HomeMy WebLinkAbout04-19-2018 Planning Commission Meeting PacketPLANNING
REGULAR MEETING
I. CALL TO ORDER:
II. ROLL CALL:
III. PLEDGE OF ALLEGIANCE
IV. APPROVAL OF MINUTES:
V. OLD BUSINESS:
A. Rezone
VI. PUBLIC HEARINGS:
VII.
-AGENDA
7:00 P.M. April 19, 2018
Declaration of Quorum
March 15, 2018
Rezone from R-2 (Medium -Density Residential) to R-
3 (Medium -Density Residential) (Norman Familv
Cookies LLC) (MF# Z 2018-001)
A. Special Permit Location of Short -Term Crisis/Emergency Housin¢
(Benton Franklin Communitv Action Committee)
(MF# SP 2018-003) - Withdrawn
B. Special Permit Barbershop with Dwelling Unit on 2nd Floor (Leticia
Marin Arroyo) (MF# SP 2018-004)
C. Preliminary Plat Riverhawk Pointe II, 176 -lots (Hayden Homes LLC)
(MF# PP 2018-001)
D. Preliminary Plat Havencourt Meadows, 27 -lots (Knutzen Engineering)
(MF# PP 2018-002)
E. Preliminary Plat Morehouse Addition. 20 -lots (Kevin Denhoed) (MF#
PP 2018-003)
A. Comp. Plan Amendment Urban Growth Boundary (MF# CPA 2018-001)
VIII. OTHER BUSINESS:
IX. ADJOURNMENT:
This meeting is broadcast live on PSC -TV Channel 191 on Charter Cable and streamed at
www.pasco-wa.com/psctvlive.
Audio equipment available for the hearing impaired; contact staff for assistance.
REGULAR MEETING
PLANNING
CALL TO ORDER:
MEETING
The meeting was called to order at 7:00pm by Chairman Cruz.
POSITION MEMBERS PRESENT MEMBERS ABSENT
No. 1
Tanya Bowers
No. 2
Joseph Campos
No. 3
Paul Mendez
No. 4
Alecia Greenaway
No. 5
Joe Cruz
No. 6
No. 7
No. 8
Pam Bykonen
No. 9
Gabriel Portugal
Vacant Position
Zahra Roach
STAFF PRESENT:
Rick White, Community &, Economic Development Director
Darcy Bourcier, Planner I
MEETING VIDEO ON DEMAND:
March 15, 2018
This meeting in its entirety has been posted and can be viewed on the City's webpage at
https://i)sctv.viebit.com.
APPEARANCE OF FAIRNESS:
Chairman Cruz read a statement about the appearance of fairness for hearings on land
use matters. There were no declarations.
Chairman Cruz then asked the audience if there were any objections based on a conflict
of interest or appearance of fairness question regarding the items to be discussed. There
were no objections.
ADMINISTERING THE OATH:
Chairman Cruz explained that state law requires testimony in quasi-judicial hearings
such as held by the Planning Commission be given under oath or affirmation. Chairman
Cruz swore in all those desiring to speak.
APPROVAL OF MINUTES:
Commissioner Greenaway moved, seconded by Commissioner Bowers that the minutes
dated February 15, 2018 be approved. The motion passed unanimously.
-1-
PUBLIC HEARINGS:
A. Special Permit Location of Short -Term Crisis/Emergency Housing
(Benton Franklin Community Action Committee)
IMF# SP 2018-003)
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, gave a summary of the
special permit application to locate short-term crisis/ emergency housing at the existing
dwelling units located at 3907 and 3915 West Henry Street. The purpose is to provide
transitional housing which involves housing homeless families with children and as
such, that activity is considered a community service, level 2 facility which requires the
special permit process in all zones within the City of Pasco. The homes were built in
1995 and were issued a special permit back then to provide housing for elderly patients.
They have been vacant for some time. The CAC proposal involves providing living
quarters for up to 6 people in each home with an onsite manager in each home. The
families would use the facilities somewhere between 30-90 days as they search for more
permanent housing. Each family will have a case manager at the facility. The staff
report contains further background information, potential findings and conclusions.
There is not a recommendation from staff at this time nor is the Planning Commission
required to make a decision at this time. The hearing is to provide input and testimony
on the proposal.
Chairman Cruz opened up the public hearing.
Melissa Hess, 720 W. Court Street, spoke on behalf of the Benton Franklin Community
Action Connections (CAC) and gave a summary of their organization and proposal.
Commissioner Portugal asked if the housing would only be for families.
Ms. Hess said that is would only be for families with children or pregnant women.
Commissioner Bykonen asked if Ms. Hess could provide more detail on the onsite
manager.
Ms. Hess responded that their live-in manager will not be their case manager but it will
be somebody onsite 24/7 that can contact the CAC should there be repair needs or
issues in the house. They will receive training on a monthly basis and ongoing if needed.
Commissioner Campos asked what the estimated cost savings would be compared to
issuing hotel vouchers.
Ms. Hess said she didn't have that information at this time.
Commissioner Bowers asked where their Second Chance Center is located.
-2-
Ms. Hess said that was located at their main office at 720 W. Court Street.
Commissioner Bowers addressed issues in some of the emails that were received by staff
and forwarded to the Planning Commission. She asked if there would be background
checks for the families.
Ms. Hess stated that they are looking at checking the national sex offender registry as
well as local sex offender registry. They are typically aware of registered sex offenders
that have children, as that is something that is a condition that they are not even
allowed to be around children. If for some reason staff thought that someone had their
children around a sex offender they would be required to report that.
Commissioner Bowers asked about domestic violence situations.
Ms. Hess said that domestic violence is a huge cause for homelessness. The CAC has
domestic violence services so if a family was identified as needing that assistance they
would refer them to that agency. If that agency didn't have space for them, they would
work on finding them a hotel.
Commissioner Bowers asked if clients with potential mental health issues would be
housed at this location.
Ms. Hess answered that they could potentially be housed there. If someone is
experiencing anxiety or depression they are not required to disclose that information and
they wouldn't necessarily be denied shelter for that.
Commissioner Bowers asked if they would have a policy on visitors.
Ms. Hess stated that they have discussed the possibility of family members, such as
grandparents. They may encourage meeting offsite.
Commissioner Bowers asked if they would be checking for weapons or drugs.
Ms. Hess responded that those things would not be allowed in the homes and they would
have strict rules on that.
Chairman Cruz asked what would exclude someone from being able to use this service
and what kind of clients would be served.
Ms. Hess replied that sex offenders would absolutely not be able to live in these homes.
They are looking for the same exact thing that the residents would be looking for when
locating people in this neighborhood. Background checks aren't required when anyone
else purchases a home. It will be discussed and if it could put anyone in the house in
danger then they would be denied but they would have to look at how long ago offenses
were as well. It would be a case by case basis. And the benefit of the on-site manager is
to oversee so if anything would even start to happen the CAC would be notified and they
would take action.
-3-
Chairman Cruz reminded the Commission that special permits are not always granted
forever and that a timeframe could be placed on this special permit so that at some point
the applicant would need to reapply for a special permit to continue and if there had
been any issues, they could deny granting them a special permit. That could provide
protection to the community and surrounding neighbors.
Ms. Hess stated that they understand that and do not have an issue with that.
Commissioner Portugal asked if the neighbors could approach the on-site manager if
they have any problems.
Ms. Hess said yes but she would also advise them to contact the agency as well.
Commissioner Bowers asked if they have operated a place like this before.
Ms. Hess responded that they have permanent group housing situations and they have
limited income and they are provided case management and transportation needs and
other community resources. They have been successfully operating these for the past 7-
10 years.
Commissioner Bowers asked where these homes are located.
Ms. Hess said they have one in Richland and one in Pasco.
Commissioner Bowers asked if those have special permits.
Ms. Hess stated that they have rental licenses since they are renting.
Commissioner Bowers asked if they have had any complaints.
Ms. Hess said not to her knowledge.
Commissioner Mendez asked how many families they intend to serve.
Ms. Hess answered that they would have a maximum of 6 individuals plus house
manager in each home at any given time. So depending on the composition of the
families.
Commissioner Mendez asked if the services would be provided for free or if they would be
required to work.
Ms. Hess said that the services would be free as a part of their housing stability but they
would be expected to have chores and maintain the home. They receive grants and
private donations in order to support the services they provide.
ME
Commissioner Campos asked if they would be required to search for outside
employment.
Ms. Hess said that when a family comes in they do an assessment to see what the
family's needs are and they create a plan based on that. If employment is a need, then
that is incorporated into the plan and they development benchmarks to keep track of
progress.
Commissioner Campos asked if they would do a background check since people
purchasing homes get credit checks.
Ms. Hess said they are looking at resources that are free to them, such as the national
and local sex offender checks. Background checks can also be a lengthy process and the
CAC is trying to get families out of living in their car.
Chairman Cruz asked if there would be a formal screening process.
Ms. Hess stated that they would and that they would be coming through their Second
Chance Center so they won't be going directly into the homes.
Maria Allan, 1104 N. Road 40, spoke in opposition on this item and voiced her concerns.
Courtney Smith, 3720 W. Henry Street, spoke in opposition on this item and voiced her
concerns.
Simon Michael, 3820 W. Octave Street, spoke in opposition on this item and voiced his
concerns.
Tonette Michael, 3820 W. Octave Street, spoke in opposition on this item with her
concerns and there were questions asked that were answered by Chairman Cruz.
Spencer Hannah, Principal of Tri -Cities Adventist School and Executive Director of Small
World Learning Center, 4115 W. Henry Street, spoke in opposition on this item and
voiced his concerns.
Brad Peck, Chairman of the Franklin County Board of Commissioners, 200 N. Road 34,
spoke in opposition on this item with his concerns. There was some discussion between
Chairman Cruz and Mr. Peck.
Kimberly Sarabia, 1429 Goethals Drive, Richland, WA spoke in support of this
application and gave her experience with the CAC. There was some discussion between
Chairman Cruz, Commissioner Bowers and Ms. Sarabia.
Gidget Bush, 613 Road 44, spoke in opposition on this item and voiced her concerns.
She made an oral public records request for the letters that were sent out.
Darcy Bourcier, Planner I, stated that the City does have record of that information.
-5-
Mr. White informed Ms. Bush that she would need to make a public records request with
the City Clerk and then the request will be fulfilled.
Chairman Cruz discussed the topic of public notifications. He stated that he could not
recall a single time that the City did not make the required notifications and did not
declare it. There have been a couple of occasions where it didn't go out but the hearing
would then be postponed until proper notification had been made. The statute is 300
feet.
Patricia Dean, 417 Road 37, spoke in opposition of this item and voiced her concerns.
Melissa Hess, 720 W. Court Street, addressed the Planning Commission again to answer
some of the questions and concerns voiced by the public. There was some discussion
and questions between Chairman Cruz, Commissioner Campos, Commissioner Mendez,
Commissioner Bowers, Commissioner Bykonen and Ms. Hess.
Kate Overman, 4416 W. Riverhaven Street, spoke on this item and voiced some questions
but was not in opposition per se.
Ms. Hess responded to Ms. Overman's questions.
Gidget Bush, 613 Road 44, spoke again on this item. She also stated that she did not
need to go to the Clerk's Office to make a public records request according to what she
looked up.
Brad Peck, 200 N. Road 34, spoke again on this item addressing some of the items
referenced by previous speakers and the applicant. There was some discussion with
Chairman Cruz, Mr. White and Mr. Peck.
Kimberly Sarabia, 1429 Goethals Drive, Richland, WA spoke in support again on this
item.
Courtney Smith, 3720 W. Henry Street, spoke again on this item with questions and
concerns. There was some discussion between Commissioner Bykonen, Chairman Cruz
and Ms. Smith.
Maximo Valdez, 3713 W. Henry Street, had a question of clarification for the Planning
Commission.
Chairman Cruz answered is questions.
Larry Swisher, 4120 W. Sylvester Street, spoke on this item with some concerns and
questions.
Michael Young, 1617 N. 22nd Place, spoke on this item with concerns as a Board
Chairman of the school located near this proposed site. He agreed with comments made
by Mr. Swisher and had questions he would like answered by the next hearing.
W
With no further questions or comments, Chairman Cruz recommended that Planning
Commission make a motion to continue the public hearing to address some of the
questions and concerns.
Commissioner Mendez moved, seconded by Commissioner Campos, to continue the
hearing of the proposed special permit and set April 19, 2018 as the date for the
deliberations for the development and recommendation for City Council. The motion
passed unanimously.
B. Rezone Rezone from R-2 (Medium -Density Residential) to
R3(Medium-Density Residential) (Norman Familv
Cookies LLCI (MF# Z 2018-001)
Chairman Cruz read the master file number and asked for comments from staff.
Darcy Bourcier, Planner I, gave a summary of the rezone application from R-2 (Medium -
Density) to R-3 (Medium -Density). The property consists of two adjacent parcels. The
parcels were annexed into the city in 1994 but the structures located there date back to
the 1940's. There are three little houses, some multi -family housing and various other
structures that have been in the past as source of numerous code violations. In order to
clean up the area, the new owner of these two parcels is looking to rezone and develop
the lots with new middle income townhomes. By rezoning to a greater density, the owner
will be able to fit more units on the property. Since the property is designated for mixed -
residential zoning, he will be in conformance with the Comprehensive Plan by rezoning
them to R-3. He is hoping that by improving the site, other businesses and housing
developers will be drawn to the area. If rezoned, the property will allow for 50 multi-
family dwelling units. The applicant has stated that they may develop 11 fourplexes but
that is still preliminary.
Chairman Cruz opened the public hearing.
Blake Kilbury, 2508 E. Lewis Street, spoke on behalf of his rezone application as a
member of Norman Family Cookies LLC. He briefly explained the need for higher
density.
Dwayne Dramer, 7200 Selah Heights, Selah, WA spoke on behalf of his rezone
application as a member of Norman Family Cookies LLC. He stated their intentions with
the property.
Commissioner Bykonen asked if the housing would be designed for rental property.
Mr. Kilbury said yes.
With no further questions or comments the public hearing was closed.
Commissioner Bowers moved, seconded by Commissioner Greenaway, to close the
hearing on the proposed rezone and set April 19, 2018 as the date for deliberations and
the development of a recommendation for the City Council. The motion passed
-7-
unanimously.
C. Block Grant 2017 Consolidated Annual Performance Evaluation
Review (MF# BGAP 2018-0011
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the 2017
Consolidated Annual Performance Evaluation Review (CAPER). The block grant
regulations require a CAPER and this allows the City to review and state that we did
what we said we would do with our money in 2017. He briefly discussed where funds
were dedicated and how much was dedicated.
Commissioner Bowers asked questions for clarification on information in the staff report,
predominately focusing on the data that was provided in a table in the report and also
noted some incorrect or out of date information in the report.
Mr. White responded to her questions and there was some discussion between
Commissioner Bowers, Chairman Cruz, Commissioner Mendez, Commissioner
Greenaway and Mr. White.
It was asked by Chairman Cruz is it would be possible to continue the public hearing
since there were some discrepancies in the numbers given in the report.
Mr. White responded that he would rather they didn't since they were up against a
deadline but that he could get them the answers.
Commissioner Portugal asked how the City will improve the demographics assisted or
how it could be improved.
Chairman Cruz said when it comes time to vote the next time around for the allocations
that would be a chance for the Commission to make changes. Many of these programs
do contain applications, for example, the Facade Improvement Program. He said it is
important to target the economic demographic and not just the ethnic demographic.
Commissioner Mendez wanted to ensure that the City is communicating the benefits of
these programs to everybody and that everybody is taking advantage of these programs
and perhaps there needs to be more outreach.
Commissioner Bykonen reminded the Commissioner that with block grants, there are
different components, such as infrastructure/ facilities. It is difficult to quantify who is
being assisted with those types of projects. She gave other examples for various other
types of projects for funding.
Mr. White added that there may need to be a better explanation as to what the table
answers.
EN
Commissioner Campos agreed that the demographics to come down to reporting.
With no further questions or comments the public hearing was closed.
Commissioner Greenaway moved, seconded by Commissioner Campos, to close the
public hearing and recommend the City Manager approve the 2017 Consolidated Annual
Plan Evaluation Report as presented. The motion passed with Commissioner Portugal
dissenting.
WORKSHOP:
A. Code Amendment Housing Resources (MF# CA 2018-001)
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the code
amendment for housing resources. Legal and municipal authorities state that the City
should have in place a program to accommodate, particularly a church or religious
organization, if they choose to set up or institute a shelter for homeless people. By
federal or state law, they are allowed to do that. We aren't necessarily allowed to say no
but we can provide typical public health and safety welfare regulations, those of which
are included in the staff report. This will likely end up being a special permit application
where the conditions would be reflective of at least some or most of those bulleted points.
This has already gone to City Council workshop meeting and it was simply for their
information — no decision was expected. In the future, staff will likely come back to the
Commission with a more formal proposal in terms of land use or permitting.
Chairman Cruz asked if this would be a separate permitted use.
Mr. White said yes and would have time limits and other conditions.
Chairman Cruz asked the Commissioners if any of them had issues with any of the
conditions bulleted in the staff report.
There were no issues.
Mr. White said there will be more opportunity for input in the future.
Commissioner Bowers asked if Kennewick or Richland have also done this.
Mr. White responded that Kennewick is one of the communities that had this issue and
they are doing something very similar, as is Walla Walla and many other communities on
the I-5 Corridor.
Chairman Cruz asked for staff to have some benchmarks with what similar cities in the
region have done to put into context when this comes back to the Commission.
Commissioner Campos requested that with the benchmarks he would like to know the
impact it has had on the communities if that information is possible.
There were no further questions or discussion.
B. Code Amendment Revisions to the Commercial Corridors Design
Standards (PMC 25.591 IMF# CA 2018-0021
Chairman Cruz read the master file number and asked for comments from staff.
Darcy Bourcier, Planner I, discussed the code amendment for revisions to the
commercial corridors design standards. The Pasco Municipal Code has design standards
for development along certain commercial corridors but staff has been reviewing the
current code and they believe it could use some more provisions, specifically to account
for development in the downtown core area. They would also like to add provisions on
windows — proposing that windows shall be the predominant surface on ground floor
walls that are street facing and they can't be darkened with films or obstructed with
more than 25% signage. Staff is also proposing that main building entries should be
located on street sides of buildings. Staff is not asking for a decision from the
Commission at this time but for input.
Chairman Cruz said he wouldn't use the wording, "darkened with films". Instead, "they
cannot be opaque".
Ms. Bourcier said that she meant you should be able to see in the store and see out of it,
both ways.
Commissioner Portugal said that there is a special film now that allows people to see out
when they are inside but if you are outside you cannot see in.
Ms. Bourcier responded that the idea is to be able to see into the stores from outside.
Commissioner Portugal asked if the business owners will be updated on the
expectations. Currently there are a lot of things on the windows.
Ms. Bourcier stated that for signage said that the 25% window signage is already in place
so if there is more than 25% signage covering the windows they are already likely not
conforming to the sign code.
Commissioner Bowers had concerns and stated that there needs to be some flexibility
and work with the business owners to find a happy medium.
Ms. Bourcier responded that Code Enforcement does a lot of work trying to bring the
business owner's into compliance with the sign code. The signage in the downtown area
is one of the major issues down there. The signage is blocking much of the storefront.
Commissioner Bowers said that she understood but she wanted to be cautious on
imposing certain standards and to be aware of where some of these business owners are
coming from because it could be like we're imposing our culture on what might go on in
other places. She felt there should be negotiation.
-10-
Rick White, Community & Economic Development Direct, stated that was already an
issue the Downtown Pasco Development Authority has already taken on. They are
working in their Business Education Program about the ability for customers to see in
and out of windows. Not only is it a benefit of aesthetics but it's also a security issue
because it gets more eyes on the street. Their executive director and the board identified
it as an issue at their retreat at the end of February.
Chairman Cruz gave examples of this in the past and added that there needs to be an
opportunity to negotiate and perhaps using 25% as a starting point but he understands
were staff is coming from.
Commissioner Portugal asked where the DPDA area covers
Mr. White responded that it goes to 14th.
OTHER BUSINESS:
Rick White, Community & Economic Development Director, thanked Commissioner
Greenaway for serving on the CAC Board as she was just reappointed for another term.
With no further discussion or business, the Planning Commission was adjourned at
9:15 P.M.
Respectfully submitted,
David McDonald, City Planner
-11-
REPORT TO PLANNING COMMISSION
MASTER FILE NO: Z 2018-001 APPLICANT: Norman Family Cookies, LLC
HEARING DATE: 3/15/2018 1700 Selah Heights
ACTION DATE: 4/19/2018 Selah, WA 98942
REQUEST: REZONE: Rezone two parcels from R-2 (Medium -Density
Residential) to R-3 (Medium -Density Residential)
`s
Legal: Parcel #1: N 248.71' of NW4NW4SE4 28-9-30, Exc W 228.71' &
Exc Rds
Parcel #2: Ptn 28-9-30 DAF; S 90' of N 338.71' of NW4NW4SE4
General Location: At the southeast corner of E Lewis St and S Cedar Ave
Property Size: Approximately 3.5 acres.
2. ACCESS: The parcels are accessible from E Lewis St and S Cedar Ave.
3. UTILITIES: All municipal utilities are available to serve the site.
4. LAND USE AND ZONING: The lot is currently zoned R-2 (Medium -
Density Residential) and is vacant. Surrounding properties are zoned
and developed as follows:
NORTH: C -1/C-3 - Vacant
SOUTH: R-2 - Vacant
EAST: R-2 - Vacant
WEST: C-1 - Vacant
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site
for either Mixed -Residential or Commercial uses. Goal LU -3-E
encourages the City to designate areas for higher density residential
development where utilities and other facilities enable efficient use of
capital resources. Other goals and policies suggest the City permit a full
range of residential environments including multi -family homes (H -2-A)
and standards that control the scale and density of accessory buildings
and homes to maintain compatibility with other residential uses (H-4-13).
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.
1
ANALYSIS
The site has been designated for Mixed Residential development since it was
annexed into the City in 1994; however, the three houses, multi -family units,
and various other structures located on the parcels have existed at least since
the 1940s. Since then, the two parcels have been used as residential rentals
and a mobile home park and have been the site of numerous code violation
issues. Thus, the current owner and applicant of the two parcels is seeking a
rezone in order to develop the lots with new middle-income town- homes. He
hopes that, by improving the site, other businesses and housing developers will
be drawn to the area.
Of the allowable zones under the Mixed Residential designation (RS -20, RS -12,
RS -1, R-1, R-2, and R-3), R-3 zoning permits the highest residential density at
a rate of one multi -family dwelling unit for every 3,000 ft2 of land area or 14.5
units per acre. For comparison, the current classification of R-2 permits an
approximate density of 8 -units per acre. Currently the site totals 152,467 ft' in
area; barring any required right-of-way dedications R-3 zoning will allow up to
50 dwelling units. However, this number doesn't take into account parking,
setback, and landscaping requirements.
In the event of approval of the rezone, the applicant intends to develop the site
with as many as eleven fourplexes with small yard areas. During the time of
development, the City also requires full improvement of right-of-way including
curb, gutter, and sidewalk. The site is located on an arterial street which is
favorable for future residents and visitors of the proposed development. The
applicant has expressed interest in either a boundary line adjustment or
combining the parcels before development in order to achieve a favorable site
layout.
The initial review criteria for considering a rezone application are explained in
PMC. 25.88.030. The criteria are listed below as follows:
1. The date the existing zone became effective:
The current zoning classification was established in 1994 when the property
was annexed to the City.
2. The changed conditions, which are alleged to warrant other or additional
zoning:
When the property was annexed, it was designated for mixed -residential
development, which includes RS -20, RS -12, RS -1, R-1, R-2, and R-3. By rezoning
the property to increase the density, the applicant is in accordance with the
Comprehensive Plan.
2
3. Facts to justify the change on the basis of advancing the public health,
safety and general welfare:
The proposed zoning request is consistent with the Comprehensive Plan which
has been determined to be in the best interest of advancing public health, safety
and general welfare of the community. The rezone will lead to the creation of
another residential neighborhoods or commercial businesses providing housing
and job opportunities for Pasco residents.
4. The effect it will have on the value and character of the adjacent property
and the Comprehensive Plan:
A change in zoning classification may ultimately result in the establishment of a
multi family residential apartment complex consistent with the Comprehensive
Plan. The rezone may improve the value of commercial property on E Lewis St
and will have minimal to no impact on current and future residential
development in the area.
S. The effect on the property owner or owners if the request is not granted:
The property owners may choose to develop the property under the current R-2
zoning designation, but the number of housing units would be diminished as a
result. Rezoning the property to R-3 would allow a greater number of units and
the possibility of street improvements adjacent the property.
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 contains three small houses, multi -family units, and various
other small structures that have existed at least since the 1940s.
2. The site was annexed in 1994.
3. The site contains two parcels equaling 3.5 acres.
4. The site is currently zoned R-2 (Medium -Density Residential).
5. Properties to the south and east are zoned R-2 and are vacant.
6. Properties to the north and west are zoned C-1 and C-3 and are vacant.
7. The site is located at the southeast corner of E Lewis St and S Cedar Ave.
N
8. The applicant is requesting R-3 (Medium -Density Residential) zoning.
9. R-3 zoning permits the highest residential density at a rate of one
dwelling unit for every 3,000 ft2 of land area or 14.5 units per acre.
10. The Comprehensive Plan identifies the site for Mixed Residential uses
which includes R-3 zoning. The Mixed Residential designation includes
zones RS -20, RS -12, RS -1, R-1, R-2, and R-3.
11. In the event of a rezone, the applicant would like to develop the property
with new middle-income townhomes complete with small yard areas.
12. The property has been the site of numerous code violations.
CONCLUSIONS BASED ON STAFF FINDINGS OF FACT
Before recommending approval or denial of a special permit the Planning
Commission must develop findings of fact from which to draw its conclusions
based upon the criteria listed in PMC 25.86.060. The criteria are as follows:
1. The proposal is in accordance with the goals and policies of the
Comprehensive Plan.
The proposal is consistent with the Comprehensive Plan Land Use Map and
several Plan policies and goals. H -2-A suggests the City permit a full range of
residential environments. Housing Policy (H -BA) encourages standards that
control the scale and density of accessory buildings and homes to maintain
compatibility with other residential uses.
2. The effect of the proposal on the immediate vicinity will not be materially
detrimental.
The immediate area is shown in the Comprehensive Plan for Muted Residential
zoning as well as Commercial zoning. Mixed Residential zoning permits the R-3
(Medium -Density) zoning district. The proposed rezone is consistent with the
referenced plans and will not be detrimental to future nearby developments that
will need to conform to the provision of the plans.
3. There is merit and value in the proposal for the community as a whole.
There is merit in developing parcels within the City in accordance with the goals
and policies contained in the Comprehensive Plan. The proposed zoning is
consistent with the Plan's Land Use Map. Providing an increased range of
housing opportunities available in those areas currently served by municipal
utilities and public transportation benefits the community as a whole and will
enable efficient use of capital resources. The proposal is supported by land use
goals and policies contained in the Comprehensive Plan.
4. Conditions should be imposed in order to mitigate any significant
adverse impacts from the proposal.
rd
The Pasco Municipal Code includes design standards for residential and
commercial development. If or when the applicant pursues the re -development of
this property, he will be required to conform to design standards established by
the PMC. No special conditions are proposed.
5. A Concomitant Agreement should be entered into between the City and
the petitioner, and if so, the terms and conditions of such an agreement.
A Concomitant Agreement is not considered necessary for this application;
however, design standards for the proposed units would be an appropriate use
of a Concomitant Agreement.
RECOMMENDATION
MOTION for Findings of Fact: I move to adopt findings of fact
and conclusions therefrom as contained in the April 19, 2018 staff
report.
MOTION for Recommendation: I move based on the findings of
fact and conclusions as adopted the Planning Commission
recommend the City Council rezone the two parcels at the
southeast corner of E Lewis St and S Cedar Ave from R-2 to R-3 as
recommended by the Planning Commission.
5
ag
f -R,
W ' -. � I •.
H
it
f
r
..
r
MR
00 °
_A -Al-
v zQ
Commercial
Industrial
Multi-Family
ca
o
� v
w
>-,
o
w
M
C)
o
w
I
�
0
00
� z
>
C:)
N +,
N
ct
N
N
S_Cedar_A�e
�
cn
G
v
�
S Rog Ave
N
0
E
Olh
fiff
momm
iiii
MU
W�tl
z
m
®r
ISP
Boom
M)w �
MR
Em
053
" =2
iii-
----
I
INN
IlEff-m-0-mill
--q4L-
. . .............
1 0
p � -1 n=--
-1J
L
0
z
0
0
f tv
rl#
■
WOO
O ' � t
°� � ,, ,
�,
�� � �r r
�� � „ ;, �.
r ��,- - r
�;.,
��� , ��; �r :'�. ,.�.
,,
�, � � ��
■� � �� � � � t� 'r ;,
w �,�,�„ . << „ �„
a , � �'
F..,
jj i �� r, � ��, ,,' � ..erg. i�:� � �
d%f' � � ��r � +�i�� )"�
�� F i
f � y �� �" j �� < <i F .�/ i
y 9� k�; n y� .t '� s
{� y �
� � t�F � i��'� ti 1��, s tip y<,:
'fir v t i ;
rt yup i i r;
j
•f
��� �rzt �a Ly yi � iy q.
�� �
��9 1 } 7�:f ! IS
qii l (`�
� s '`i y r _
�� t ,. :d4t� �
_� _ ..
��. � �y
Q�- � � � ,
..,„u_�. ,: .,
S
3..1Y ... ....... .. .. .,
,'r , ..
i �
`y� �
1 } �'
�1� ��� _
`'
1 i
REPORT TO 1PLANNING
MASTER FILE NO: SP 2018-004
HEARING DATE: 4/19/2018
ACTION DATE: 5/17/2018
APPLICANT: Leticia Marin Arroyo
3324 W 19th Ave TRL# 37
Kennewick, WA 99338
REQUEST: SPECIAL PERMIT: Location of a dwelling unit on the second floor
of a barber shop in a C-1 zoning district.
1. PROPERTY DESCRIPTION:
Legal: Lots 25 & 26, Block 10, Gerry's Addition
General Location: 613 W Clark St
Property Size: 7,000 square feet
2. ACCESS: The site is accessible from W Clark St and an alley that
connects 5th Ave and 6th Ave.
3. UTILITIES: All municipal utilities are currently available to serve the site.
4. LAND USE AND ZONING: The site is currently zoned C-1 (Retail
Business) and does not contain any structures. Surrounding properties
are zoned and developed as follows:
NORTH: R-1 - SFDUs
SOUTH: R-2 - Commercial
EAST: C-1 - SFDU, commercial
WEST: C-1 - SFDU, commercial
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates this area
as commercial. The plan does not specifically address the location of
residences above the ground level in the commercial zones; however
policies of the plan can be applied to this situation. Policy H -1-A
encourages the location of medium density residential uses near shopping
and employment centers. Policy H -2-A suggests a full range of housing
environments should be provided. This plan also suggests that residential
use should be in close proximity to the downtown area to support the
service related business of the core.
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
1
Mitigated Determination of Non -Significance is likely for this application
(WAC 197-11-355).
ANALYSIS
The applicant is seeking a special permit to allow a dwelling unit on the second
floor of a proposed barber shop. The Pasco Municipal Code (PMC) 25.42.040 [1)
contains a provision allowing dwelling units on the second floor of commercial
buildings in C-1 zones with special permit approval. The PMC also requires
that the main floor of the building be designed or intended for a use permitted
within the C-1 zone.
In the C-1 zone, a building may be used as a motel (short-term occupancy) or a
commercial/ office building. Motel/hotel use requires a state license, which
enables the State of Washington to collect taxes on transient rental income.
According to the Washington Department of Revenue, "transient rental income
is income received from any guest, resident, or other occupant to whom lodging
and other services are furnished under a license to use real property for less
than 30 continuous days." However, for long-term residential use the applicant
must obtain a Special Permit, obtain a City of Pasco rental dwelling license,
and residential units may not be located on the ground floor.
The applicant plans on creating six parking spaces designated for the barber
shop and the dwelling unit on the second floor. At its maximum, the barber
shop may generate only approximately 5 vehicle trips at its peak hour on
Saturdays. The first floor will contain the barber shop space, a break room,
and a bathroom, and the upper floor dwelling unit will contain three bedrooms,
two bathrooms, a kitchen, and a dining room. Considering that residentially -
zoned lots are located in the general vicinity, this use conforms to the character
of the neighborhood.
INITIAL 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 zoned C-1 (Retail Business).
2. Office, retail, and motel uses may all be located in C-1 zones.
3. The site is currently an empty lot.
2
4. The applicant intends to construct a barber shop with a dwelling unit on
the second floor.
5. Residential uses other than short -duration hotel/motel occupancies are
allowed in commercial zones only with a Special Permit and only above
the first floor
6. Six parking spaces will be created.
7. It is estimated that the use will generate around 5 vehicle trips at peak
hour on Saturdays.
TENTATIVE CONCLUSIONS BASED ON INITIAL 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 P.M.C. 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 site is designated for commercial uses by the Comprehensive Plan.
The plan does not specifically address the location of dwelling units
within the C-1 zone, however policies of the plan suggest that residential
use should be in close proximity to the downtown area to support the
service related business of the core.
(2) Will the proposed use adversely affect public infrastructure?
The demands of this proposal on the public infrastructure are negligible
in comparison to the demands of the allowed uses in the area. The
required municipal utilities are sized to accommodate demands of a
greater intensity than this proposal will place upon the systems.
(3) Will the proposed use be constructed, maintained and operated to be in
harmony with existing or intended character of the general vicinity?
Barber shops are permitted uses in C-1 zones. The use will not disrupt
the character of the vicinity.
(4) Will the location and height of proposed structures and the site design
discourage the development of permitted uses on property in the general
vicinity or impair the value thereof?
The proposal involves constructing a building 24 feet tall, which is
permitted according to the PMC.
3
(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 proposal is less intensive than many of the uses permitted in the C-1
zoning district and would generate far less noise, light, glare and other
permitted uses.
(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?
A residence located in this commercial area is much less intensive than
most uses allowed in the C-1 district. There is little chance the use will
become a nuisance.
APPROVAL CONDITIONS
1) The special permit shall apply to 613 W Clark Street (Parcel #112054385)
2) A 10 -foot landscaping strip of 65% live vegetation must be installed along
the front property line adjacent to W Clark Street.
3) A maximum of one (1) dwelling unit on the second floor shall be
permitted;
4) The special permit shall be null and void if a City of Pasco building
permit has not been obtained by December 31, 2019.
MOTION: I move to close the hearing on the proposed special permit and set
May 18, 2018 as the date for deliberations and the development of
a recommendation for the City Council.
11
-�
U
3
�9
1-�9C,66 zl� cz;-7s-wd /,.c- ;y.4,0/0 /)l
ME
N
cr
9/
mop airs
\l<
5'
MUM
m I U.N.
CSX$
�no�u�m �k9
l�
C
Nm
—�k-
eA
0
3
�9
j
cn
9/
mop airs
\l<
5'
MUM
m I U.N.
CSX$
�no�u�m �k9
l�
C
Nm
—�k-
eA
0
c pfd`^ , s� �r,r ,
v
Z
� Pve —
o .50
N �
00
� v o
•~
an` �
to Pvecz FOv
•�, ��o Crv< N
C,�o sF�v
�1 •Ct CD w
U4 00 � F
�., M F '
OEM
U ,� o N 00 poe o
cncnLn
U
N
Pie
N N
0
Z
cu N r Pve CN
N V �
N
V �
o "77
TOM
N V
P`ve V
m.� o m
ww
' V ' -77
CO
4-J �..i
a � a
.� .� U
U e oLL
� Pv N
Ln
r
M
O
� to
N
O Ln
N
N �r Me
N � N
O
O
L�l
v
SYJ
'VA
1
f�
ij4
MVA
ro�
1
ij4
Y!
1.
Ar
�s N
•
■
•
�
•
Im
i(
�>
Im
■
[:
•
�
•
-
.
-
�\/(/\�
� 3-
��
k »e
REPORT TO PLANNING
MASTER FILE NO: PP 2018-001 APPLICANT: Hayden Homes
HEARING DATE: 4/19/2018 2464 SW Glacier Pl. Ste 110
ACTION DATE: 5/ 17/2018 Bend, OR 97756
BACKGROUND
REQUEST: Preliminary Plat: Riverhawk Pointe II. (176 -Lot Single -Family
Subdivision).
1. PROPERTY DESCRIPTION:
Legal: Portion of the NW Quarter of Section 16, T9N, R29E, WM
General Location: Between Road 80 and Road 76 north of Massey Drive
Property Size: 48.17.5 Acres
Number of Lots Proposed: 176 single-family lots
Square Footage Range of Lots: 7,205 ft2 to 13,465 ft2
Average Lot Square Footage: 8,165ft2
2. ACCESS: The property will have access from Chapel Hill Boulevard,
Road 76, Road 80 and Massey Drive.
3. UTILITIES: Municipal sewer service is located in future Massey Drive
along the southern portion of the site. Water service is located in Road
84 and the new subdivision to the west (Chiawana Heights and
Riverhawk Phase I).
4. LAND USE AND ZONING: The site is zoned RS -1 (Suburban Residential).
Surrounding properties are zoned and developed as follows:
NORTH: R-1 & C-1 - Vacant & future Phases of Riverhawk
SOUTH: R-1 - FCID Canal & Single -Family
EAST: R-1- Vacant
WEST R-1 - Site of Elementary School # 16
5. COMPREHENSIVE PLAN: The Comprehensive Plan indicates the site is
intended for low-density residential development. According to the
Comprehensive Plan, low-density residential development means 2 to 5
dwelling units per acre. The criteria for allocation under the future land
use section of Volume II of the Comprehensive Plan (Vol. II, page 17)
encourages development of lands designated for low-density residential
uses when or where sewer is available; the location is suitable for home
sites; and there is a market demand for new home sites. Policy H -1-E
encourages the advancement of home ownership, and Goal H-2 suggests
the City strive to maintain a variety of housing options for residents of
the community. Goal LU -2 encourages the maintenance of established
neighborhoods and the creation of new neighborhoods that are safe and
enjoyable places to live.
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead
agency for this project. An environmental determination will be made
after the public hearing for this project. A Determination of Non -
Significance or Mitigated Determination of Non -Significance is likely for
this application (WAC 197-11-355).
ANALYSIS
The project site is located immediately east of proposed Elementary School # 16
and future phases of Chiawana Heights. Future phases of Riverhawk will be
developed to the north of the proposed plat. This site was part of the Road 68
DNR property that the Planning Commission was involved in determining
zoning and the general layout of major streets a few years ago. The applicant is
seeking preliminary plat approval in preparation for the development of a
single-family subdivision.
The site was initially designated for low-density residential development under
the 1982 Comprehensive Plan and again under the 1995 Plan and the updated
Plan of 2008. The property is zoned R-1 (Low Density Residential).
The proposed plat will provide additional lots within the Urban Growth Area
(UGA) for single-family homes consistent with the Comprehensive Plan. The old
DNR site is one of the few large remaining areas within the UGA to be
developed. The proposed plat can be considered an infill development on
property that was passed over during the time most of the I-182 Corridor was
developed.
The proposed plat was originally part of a larger parcel that extended easterly
from Road 84 to the west boundary of Valley View Addition. Improvement of
portions of Chapel Hill Boulevard to the north will be the responsibility of the
developer of the proposed plat along with improvements for Road76. Road 76
will become a collector arterial street that will connect south of the irrigation
canal to Argent Road. As such the developer will be responsible for developing a
a portion of the canal crossing for Road 76.
LOT LAYOUT: The proposed plat contains 176 residential lots. The lots vary in
size from 7,205 square feet to 13,465 square feet. The average lot size is 8,165
square feet. The proposal is consistent with the density requirements of the R-1
zoning on the site. The minimum lot size for the R-1 zone is 7,200 square feet.
z
RIGHTS-OF-WAY: All lots have frontage on streets which will be dedicated. The
east half of Road 80 will be finished with this subdivision to match the
improvements the School District will be construction on the west side of the
street. Improvements with this plat will also include the easterly extension of
Massey Drive and the northerly extension of Road 76. With Road 76 extending
south to Argent Road the developer will need to participate in the construction
of the canal crossing.
UTILITIES: Municipal water service will need to be extended to the site from
Road 84, the School site and or Chiawana Heights. All utility lines will be
extended through the plat and must be guided by the Comprehensive Water,
Sewer and Irrigation Plans. A sewer trunk line is located along the south
portion of the site about 150 feet north of the FCID canal.
A utility easement will be needed along the first 10 feet of street frontage of all
lots. The final location and width of the easements will be determined during
the engineering design phase. The front yard setbacks for construction
purposes are larger than the requested easements; therefore the front yard
easements will not diminish the buildable area of the lots.
The City Engineer will determine the specific placement of fire hydrants and
streetlights when construction plans are submitted. As a general rule, fire
hydrants are located at street intersections and with a maximum interval of
500 feet between hydrants on alternating sides of the street. Streetlights are
located at street intersections, with a maximum interval of less than 300 feet
on residential streets, and with a maximum interval of 150 feet on arterial
streets. The intervals for street light placements are measure along the
centerline of the road. Street lights are placed on alternating sides of the street.
STREET NAMES: The proposed street names following a river theme will be
added prior to final plat approval.
IRRIGATION: The municipal code requires the installation of irrigation lines as
part of the infrastructure improvements.
WATER RIGHTS: The assignment of water rights is a requirement for
subdivision approval per Pasco Municipal Code Section 26.04.115(B) and
Section 3.07.160. If no water rights are available to transfer to the City the
property owner/developer must pay a water right fee in lieu thereof.
FINDINGS OF FACT
State law (RCW 58.17.010) and the Pasco Municipal Code require the Planning
Commission to develop Findings of Fact as to how this proposed subdivision
E3
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 3.6 units per acre. No more than 40 percent of
each lot is permitted to be covered with structures per the R-1 standards.
Parks Opens Space/Schools: There are no City parks in the immediate
vicinity however; the School District has express a desire to work with the City
on the development of a park on the school site west of Road 80. City parks
have been collocated with McGee, Franklin, McClintock, Maya Angelo and
Whitter schools. A park impact fee will be assessed at the time permits are
issued for each house in the subdivision to help cover the cost of the future
park.
The City is required by RCW 58.17.110 to make a finding that adequate
provisions are being made to ameliorate the impacts of the proposed
subdivision on the School District. At the request of the School District the City
enacted a school impact fee in 2012. The imposition of this impact fee
addresses the requirement to ensure there are adequate provisions for schools.
A school impact fee in the amount of $4,700 will be charged for each new
dwelling unit at the time of building permit issuance.
Effective Land Use/Orderly Development: The Plat is laid out for single-
family development as identified in the Comprehensive Plan. The maximum
density permitted under the Comprehensive Plan is 5 dwelling units per acre.
The developer is proposing a density of 3.6 units per acre. The proposed
development will include improvements to both Road 76 and Chapel Hill
Boulevard.
Safe Travel & Walking Conditions: The plat will connect to the community
through the existing network of streets. Sidewalks are installed at the time
homes are built on individual lots. The sidewalks will be constructed to current
City standards and to the standards of the American's with Disabilities Act
(ADA). The ADA ramps at the corners of all intersection will be installed with
the construction of the road improvements and the sidewalks along Chapel Hill
Boulevard and Road 76 will be installed with the infrastructure improvements.
Adequate Provision of Municipal Services: All lots within the Plat will be
provided with water, sewer and other utilities.
4
Provision of Housing for State Residents: This Preliminary Plat contains 176
residential building lots, providing an opportunity for the construction of 176
new dwelling units in Pasco.
Adequate Air and Light: The maximum lot coverage limitations, building
height restrictions and building setbacks will assure that adequate movement
of air and light is available to each lot.
Proper Access & Travel: The streets through and adjoining the Plat will be
paved and developed to City standards to assure proper access is maintained
to each lot. Connections to the community will be provided by Road 76 and
Chapel Hill Boulevard and Massey Drive. The Preliminary Plat was submitted
to the Transit Authority for review (The discussion under "Safe Travel" above
applies to this section also).
Comprehensive Plan Policies & Maps: The Comprehensive Plan designates
the Plat site for low-density residential development. Policies of the
Comprehensive Plan encourage the advancement of home ownership and
suggest the City strive to maintain a variety of housing for residents.
Other Findings:
• The site is within the Pasco Urban Growth Boundary.
• The State Growth Management Act requires urban growth and urban
densities to occur within the Urban Growth Boundaries.
• The site is relatively flat with undulations and slopes toward the south.
• The site is currently vacant.
• The site is not considered a critical area, a mineral resource area or a
wetland.
• The Comprehensive Plan identifies the site for low-density residential
development.
• Low-density residential development is described in the Comprehensive
Plan as two to five dwelling units per acre.
• The site is zoned R-1 (Low Density Residential).
• The developer is proposing 3.6 dwelling units per acre.
• The Housing Element of the Comprehensive Plan encourages the
advancement of programs that promote home ownership and
development of a variety of residential densities and housing types.
• The Transportation Element of the Comprehensive Plan encourages the
interconnection of neighborhood streets to provide for the disbursement
of traffic.
• The interconnection of neighborhood streets is necessary for utility
connections (looping) and the provision of emergency services.
5
• Per the ITE Trip Generation Manual 8th Addition the proposed
subdivision, when fully developed, will generate approximately 1,760
vehicle trips per day.
• The current traffic impact fee is $709 per dwelling unit. The impact fees
are collected at the time permits are issued and said fees are used to
make traffic improvements and add traffic signals in the I-182 Corridor
when warranted.
• The current park impact fee is $1,420 per dwelling unit. The fee can be
reduced by 58 percent if a developer dedicates a five acre park site to the
City. The dedication of a fully constructed park reduces the fee by 93
percent.
• RCW 58.17.110 requires the City to make a finding that adequate
provisions have been made for schools before any preliminary plat is
approved.
• The City of Pasco has adopted a school impact fee ordinance compelling
new housing developments to provide the School District with mitigation
fees. The fee was effective April 16, 2012.
• Past correspondence from the Pasco School District indicates impact fees
address the requirement to ensure adequate provisions are made for
schools.
• Plat improvements within the City of Pasco are required to comply with
the 2015 Standard Drawings and Specification as approved by the City
Engineer. These improvements include but are not limited to water,
sewer and irrigation lines, streets, street lights and storm water
retention. The handicapped -accessible pedestrian ramps are completed
with the street and curb improvements prior to final plat approval.
Sidewalks are installed at the time permits are issued for new houses,
except sidewalks along major streets, which are installed with the street
improvements.
• Water lines and fire hydrants are required to be looped.
• Per PMC 12.36.050 the developer must extend all utilities to and through
the subject parcel.
• All engineering designs for infrastructure and final plat(s) drawings are
required to utilize the published City of Pasco Vertical Control Datum.
• All storm water generated from a developed plat is required to be
disposed of per City and State codes and requirements. Prior to the City
of Pasco accepting construction plans for review the developer is required
to enter into a Storm Water Maintenance Agreement with the City. The
developer is responsible for obtaining the signatures of all parties
required on the agreement and to have the agreement recorded with the
Franklin County Auditor. The original signed and recorded copy of the
agreement is presented to the City of Pasco at the intake meeting for
construction plans.
• Storm water runoff and infiltration calculations must comply with the
Storm Water Management Manual for Easter Washington, they must be
0
provided for review and approval. Storm water calculations must be
prepared, stamped, signed and dated by a currently licensed Professional
Engineer registered in the State of Washington.
• The assignment of water rights is a requirement for subdivision approval
per Pasco Municipal Code Section 26.04.115(B) and Section 3.07.160.
• The developer is responsible for all costs associated with construction,
inspection, and plan review service expenses incurred by the City
Engineering Office.
• The developer is responsible for installing irrigation lines, which shall be
installed per City of Pasco Standard Detail 3-1. Irrigation mains shall be
required along Chapel Hill Boulevard Road 76 and all internal streets.
• The City has nuisance regulations (PMC 9.60) that require property
owners (including developers) to maintain their properties in a manner
that does not injure, annoy, or endanger the comfort and repose of other
property owners. This includes controlling dust, weeds and litter during
times of construction for both subdivisions and buildings including
houses.
• Prior to acceptance of final plats developers are required to prepare and
submit record drawings. All record drawings shall be created in
accordance with the requirements detailed in the Record Drawing
Requirements and Procedure form provided by the Engineering Division.
This form must be signed by the developer prior to construction plan
approval.
• The final plat will contain 10 -foot utility easements parallel to all streets.
Additional easement will be provided as needed by utility providers.
• Road 76 will become a collect arterial street connecting Chapel Hill
Boulevard with Argent Road. This connection will require a crossing
over the FCID canal. The developer will be responsible for a portion (one
quarter) of the canal crossing.
• The Comprehensive Water Plan calls for a12 inch line running north and
south in Road 76 with a 12 inch connection west to Road 84.
• The Irrigation Master Plan calls for a 12 inch line running north and
south in Road 80.
• To properly serve the proposed subdivision one or more Pressure
reducing valves may be needed. The design and installation of which is
typically the responsibility of the developer.
CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT
Before recommending approval or denial of the proposed Plat the Planning
Commission must develop findings of fact from which to draw its conclusion
(P.M.C. 26.24.070) therefrom as to whether or not:
(1) Adequate provisions are made for the public health, safety and
general welfare and for open spaces, drainage ways, streets, alleys,
other public ways, water supplies, sanitary wastes, parks,
playgrounds, transit stops, schools and school grounds, sidewalks for
safe walking conditions for students and other public needs;
The proposed plat will be required to develop under the standards of the Pasco
Municipal Code and the standard specifications of the City Engineering
Division. These standards for streets, sidewalks, and other infrastructure
improvements were designed to ensure the public health; safety and general
welfare of the community are secured. These standards include provisions for
streets, drainage, water and sewer service and the provision for dedication of
right-of-way. The preliminary plat was forwarded to the PUD, the Pasco School
District, Cascade Gas, Charter Cable, franklin County Irrigation District and
Ben -Franklin Transit Authority for review and comment.
Based on the School Districts Capital Facilities Plan the City collects school
mitigation fees for each new dwelling unit. The fee is paid at the time of
building permit issuance. The school impact fee addresses the requirements of
RCW 58.17.110. City parks are located in the subdivisions to the west and
southwest of the site. All new developments participate in establishing parks
through the payment of park fees at the time of permitting.
(2) The proposed subdivision contributes to the orderly development and
land use patterns in the area;
The proposed Plat makes efficient use of vacant land and will provide for the
looping of utilities and interconnectivity of streets as supported in the
Comprehensive Plan. The proposed subdivision will provide arterial street
improvements along Chapel Hill Boulevard and Road 84.
(3) The proposed subdivision conforms to the policies, maps and
narrative text of the Comprehensive Plan;
The Comprehensive Plan land use map designates the site for low-density
residential development. Low-density residential development is described as 2
to 5 dwelling units per acre in the Comprehensive Plan. The Housing Element
of the Plan encourages the promotion of a variety of residential densities and
suggests the community should support the advancement of programs
encouraging home ownership. The Transportation Element of the Plan suggests
major streets should be beautified with trees and landscaping. The Plan also
encourages the interconnection of local streets for inter -neighborhood travel for
public safety as well as providing for traffic disbursement.
s
(4) The proposed subdivision conforms to the general purposes of any
applicable policies or plans which have been adopted by the City
Council;
Development plans and policies have been adopted by the City Council in the
form of the Comprehensive Plan. The proposed subdivision conforms to the
policies, maps and narrative text of the Plan as noted in number three above.
(5) The proposed subdivision conforms to the general purposes of the
subdivision regulations.
The general purposes of the subdivision regulations have been enumerated and
discussed in the staff analysis and Findings of Fact. The Findings of Fact
indicate the subdivision is in conformance with the general purposes of the
subdivision regulations provided certain mitigation measures (i.e., school
impact fees are paid).
(6) The public use and interest will be served by approval of the proposed
subdivision.
The proposed Plat, if approved, will be developed in accordance with all City
standards designed to ensure the health, safety and general welfare of the
community are met. The Comprehensive Plan will be implemented through
development of this Plat. These factors will ensure the public use and interest
are served.
TENTATIVE PLAT APPROVAL CONDITIONS
1. No utility vaults, pedestals, or other obstructions will be allowed at street
intersections.
2. All corner lots and other lots that present difficulties for the placement of
yard fencing shall be identified in the notes on the face of the final
plat(s).
3. The developer shall install common "Estate" type fence/wall six -feet in
height along Chapel Hill Boulevard and Road 76 as a part of the
infrastructure improvements associated with the plat. The fence/wall
must be constructed of masonry block. A fencing detail must be included
on the subdivision construction drawings. Consideration must be given
to a reasonable vision triangle at the intersection of streets. Following
construction of the masonry fence/wall the City may make repairs or
replace the fencing as needed. Property owners adjoining said fence shall
be responsible for payment of all costs associated with maintenance and
upkeep of the fence/wall. These fencing requirements shall be noted
clearly on the face of the final plat(s). A concrete mow strip shall be
0
installed under any common fence as directed by the City Parks Division
and shall be approved by the Parks Department prior to installation.
4. Excess right-of-way along Road 76 and Chapel Hill Boulevard must be
landscaped. Said landscaping shall include irrigation, turf, and trees.
Trees shall be planted at 50 foot intervals. The species of the trees will be
determined by the Parks Department. All landscaping and irrigation
plans shall be reviewed and approved by the Parks Department prior to
installation. Water usage for City right-of-way landscaping shall come
from a source approved by the City of Pasco with the connection and
meter fees paid for by the developer.
5. The sidewalks on Road 76 and Chapel Hill Boulevard shall be offset to
accommodate the plating strip required in Number 4 above.
6. The developer/ builder shall pay the City a "common area maintenance
fee" of $475 per lot upon issuance of building permits for homes. These
funds shall be placed in a fund and used to finance the maintenance of
arterial boulevard strips. The City shall not accept maintenance
responsibility for the landscaping abutting said streets until such time as
all fees are collected for each phase that abut said streets.
7. Lots abutting Road 76 and Chapel Hill Boulevard shall not have direct
access to said streets. Access shall be prohibited by means of deed
restrictions or statements on the face of the final plat(s).
8. The final plat(s) shall contain a 10 -foot utility easement parallel to all
streets unless otherwise required by the Franklin County PUD.
9. The developer must contribute one quarter of the cost of installing the
Road 76 canal crossing. This contribution shall be in the form a cash
deposit to the City in an amount determined by the City Engineer to
ensure the completion of the canal crossing. Said deposit must be
accompanied by a signed development agreement ensuring the
developer's full proportionate share of the crossing is covered in the event
the initial deposit falls short of the final construction costs. Alternately
the developer has the option of signing a non -protest document to the
formation of an LID to cover the cost of his share of the canal crossing.
Said non -protest agreement may also include the developer's share of the
required Road 76 improvements.
10. The developer must sign a non -protest agreement to the formation of an
LID for the construction of Chapel Hill Boulevard.
11. The final plat(s) shall contain the following Franklin County Public Utility
District statement: "The individual or company making improvements on
a lot or lots of this Plat is responsible for providing and installing all
trench, conduit, primary vaults, secondary junction boxes, and backfill
for the PUD's primary and secondary distribution system in accordance
with PUD specifications; said individual or company will make full
advance payment of line extension fees and will provide all necessary
10
utility easements prior to PUD construction and/or connection of any
electrical service to or within the plat."
RECOMMENDATION
MOTION: I move to close the hearing on the proposed preliminary plat and
set May 17, 2018 as the date for deliberations and the development
of a recommendation for the City Council.
11
12 on
vo
CQQ
�P_17��Itfl7A7
��.,. 'VM'OOBVd d0 A JO 3N1 NI O31VOOl NoHmmeIIS V }
II 31NIOd NMVHM3AIN
;NOd ltlld AVVNMIlaw S" '- G
- � 6
�'� ;�� ������ ���� w3a g3Y W. •£ W90909; ig u5<�Y
e i
I
I i
6 n
'
I � I
I Sp
■ w � I ai I L 1 �� YI / I ri _ .I 9 , q� q'�..' _
O a Oct
❑ I y>i "_ -C 1F. f
2> I I! 2 f SS 0 "i qi I •i : a, a
Z oxf
'� < I•I 1, ai' y �R� �.` C it 1 •I v°
1q { qF I
�jL7�JS='C�f�jj� UJCL
aU I I . I° -, i,• . � ' `if ci =:
\ \ \ a�\\\ \\\i� 3 t lad �¢� 1°i. .� f •Ili li
� c
7 S
I i 5 �:� � 1 I �•�
I
Y
.. .. {gym
c
els
,L
T
•
�1
•
1
Y � 1
a
1
ell
0
0
J
0
•
•
iii
it
•
•
C,
aJ,
REPORT TO PLANNING COMMISSION
MASTER FILE NO: PP 2018-002
HEARING DATE: 4/19/2018
ACTION DATE: 5/17/2018
APPLICANT: Knutzen Engineering
5453 Ridgeline Dr, Ste 120
Kennewick, WA 99338
REQUEST: Preliminary Plat: Havencourt Meadows. (27 -Lot Single -Family
Subdivision).
Legal: Portion of the South half of the Southwest quarter of the
Southeast quarter of Section 22, Township 9 North, Range 29 East, W.M.
General Location: Between Road 56 and Road 60 north of W Court St
Property Size: 17.98 Acres
Number of Lots Proposed: 27 single-family lots
Square Footage Range of Lots: 22,974 ft2 to 30,230 ft2
Average Lot Square Footage: 24,087 ft2
2. ACCESS: The property will have access from Road 56 and Road 60.
3. UTILITIES: Water service is located in W Court St, Road 56, and Road
60. City sewer is not available in the area.
4. LAND USE AND ZONING: The site is zoned RS -20 (Suburban
Residential). Surrounding properties are zoned and developed as follows:
NORTH:
RS -20 - SFDUs and Pastures
SOUTH:
RS -20 - SFDUs
EAST:
RS -20 - SFDUs and Pastures
WEST
RS -20 - SFDUs
5. COMPREHENSIVE PLAN: The Comprehensive Plan indicates the site is
intended for mixed -residential and mixed -residential commercial
development. According to the Comprehensive Plan, mixed -residential
development means 5 to 20 dwelling units per acre, and mixed -
residential commercial allows for commercial uses interspersed with
residential. 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 residential uses in locations suitable
for home sites, convenient to major circulation routes, and when 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.
I
Goal LU -2 encourages the maintenance of established neighborhoods
and the creation of new neighborhoods that are safe and enjoyable places
to live.
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead
agency for this project. An environmental determination will be made
after the public hearing for this project. A Determination of Non -
Significance or Mitigated Determination of Non -Significance is likely for
this application (WAC 197-11-355).
ANALYSIS
The project site is located between Roads 56 and 60 just north of W Court St; it
includes approximately 18 acres and, when finished, will create 27 new single-
family lots zoned RS -20. All lots will be over 22,000 square feet in size. The
applicant is seeking preliminary plat approval in preparation for the
development of this single-family subdivision.
The site was annexed into the City in 2013 when it was designated an RS -20
zoning district. Currently, there are six parcels making up the project site that
have been previously used for agriculture. While there are no structures
located on these six parcels, there is a single house in its own parcel located
within the project site that has an address on W Court St. The preliminary plat
will not include this parcel.
The proposed plat will provide additional lots within the Urban Growth Area
(UGA) for single-family homes consistent with the Comprehensive Plan.
LOT LAYOUT: The proposed plat contains 27 residential lots. The lots vary in
size from 22,974 square feet to 30,230 square feet. The average lot size is
24,087 square feet. The proposal is consistent with the density requirements of
the RS -20 zoning on the site. The minimum lot size for the RS -20 zone is
20,000 square feet. However, given the proposed location on a major arterial
road, a greater residential density may be more appropriate.
RIGHTS-OF-WAY: All lots have frontage on streets which will be dedicated.
This project includes the development of a road connecting Road 56 to Road 60
in addition to two cul-de-sacs.
UTILITIES: Municipal water service will need to be extended through the site
to connect to the water service in Roads 56 and 60. The nearest sewer line to
the site is located 2,350 feet to the south in Sylvester Street. However, the
Comprehensive Sewer Plan indicates eight inch sewer lines are to be installed
in both Road 56 and Road 60. These lines will drain north (not south) to a
7
future lift station that will be located on Road 56 about 1,700 north of Court
Street.
The Benton -Franklin Health District is scheduled to test the site during the
third week of April to determine septic tank conditions. The overall number of
lots within the plat could chance slightly the street layout will remain the
same. The developer will be required to obtain all Heath District's approval
prior to construction on the plat similar to receive engineering department
approval for sewer line extensions prior to construction activities.
Ordinance 4229 establishing sewer wavier conditions found in PMC 16.040
recognized certain areas within the City do not readily have access to sewer
service (Lines more than 200 feet away) or functioning lift station. In these
situations home construction is permitted provide a waiver to the sewer
connection requirement is granted. Waivers are typically granted under a list
of conditions including participation in future sewer LID's.
The City Engineer will determine the specific placement of fire hydrants and
streetlights when construction plans are submitted. As a general rule, fire
hydrants are located at street intersections and with a maximum interval of
500 feet between hydrants on alternating sides of the street. Streetlights are
located at street intersections, with a maximum interval of less than 300 feet
on residential streets, and with a maximum interval of 150 feet on arterial
streets. The intervals for street light placements are measure along the
centerline of the road. Street lights are placed on alternating sides of the street.
STREET NAMES: The proposed street names have been labeled on the plat.
IRRIGATION: The municipal code requires the installation of irrigation lines as
part of the infrastructure improvements. The owner/developer shall be
required to comply with RCW 5817.310, including the installation of
infrastructure for the delivery of irrigation water to each of the newly formed
lots.
WATER RIGHTS: The assignment of water rights is a requirement for
subdivision approval per Pasco Municipal Code Section 26.04.115(B) and
Section 3.07.160. If no water rights are available to transfer to the City the
property owner/developer must pay a water right fee in lieu thereof.
FINDINGS OF FACT
State law (RCW 58.17.010) and the Pasco Municipal Code require the Planning
Commission to develop Findings of Fact as to how this proposed subdivision
will protect and enhance the health, safety and general welfare of the
community. The following is a listing of proposed "Findings of Fact:"
7
Prevent Overcrowding: Density requirements of the RS -20 zone are designed
to address overcrowding concerns. The Comprehensive Plan suggests the
property in question be developed with 5 to 20 dwelling units per acre. The
proposed Plat has a density of approximately 1.5 units per acre. Considering
this, a greater residential density may be better suited for this location,
especially since W Court St is a major arterial. No more than 40 percent of
each lot is permitted to be covered with structures per the RS -20 standards.
Parks Opens Space/Schools: There are no City parks in the immediate
vicinity however. A park impact fee will be assessed at the time permits are
issued for each house in the subdivision to help cover the cost of future parks.
The City is required by RCW 58.17.110 to make a finding that adequate
provisions are being made to ameliorate the impacts of the proposed
subdivision on the School District. At the request of the School District the City
enacted a school impact fee in 2012. The imposition of this impact fee
addresses the requirement to ensure there are adequate provisions for schools.
A school impact fee in the amount of $4,700 will be charged for each new
dwelling unit at the time of building permit issuance.
Effective Land Use/Orderly Development: The plat is laid out for single-
family development which is permitted in the Comprehensive Plan. The
maximum density permitted under the mixed -residential designation according
to the Comprehensive Plan is 20 dwelling units per acre. The developer is
proposing a density of 1.5 units per acre. This is well under the minimum
number of dwelling units per acre, and Staff believes the site may be better
utilized with a greater residential density.
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 a looped water system meeting City standards. However, the lift
station and other infrastructure necessary to provide sewer to the property
does not yet exists and is not included in the current Capital Improvement
Plan. Ordinance 4229 recognized there were situations in recently annexed
areas were sewer service was not readily available and provisions were made in
said ordinance for waiver procedures. The developers will need to bind the
property and future owners to participation in future LID's for sewer line
a
construction in the neighborhood. A non -protest agreement will be needed
prior to final plat approval.
Provision of Housing for State Residents: This Preliminary Plat contains 27
residential building lots, providing an opportunity for the construction of 27
new dwelling units in Pasco.
Adequate Air and Light: The maximum lot coverage limitations, building
height restrictions and building setbacks will assure that adequate movement
of air and light is available to each lot.
Proper Access & Travel: The streets through and adjoining the Plat will be
paved and developed to City standards to assure proper access is maintained
to each lot. Connections to the community will be provided by Roads 56 and
60. 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 mixed -residential and mixed -residential commercial
development. Policies of the Comprehensive Plan encourage the advancement
of home ownership and suggest the City strive to maintain a variety of housing
for residents.
Other Findings:
• The site is within the Pasco Urban Growth Boundary.
• The State Growth Management Act requires urban growth and urban
densities to occur within the Urban Growth Boundaries.
• The site is relatively flat.
• The site is currently vacant.
• The site is not considered a critical area, a mineral resource area or a
wetland.
• The Comprehensive Plan identifies the site for mixed -residential and
mixed -residential commercial development.
• Mixed -residential development is described in the Comprehensive Plan as
five to twenty dwelling units per acre.
• The site is zoned RS -20 (Suburban Residential).
• The developer is proposing 1.5 dwelling units per acre.
• The minimum number of dwelling units per acre is 5 according to the
Comprehensive Plan.
• The Housing Element of the Comprehensive Plan encourages the
advancement of programs that promote home ownership and
development of a variety of residential densities and housing types.
5
• The Transportation Element of the Comprehensive Plan encourages the
interconnection of neighborhood streets to provide for the disbursement
of traffic.
• The interconnection of neighborhood streets is necessary for utility
connections (looping) and the provision of emergency services.
• Per the ITE Trip Generation Manual 8th Addition the proposed
subdivision, when fully developed, will generate approximately 270
vehicle trips per day.
• The current traffic impact fee is $709 per dwelling unit. The impact fees
are collected at the time permits are issued and said fees are used to
make traffic improvements and add traffic signals in the I-182 Corridor
when warranted.
• The current park impact fee is $1,420 per dwelling unit. The fee can be
reduced by 58 percent if a developer dedicates a five acre park site to the
City. The dedication of a fully constructed park reduces the fee by 93
percent.
• RCW 58.17.110 requires the City to make a finding that adequate
provisions have been made for schools before any preliminary plat is
approved.
• The City of Pasco has adopted a school impact fee ordinance compelling
new housing developments to provide the School District with mitigation
fees. The fee was effective April 16, 2012.
• Past correspondence from the Pasco School District indicates impact fees
address the requirement to ensure adequate provisions are made for
schools.
• Plat improvements within the City of Pasco are required to comply with
the 2015 Standard Drawings and Specification as approved by the City
Engineer. These improvements include but are not limited to water,
sewer and irrigation lines, streets, street lights and storm water
retention. The handicapped -accessible pedestrian ramps are completed
with the street and curb improvements prior to final plat approval.
Sidewalks are installed at the time permits are issued for new houses,
except sidewalks along major streets, which are installed with the street
improvements.
• Water lines and fire hydrants are required to be looped.
• Per PMC 12.36.050 the developer must extend all utilities to and through
the subject parcel or obtain a waiver for sewer line installation as
provided in Ordinance 4229. In this case sewer service for the property
must mostly flow to the north away from Court Street to a future lift
station on Road 56. None of the necessary infrastructure to the north of
property including the lift station exists. The Comprehensive Sewer Plan
indicates eight inch sewer lines are to be installed in both Road 56 and
Road 60 flowing north. These lines are to drain north (not south) to a
0
future lift station that will be located on Road 56 about 1,700 north of
Court Street.
• Ordinance 4229 establishing sewer wavier conditions found in PMC
16.040 recognized certain areas within the City do not readily have
access to sewer service (Lines more than 200 feet away) or functioning lift
station. In these situations home construction is permitted provide a
waiver to the sewer connection requirement is granted. Waivers are
typically granted under a list of conditions including participation in
future sewer LID's.
• The developer will be required to obtain all Heath District's approval prior
to construction on the plat similar to receive engineering department
approval for sewer line extensions prior to construction activities.
• All engineering designs for infrastructure and final plat(s) drawings are
required to utilize the published City of Pasco Vertical Control Datum.
• All storm water generated from a developed plat is required to be
disposed of per City and State codes and requirements. Prior to the City
of Pasco accepting construction plans for review the developer is required
to enter into a Storm Water Maintenance Agreement with the City. The
developer is responsible for obtaining the signatures of all parties
required on the agreement and to have the agreement recorded with the
Franklin County Auditor. The original signed and recorded copy of the
agreement is presented to the City of Pasco at the intake meeting for
construction plans.
• Storm water runoff and infiltration calculations must comply with the
Storm Water Management Manual for Easter Washington, they must be
provided for review and approval. Storm water calculations must be
prepared, stamped, signed and dated by a currently licensed Professional
Engineer registered in the State of Washington.
• The assignment of water rights is a requirement for subdivision approval
per Pasco Municipal Code Section 26.04.115(B) and Section 3.07.160.
• The developer is responsible for all costs associated with construction,
inspection, and plan review service expenses incurred by the City
Engineering Office.
• The developer is responsible for installing irrigation lines, which shall be
installed per City of Pasco Standard Detail 3-1.
• 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
it
Requirements and Procedure form provided by the Engineering Division.
This form must be signed by the developer prior to construction plan
approval.
• The Benton Franklin Health District has yet to approve this plat as
submitted. City approval of the plat will be contingent upon Health
District approval.
• The final plat will contain 10 -foot utility easements parallel to all streets.
Additional easement will be provided as needed by utility providers.
• To properly serve the proposed subdivision one or more Pressure
reducing valves may be needed. The design and installation of which is
typically the responsibility of the developer.
CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT
Before recommending approval or denial of the proposed Plat the Planning
Commission must develop findings of fact from which to draw its conclusion
(P.M.C. 26.24.070) therefrom as to whether or not:
(1) Adequate provisions are made for the public health, safety and
general welfare and for open spaces, drainage ways, streets, alleys,
other public ways, water supplies, sanitary wastes, parks,
playgrounds, transit stops, schools and school grounds, sidewalks for
safe walking conditions for students and other public needs;
The proposed plat will be required to develop under the standards of the Pasco
Municipal Code and the standard specifications of the City Engineering
Division. These standards for streets, sidewalks, and other infrastructure
improvements were designed to ensure the public health; safety and general
welfare of the community are secured. These standards include provisions for
streets, drainage, water and sewer service and the provision for dedication of
right-of-way. The preliminary plat was forwarded to the PUD, the Pasco School
District, Cascade Gas, Charter Cable, franklin County Irrigation District and
Ben -Franklin Transit Authority for review and comment.
The property is located in an area of the City that was annexed in 2013 and
currently lacks sewer service. The Comprehensive Sewer Plan indicates eight
inch sewer lines are to be installed in both Road 56 and Road 60 flowing north.
These lines will drain north (not south) to a future lift station that will be
located on Road 56 about 1,700 north of Court Street. None of the sewer
infrastructure is currently available. Ordinance 4229 recognized the fact that
certain areas of the City do not have sewer service readily available. In this
case connection to a sewer system is not physically or economically feasible.
Ordinance 4229 contains a waiver process the anticipated development
occurring in areas that cannot presently be served by the city's sewer system.
0
The wavier conditions require the property owners to agree to future LID's to
construct sewer line through the neighborhood. Signing such an agreement
will be a requirement of final plat approval. In addition to insure public health
and safety are met the developer must comply with all conditions and
requirements for the Benton Franklin Health District for the installation of
septic systems.
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. All new developments participate in establishing parks
through the payment of park fees at the time of permitting.
(2) The proposed subdivision contributes to the orderly development and
land use patterns in the area;
The proposed Plat makes efficient use of vacant land and will provide for the
looping of utilities and interconnectivity of streets as supported in the
Comprehensive Plan.
(3) The proposed subdivision conforms to the policies, maps and
narrative text of the Comprehensive Plan;
The Comprehensive Plan land use map designates the site for mixed -residential
and mixed -residential commercial development. Mixed -residential development
is described as 5 to 20 dwelling units per acre in the Comprehensive Plan.
However, the applicant proposes approximately 1.5 dwelling units per acre,
which is well below the minimum. The Housing Element of the Plan encourages
the promotion of a variety of residential densities and suggests the community
should support the advancement of programs encouraging home ownership.
The Transportation Element of the Plan suggests major streets should be
beautified with trees and landscaping. The Plan also encourages the
interconnection of local streets for inter -neighborhood travel for public safety
as well as providing for traffic disbursement.
(4) The proposed subdivision conforms to the general purposes of any
applicable policies or plans which have been adopted by the City
Council;
Development plans and policies have been adopted by the City Council in the
form of the Comprehensive Plan. The proposed subdivision conforms to the
policies, maps and narrative text of the Plan as noted in number three above.
(5) The proposed subdivision conforms to the general purposes of the
subdivision regulations.
E
The general purposes of the subdivision regulations have been enumerated and
discussed in the staff analysis and Findings of Fact. The Findings of Fact
indicate the subdivision is in conformance with the general purposes of the
subdivision regulations provided certain mitigation measures (i.e., school
impact fees are paid).
(6) The public use and interest will be served by approval of the proposed
subdivision.
The proposed Plat, if approved, will be developed in accordance with all City
standards designed to ensure the health, safety and general welfare of the
community are met. The Comprehensive Plan will be implemented through
development of this Plat. These factors will ensure the public use and interest
are served.
TENTATIVE PLAT APPROVAL CONDITIONS
1. All development activities are subject to the concurrency development
standards established in PMC 12.36.
2. All right of way improvements and extensions of City maintained utilities
shall conform to the standard specifications of the City of Pasco in place
at time of development.
3. All work in the right of way must be designed by a professional engineer
licensed in the State of Washington, and are reviewed on a first come
first serve basis.
4. No utility vaults, pedestals, or other obstructions will be allowed at street
intersections.
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. All utility lines serving the subdivision, including but not limited to
power, telephone and television cables shall be installed underground.
Adequate easements shall be provided for all such utility lines, which will
not be located within the right-of-way.
7. No single driveway shall be wider than 34 feet or 50 percent of the lot
frontage; whichever is smaller. (PMC 12.04.100 A.3) The frontage of lots
17, 18, 19, 23, 24, and 25 will be limited to 50 percent of the frontage of
each lot.
8. The developer shall install a common "Estate" type fence/wall six -feet in
height along W Court St as a part of the infrastructure improvements
associated with the plat. The fence/wall must be constructed of masonry
block. A fencing detail must be included on the subdivision construction
drawings. Consideration must be given to a reasonable vision triangle at
10
the intersection of streets. Following construction of the masonry
fence/wall the City may make repairs or replace the fencing as needed.
Property owners adjoining said fence shall be responsible for payment of
all costs associated with maintenance and upkeep of the fence/wall.
These fencing requirements shall be noted clearly on the face of the final
plat(s). A concrete mow strip shall be installed under any common fence
as directed by the City Parks Division and shall be approved by the Parks
Department prior to installation.
9. The sidewalk along Court Street shall be installed as part of the
infrastructure improvements.
10. Lots abutting W Court St, Road 56, and Road 60 shall not have direct
access to said streets. Access shall be prohibited by means of deed
restrictions or statements on the face of the final plat(s).
11. The final plat(s) shall contain a 10 -foot utility easement parallel to all
streets unless otherwise required by the Franklin County PUD.
12. 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."
13. City approval of the plat will be contingent upon Health District approval
MOTION: I move to close the hearing on the proposed preliminary plat and
set May 17, 2018 as the date for deliberations and the development
of a recommendation for the City Council.
11
e01
�F
�o.o 00
Road 62�
y
"I
a
ml
mi
ml
OWN
No
NIL
\MN
L,%l
I
00
0
-i'-1
Fl I
oil
IN
Col'
L77ial
ml
ml
N®R
St
RN
6 dI ppY ""1� °
�. ° € g e@
� 1 F Y� iEYg g€`1
Hl
A im E HI'l $ C'���i E hn
�
W
z
�i
°p
I
Il
I
I
w
QY
_
—.._.._. _ _.._.._. _. _
I�
f24
0
z
e�
adz
g9 p
I
i
A �
I
§
i
ep
I
6 dI ppY ""1� °
�. ° € g e@
� 1 F Y� iEYg g€`1
Hl
A im E HI'l $ C'���i E hn
Silblsl L" S4gp
IU
�
W
I
I
Il
I
I
w
I
I
QQUgI
�j
_
—.._.._. _ _.._.._. _. _
—
I
I
g9 p
I
i
A �
I
§
i
ep
I
R
DI
% �
5vs
i
I
I�
I
_k—T✓
I
Silblsl L" S4gp
IU
0
a
O
V)
•
ml
Dave McDonald
From: lanirock@charter.net
Sent: Tuesday, April 10, 2018 2:17 PM
To: Dave McDonald
Subject: Housing Development Proposal MF# PP 2018-002
Hi Dave: I was told I could send you comments, questions and concerns about the above proposal by Knutsen
Engineering, for a 27 -lot housing development between Road 56 and Road 60, and north of Court Street.
My wife and I have lived at 1820 N. Road 60 for 34 years. We were one of the most recent annexations out of
the "donut hole". This area has held onto its rural feel, in spite of all the development in the surrounding
area. The proposed development is the first to have a clear and direct effect on our neighborhood.
Darci explained to me earlier today that it appeared the ingress/egress into this development would be via a road
that connects Roads 56 and 60. Road 60 is a busier arterial than 56, due to it's alignment with Sylvester to the
south and Saratoga Lane and Chapel Hill Blvd to the north. We have seen a significant increase in traffic over
the years and a high percentage of traffic exceeds the 25 mph speed limit.
Our preference is that the ingress/egress for this development be directly onto Court Street. If that is not an
option, we would like a clear and complete explanation of what changes might occur to Road 60. It's no secret
that the Road 68 design, north of I-182, is a debacle and we don't want to be saddled with a similar situation,
even if it's obviously on a much smaller scale.
The Chapel Hills development and the general connectivity of Road 60 simply attracts traffic and we don't want
to see that exacerbated by this development proposal. Will residents who live along Road 60 be notified about
the proposal or does the legal classified advertisement suffice as notification? I might read the legals once a
year, so I just happened to catch the notice. Would groundbreaking occur without anyone knowing unless they
read the paper? I will be out of town on the 19th so these written comments will have to suffice.
I've never commented on a project like this before so I would appreciate your thoughts if it's
appropriate. Thanks for your consideration.
Rocky Ross
Lannie Smith
REPORT TO PLANNING COMMISSION
MASTER FILE NO: PP 2018-003
HEARING DATE: 4/19/2018
ACTION DATE: 5/17/2018
APPLICANT: Kevin Denhoed
900nE Reata Rd
Kennewick, WA 99338
REQUEST: Preliminary Plat: Morehouse Addition. (20 -Lot Single -Family
Subdivision).
1. PROPERTY DESCRIPTION:
Legal: Portion of the SE Quarter of Section 123, T9N, R29E, WM
General Location: SW corner of Road 36 and Pearl Street
Property Size: 4.55 Acres
Number of Lots Proposed: 20 single-family lots
Square Footage Range of Lots: 7,216 ft' to 9,810 ft'
Average Lot Square Footage: 7,775ft2
2. ACCESS: The property will have access from Road 36. Due to the lot lay
out access to Pearl Street will be restricted as the result of common
fencing/wall.
3. UTILITIES: Municipal water and sewer service is both Road 36 and
Pearl Street.
4. LAND USE AND ZONING: The site is zoned R-1 (Low -Density
Residential). Surrounding properties are zoned and developed as follows:
NORTH: R -S 12 -Single Family
SOUTH: R-1 - Single -Family
EAST: R-1 - Vacant
WEST R-1 - Mark Twain Elementary School
5. COMPREHENSIVE PLAN: The Comprehensive Plan indicates the site is
intended for low-density residential development. According to the
Comprehensive Plan, low-density residential development means 2 to 5
dwelling units per acre. The criteria for allocation under the future land
use section of Volume II of the Comprehensive Plan (Vol. II, page 17)
encourages development of lands designated for low-density residential
uses when or where sewer is available; the location is suitable for home
sites; and there is a market demand for new home sites. Policy H -i -E
encourages the advancement of home ownership, and Goal H-2 suggests
the City strive to maintain a variety of housing options for residents of
the community. Goal LU -2 encourages the maintenance of established
I
neighborhoods and the creation of new neighborhoods that are safe and
enjoyable places to live.
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead
agency for this project. An environmental determination will be made
after the public hearing for this project. A Determination of Non -
Significance or Mitigated Determination of Non -Significance is likely for
this application (WAC 197-11-355).
ANALYSIS
The preliminary plat site was annexed to the City in 1996 and was zoned R-1
as a result the zoning on the property was established 22 years ago. At the
time of annexation the Planning Commission considered the character of the
neighborhood and the impact R-1 zoning would have on the surrounding
properties prior to recommending R-1 zoning. Per the State Vesting Doctrine
(RCW 58.17.033 (1) the applicant is seeking preliminary plat review under the
zoning regulations (R-1) that were in place at the time the application was
submitted.
The site was initially designated for low-density residential development under
the 1982 Comprehensive Plan and again under the 1995 Plan and the updated
Plan of 2008. The current zoning is consistent with those plans.
The proposed plat will provide additional lots within the Urban Growth Area
(UGA) for single-family homes consistent with the Comprehensive Plan. The
proposed plat can be considered an infill development on property that was
passed over during the time the surrounding neighborhood developed.
The plat site is one of the few remaining undeveloped parcels in the
neighborhood. The Parkhurst Addition to the south developed in the mid -
1960's and the Sun Acres West subdivision to the north developed in the late
1970's. As the result of past development in the area there are few good
options for laying out lots on the proposed site. The proposal with one cul de
sac down the middle of the property yields the maximum number of lots but
creates a double front situation along Pearl Street. A block wall will be needed
along Pearl Street with landscaping between the wall and sidewalk. Due to the
limited size of the proposed subdivision and the minimal success of home
owners association in the area the Planning Commission may want to consider
requiring a wider sidewalk along the proposed wall.
LOT LAYOUT: The proposed plat contains 20 residential lots. The lots vary in
size from 7,216 square feet to 9,810 square feet. The average lot size is
7,775square feet. The proposal is consistent with the density requirements of
2
the R-1 zoning on 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. The
south half of Pearl Street and the western portion of Road 36 will be finished
with this subdivision. Because the proposed plat is zoned R-1 curb gutter and
sidewalk are required. The Mark Twain school property contains curb gutter
and sidewalk but the surrounding properties that developed in the 1960's and
1970' do not.
UTILITIES: Municipal water and sewer line are located in surrounding streets
and will be extended in Morehouse Place to serve the new lots.
A utility easement will be needed along the first 10 feet of street frontage of all
lots. The final location and width of the easements will be determined during
the engineering design phase. The front yard setbacks for construction
purposes are larger than the requested easements; therefore the front yard
easements will not diminish the buildable area of the lots.
The City Engineer will determine the specific placement of fire hydrants and
streetlights when construction plans are submitted. As a general rule, fire
hydrants are located at street intersections and with a maximum interval of
500 feet between hydrants on alternating sides of the street. Streetlights are
located at street intersections, with a maximum interval of less than 300 feet
on residential streets, and with a maximum interval of 150 feet on arterial
streets. The intervals for street light placements are measure along the
centerline of the road. Street lights are placed on alternating sides of the street.
STREET NAMES: The proposed street reflects the name of the subdivision.
IRRIGATION: The property is within the FCID service area.
WATER RIGHTS: The assignment of water rights is a requirement for
subdivision approval per Pasco Municipal Code Section 26.04.115(B) and
Section 3.07.160. If no water rights are available to transfer to the City the
property owner/developer must pay a water right fee in lieu thereof.
FINDINGS OF FACT
State law (RCW 58.17.010) and the Pasco Municipal Code require the Planning
Commission to develop Findings of Fact as to how this proposed subdivision
will protect and enhance the health, safety and general welfare of the
community. The following is a listing of proposed "Findings of Fact:"
7
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 4.3 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: There are no City parks in the immediate
vicinity however; the adjoining Mark Twain School has large play fields
available for public use. Park impact fees will be collected at the time of
permitting to be used for park development including development of a large
community park.
The City is required by RCW 58.17.110 to make a finding that adequate
provisions are being made to ameliorate the impacts of the proposed
subdivision on the School District. At the request of the School District the City
enacted a school impact fee in 2012. The imposition of this impact fee
addresses the requirement to ensure there are adequate provisions for schools.
A school impact fee in the amount of $4,700 will be charged for each new
dwelling unit at the time of building permit issuance.
Effective Land Use/Orderly Development: The Plat is laid out for single-
family development as identified in the Comprehensive Plan. The maximum
density permitted under the Comprehensive Plan is 5 dwelling units per acre.
The developer is proposing a density of 3.6 units per acre.
Safe Travel & Walking Conditions: The plat will connect to the community
through the existing network of streets. Sidewalks are required in the R-1 zone
and will be installed at the time homes are built on individual lots. The
sidewalks will be constructed to current City standards and to the standards of
the American's with Disabilities Act (ADA). The ADA ramps at the corners of all
intersection will be installed with the construction of the road improvements
and the sidewalks along Pearl Street will be installed with the infrastructure
improvements.
Adequate Provision of Municipal Services: All lots within the Plat will be
provided with water, sewer and other utilities.
Provision of Housing for State Residents: This Preliminary Plat contains 20
residential building lots, providing an opportunity for the construction of 20
new dwelling units in Pasco.
Adequate Air and Light: The maximum lot coverage limitations, building
height restrictions and building setbacks will assure that adequate movement
of air and light is available to each lot.
4
Proper Access & Travel: Morehouse Place will be paved and developed to City
standards to assure proper access is maintained to each lot. Connections to
the community will be provided by Road 36 and Pearl Street. The Preliminary
Plat was submitted to the Transit Authority for review (The discussion under
"Safe Travel" above applies to this section also).
Comprehensive Plan Policies & Maps: The Comprehensive Plan designates
the Plat site for low-density residential development. Policies of the
Comprehensive Plan encourage the advancement of home ownership and
suggest the City strive to maintain a variety of housing for residents.
Other Findings:
• The site is within the Pasco Urban Growth Boundary.
• The State Growth Management Act requires urban growth and urban
densities to occur within the Urban Growth Boundaries.
• The site is relatively flat and slopes slightly toward the south.
• The site is currently contains one house and several out buildings that
will all be removed prior to plat development.
• The site is not considered a critical area, a mineral resource area or a
wetland.
• The Comprehensive Plan identifies the site for low-density residential
development.
• Low-density residential development is described in the Comprehensive
Plan as two to five dwelling units per acre.
• The site is zoned R-1 (Low Density Residential).
• The developer is proposing 4.3 dwelling units per acre.
• The Housing Element of the Comprehensive Plan encourages the
advancement of programs that promote home ownership and
development of a variety of residential densities and housing types.
• The Transportation Element of the Comprehensive Plan encourages the
interconnection of neighborhood streets to provide for the disbursement
of traffic.
• The interconnection of neighborhood streets is necessary for utility
connections (looping) and the provision of emergency services.
• Per the ITE Trip Generation Manual 8th Addition the proposed
subdivision, when fully developed, will generate approximately 200
vehicle trips per day.
• The current traffic impact fee is $709 per dwelling unit. The impact fees
are collected at the time permits are issued and said fees are used to
make traffic improvements and add traffic signals in the 1-182 Corridor
when warranted.
• The current park impact fee is $1,420 per dwelling unit. The fee can be
reduced by 58 percent if a developer dedicates a five acre park site to the
City. The dedication of a fully constructed park reduces the fee by 93
percent.
• 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.
• The plat is required to be development following all municipal codes
relating to infrastructure improvements.
• Plat improvements within the City of Pasco are required to comply with
the 2015 Standard Drawings and Specification as approved by the City
Engineer. These improvements include but are not limited to water,
sewer and irrigation lines, streets, street lights and storm water
retention. The handicapped -accessible pedestrian ramps are completed
with the street and curb improvements prior to final plat approval.
Sidewalks are installed at the time permits are issued for new houses,
except sidewalks along major streets, which are installed with the street
improvements.
• Water lines and fire hydrants are required to be looped. An easement
between two lots may be required to accomplish the looping
• Per PMC 12.36.050 the developer must extend all utilities to and through
the subject parcel.
• All engineering designs for infrastructure and final plat(s) drawings are
required to utilize the published City of Pasco Vertical Control Datum.
• All storm water generated from a developed plat is required to be
disposed of per City and State codes and requirements. Prior to the City
of Pasco accepting construction plans for review the developer is required
to enter into a Storm Water Maintenance Agreement with the City. The
developer is responsible for obtaining the signatures of all parties
required on the agreement and to have the agreement recorded with the
Franklin County Auditor. The original signed and recorded copy of the
agreement is presented to the City of Pasco at the intake meeting for
construction plans.
• Storm water runoff and infiltration calculations must comply with the
Storm Water Management Manual for Easter Washington, they must be
provided for review and approval. Storm water calculations must be
prepared, stamped, signed and dated by a currently licensed Professional
Engineer registered in the State of Washington.
0
• The assignment of water rights is a requirement for subdivision approval
per Pasco Municipal Code Section 26.04.115(B) and Section 3.07.160.
• The developer is responsible for all costs associated with construction,
inspection, and plan review service expenses incurred by the City
Engineering Office.
• The site is adjacent to an elementary school and the future sidewalk
north of the subdivision fence will continue to be a school travel route. A
standard width sidewalk with a landscaped strip with rock or lawn may
be difficult to maintain as a result of school aged children walking on the
landscaped strip and dislodging landscape rock. The subdivision is
rather small for a functioning Home Owners Association to maintain the
street landscaping so the Planning Commission. A wider sidewalk along
the northern side of the plat may revolve the referenced concerns.
• The City has nuisance regulations (PMC 9.60) that require property
owners (including developers) to maintain their properties in a manner
that does not injure, annoy, or endanger the comfort and repose of other
property owners. This includes controlling dust, weeds and litter during
times of construction for both subdivisions and buildings including
houses.
• Prior to acceptance of final plats developers are required to prepare and
submit record drawings. All record drawings shall be created in
accordance with the requirements detailed in the Record Drawing
Requirements and Procedure form provided by the Engineering Division.
This form must be signed by the developer prior to construction plan
approval.
• The final plat will contain 10 -foot utility easements parallel to all streets.
Additional easement will be provided as needed by utility providers.
CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT
Before recommending approval or denial of the proposed Plat the Planning
Commission must develop findings of fact from which to draw its conclusion
(P.M.C. 26.24.070) therefrom as to whether or not:
(1) Adequate provisions are made for the public health, safety and
general welfare and for open spaces, drainage ways, streets, alleys,
other public ways, water supplies, sanitary wastes, parks,
playgrounds, transit stops, schools and school grounds, sidewalks for
safe walking conditions for students and other public needs;
i
The proposed plat will be required to develop under the standards of the Pasco
Municipal Code and the standard specifications of the City Engineering
Division. These standards for streets, sidewalks, and other infrastructure
improvements were designed to ensure the public health; safety and general
welfare of the community are secured. These standards include provisions for
streets, drainage, water and sewer service and the provision for dedication of
right-of-way. The preliminary plat was forwarded to the PUD, the Pasco School
District, Cascade Gas, Charter Cable, franklin County Irrigation District and
Ben -Franklin Transit Authority for review and comment.
Based on the School Districts Capital Facilities Plan the City collects school
mitigation fees for each new dwelling unit. The fee is paid at the time of
building permit issuance. The school impact fee addresses the requirements of
RCW 58.17.110. All new developments participate in establishing parks
through the payment of park fees at the time of permitting.
(2) The proposed subdivision contributes to the orderly development and
land use patterns in the area;
The proposed Plat is an infill development that was passed over when the
neighborhood developed in the 1960's and 1970's. The proposed plat is
designed to make the most efficient use of a vacant land parcel of land.
(3) The proposed subdivision conforms to the policies, maps and
narrative text of the Comprehensive Plan;
The Comprehensive Plan land use map designates the site for low-density
residential development. Low-density residential development is described as 2
to 5 dwelling units per acre in the Comprehensive Plan. The Housing Element
of the Plan encourages the promotion of a variety of residential densities and
suggests the community should support the advancement of programs
encouraging home ownership. The 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.
E3
The general purposes of the subdivision regulations have been enumerated and
discussed in the staff analysis and Findings of Fact. The Findings of Fact
indicate the subdivision is in conformance with the general purposes of the
subdivision regulations provided certain mitigation measures (i.e., school
impact fees are paid).
(6) The public use and interest will be served by approval of the proposed
subdivision.
The proposed Plat, if approved, will be developed in accordance with all City
standards designed to ensure the health, safety and general welfare of the
community are met. The Comprehensive Plan will be implemented through
development of this Plat. These factors will ensure the public use and interest
are served.
TENTATIVE PLAT APPROVAL CONDITIONS
1. No utility vaults, pedestals, or other obstructions will be allowed at street
intersections.
2. All corner lots and other lots that present difficulties for the placement of
yard fencing shall be identified in the notes on the face of the final
plat(s).
3. The developer shall install common "Estate" type fence/wall six -feet in
height along Pearl Street as a part of the infrastructure improvements
associated with the plat. The fence/wall must be constructed of masonry
block. A fencing detail must be included on the subdivision construction
drawings. Consideration must be given to a reasonable vision triangle at
the intersection of streets and the School District driveway to the west.
Following construction of the masonry fence/wall the City may make
repairs or replace the fencing as needed. Property owners adjoining said
fence shall be responsible for payment of all costs associated with
maintenance and upkeep of the fence/wall. These fencing requirements
shall be noted clearly on the face of the final plat(s). A concrete mow strip
shall be installed under any common fence as directed by the City Parks
Division and shall be approved by the Parks Department prior to
installation.
4. A sidewalk shall be installed in the excess right-of-way along Pearl Street
The sidewalk must be at least 7 feet in width along Pearl Street with any
remaining right-of-way south of the curb being treated with stamped
concrete creating a paver block look. (The stamped sidewalk on the south
side of Argent Road across from Chiawana High school is an example.
The sidewalk walk was widened with the stamped concrete to create an
architecturally pleasing sidewalk for the additional student traffic in the
area. By following the same construction pattern as was established on
Argent Road the creation of a Home Owners Association can be avoided.)
0
5. The final plat(s) shall contain a 10 -foot utility easement parallel to all
streets unless otherwise required by the Franklin County PUD.
6. The final plat(s) shall contain the following Franklin County Public Utility
District statement: "The individual or company making improvements on
a lot or lots of this Plat is responsible for providing and installing all
trench, conduit, primary vaults, secondary junction boxes, and backfill
for the PUD's primary and secondary distribution system in accordance
with PUD specifications; said individual or company will make full
advance payment of line extension fees and will provide all necessary
utility easements prior to PUD construction and/or connection of any
electrical service to or within the plat."
RECOMMENDATION
MOTION: I move to close the hearing on the proposed preliminary plat and
set May 17, 2018 as the date for deliberations and the development
of a recommendation for the City Council.
10
so
.O
N
O T5
N O
O
N M
� Q O
ob
O
Ct +-J N
a
C a
U ••
a � w
■ PMO
1�1
W
O
1
a r_
F�
r
IL
or r
y M or
OMAW TI I1w;_
0
•
I
N
MO
0
0
MEMORANDUM
DATE: February 15, 2018
TO: Planning Commission
FROM: Dave McDonald, City Planner
SUBJECT: Urban Growth Boundary (UGA) CPA 2018-001
The City of Pasco is required by the Growth Management Act (GMA) to
update the Comprehensive Plan this year. The key component to the
update is determining a new Urban Growth Area (UGA).
Urban Growth Areas define the area in which a community is to
encourage higher density urban development and the area in which
urban services can be supported and promoted. Land located outside
UGA's are to be reserved for the promotion of rural densities and
functions. By directing growth to UGA's natural resource lands such as
farmlands and forest lands can be conserved and the character of rural
areas can be maintained for future needs.
Pasco's first Urban Growth Area was established in April of 1993 and has
been modified only four times since then. The designation of the Pasco
UGA was guided by the provisions of RCW 36.70A.110 the most
pertinent portions of which are as follows:
• Each county that is required or chooses to plan under RCW
36.70A.040 shall designate an urban growth area or areas
within which urban growth shall be encouraged and outside
of which growth can occur only if it is not urban in nature.
• Each city that is located in such a county shall be included
within an urban growth area.
• An urban growth area may include territory located outside
of a city only if such territory already is characterized by
urban growth whether or not the urban growth area includes
a city, or is adjacent to territory already characterized by
urban growth, or is a designated new fully contained
community as defined by RCW 36.70A.350.
• Based upon the growth management population projection
made for the county by the Office of Financial Management,
the county and each city within the county shall include
areas and densities sufficient to permit the urban growth
that is projected to occur in the county or city for the
succeeding twenty-year period, except for those urban
growth areas contained totally within a National Historical
Reserve.
• Each city must include areas sufficient to accommodate the
broad range of needs and uses that will accompany the
projected urban growth including, as appropriate, medical,
governmental, institutional, commercial, service, retail, and
other non-residential uses.
• Each urban growth area shall permit urban densities and
shall include greenbelt and open space areas.
• An urban growth area determination may include a
reasonable land market supply factor and shall permit a
range of urban densities and uses. In determining this
market factor, cities and counties may consider local
circumstances.
• Urban growth should be located first in areas already
characterized by urban growth that have adequate existing
public facility and service capacities to serve such
development, second in areas already characterized by urban
growth that will be served adequately by a combination of
both existing public facilities and services and any additional
needed public facilities and services that are provided by
either public or private sources, and third in the remaining
portions of the urban growth areas. Urban growth may also
be located in designated new fully contained communities as
defined by RCW36.70A.350.
• In general, cities are the units of local government most
appropriate to provide urban governmental services. In
general, it is not appropriate that urban governmental
services be extended to or expanded in rural areas except in
those limited circumstances shown to be necessary to
protect basic public health and safety and the environment
and when such services are financially supportable at rural
densities and do not permit urban development.
Based on State law, the Pasco UGA is to include all lands within the City
and may include lands outside the City if the lands are urban in nature
or adjacent to territory that is already characterized by urban growth like
the Byers Road area or the Clark Addition. The UGA needs to contain a
sufficient amount of land to accommodate expected population growth as
determined by the Office of Financial Management (OFM). In addition to
the population projections the City must also consider land needs for
parks and open space, schools, retail businesses, churches, offices,
industrial buildings and other land uses.
OFM provides population estimates for each county in the state. The City
and the County have previously determined that 80 percent of the
County -wide estimate should be assigned to Pasco. The remaining 20
percent is divided between the County and the small communities within
the County. The table below shows Pasco's portion of the overall County
population projections.
Pasco Population Projections
Year
Low
Medium
High
2020
70,114
79,770
93,109
2025
76,486
91,025
112,931
2030
82,466
101,954
132,493
2035
89,8970
114,470
153,705
2038
94,306
121,828
166.052
2040
93,311
126,859
174,830
Based on the OFM projections Pasco could become a city of 121,828
residents during the next 20 years. This would be an increase of 50,148
over the current 71,680 population estimate. Using the current OFM
household size of 3.278, 15,298, new housing units will be needed to
accommodate the projected population growth. The need to
accommodate additional dwelling units translates into the need for
additional land within the UGA. At about four units per acre about
3,500 acres of land will be needed for the new housing units. Some of
the new dwellings can be accommodated within the current UGA
boundaries but much of the new housing can only be accommodate by
increasing the size of the UGA.
Appendix III of the Comprehensive Plan (attached) provides a detailed
explanation of the Urban Growth Area needs resulting from the new
population estimates. Also attached is a draft land use map showing the
possible extent of the UGA based on the new population and housing
numbers.
A Planning Commission workshop has been scheduled for the Planning
Commission to April 19th to discussed the proposed UGA boundaries and
provide direction to staff related thereto.
Appendix III - Urban
Growth Area Expansion
RCW 36.70A.110 (1)
Mandatory GMA Provision
Introduction
Under the provisions of the GMA urban growth is to be principally contained within
designated boundaries (Urban Growth Boundaries) around urban centers in all counties
planning under the Act. The Urban Growth Boundary defines the location of the city's
urban growth area (UGA). The UGA is where urban development is expected and where
growth can be supported by urban services. The UGB is the demarcation line between
where the community encourages urban growth and where rural activities are to be
preserved. By directing growth to UGAs natural resource lands such as commercially
significant farms lands can be conserved and the character of rural areas can be
maintained for future needs. Each urban growth area including Pasco's is to contain
sufficient land area to accommodate expected growth for a 20 year planning horizon.
The expected growth is determined by population projections prepared by the State
Office of Financial Management which are used by Franklin County and the cities to
allocate urban and rural growth for each jurisdiction.
The UGA defines the area in which the City must plan under GMA. The UGA
establishes the boundaries for land use planning, transportation planning, and public
service planning and utility planning. Under the GMA, cities are identified as the units of
government most appropriate to provide urban governmental services. In general urban
governmental services are to be confined within the UGA. Only in limited circumstances
where it is necessary to protect public health and safety or the environment can these
service extend beyond the UGA.
Growth Management Mandate
Development of the Urban Growth Boundary recommendation was guided in particular
by the following GMA Planning Goals:
Encourage development in urban areas where adequate public facilities and
services exist or can be provided in an efficient manner.
Reduce the inappropriate conversion of undeveloped land into sprawling low-
density development.
Maintain and enhance natural resource-based industries, including productive
timber, agriculture, and fisheries industries. Encourage the conservation of
productive forest lands and productive agricultural lands, and discourage
incompatible uses.
The state goals, in turn, led to the following Countywide Planning Policies (CPP) that
provide specific guidance for the establishment of Pasco's UGA.
POLICY No. 2
Policies to Implement RCW 36.70A.110 relating to the establishment of Urban Growth
Areas.
A. Each City within Franklin County will be included within a designated
urban growth area.
B. Designated urban growth areas should include an amount of undeveloped
area to adequately accommodate forecasted growth and development for the
next 20 years.
C. Designated urban growth areas should include those portions of the county
already characterized by urban growth and having existing public, facilities and
service capacities to serve existing and future growth.
D. Designated urban growth areas should include those areas that are within
the recognized utility service areas of each City.
E. The size of urban growth areas will vary due to regional settings and should
be adequate to promote viable economic development strategies promote
choices in housing accommodations and insure adequate lands are available
for associated open spaces and public purposes.
G. Municipalities should limit the extension of water and sewer service to areas
within each jurisdiction's urban growth boundary.
Growth Projections
The Washington State Office of Financial Management (OFM) is responsible for
providing population estimates for all Counties and cities required to plan under the
provisions of the 1990 Growth Management Act. OFM provides a low medium and high
projection for each county. County population estimates are then assigned to the cities
within the counties based local processes. The current low projection of 87,642 for 2020
is over 2,600 persons lower than the current 2017 estimate of 90,330 for the overall
County population. It has been found that the low OFM series for population growth is
constantly lower than actual population growth for Franklin County. The high series has
been found to overestimate the population. As a result the County and jurisdictions there
in rely on the mid-range population estimates for planning purposes. The 2018
population projections for Franklin County are contained in Table No.l
TABLE # 1
OFM Population Projections for Franklin County
Year
Low
Medium
High
2020
87,642
99,712
116,386
2025
95,607
113,781
141,164
2030
103,082
127,443
165,616
2035
112,462
143,087
192,131
2038
117,882
152,285
207,565
2040
121,639
158,574
218,538
Allocation of Future Population Growth
The current OFM population estimate for Pasco is approximately 71,680. Over the years
the population of the Pasco has represented 80 percent or more as a result the County has
always been assigned 80 percent of the OFM county population projections to Pasco for
Comprehensive Planning purposes. Historically the 80 percent assignment has been
based on the OFM mid-range projection. Within the planning horizon the City of Pasco
will need to anticipate a growth scenario where the County population reaches about
152,285. With 80 percent of that population assigned to Pasco the city's population is
expected to reach about 121,828 by 2038. This is an increase of 50,148 over the current
City population.
,x
Urban Growth Area Needs
Residential Needs
The future Pasco Urban Growth Area will need to accommodate an additional 50,148
new residents based on the OFM mid-range population projections. Using the current
OFM household size of 3.278, 15,298, new housing units will be needed to accommodate
the projected population growth. By comparison the OFM high projection would
generate the need for about 41,400 additional dwelling units.
Additional housing to accommodate the projected population is the main contributor to
the need for expanding the UGA. Over 80 percent of Paso's housing stock consists of
single-family home. Over the past 17 years about 16 percent of new residential building
permits have been issued for multi -family units. Prior to 2002 there were no multi -family
units built for about 20 years. Based on past trends the City can expect to see another
2,447 multi -family units built by 2038. The single-family stock will increase by 12,851
units during the same period.
Current multi -family development is split between R-2, R-3 and R-4 zoning with 41
percent being zone R-2, 43 percent being R-3 and 16 percent being R-4. Based on the
multi -family densities prescribed by the zoning code around 251 acres will be needed.
Streets and a land market factor will need to be added bring the total multi -family land
needs to about 345 acres.
During the 2008 Comprehensive Plan update single-family densities were estimated to be
about 9,600 square feet per dwelling unit. This was due to the significant areas in West
Pasco that were zoned for large lots. The larger lots reflected that fact that large areas in
unincorporated West Pasco were not served by sewer. For this current plan update the
overall density for single-family has been lowered to 8,200 square feet per lot. This
higher -density is reflected in the fact that the larger West Pasco lots have been off -set by
higher -density lots in the I-182 corridor. The 8,200 square foot lot size will enable the
city to achieve about four (3.9) dwelling unit per acre. To accommodate the anticipated
12,419 new dwellings the City will need 2,338 additional acres. With streets and a 10
percent land market factor single-family land needs to will be 3,124 acres. Combine
multi -family and single-family land needs will be around 3,559 acres.
Park and Open Space Needs
Based on the information in the "Summary of Park Land and Facilities Needs
Table No. ?? of Chapter 7 " the City will need an additional 1,935 acres of new
park land and 503 acres for specialty recreation features new during the 20 year
planning period. The combined total park land and specialty feature needs
equals 2,438. With roads and a land market factor the total need is 3,352 acres.
Church Needs
Based on the current population (71,680) and the number of church buildings
(54) within the Pasco there is one church building for every 1,327 people.
However there are more congregations that church buildings. At least three
churches are renting commercial buildings and eleven congregations are sharing
just three buildings. Based on the number of congregations, the church to
population ratio drops to 1,156 people per congregation. If all church groups had
their own building there would be 65 church buildings in the city. Based on the
population to church building ratio of 1,327 people per church and additional 38
churches will be need by 2038. Based on congregation numbers there could be
an additional 43 congregations in the city by 2038. All churches seek to grow
and growth can be inhibited by sharing buildings or renting store fronts. It would
not be unreasonable to consider some of the doubled up church groups and
store front rentals will grow into additional church buildings within the city.
Therefore for future land area needs will be calculated for an additional 40 church
buildings.
The average lot size (from a sample of 14 churches)for church buildings in Pasco
is around five acres. However, some of the newer churches have larger lots.
The new LDS Stake Center on Porto Lane has 8.2 acres and the Faith Assembly
Church on Road 72 has 15 acres. These church properties include buildings,
large parking lots and play fields or structures. Base on the five acres per church
the community will another 200 acres of land for churches. With the addition of
streets and a 10 percent land market factor total church land needs will be 275
acres.
School Needs
The Pasco School District indicates for future school planning purposes the
District is anticipating and average of .72 students per dwelling unit. Based on
the need for an additional 15,298 new dwellings by 2038 the School District will
need to plan for another 11,015 students. The increased student population will
be divided between new elementary, middle and high schools. Each elementary
school will house about 750 students while middle schools typically are built for
1,100 students and high schools house 2,200 students. The School District
currently has a high school site two elementary school sites and a middle school
site for future school buildings. Construction on elementary school # 16 will begin
in the spring of 2018 followed by elementary school # 17 and middle school # 4.
In addition to these proposed schools the District will need an additional 9
elementary schools and one more middle school. Nine elementary schools will
occupy about 180 acres and another one or two middle schools will require 40-80
more acres. The School District will also need to purchase an additional high
school site before the end of the planning period to secure land for a future high
school prior to full development of the UGA. This will require another 80 acres of
land. With required roads the Scholl district will need about 425 acres for future
schools.
Daycare and Related Needs
There are currently sixteen commercial daycare related facilities in Pasco.
Commercial daycares do not include the numerous family home daycares that
are operated out of private family homes. For every 4,480 people there is one
commercial daycare. An additional 12 commercial daycare facilities will be
needed by 2038. Each daycare occupies about an acre of land. As a result the
city will need about 15 acres of additional land for commercial daycare along
with necessary roads and the land market factor.
Storm Water Pond Needs
Storm water drainage is a major concern related to urban development. Run-off
from streets and sidewalks and driveways has to be collected and retained to
prevent flooding and to protect water resources. Given the extent of the urban
development needed to accommodate 50,148 new residents 60 acres could be
needed for storm water ponds
Fire Station Needs
The National Fire Protection Association indicates for cities the size of Pasco
there should be one firefighter for every 1,000 people. Pasco currently has .7
firefighters per 1,000 people. The projected population increase will generate a
need for 35 to 50 new firefighters depending on what population to firefight ratio
that is used. The Fire Department is working toward the NFPA standard. Fire
stations in Pasco house between five to eight firemen per station. Potentially
there is a need for another 10 fire station. The current plan for the fire
Departments calls for another 4 fire station to be added to cover current needs
and some future needs. One or two additional station may be needed beyond
the four proposed to service the projected increase in residents. A typical fire
station can function on 1.5 acres of land. Station with ladder trucks and other
specialized equipment function better with two acres. Six new fire stations would
need a minimum of 9 acres. If two of the proposed stations housed additional
equipment the acreage would increase to 10. Add the streets and a land market
factor and the city will need about 14 acres for new fire station.
Commercial Land Needs
Most of the future commercial retail and office development in Pasco is
anticipated to occur in the 1-182 Corridor. Heavy commercial development
requiring storage yards, equipment yards (wholesale businesses, distribution
services, heavy equipment ales contractors etc.) will continue to locate in the
Oregon Avenue area and the Columbia East/King City neighborhood. Heavy
commercial uses require C-3 zoning and there is not C-3 zoning west of Road
36.
About 260 acres of land around the Road 68 and Road 100 Interchanges have
been developed for commercial activity over the past 17 years. Another 490
acres of commercial property is still vacant in the 1-182 Corridor. Based on the
number of years it took for the existing commercial areas to develop there should
be ample land remaining in the UGA to accommodate commercial development
for the next 20 years. The only question related to this matter is the location of
the vacant commercial land in relation to where residential development will
occur. With the Road 100 Interchange being more or less in the geographic
center of the Tri -Cities the City is likely to see the development of regional
services near that interchange. For neighborhood services and walkable
shopping it will be necessary to include some commercial land in the UGA at key
intersections near residential development. Perhaps as little as 100 acres would
be needed for neighborhood commercial development.
Industrial Land Needs
Pasco contains the Tri -Cities Airport, the Port of Pasco Marine Terminal and
related lands, the Pasco Processing Center, a petroleum tank farm, about 70
percent of the Tri -City trucking firms, the BNSF classification yard and other
industrial facilities. About 40 percent of the land area within Pasco is zoned for
industrial development. There are over 900 acres of vacant industrial land south
of "A" Street and over 1,500 acres of vacant industrial land east of SR 12 and
along SR 395. Over 900 acres of the industrial land east of the highways and
inside the UGA is tied up in DNR ownership. DNR owns 1,234 acres of industrial
land in the King City and the Pasco Kahlotus Highway areas. DNR has no
interest in allowing their property to be developed for anything other than farming.
As a result these lands As a result these lands will remain in agricultural
production through the duration of the planning period. Sixty-two percent of these
lands are in the City limits and cannot be removed from the UGA. The balance of
the land is outside the City limits and zoned for industrial uses within the UGA.
The Port of Pasco has asked for these lands to remain in the UGA in the hopes
an agreement can be reached with the DNR to transition these lands to industrial
functions. The DNR lands have been given a land use classification of DNR
Reserve. The DNR Reserve denotes lands that may be zoned for industrial use
but unavailable for development due to DNR ownership.
The Tri Cities Airport
Currently there does not appear to be a need to include additional industrial land
within the UGA with the exception of about 120 acres that will be need along
Capital Avenue for a major soccer complex. The Park and Opens Space
discussion in Chapter 7 indicates the community is significantly underserved by
parks and recreational facilities.
Miscellaneous Needs
In addition to fire stations, school, parks and the other items discussed above
communities also need libraries, lift stations, food banks, Public Works satellite
yards, Health District facilities, drug treatment homes and facilities, satellite
police stations, cell tower sites, water tower/reservoir sites, booster station,
substations and other facilities. 100 acres has been assigned to these needs. It
is difficult to determine the total acreage needed for these facilities. The 100
acres is an estimate. The need could be greater or smaller. A senior center,
which is not listed could use as much as 3 acres. A 2.5 million water tower
usually occupies five acres
Existing Vacant Lands Assessment
The current UGA contains 702 vacant single-family lots and 82 multi -family lots.
Additionally, there are 1,972 vacant acres of single-family land and 172 acres of
vacant multi -family land in the current UGA. Most of the multi -family lots (72) are
within the Preakness Estates subdivision and are designed for zero lot line
homes with one dwelling per lot. The referenced vacant land does not include
commercial and industrial lands that are anticipated to remain commercial and
industrial lands and nor does it include the 286 acres of airport reserve land set
aside for the protection of the airport.
Of the 1,972 acres of vacant land in the UGA 493 acres will be needed for roads,
158 acres will be used for schools and a soccer complex, 330 are occupied by
the American Rock pit and 80 acres are unbuildable due to steep slopes, flood
plain issues and past gravel mining. As a result of the need for streets and other
encumbrances on vacant land there are 1,248 acres left within the UGA for
residential development.
Designation of the Urban Growth Area
The OFM population estimate applicable to Pasco for the planning period is
50,148. There are 257 cities in the State of Washington that have a population of
less than 50,000. According to 2000 US Census data cities with a population of
50,000 can range in size from 11 square miles to over 40 square miles in size.
For example Renton, Washington had a population of 50,052 in 2000 and
occupied an area of 17 square miles. The same Census data indicates the
average density of a city with a population of 50,000 is 2,647 persons per square
mile. Pasco will need enough land within the UGA boundary to essentially
accommodate a city with a population of 50,000 by 2038.
Based on the needs assessment discussed above Pasco will need another 7,441
acres or 11.6 square miles of land to accommodate the projected population.
The land area needs are at the low end of the size of a typical 50,000 person city
per the US Census Bureau. Most of the City's future land needs will be for
residential development, park development and streets.
A portion of the future residential land needs can be assigned to areas within the
current UGA. There are currently 1,248 acres of available vacant land in the
UGA for residential development. As a result the current UGA can be used to
absorb a portion of the projected population growth. This will reduce the amount
of additional residential land needs from 3,369 acres to 2,121 acres.
The park and opens space needs for the planning period were determined by
applying the adopted standards identified in the latest Park, Recreation and
Forestry Plan to the projected population. Based on those standards the City will
need over 3,000 acres of park land and recreation facilities by 2038.
The adopted park standards may not take into consideration that some of the
standards may overlap with respect to level of service. A community park
located conveniently to several subdivisions could serve to fulfill the
neighborhood park needs for the subdivisions. Likewise a large urban park could
also serve to fulfill community park needs in certain parts of the community.
School playgrounds may also end up providing for neighborhood park needs.
The current inventory of park lands is equal to 54.5 percent of the adopted
standards. If the current ratio of park land to standards continues through the
planning period and parks are used for overlapping purposes the City will need
around 1,826 acres for parks and recreation facilities. The park land needs can
be further reduced by assigning all of the 2018 needs (952 acres) to the current
UGA. Park land needs then would total 874 acres for the planning period.
Based on the availability of lands within the current UGA and the assumption that
large parks will also fulfill neighborhood and community park needs the City must
add another 4,237 acres to the UGA Boundary to accommodate 50,148 new
residents. Table #?? identifies the gross acres needed to accommodate
projected growth and the acreage (Future UGA Acres) that will need to be added
to the UGA.
Table ??
Land Area Needs by 2038
Land Use
Gross Acres
Future UGA Acres
Residential
3,369
2,121
Commercial
100
100
Industrial
120
120*
Parks & O en Space
3,083
874
Schools
425
425
Churches
275
275
Da cares & Related Uses
15
15
Fire Stations
14
14
Storm Water Ponds
60
60
Miscellaneous
100
100
Total
7,441 acres
11.62 sq. miles
4,104 acres
6.41 sq. miles
For a soccer complex
Population growth is only one factor to consider in determining a UGA Boundary.
Existing development patterns, major transportation corridors and utilities are all
issues that must be considered.
Pasco has developed over the years with industrial facilities locating on the
eastern side of the City near the rail yards, airport, Port facilities, marine
terminals, tank farms and highways. Residential development began in the
central Pasco and grew toward the west and northwest. Commercial
development followed major arterials in central Pasco and also located around
the Road 68 and Road 100 Interchanges. These growth trends have been
reinforced by the land use designation of the Comprehensive Plan that continues
to encourage industrial development toward the east and residential toward the
west.
With industrial land uses being directed to the eastern portion of the City new
residential growth will continue to follow the northwesterly pattern as encouraged
by the Comprehensive Plan.
The City's utility system has been extended to the west and north through a
combination of City and developer driven projects. The City's concurrency
standards require developers to install all utilities to and through the length of
their developments. Utilities available for extension to serve residential and
commercial development are primarily located along the Burns Road. Major
water lines designed to extend well north of the City are located in Road 68,
Road 60, Road 52 and Broadmoor Boulevard and Kohler Road. These lines
range in size from 24 inches to 12 inches. All other streets that will connect north
of the City include 8 inch water lines. The Comprehensive Water System Plan
includes projects to extend major water lines to the north in Dent Road, Road 68
and Broadmoor Boulevard. The plan also calls for the placement of three new
water storage tanks/reservoirs primarily to serve pressure zone three. Pressure
zone three will extend north of the City limits beyond Dent Road. One of the
water towers will be located on Rd 68 midway between Dent Road and Burns
Road. Another will be placed northerly of the airport and the third reservoir will be
near the intersection of Foster Wells and Capitol Avenue. The Comprehensive
Water Sewer Plans anticipate Pasco's future growth will occur mainly west of
Road 36 and north of Burns Road.
Given the significant population growth anticipated over the next 20 years, the
location of utilities and the development patterns of the City the expansion of the
UGA will need to occur to the north of Burns Road and west of the northerly
alignment of Road 36. Figure #?? shows the extend of the UGA needed to
accommodate a population increase of 50,148. This boundary represents just
over six square miles of land which is 44 percent less than the average land area
contained within a typical U.S. city of 50,000 people. The proposed boundary will
result in a population density of 7,598 persons per square miles verses 2,647
persons per square mile for the typical city of 50,000 people.