west and south sides of the proposed soccer complex in
accordance with City standards, conduct of a traffic impact study, and
water rights transfer.
Page 77 of 105
2
ANALYSIS
The applicant has applied to construct a recreation complex in an RS-1 zoning
district. Pursuant to PMC 26.22.040(7), recreation complexes are considered
conditional uses in RS-1 zones and require Special Permits prior to
construction. In mid-2017, the applicant had been granted a Special Permit to
locate the recreation complex on the property in question, then re-applied for
the Special Permit because the site plan had been altered considerable. The
new site plan indicated that the complex would be located in the northwest
corner instead of the southwest corner as initially permitted. After a public
hearing on December 21, 2017, the applicant then shifted the location of the
complex back to the southwest corner of the lot, but with a different
configuration. The complex will be located on 22 acres in the northwest portion
of the 119-acre parcel—4,586 linear feet west of the intersection of Broadmoor
Blvd. and Burns Rd. The site is part of the Barker property that was annexed
in 2016 and is currently used for agriculture; there are no existing structures
on the 22-acre site in question.
The applicant has indicated that the privately-run recreation complex will be
used for soccer, lacrosse, and other field sports, boasting eight grass and two
synthetic turf fields. The complex is intended for the general public, but each
field may be rented on either an hourly or membership basis. The applicant
also stated that some fields will have lighting for evening use that will not
extend past 10 pm.
Development of the complex is set to be completed in phases. Phase 1 will take
place in the spring of 2018; Phase 2 in the fall of 2018/spring of 2019; and
Phase 3 in the fall of 2019/spring of 2020. There is also the possibility for
future development of a clubhouse for meetings and facilities storage.
Unrelated to the project but important to note for context is the future
implementation of Pasco’s Broadmoor Master Plan, which delineates proposed
uses starting from Broadmoor Boulevard and extending west all the way to
Shoreline Road. Adjacent lands to the west have recently been purchased by
the School District and are being reserved for a future high school. As City
water and sewer are not available to the site, the applicant proposes to use
irrigation water and is required to connect to a private sewage disposal system.
The site is located about midway between Broadmoor Boulevard and Dent
Road. A 40-foot right-of-way dedication and collector street will be needed at
this location running north from Burns Road between the future High School
site and the proposed recreation facility. Full street improvements are required
for this collector street along the development area as well as along the full
frontage of Burns Road. The applicant has discussed potentially short-platting
the property to separate the development area from the approximately 4.5
acres that lie south of the irrigation canal easement running through the
Page 78 of 105
3
property. Should the parcel undergo the short plat or parcel creation process,
all required improvements on all frontages of the original parcel must be done
at the time that the first new parcel created by the short plat is developed.
Street improvements include utilities, street lighting, storm drainage, signage,
sidewalks, right-of-way dedication, and other features consistent with the
City’s Standard Specification. The applicant’s site has approximately 1,052 feet
of street frontage along the future north-south collector road and will have
1,330 feet of frontage along the Burns Road. The applicant will be responsible
for constructing the necessary infrastructure improvements along theses
frontages as discussed above. The infrastructure could be constructed in
phases similar to how subdivisions are built with improvements being
completed with each phase of the soccer complex.
Traffic generated by the complex will vary greatly depending on the time of day
and week. According to the applicant as well as the Institute of Transportation
Engineers (ITE) Trip Generation Volume 8, vehicle trips per typical weekday
may range from 375 to 500, taking into account how many practice sessions
occur during the day. That number could increase to as many as 700 during
weekend events. The estimated trips shown in the SEPA that was submitted
warrant a traffic impact study in accordance with the ITE recommended
practice. Furthermore, Burns Road is a high speed road and has a vertical
curve near the proposed entry to the soccer complex. Additional considerations
to facilitate traffic flow and promote safety may be required. When leaving the
complex, visitors would be forced to queue on the future north-south collector
street in order to make a left turn onto Burns Road. These safety
considerations need to be addressed through a professional traffic study.
STAFF FINDINGS OF FACT
Findings of fact must be entered from the record. The following are initial
findings drawn from the background and analysis section of the staff report.
The Planning Commission may add additional findings to this listing as the
result of factual testimony and evidence submitted during the open record
hearing.
1. The parcel contains 119 acres but only 22 of those acres are designated
for this proposal.
2. The site is zoned RS-1 (Suburban).
3. The site is accessible from Broadmoor Boulevard by a dirt roadway only.
4. Pursuant to PMC 26.22.040(7), recreation complexes are considered
conditional uses in RS-1 zones that require Special Permits.
5. The site is currently used for agriculture.
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6. The finished recreation complex will have eight grass/turf fields for the
use of soccer, lacrosse, and other field sports.
7. Field lighting will be proposed that will not extend past 10 pm.
8. Development of the complex will be completed in three phases.
9. Vehicle trips per weekday to and from the site may range from 375 to
500 and up to 700 on a weekend day.
10. Per City Engineering, the estimated trips shown in the SEPA that was
submitted warrant a traffic impact study in accordance with the ITE
recommended practice.
11. Per City Engineering, Burns Road is a high speed road and has a vertical
curve near the proposed entry to the soccer complex.
12. The site in question will require the development of approximately 2,382
lineal feet of street and utility improvements. Codes and Standard
Specification require property owners adjoining current and future right-
of-way to complete the street and utility improvements at the time their
property is developed.
13. The applicant may potentially short plat the property to separate the
development area from the approximately 4.5 acres that lie south of the
irrigation canal easement running through the property.
14. A 40-foot right-of-way dedication and collector street will be needed
running north from Burns Road and west of the complex.
15. As City water and sewer are not available to the site, the applicant
proposes to use irrigation water and have portable toilets accessible to
visitors and staff.
16. The developer of the complex will be responsible for constructing the
necessary infrastructure improvements along the rights-of-way that front
the complex. The infrastructure may be constructed in phases.
CONCLUSIONS BASED ON STAFF FINDINGS OF FACT
Before recommending approval or denial of a special permit the Planning
Commission must develop findings of fact from which to draw its conclusions
based upon the criteria listed in PMC 25.86.060. The criteria are as follows:
(1) Will the proposed use be in accordance with the goals, policies, objectives
and text of the Comprehensive Plan?
The Comprehensive Plan designates the site for Low-Density Residential uses;
however, Policy ED-1-D encourages the development of tourism and
recreational opportunities within the City.
(2) Will the proposed use adversely affect public infrastructure?
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A recreation complex will generate traffic that will vary greatly depending on
the day of the week. Its location off a high-capacity arterial street (Burns Road)
will allow for the extra traffic without resulting in congestion; however, it will
also increase concerns for traffic safety due to the profile of Burns Road.
Development of the proposed recreation complex will require the development
of adjoining streets and utilities.
(3) Will the proposed use be constructed, maintained and operated to be in
harmony with existing or intended character of the general vicinity?
The RS-1 District provides for low density residential environments permitting
single-family homes on large suburban lots. The applicant’s immediate
neighborhood area is mostly vacant; however, Pasco’s Broadmoor Master Plan
illustrates the planned development of low and medium-density residential
neighborhoods in close proximity to the proposed recreation complex. The
Broadmoor plan also shows strips of designated park areas lining Burns Road
and substantial commercial development to the east. On the east side of Dent
Road adjacent to said complex is land designated for civic and/or other
recreation facilities. Considering this, it may be argued that the proposed
complex will be sited, constructed, and maintained in general harmony with
the character of the neighborhood. For comparison the City’s soccer complex is
located adjacent to a large residential neighborhood without diminution of the
surrounding character of the neighborhood. However, this facility is adjacent a
four-lane signalized arterial and nearby commercial services.
(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?
Requirements of the Pasco Municipal Code will ensure the recreation complex
will be built to conform to all height and setback standards. Since the complex
consists mostly of flat fields, there will be little obstruction of view for residents
in the vicinity. Based on experience from the soccer complex near the TRAC
facility the development of permitted uses on property in the vicinity should not
be discouraged as a result of the development and operation of the proposed
recreation complex. The facility may create non-residential traffic, but its
effects on surrounding uses are unknown at this time.
(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?
Disturbance to future single-family dwellings that may locate near the complex
is unknown at this time but may be possible, given that the complex will
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6
generate non-residential traffic. It can be compared to the location and
operation of the soccer complex adjacent to the Linda Loviisa subdivision,
which has generated non-residential traffic but has not created fumes,
vibrations, or dust that have created objectionable conditions in the
neighborhood.
(6) Will the proposed use endanger the public health or safety if located and
developed where proposed, or in any way become a nuisance to uses
permitted in the district?
Requirements of the Building Code and other City Codes will ensure the
recreation complex will be built to conform to all public health or safety
standards.
APPROVAL CONDITIONS
1. The special permit shall apply to Franklin County tax parcel #
115180073;
2. The recreation complex must be developed in substantial conformance
with the site plan submitted with this special permit application;
3. A 40-foot right-of-way running along the west side of the property must
be deeded to the City.
4. The applicant is responsible for designing and building street and utility
improvements for the east three-fourths of the future north-south
collector street that runs from Burns Road to the northwest corner of the
complex and the north half of Burns Road that fronts the property. The
street and utility improvements must coincide with the phasing of the
soccer fields.
5. In the event of a short plat or parcel creation process, all required
improvements on the Burns Road frontage of the original parcel must be
done at the time the soccer complex is developed. These improvements
include roadway and utility improvements to provide a level of service
described in PMC 12.36 and 26.32.
6. In the event of a short plat, any existing water rights shall be transferred
to the City as a condition of approval. If no water rights are available
then the property owner shall pay to the City, in lieu thereof, a water
rights acquisition fee as established in the City Fee Summary Ordinance
located in PMC 3.07. PMC 26.04.115
7. The soccer complex cannot be used until there is connecting street
access to Burns Road or Broadmoor Boulevard. The minimum acceptable
access will contained a 28-foot wide paved roadway section.
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7
8. The site must maintain at least a 20-foot landscaped setback area
between all streets, fields, and parking lots with 65 percent live
vegetation.
9. Appropriate fencing must be installed along the north-south collector
street adjacent to the westernmost fields.
10. The sewer shall be connected to a private sewage disposal system
complying with the provisions of PMC 13A.52.060 and a waiver approved
in accordance to 16.06.030.
11. All backstop structures used to prevent balls from entering the adjoining
streets must be constructed in a workman fashion and shall not be made
of scrap or discarded materials.
12. The parking lot improvements including hard surfacing and landscaping
must coincide with and be completed with each phase of the
development as follows:
1) One third of the parking lot improvements must be
completed with Phase 1.
2) Two thirds (One third for the Phase 1 and one third for
Phase 2) of the parking lot improvements must be
completed with Phase 2.
3) All parking lot improvements must be completed with
Phase 3.
13. Full right-of-way dedication for adjacent streets must occur with Phase
1.
14. No shipping containers or other related or similar temporary structures
will be permitted on the site except for during periods of construction
only.
15. Field lighting must be approved through an amendment to the special
permit considered by the Planning Commission.
16. A professional traffic impact study must be completed in order to
determine frontage improvement phasing on Burns Road.
17. The special permit shall be null and void if a building permit has not
been obtained by December 30, 2019.
RECOMMENDATION
MOTION for Findings of Fact: I move to adopt Findings of Fact and
Conclusions therefrom as contained in the February 15, 2018 staff
report.
MOTION for Recommendation: I move, based on the Findings of
Fact and Conclusions therefrom, the Planning Commission recommend
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8
the City Council grant a special permit to JUB Engineers, Inc. for the
location of a recreation complex in the 10700 block of Burns Road with
conditions as contained in the February 15, 2018 staff report.
Page 84 of 105
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CN ES/Airbus DS, USDA, U SGS,AeroGRID, IGN, and the GIS User Community
OverviewMap
Item: Recreation Complex in RS-1Applicant: JUB Engineers, IncFile #: SP 2017-022 ±
SITE
0 0.25 0.5 Miles
CITY LIMITS
CITY LIMITS
Page 85 of 105
VicinityMap
Item: Recreation Complex in RS-1Applicant: JUB Engineers, IncFile #: SP 2017-022 ±
SITE Broadmoor BlvdBurns Rd
0 800 1,600400 Feet
CITY LIMITS
Page 86 of 105
Land UseMap
Item: Recreation Complex in RS-1Applicant: JUB Engineers, IncFile #: SP 2017-022 ±
SITE Broadmoor BlvdBurns Rd
0 800 1,600400 Feet
CITY LIMITS
Vacant
Vacant
Crop Field
CropField
SFDUs/Crop Fields
SFDUsSFDUs
Crop Field
Page 87 of 105
ZoningMap
Item: Recreation Complex in RS-1Applicant: JUB Engineers, IncFile #: SP 2017-022 ±
SITE Broadmoor BlvdBurns Rd
0 800 1,600400 Feet
CITY LIMITS
RT
RS-1
County
County
County
CountyR-1
R-1R-3
Page 88 of 105
BURNS ROAD BROADMOORBLVDJ-U-B ENGINEERS, INC.N2000 400
SCALE IN FEET
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BURNS ROADJ-U-B ENGINEERS, INC.N600120SCALE IN FEETPage 90 of 105
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Looking North Page 93 of 105
Looking East Page 94 of 105
Looking South Page 95 of 105
Looking West Page 96 of 105
PLANNING COMMISSION MINUTES
12/21/2017
PUBLIC HEARINGS:
D. Special Permit Location of a Recreation Complex in an RS-1
Zoning District (JUB Engineers, Inc.) (MF# SP
2017-022)
Chairman Cruz read the master file number and asked for comments from staff.
Darcy Bourcier, Planner I, discussed the special permit for the location of a recreation
complex in an RS-1 zoning district. The applicant was granted a special permit for a
recreation complex earlier this year but because of substantial changes to the site
plan it is required to go through the special permit process again. When the initial
special permit was granted the site plan indicated the complex would be located at the
southwest corner of the parcel along Burns Road but in the updated site plan the
complex sits in the northwest corner of the property. It would still be located on 22
acres of the 119 acre parcel and used for soccer, lacrosse and other field sports.
There will be 8 grass and 2 synthetic turf fields. It is intended for the general public
but each field may be rented out on either an hourly or membership basis. The
applicant also stated that some fields will have lighting but that won’t extend past
10:00 p.m. Development of the complex is set to be completed in phases. Adjacent
lands to the west have been purchased by the School District and are being reserved
for a future high school. It is important to note that the City anticipates several low-
density residential neighborhoods in the vicinity sometime in the future and while
those neighborhoods may supply many of the complexes visitors, the two uses have
the potential to be conflicting. The site is located about midway between Broadmoor
Boulevard and Dent Road. A 40’ right of way dedication and collector street will be
needed at this location running north from Burns Road between the future high
school site and the proposed facility. Staff is still unclear of the details but the
applicant proposes that the collector street be developed with gravel temporarily until
a residential developer comes in and fully improves it to City standards. The applicant
states that JUB Engineers is working with a residential developer that will be
responsible for developing the surrounding neighborhood. Staff is also unclear of the
timeline or who the residential developer is. There must be a paved surface going to
the complex prior to use by the public which Staff has stated in the approval
conditions. The applicant will still have about 1,000’ of frontage along the future
collector street and 1,000’ along the north side that must be fully developed but can
be developed in phases similar to how the complex is being developed. Traffic
generated might be substantial. Vehicle trips per typical weekday may range from
375-500 per day taking into account how many practice sessions occur during the
day. Traffic may increase during weekend events but considering its location near a
high capacity arterial street, the recreation complex will be easily accessible to visitors.
Although Staff doesn’t anticipate through traffic in neighborhoods, there is always that
possibility. This area is likely to be very busy in the future with the high school and
other civic and recreational uses nearby so disruption to residential neighborhoods,
such as traffic, lighting or noise, can’t be ruled out.
Page 97 of 105
Rick White, Community & Economic Development Director, added that it is important
to reiterate that the applicant has an existing approved special permit for locating the
complex on what would be the intersection of this future road and Burns Road. The
staff report has tentative conditions of approval but it is fair to say the staff has a
significant amount of concerns over placing a complex essentially buried in a
residential subdivision that is going to experience anywhere from 0-700 cars per event
utilizing the complex. They have indicated that future lighting is definitely a
possibility. One of the conditions states that if that is the case then an amendment to
the special permit be brought back to the Planning Commission for consideration but
the Commission should keep in mind that the original location in the southwest
corner seemed to be a better compatibility fit for what is essentially a residential
neighborhood in spite of the fact of the future high school site to the west.
Commissioner Roach asked if Staff felt the southwest corner would be better due to
traffic.
Mr. White said yes, due to traffic in particular. This is not going to be an easy
complex to find if their new concept pans out. Perhaps there will need to be a pile on
sign to direct traffic northward. But it is a large recreational complex that is proposed
to be in the middle if a residential neighborhood.
Chairman Cruz asked how many fields are at the soccer complex next to GESA
Stadium.
Mr. White responded there may be more than 10 fields but he wasn’t for sure.
Chairman Cruz said it is a concern and while this proposed complex will only be
roughly 1/3 of the size of the complex on Burden Boulevard but it is still large.
Commissioner Bowers asked if there has been noise or light concerns from the
residents near the existing fields new the TRAC.
Mr. White said he doesn’t believe so.
Chairman Cruz said that Tri-Cities Prep was one of the most recent applications that
came in for lighting for their fields and there are rules in place for light pollution and
noise. It is a fairly common permit condition. If there are issues then it becomes a
Code Enforcement issues. Typically 10:00 p.m. is very typical and he doesn’t see that
as being too much of an issue but the larger issue is placing these fields in the heart
of a residential neighborhood and dealing with traffic.
Commissioner Roach asked if the property to the southeast corner is the Sharma
property which was just rezoned for R-4 zoning.
Mr. White said yes.
Commissioner Roach asked what the plan is for entrances/exits to that site once it is
Page 98 of 105
built out.
Mr. White responded that he hasn’t seen a site layout yet.
Chairman Cruz said that based on the size the entrance/exit will likely be on Burns
Road.
Mr. White added that it would be typical for it to occur as far away from the
intersection as possible.
Darrell Moore, JUB Engineers, Inc., 2810 W. Clearwater Avenue, Kennewick, spoke on
behalf of his application. He stated that the change in location of the soccer fields
from the southwest corner to the northwest corner was due to meeting with the
potential development of the neighboring residential area. The residential developer
would prefer to have the soccer fields in the back due to building roads and they
would like to have rate of return on their investments. Building roads and homes up
front gives them a rate of return. This is why the facility has been proposed to be
moved. The biggest approval conditions the applicant opposes are: (1) The right of way
dedication on the north side as it seems premature as it is outside of the city limits as
wells as easements and other issues so having a road on the north side may look good
on paper in the future but not good for now, (2) Putting in a road from Burns Road all
the way to improvements on Broadway to the north and to the south is roughly 4,000’
of right of way to build out just for a grass soccer field. It would be almost $1,000,000
in improvements and that doesn’t include the complex but just to get roads built.
With the residential piece, sewer isn’t even available for this area so the City is
working on a plan to get sewer out to this area but to his understanding or knowledge
it is in the works but won’t be constructed for another year or two out so putting a
road in now and then coming back in to do sewer and easements seems
counterproductive. And there are too many unknowns with how the school or
residential will be plan so putting in roads with sidewalks and lights seems premature.
A fix would be to phase the road as the residential piece develops. As far as being in a
residential area, he has seen soccer facilities all over the northwest and almost all of
them are within a residential area or behind large city parks. There are no pile on
signs to get to the fields. Soccer people will use Google Maps and they will find it and
show up. The applicant stated that they are proposing a gravel road at this time to
the fields and developing the road improvements when the residential piece comes into
play. At this time they don’t need water or sewer service. They plan on using honey
buckets for restrooms until water is available to put in and many other soccer
complexes us them. Other cities, such as Redmond, have not required the soccer
clubs to make million dollar infrastructure improvements because they see the added
benefit of bringing these clubs to their communities. Another condition the applicant
was not in agreement with was the 25’ landscape setback along the property
frontages. This is for grass fields which is already landscaped. They also were not
sure about the fencing requirements along the parameter of the property. They
intended on some type of fencing but the staff report didn’t specify type. Also, one of
the conditions requires the parking lot be paved. They wish to pave the parking lot at
some point but again, would like to do it down the road. They are willing to work with
the City but would like the chance to phase many of these projects out over time.
Page 99 of 105
Chairman Cruz asked the applicant when the last time he has spoken with City Staff
was.
Mr. Moore said he spoke with Dave McDonald, City Planner, after their initial special
permit was approved and at that time the understanding was that they could phase
these improvements. Then when they decided to move the location of the facility it
seemed that Staff now wanted it all built now. He said that if the conditions in the
special permit are as they are written in the staff report then the facility will not be
able to be built. There is a lack of playing fields for soccer and there is a lot of talent
in this area that leaves because the facilities aren’t here.
Chairman Cruz said that he agreed in terms of costs that it is unlikely for this facility
to be built due to the infrastructure costs, however, from the Planning Commission’s
perspective, they are going to expect certain improvements to be made. The placement
of this location has advantages and disadvantages and nothing is concrete. Being a
joint development with the residential developer makes their case a little stronger but
he would suggest that for this meeting have the public hearing then meet with Dave
McDonald prior to the next meeting.
Commissioner Roach asked the applicant if they were willing to move the location of
the proposed recreation complex to the original proposed location.
Mr. Moore said he would have to go back to the seller and work it out so he’s unsure
at this time.
Commissioner Mendez asked if the applicant should first work things out with staff.
Chairman Cruz said they can hold the hearing and the applicant can work things out
with staff prior to the next meeting.
Commissioner Bowers asked if they would still take public testimony.
Chairman Cruz said yes.
Dave Richards, 1415 6th Street, Clarkston, WA spoke on behalf of this application. He
stated that he was the residential developer looking to develop the residential
neighborhood along with this site. From his perspective it makes sense to place the
soccer fields in the proposed site. This will have less streets running along the fields.
He said he is also a former soccer parent because it will likely be near athletic fields of
the high school which may have a better layout for kids chasing soccer balls and
traffic where the original location would have streets for them to run out into. This
will also help the development costs.
Commissioner Bykonen asked staffed what the meeting date was for the previous
special permit application that was approved.
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Mr. White said it was June or July 2017.
Commissioner Bowers asked about the sports complex on Road 36 across from the
airport and if the surrounding residential area has responded or reacted to that
activity.
Mr. White said there isn’t a lot of interaction with the residential area there. There is a
golf course and Big Cross cross-country facility buffering it.
With no further questions or comment the public hearing closed.
Commissioner Portugal moved, seconded by Commissioner Bowers, to close the
hearing on the proposed special permit and set January 18, 2018 as the date for
deliberations and the development of a recommendation for the City Council. The
motion passed unanimously.
Page 101 of 105
PLANNING COMMISSION MINUTES
1/18/2018
OLD BUISINESS:
D. Special Permit Location of a Recreation Complex in an RS-1
Zoning District (JUB Engineers, Inc.) (MF# SP
2017-022)
Chairwoman Bykonen read the master file number and asked for comments from staff.
Darcy Bourcier, Planner I, discussed the special permit to locate a recreation complex
in an RS-1 zoning district. Staff, as stated in the memo to the Planning Commission,
would like to postpone action on this item and reopen the public hearing for the next
Planning Commission Meeting on February 15, 2018. It was discussed at the previous
meeting that staff would be meeting with the applicant to further work on the roadway
improvements and the installation of utilities. Staff has met with the applicant but
there is still more to work on.
Commissioner Campos moved, seconded by Commissioner Greenaway, to postpone
the development of a recommendation and set February 15, 2018 as the date for a
continuation of the public hearing and the development of a recommendation for the
City Council. The motion passed unanimously.
Page 102 of 105
PLANNING COMMISSION MINUTES
2/15/2018
PUBLIC HEARINGS:
A. Special Permit Location of a Recreation Complex in an RS-1
Zoning District (JUB Engineers, Inc.) (MF# SP
2017-022) – Re-opened
Chairman Cruz read the master file number and asked for comments from staff.
Ms. Bourcier discussed the special permit application for the location of a recreation
complex in an RS-1 Zoning District. The last time the Commission saw this
application was in December 2017 and a lot has changed his that time. The proposed
location has been moved back to the southwest corner. Last year, JUB Engineers,
Inc. had been granted a special permit for the soccer complex that was in this location
but situated slightly different. JUB Engineers, Inc. proposes to short plat this 119
acre parcel in order to separate from the development area and the irrigation canal
that runs through the property. This way the development area will sit on its own
parcel. When they develop the soccer complex they will be required to complete
frontage improvements along Burns Road in front of the original parcel, however, a
traffic impact study will be required to determine the extent of those improvements
and how it will be phased. JUB Engineers Inc. is also required to improve the
north/south collector street at the west property line only up to the northwest corner
of the development area. They will also be required to connect to a septic system.
Passed out to the Commissioner’s was an updated list of approval conditions.
Condition number 6 has been changed from requiring frontage improvements on
Burns Road at the time of short platting to allowing frontage improvements to occur in
phases at the time the soccer complex is developed. Development will trigger those
improvements, not the short platting itself. Condition 9 had stated that fencing must
be installed along all street frontages but it has been changed to appropriate fencing
must be installed along the north/south collector street adjacent to the western most
fields. A new condition, Condition 16 has been added for a traffic impact study to
determine improvement phasing on Burns Road. The expiration date on the special
permit has been changed from December 30, 2018 to December 30, 2019.
Staff recommends closing the hearing and making a recommendation for City Council.
Daryl Moore, JUB Engineers, Inc., 2810 W. Clearwater Avenue, Kennewick, WA spoke
on behalf of his application. He stated that he was in agreement with the new
approval conditions after meeting with staff and working out the issues they had with
the prior conditions. He briefly discussed the process of phasing the improvements
and how the traffic impact study will determine the phasing. Ultimately Burns Road
will be completed the whole way but it may be broken up into phases.
Chairman Cruz thanked the applicant in working with City Staff and asked if he was
in agreement with the approval conditions as they are in the current staff report.
Page 103 of 105
Mr. Moore said that they are in agreement with the conditions and that there is
nothing more that they can do.
Commissioner Bowers asked about the field lighting in which the staff report noted
that it could not exceed 10:00 p.m. and if that was when all activities would end.
Mr. Moore said yes, activities would end by 10:00 p.m. Typically 9:00 p.m. will be the
latest.
Chairman Cruz added that 10:00 p.m. is also when the noise ordinance begins.
Ms. Bourcier added that condition 15 states that and amendment must be made to
the special permit prior to adding field lighting.
Tony Bachart, 703 Kohler Road, spoke on this item. He addressed his concern for
traffic and asked how the traffic impact study would work and if it would take into
account the current development that has been happening in that area.
Chairman Cruz responded that he was pretty sure it was for the whole area and
anticipates future traffic. They would have to get a lot of information from the City
and County as to what is in the works.
Mr. Bachart said that there has been no mention of what is going on at Burns Road
and Broadmoor Boulevard and while it may not be this developer’s responsibility, the
City should look into that.
Chairman Cruz asked staff if that intersection on Burns Road and Broadmoor
Boulevard is in the City’s plan to improve already.
Rick White, Community & Economic Development Director, replied that it is and the
plats with the upcoming schools have the condition that requires participation in
signalization. The School District will also be doing a traffic impact study. The
Broadmoor Area property to the south is undergoing a complete non-project EIS
(Environmental Impact Study) and master plan.
With no further questions or comments the public hearing closed.
Commissioner Roach moved, seconded by Commissioner Greenaway, to adopt the
findings of fact and conclusions, therefrom, as contained in the February 15, 2018
staff report. The motion passed unanimously.
Commissioner Roach moved, seconded by Commissioner Greenaway, based on the
findings of fact and conclusions therefrom, the Planning Commission recommend the
City Council grant a special permit to JUB Engineers, Inc. for the location of a
recreation complex in the 10700 block of Burns Road with conditions as contained in
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the February 15, 2018 staff report. The motion passed unanimously.
Page 105 of 105