HomeMy WebLinkAbout07-19-2018 Planning Commission Meeting PacketPLANNING COMMISSION - AGENDA
REGULAR MEETING 7:00 P.M. July 19, 2018
I. CALL TO ORDER:
II. ROLL CALL: Declaration of Quorum
III. PLEDGE OF ALLEGIANCE
IV. APPROVAL OF MINUTES: June 21, 2018
V. OLD BUSINESS:
A. Other Election of Chairperson
B. Preliminary Plat The Parks at Riverbend. 322 lots (Pahlisch Homes) (MF#
PP 2018-004)
C. Special Permit Location of a Church in a C-1 District (Tiempos de Poder)
(MF# SP 2018-006)
VI. PUBLIC HEARINGS:
This meeting is broadcast live on PSC -TV Channel 191 on Charter Cable and streamed at w .pasco-wa.com/osctvlive.
Audio equipment available for the hearing impaired; contact staff for assistance.
A.
Rezone
Rezone from C-1 to CR (Russ Dean RV. Inc) (MF# Z
2018-003) - Continued from June 21 2018 Meeting
B.
Preliminary Plat
Burgess Plat. 170 lots (Jerry Burgess) (MF# PP 2018-006)
C.
Preliminary Plat
Serrano Heights, 101 lots (RP Development) (MF# PP
2018-007)
D.
Preliminary Plat
Black Belle Estates. 22 lots (J&J Kelly Construction)
(MF# PP 2018-008)
E.
Rezone
Rezone from I-1 (Light Industrial) to R-3 (High Density
Residential) (Rigo Rangel) (MF# Z 2018-004)
F.
Rezone
Rezone from RT (Residential Transition) to C-3 (General
Business) (Pati Hull) (MF# Z 2018-005)
G.
Comp. Plan Amend.
Comp. Plan Amendment - Land Use (Rio Del Sol) (MF#
CPA 2018-003)
H.
Comp. Plan Amend.
Comp. Plan Amendment - Land Use (Zepgon Investments
LLC) (MF# CPA 2018-003)
I.
Block Grant
2019 Community Development Block Grant (CDBG)
Program Allocation (MF# BGAP 2018-0031 - Continued
from June 21, 2018 Meeting
J.
Block Grant
2019 HOME Investment Partnerships (HOME) Program
Allocation and Annual Work Plan (MF# BGAP 2018-004) -
Continued from June 21, 2018 Meetinq
K.
Block Grant
2019 Neighborhood Stabilization Program (NSP)
Allocation and Annual Work Plan (MF# BGAP 2018-005) -
Continued from June 21, 2018 Meeting
VII.
WORKSHOP:
VIII.
OTHER BUSINESS:
IX.
ADJOURNMENT:
This meeting is broadcast live on PSC -TV Channel 191 on Charter Cable and streamed at w .pasco-wa.com/osctvlive.
Audio equipment available for the hearing impaired; contact staff for assistance.
REGULAR MEETING
PLANNING
CALL TO ORDER:
MEETING
The meeting was called to order at 7:OOpm by Chairwoman Roach.
POSITION MEMBERS PRESENT
No. 1
Tanya Bowers
No. 2
Joseph Campos
No. 3
Paul Mendez
No. 4
Alecia Greenaway
No. 5
MEMBERS ABSENT
VACANT
No. 6 Isaac Myhrum
No. 7 Zahra Roach
No. 8 Pam Bykonen
No. 9 Gabriel Portugal
STAFF PRESENT:
Rick White, Community 8v Economic Development Director
Darcy Bourcier, Planner I
Krystle Shanks, Administrative Assistant II
MEETING VIDEO ON DEMAND:
June 21, 2018
This meeting in its entirety has been posted and can be viewed on the City's webpage at
https: / /psctv.viebit.com.
APPEARANCE OF FAIRNESS:
Chairwoman Roach read a statement about the appearance of fairness for hearings on land
use matters. There were three declarations:
Chairwoman Roach for agenda item VI(B) - Rezone from C-1 to CR (Russ Dean RV,
Inc.) (MF# Z 2018-003)
Commissioner Campos for agenda item VI(C) - Location of a Church in a C-1 District
(Tiempos de Poder) (MF# SP 2018-006)
Commissioner Myhrum for agenda item V(A) - Preliminary Plat for The Parks at
Riverbend, 322 lots (Pahlisch Homes) (MF# PP 2018-004)
Chairwoman Roach then asked the audience and the Planning Commission if there were
any objections based on a conflict of interest or appearance of fairness question regarding
the items to be discussed. There were no objections.
ADMINISTERING THE OATH:
Chairwoman Roach explained that state law requires testimony in quasi-judicial hearings
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such as held by the Planning Commission be given under oath or affirmation. Chairwoman
Roach swore in all those desiring to speak.
APPROVAL OF MINUTES:
Commissioner Greenaway moved, seconded by Commissioner Myhrym that the minutes
dated May 17, 2018 be approved. The motion passed unanimously.
OLD BUSINESS:
A. Preliminary Plat The Parks at Riverbend. 322 lots (Pahlisch Homes)
IMF# PP 2018-004)
Chairwoman Roach read the master file number and asked for comments from staff.
Darcy Bourcier, Planner I, discussed the preliminary plat for The Parks at Riverbend. The
plat had changed since the Planning Commission last saw it. Staff was working with the
developer to get the details sorted out but there are still items left to be determined; such
as right-of-way, estate fencing and traffic mitigations. The Engineering Department is also
working on a timeline for the lift station to supply sewer to the area. Staff recommended
continuing this item to the next meeting.
Commissioner Bowers asked for clarification on a vacant piece of property on the plat.
Ms. Bourcier responded that the grade of the "open space" was likely too steep to develop.
Rick White, Community & Economic Development Director, added that the portion of land
left to be undeveloped was mined and has significant slope issues. However, once the
pumping from the mining stops, the land will fill with water and be an amenity to the
community.
Commissioner Bowers moved, seconded by Commissioner Greenaway, to continue the
preliminary plat for The Parks at Riverbend, to the July 19, 2018 meeting. The motion
passed unanimously.
B. Preliminary Plat Duluth Estates. 21 lots (Knutzen Engineering) IMF#
PP 2018-0051
Chairwoman Roach read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the preliminary plat
for Duluth Estates, 21 lots. There was nothing to add to this item from the previous
meeting.
Commissioner Campos moved, seconded by Commissioner Mendez, to adopt the findings
of fact and conclusions, therefrom, as contained in the June 21, 2018 staff report. The
motion passed unanimously.
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Commissioner Campos moved, seconded by Commissioner Mendez, based on the findings
of fact and conclusions, as adopted, the Planning Commission recommend that City
Council approve the preliminary plat for Duluth Estates, with conditions as listed in the
June 21, 2018 staff report. The motion passed unanimously.
C. Special Permit Mor-Stor Mini Storage Expansion (Melina Puckett
Successor Trustee) IMF# SP 2018-0051
Chairwoman Roach read the master file number and asked for comments from staff.
Darcy Bourcier, Planner I, discussed the special permit to expand Mor-Stor Mini Storage.
There had been some changes to the staff report since the previous meeting. She
addressed future traffic mitigations, right-of-way dedication for a potential roundabout
and conditions for fire hydrants as related to this special permit.
Commissioner Greenaway asked if the applicant was aware and in agreement with the
updated conditions.
Rick White, Community &, Economic Development Director, responded to Commissioner
Greenaway and stated that there will be items that will come back for the applicant to
review.
Commissioner Campos moved, seconded by Commissioner Greenaway, to adopt the
findings of fact and conclusions, therefrom, as contained in the June 21, 2018 staff report.
The motion passed unanimously.
Commissioner Campos moved, seconded by Commissioner Greenaway, based on the
findings of fact and conclusions, therefrom, the Planning Commission recommend the City
council grant a special permit to Melina Puckett (Successor Trustee) for the expansion of
the Mor-Stor mini storage facility in a C-1 zoning district at 1420 Road 68 with conditions
as contained in the June 21, 2018 staff report. The motion passed unanimously.
PUBLIC HEARINGS:
A. Preliminary Plat Riverhawk Pointe II. 176 lots (Hayden Homes LLC(
(MF# PP 2018-0011 - Continued
Chairwoman Roach read the master file number and asked for comments from staff.
Rick White, Community 8s Economic Development Director, discussed the preliminary plat
for Riverhawk Pointe II, 176 lots. The applicant and staff have been working through
potential issues on this site, such as a utility easement, canal crossing, traffic study and
a non -protest agreement to the formation of an LID for the construction of Chapel hill
Boulevard and/or Road 76 — all of which were conditions in the staff report.
Commissioner Mendez asked if the Department of Natural Resources (DNR) would
participate in the LID (Local Improvement District).
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Mr. White stated that was unknown but discussed the process.
With no further questions or comments the public hearing closed.
Commissioner Greenaway moved, seconded by Commissioner Bowers, to adopt the
findings of fact and conclusions, therefrom, as contained in the June 21, 2018 staff report.
The motion passed unanimously.
Commissioner Greenaway moved, seconded by Commissioner Bowers, based on the
findings of fact and conclusions, as adopted, the Planning Commission recommend the
City Council approve the preliminary plat for Riverhawk Pointe II, with conditions as listed
in the June 21,2018 staff report. The motion passed unanimously.
B. Rezone Rezone from C-1 to CR (Russ Dean RV, Inc.) (MF# Z
2018-003)
Chairwoman Roach read the master file number and asked for comments from staff.
Darcy Bourcier, Planner I, discussed the rezone application from C-1 (Retail Business) to
CR (Regional Commercial). Russ Dean RV has requested to change the zoning of 8.5 acres
between Outlet Drive and Midland Lane on the south side of Sandifur Parkway. They want
to use the property for additional RV sales, RV and rental storage and a prep center which
is only permitted in the CR district. Regional Commercial zoning is intended to be used to
provide commercial services for people living in a greater region.
The proposed site consists of three parcels and is considered prime commercial property
and is highly visible from the highway and Sandifur Parkway. Russ Dean RV currently
operates on the parcel to the west of the proposed site. The rezone for that site was done
in 2014 from C-1 to CR. With the current rezone, the City will have the owner enter into
a concomitant agreement to ensure the existing structures on the neighboring parcel
adhere to the I-182 Corridor Overlay Standards because it currently doesn't. The buildings
in the surrounding area have the aesthetics the City is looking for in this area. The current
Russ Dean RV building and the chain-link fence around it does not conform to the
standards. Staff also believes that more varied businesses should be introduced in this
area rather than one large singular use and that the property and public may be better
served with a business not yet seen in Pasco.
Chairwoman Roach asked how the chain-link fence with the barbed wire surrounding the
existing site was allowed.
Ms. Bourcier responded that chain-link with barbed wire was not a standard in the I-182
Overlay Zone.
Rick White, Community & Economic Development Director, added that in CR zoning
districts, chain-link fencing is allowed and it was overlooked during the rezone process in
2014. Across the freeway is another RV dealer in the CR zone with chain-link fencing in
a similar manner.
Chairwoman Roach asked if there was anything that could be done to circumvent that now
retroactively.
Mr. White said staff has considered making the rezone conditional with either a
concomitant agreement or developer agreement.
Chairwoman Roach said that this site is something others have approached her about
being an eyesore for Sandifur Parkway.
Jason Schmidt, 9420 Sandifur Parkway, spoke on behalf of Russ Dean RV. He stated that
they are trying to continue their display area. With Sandifur Parkway being highly
travelled it is a great way for them to get their products out for people to see. They
purchased the property with the intent to expand.
Chairwoman Roach asked if their current lot is filled to capacity.
Mr. Schmidt relied that it is well beyond capacity. He explained some of the issues that
have run up against with space and zoning.
Commissioner Mendez asked for clarification on the location of their current site.
Mr. Schmidt responded and pointed out land that Russ Dean already owns and land they
hope to purchase if the rezone is approved.
Mr. White added that the CR zone was established several years ago and discussed what
was done at that time.
Commissioner Greenaway asked the applicant if he had an issue with constructing a
different type of fencing that would be more attractive.
Mr. Schmidt said they had considered other fencing but they have had issues and he
explained why they have the fencing they have. On the new piece of property he said they
would do whatever the City requires. They need secure fencing to protect their products.
Chairwoman Roach asked if the proposed site is owned by Russ Dean RV.
Mr. Schmidt replied yes.
Chairwoman Roach asked if he had looked at the property adjacent to their current site
already zoned CR.
Mr. Schmidt said they did but the price on the property was an issue.
Thomas Roach, 9221 Sandifur Parkway, spoke in opposition to the rezone application. He
stated that he owns an office across the street from Russ Dean RV. He read a letter into
the record and provided the letter along with a letters from other business owners in the
surrounding area.
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Jeff Beard, 227 Cottonwood Drive, Richland, WA spoke in support of Russ Dean RV. He
explained the steps they had to take in developing their current business of operation and
the changes they had to make to conform to city standards and he explained the reason
for the chain-link fencing.
Jason Schmidt, 6420 Sandifur Parkway, replied to comments made by opposition and said
that they want to fit into the community. He stated he was unaware of the dislike of the
fencing. They would be willing to work on the fencing within reason to please the
community if the rezone is approved.
Thomas Roach, 9221 Sandifur Parkway, addressed more concerns about the current Russ
Dean RV property and stated that the fencing is not the only problem with their property.
He had issues with the building itself that was constructed on the site and said the fencing
would not fix the building. He was worried that rezoning another piece of property to
expand their business would only increase the eye sore to the community and surrounding
businesses.
Dave Kroll, 186 Bitterroot Drive, Richland, WA spoke in support of Russ Dean RV and their
building that was constructed on Sandifur Parkway. He said there is already a car
dealership in the vicinity and rezoning this piece of property will not change the way the
area looks.
With no further questions or comments the public hearing was closed.
Ms. Bourcier proposed the Planning Commission continue the hearing until the next
meeting to allow staff to develop revised conditions for the aesthetics and work with the
owner.
The Commissioners were all open to continuing the hearing to see what staff and the
developer could work out.
Commissioner Campos moved, seconded by Commissioner Greenaway to continue the
public hearing on the proposed rezone from C-1 to CR to the July 19, 2018 Planning
Commission meeting. The motion passed unanimously.
C. Special Permit Location of a Church in a C-1 District (Tiemvos de
Poder) IMF# SP 2018-0061
Chairwoman Roach read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the special permit
for the location of a church in a C-1 district. The proposed site is in an existing multi -
tenant commercial building in a strip mall. They are proposing to use roughly 11,000
square feet of the building for the church. The only complication for this application is the
amount of parking that will be required. The applicant indicated there may be as many as
400 congregants and this site would not allow for the number of parking stalls required
for a congregation of that size. Other parking arrangements may need to be made or
conditions may need to be placed to limit the size of the congregation.
®.
Commissioner Myhrum asked if there were any fire code compliance issues with this
structure.
Mr. White responded none that staff is aware of at this time. If they were to proceed and
develop, exiting and bathroom considerations will need to be developed based on their
occupancy type.
Francier Obando, 10305 Chapel Hill Boulevard, spoke on behalf of his application.
Adriana Gonzalez, 3617 Lantana Drive, translated for Mr. Obando. She stated the 400
congregants was their goal but at this time they don't have that large of a congregation.
Commissioner Bowers moved, seconded by Commissioner Campos, to close the public
hearing on the proposed special permit and set July 19, 2018 as the date for deliberations
and the development of a recommendation for the City Council. The motion passed
unanimously.
D. Block Grant
BGAP 2018-0031
Chairwoman Roach read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the 2019
Community Development Block Grant Program Allocation and Annual Work Plan. Pasco
is an entitlement city, meaning the city doesn't have to apply for funds, they are given.
Pasco is expected to receive $700,000 in 2019. The Planning Commission is the City
Council's advisory committee per HUD regulations. Mr. White gave the history of the Block
Grant Program and how allocations are made in regards to the goals adopted by City
Council. Mr. White briefly went over the applications for funding that were received by the
Community & Economic Development Department, for both City departments requested
funds and requests made by outside agencies.
Commissioner Campos asked if there was any funding requested for the 4u Street Corridor
Project.
Mr. White said not for block grant funding at this time but it might be requested in future
years.
Commissioner Campos asked if there was an ETA for that project.
Mr. White replied not at this time and it may be difficult for block grant funding.
Chairwoman Roach asked if the amount requested for a Code Enforcement Officer was for
just one officer's salary.
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Mr. White replied yes, salary and benefits.
Chairwoman Roach asked if the city had more than one Code Officer.
Mr. White said that the city has five.
Chairwoman Roach asked about the 20% cap on funding for Program Administration and
the $112,000 cap.
Mr. White responded that the $112,000 cap is for non -brick and mortar projects and was
separate from the Program Administration cap. The non -brick and mortar projects are
capped at 15%.
Commissioner Myhrum asked for clarification on personnel expenditures and if that was
for new personnel.
Mr. White answered that it was not for new personnel but is an annual request for current
personnel.
Commissioner Myhrum asked what would happen if the funding was scaled back from
personnel.
Mr. White said it would become a budgeting issue and the funds would have to come from
elsewhere or the positions eliminated.
Steve Howland, 1234 Columbia Park Trail, Richland, WA spoke on behalf of his application
for the YMCA of the Greater Tri -Cities with their project at the Martin Luther King Jr.
Center. The largest program they run is soccer and he explained the program and how
the block grant funds are used.
Chairwoman Roach thanked Mr. Howland for his presentation and for what their program
does for the community.
Donna Tracey, 9904 Winthrop Drive, spoke on behalf of her application for the Arc of Tri -
Cities with their project to fund scholarships for children in Pasco and about the services
they provide for the community.
Tiffany Tracey, 9904 Winthrop Drive, spoke in support of the application for the Arc of Tri -
Cities.
Chairwoman Roach asked what services the Arc provides for adults with special needs.
Ms. Tracey explained the difficulties adults with disabilities have and what their center
does for them.
There were no further questions or comments.
go
E. Block Grant 2019 HOME Investment Partnerships (HOME)
Program Allocation and Annual Work Pian (MF#
BGAP 2018-004)
Chairwoman Roach read the master file number and asked for comments from staff.
Rick White, Community 8s Economic Development Director, discussed the 2019 HOME
Investment Partnerships Program Allocations and Annual Work Plan. He explained the
consortium that was formed between Pasco, Richland and Kennewick to receive these
funds devoted specifically to housing. The City of Richland is the administrative lead of
the program. It is estimated that the consortium will receive approximately $430,000 and
about 10% of that will go to Richland for administration costs. Pasco will receive
approximately $107,000 for down payment assistance along with program income received
from homes that are paid off and funds repaid.
Commissioner Bowers asked if not enough individuals qualify for down payment
assistance funds, would individuals above the income limit receive funds.
Mr. White answered no, only low -moderate income individuals could qualify to receive
funds.
Commissioner Myhrum asked how the home buyers were vetted and selected.
Mr. White replied that there isn't a shortage of need. People are approved by a lending
institution and based on first come first serve the allocations are distributed.
Commissioner Myhrum asked if that was a function the City provided.
Mr. White said yes.
Commissioner Campos added his personal experience with the down payment assistance
process.
There were no further questions or comments.
F. Block Grant 2019 Neighborhood Stabilization Program (NSP)
Allocation and Annual Work Plan (MF# BGAP 18-
005)
Chairwoman Roach read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the 2019
Neighborhood Stabilization Program (NSP) Allocation and Annual Work Plan. The City
received federal stimulus money several years ago to prevent foreclosures to become
neighborhood blight. The City used these funds to rehab homes and provide down
payment assistance. With program income returning to the City, the City still has funds
to spend. The recommendation is to continue to turn it over for down payment assistance
and home owner rehabilitations. For 2019 there is roughly $56,000 that must be used on
foreclosures.
Commissioner Campos asked if the funds could be used to purchase a foreclosure that
needs repairs and the funds go towards those repairs.
Mr. White replied yes, as long as the home is in foreclosure.
Commissioner Bowers asked if it is the homeowner who can use the funds.
Mr. White said the pre -qualified potential buyer.
Chairwoman Roach asked if there is additional criteria for potential homebuyers.
Mr. White said the banks take care of pre -qualifications to make sure the buyer is solid.
Commissioner Campos added his own personal experience with the lending institutions
and that they are good gatekeepers.
Chairwoman Roach said she was wondering if an individual or family would be better
candidates.
Mr. White said that is based on a scale for how many members are in the home as far as
income.
There were no further questions or comments.
WORKSHOP:
A. Code Amendment Single Room Occupancy in Residential and
Commercial Zoning Districts IMF# CA 2018-0041
Chairwoman Roach read the master file number and asked for comments from staff.
Darcy Bourcier, Planner I, discussed the possible code amendment for single room
occupancy in residential and commercial zoning districts. This item was brought about
from interest expressed in the community. This would pertain to multiple single room
dwelling units directed at low income, students or seasonal workers. Bathrooms or
kitchens may or may not be included in each individual unit - they could be centrally
located for multiple units to use or in each unit themselves. They are typically found in
larger cities and were converted from hotels or motels. There is usually an onsite manager
or office. These are usually denser than the zoning typically allows.
There was discussion from the Commissioners and they determined that they would like
to see this code amendment come back to the Planning Commission as a public hearing
item.
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OTHER BUSINESS:
Rick White, Community & Economic Development Director, discussed the resignation of
Chairman Joe Cruz and recognized him for his years for service on the Planning
Commissioner. He stated that at the next meeting the Commissioner's would need to
nominate and elect a new Chairperson and Vice -Chairperson.
With no further discussion or business, the Planning Commission was adjourned at
9:00 P.M.
Respectfully submitted,
Krystle Shanks, Administrative Assistant II
Community & Economic Development Dept.
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U U• C:►1 -3
DATE: July 19, 2018
TO: Planning Commission
FROM: Rick White, Director /Z I
Community & Economic Development l X
SUBJECT: Election of Chairperson
The bylaws for the Planning Commission call for the nomination for elective officers every other
year. The terms of the officers last for two year periods. The bylaws also call for vacancies in
elected offices to be filled immediately by a regular election procedure for the unexpired portion
of the term.
Although no formal action was taken in 2017 or 2018, for purposes of the elected Chair position,
Staff would recommend that the Planning Commission assume that Joe Cruz was elected to his
Chair position in 2018. This will provide for the next elected Chair to serve as Chair until January
of 2020.
The voting procedure is simple — a nomination is made and then an election is held after the
nomination process is complete. There is no need for the nomination to be "seconded" by a
Commissioner member. Staff will assist the Commission in the process.
REPORT TO PLANNING
MASTER FILE NO: PP 2018-004 APPLICANT: Pahlisch Homes
HEARING DATES: 5/17/2018 210 SW Wilson Ave Ste 100
6/21/2018 Bend, OR 97702
ACTION DATE: 7/19/2018
BACKGROUND
REQUEST: Preliminary Plat: The Parks at Riverbend. (322 -Lot Single -Family
Subdivision).
1. PROPERTY DESCRIPTION:
Legal: Farm Unit 84, Irrigation Block 1
General Location: 3291 Burns Road, south of Burns Road and west of
Dent Road
Property Size: 144 Acres
Number of Lots Proposed: 322 single-family lots
Square Footage Range of Lots: 8,088 ft2 to 25,770 ft2
Average Lot Square Footage: 11,343 ft2
2. ACCESS: The property will have access from Burns Road and the future
southward extension of Dent Road.
3. UTILITIES: Municipal water service is located in Burns Road. Municipal
sewer is not available at this time.
4. LAND USE AND ZONING: The site is zoned R-1 (Low -Density
Residential). Surrounding properties are zoned and developed as follows:
NORTH:
County
- Single -Family
SOUTH:
RT
- Quarry
EAST:
RT
- Quarry, Vacant
WEST
County
- Vacant
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
I
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 Mitigated Determination of
Non -Significance is likely for this application based on a fire station
mitigation and a traffic study (WAC 197-11-355).
ANALYSIS
The project site is located at the northwest corner of the City limits south of
Burns Road and west of Dent Road. To the north lies the County subdivision of
Spencer Estates and Eagle Crest and to the south is the quarry. The project
site was annexed into the City in 1998 and zoned RT (Residential Transition),
but was later rezoned to R-1 (Low -Density Residential) in December of 2017 in
anticipation of a housing development.
The proposed plat lies within the greater Broadmoor area and thus has been
considered under the City's Broadmoor Master Plan. The Plan includes the
671 -acre development site west of Broadmoor Blvd and illustrates the City's
vision of a community that consists of mixed-use properties, retail complexes,
single and multi -family residences, recreational opportunities, and open
spaces. Consistent with the Broadmoor Master Plan, the plat lies within a
designated low-density residential section and the offers varied lot sizes for a
range of housing options. In addition, the plat shows an east/west street that
spans the development area, connecting it to future developments on both Dale
Adams' property to the east and Horrigan Farms to the west.
The proposed plat will provide additional lots within the Urban Growth Area
(UGA) for single-family homes consistent with the Comprehensive Plan. The
Broadmoor area is one of the few large remaining areas within the UGA to be
developed.
Municipal sewer is currently not available in the area and the City can give no
definite timeline for future availability in the Broadmoor area. Given the size of
the lots, septic systems are not an option. The developer has proposed a lift
station in the southernmost portion of the plat to serve the development with
sewer when it is made available. City engineers have been in correspondence
with the developer regarding the placement of said lift station and whether or
not providing sewer service to this development is feasible. That being said, the
preliminary plat will be valid for a 5 year period following City Council
approval. Municipal sewer must be extended to the site at the time the site is
developed.
z
Improvement of portions of Burns Road to the north will be the responsibility of
the developer of the proposed plat along with improvements for the extension of
Dent Road.
LOT LAYOUT: The proposed plat contains 322 residential lots. The lots vary in
size from 8,088 ft2 to 25,770 ft2. The average lot size is 11,343 ft2. 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.
RIGHTS-OF-WAY: All lots have frontage on streets which will be dedicated. The
south half of Burns Road along the development area will be fully improved
with this subdivision. Improvements with this plat will also include the
southerly extension of Dent Road which will connect with the proposed
east/ West Street that spans the plat.
UTILITIES: Future plans for development require the installation of a 12"
water main extending from Burns Road south through this Parcel near the
eastern border. Provisions shall be made to incorporate this feature of the
water utility into the design. All utility lines will be extended through the plat
and must be guided by the Comprehensive Water, Sewer and Irrigation Plans.
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.
There has been no finalized sewer plan for this area. The shown location of the
lift station is considered reference only. Approval of the preliminary plat does
not constitute approval of the proposed lift station location. All costs associated
with the review of the developer's proposal to relocate the regional lift station
will be borne by the developer.
The City Engineer will determine the specific placement of fire hydrants and
streetlights when construction plans are submitted. As a general rule, fire
hydrants are located at street intersections and with a maximum interval of
500 feet between hydrants on alternating sides of the street. Streetlights are
located at street intersections, with a maximum interval of less than 300 feet
on residential streets, and with a maximum interval of 150 feet on arterial
streets. The intervals for street light placements are measure along the
centerline of the road. Street lights are placed on alternating sides of the street.
STREET NAMES: The proposed street names will be added to the face of the
plat before it is recorded.
9
IRRIGATION: The municipal code requires the installation of irrigation lines as
part of the infrastructure improvements. The nearest City irrigation lines are in
the Broadmoor Estates subdivision along Broadmoor Boulevard. May of the
subdivision in the I-182 Corridor built dry irrigations systems which were then
latter connected to the City system.
WATER RIGHTS: The assignment of water rights is a requirement for
subdivision approval per Pasco Municipal Code Section 26.04.115(B) and
Section 3.07.160. If no water rights are available to transfer to the City the
property owner/developer must pay a water right fee in lieu thereof.
FINDINGS OF FACT
State law (RCW 58.17.010) and the Pasco Municipal Code require the Planning
Commission to develop Findings of Fact as to how this proposed subdivision
will protect and enhance the health, safety and general welfare of the
community. The following is a listing of proposed "Findings of Fact:"
Prevent Overcrowding: Density requirements of the R-1 zone are designed to
address overcrowding concerns. The Comprehensive Plan suggests the property
in question be developed with 2 to 5 dwelling units per acre. The proposed Plat
has a density of approximately 2.2 units per acre. No more than 40 percent of
each lot is permitted to be covered with structures per the R-1 standards.
Parks Opens Space/Schools: The developer proposes a total of 30.71 acres of
open space associated with this plat. Approximately 23 acres of said open
space is located at the southern end of the plat labeled as Tract O which will be
undeveloped. The remaining open space consists of walking paths, a future
clubhouse, and landscaped tracts. 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 as identified in the Comprehensive Plan. The maximum
density permitted under the Comprehensive Plan is 5 dwelling units per acre.
The developer is proposing a density of 2.2 units per acre. The proposed
4
development will include improvements to Burns Road and the extension of
Dent Road.
Safe Travel & Walking Conditions: The plat will connect to the community
through the existing network of streets. Sidewalks are installed at the time
homes are built on individual lots. The sidewalks will be constructed to current
City standards and to the standards of the American's with Disabilities Act
(ADA). The ADA ramps at the corners of all intersection will be installed with
the construction of the road improvements.
Adequate Provision of Municipal Services: All lots within the Plat will be
provided with water, sewer and other utilities. However, the location of the
proposed plat exceeds the adopted goal of 6 minute or less travel time for fire
and/or emergency responders. A development agreement for contribution to
relocate Fire Station #83 is necessary to address this issue.
Provision of Housing for State Residents: This Preliminary Plat contains 322
residential building lots, providing an opportunity for the construction of 322
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 Burns Road and
Dent Road. The Preliminary Plat was submitted to the Transit Authority for
review (The discussion under "Safe Travel" above applies to this section also).
Comprehensive Plan Policies & Maps: The Comprehensive Plan designates
the Plat site for low-density residential development. Policies of the
Comprehensive Plan encourage the advancement of home ownership and
suggest the City strive to maintain a variety of housing for residents.
Other Findings:
• The site is within the Pasco Urban Growth Boundary.
• The State Growth Management Act requires urban growth and urban
densities to occur within the Urban Growth Boundaries.
• The site has various elevations with the most dramatic slopes in the
eastern portion of the development area.
• There is currently one single family dwelling on the site.
• The site is not considered a critical area or a wetland.
E
• The Comprehensive Plan identifies the site for low-density residential
development.
• The proposed development is consistent with the City's Broadmoor
Master Plan.
• 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 2.2 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 3,220
vehicle trips per day. This substantial increase in traffic will require a
traffic impact study for the mitigation of traffic at the intersections of
Burns Road/Broadmoor Blvd, Burns Road/I Lane, and Burns
Road/ Dent Road.
• 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 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
L
times of construction for both subdivisions and buildings including
houses.
• The location of the proposed plat exceeds the adopted goal of 6 minute or
less travel time for fire and/or emergency responders. However, a
relocated fire station is proposed near Road 68 and Sandifur Parkway
that will provide—when it is constructed—emergency service to the site
within the 6 minute goal.
• The proposed plat will cause traffic control impacts internally and at
several intersections with Burns Road and Burns Road/ Broadmoor Blvd.
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. 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 Burns Road and collector street improvements along Dent
Road.
(3) The proposed subdivision conforms to the policies, maps and
narrative text of the Comprehensive Plan;
The Comprehensive Plan land use map designates the site for low-density
residential development. Low-density residential development is described as 2
to 5 dwelling units per acre in the Comprehensive Plan. The Housing Element
of the Plan encourages the promotion of a variety of residential densities and
suggests the community should support the advancement of programs
encouraging home ownership. The Transportation Element of the Plan suggests
major streets should be beautified with trees and landscaping. The Plan also
encourages the interconnection of local streets for inter -neighborhood travel for
public safety as well as providing for traffic disbursement.
(4) The proposed subdivision conforms to the general purposes of any
applicable policies or plans which have been adopted by the City
Council;
Development plans and policies have been adopted by the City Council in the
form of the Comprehensive Plan. The proposed subdivision conforms to the
policies, maps and narrative text of the Plan as noted in number three above.
The subdivision also conforms with the City's Broadmoor Master Plan.
(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.
PLAT APPROVAL CONDITIONS
M
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 Burns Road, "E" Drive, and the extension of Dent Road as a
part of the infrastructure improvements associated with the plat. The
fence/wall should be constructed of masonry block. An alternate design
may be considered by the Director of the Community Development
Department. 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 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 Burns Road, "E" Drive, and the extension of
Dent Road 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 and Planning Division 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. Phase 1 of the plat must include at least two entrances into the
development area.
6. Another street entrance is required at the east side of the plat south of
"E" Drive.
7. The sidewalks on Burns Road, "E" Drive, and the extension of Dent Road
shall be offset to accommodate the planting strip required in #4 above.
"E" Drive shall be designed to include bike lanes or paths.
8. 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
0
responsibility for the landscaping abutting said streets until such time as
all fees are collected for each phase that abut said streets.
9. Lots abutting Burns Road, "E" Drive, and Dent Road shall not have
direct access to said streets. Access shall be prohibited by means of deed
restrictions or statements on the face of the final plat(s).
10. The developer must sign a non -protest agreement to the formation of a
utility LID for the installation of water/ sewer facilities.
11. The covenants and restrictions must be approved by the Community
Development Director and recorded prior to Final Plat approval.
12. A traffic impact analysis must be prepared to address impacts on
existing and proposed intersections. The Public Works Department must
approve the scope and results of the traffic analysis for impacts. Results
and recommendations will be conditions of plat approval.
13. The final plat(s) shall contain a 10 -foot utility easement parallel to all
streets unless otherwise required by the Franklin County PUD.
14. 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."
15. 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.
16. The final plat will contain 10 -foot utility easements parallel to all streets.
Additional easement will be provided as needed by utility providers.
17. 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.
18. 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.
10
Sidewalks are installed at the time permits are issued for new houses,
except sidewalks along major streets, which are installed with the street
improvements.
19. Water lines and fire hydrants are required to be looped.
20. Per PMC 12.36.050 the developer must extend all utilities to and through
the subject parcel.
21. All engineering designs for infrastructure and final plat(s) drawings are
required to utilize the published City of Pasco Vertical Control Datum.
22. 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.
23. 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.
24. 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.
25. The developer is responsible for all costs associated with construction,
inspection, and plan review service expenses incurred by the City
Engineering Office.
26. The developer is responsible for installing irrigation lines, which shall be
installed per City of Pasco Standard Detail 3-1.
27. Approval of the preliminary plat does not constitute approval of the
proposed lift station location. All costs associated with the review of the
developer's proposal to relocate the regional lift station will be borne by
the developer.
MOTION: I move to adopt Findings of Fact and Conclusions therefrom as
contained in the July 19, 2018 staff report.
ii
MOTION: I move based on the Findings of Fact and Conclusions, as adopted,
the Planning Commission recommend the City Council approve the
Preliminary Plat for the Parks at Riverbend with conditions as
listed in the July 19, 2018 staff report.
12
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5
REPORT TO PLANNING COMMISSION
MASTER FILE NO: SP 2018-006
HEARING DATE: 06/21/2018
ACTION DATE: 07/19/2018
REQUEST: SPECIAL PERMIT:
1. PROPERTY DESCRIPTION:
APPLICANT: Tiempos de Poder
1103 W Court St
Pasco, WA 99301
Location of a Church (Tiempos de Poder)
in a C-1 District
Legal: Parcel # 113 384 320: FOSTERS LOT 15, Block 8 8s Together with
a Portion of the south 'h of the Southeast '/4 of the Southwest '/4 of the
Southeast '/4 of Section 19, Township 9, Range 30.
General Location: 1103 West Court Street
Property Size: Approximately 1.54 acres; suite approximately 11,260
square feet
2. ACCESS: The site has access from West Court Street and North 10th
Avenue
3. UTILITIES: Municipal utilities currently serve the site.
4. LAND USE AND ZONING: The property is currently zoned C-3 (General
Business) and contains various commercial suites within the existing
building. Surrounding properties are zoned and developed as follows:
NORTH: R-3- Multi -Family
EAST: C-1—Commercial Tire Store
SOUTH: R-1 - Captain Gray/ Pasco High School Campus
WEST: R-3 - Church
5. COMPREHENSIVE PLAN: The site is designated in the Plan for
commercial uses. The Plan does not specifically address churches, but
elements of the Plan encourage the promotion of orderly development
including the development of zoning standards for off-street parking and
other development standards. Policy LU -2-B of the Comprehensive Plan
encourages the support of facilities for educational and cultural
activities.
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 is likely for this application (WAC 197-11-355).
I
ANALYSIS
The applicant is seeking a special permit to allow the location of a church in a
multi -tenant commercial center at 1103 West Court Street. Churches are
defined in Pasco Municipal Code as "Unclassified Uses" which require a special
permit prior to locating in any zone within the City. The applicant proposes to
locate the church within Suite 1103 which occupies around 11,260 square feet
of floor area inside the building. The site had been used previously for retail
sales of clothing and furniture. It has since ceased operation. Surrounding
uses include a tax preparation service, a barber shop/beauty salon, a drug
store, and a health food store. The balance of the suites are currently vacant. A
donut shop occupies a separate building on the adjoining parcel to the
southwest.
The proposed site has been developed with a commercial structure since 1955.
The approximately 19,661 square foot building is divided into one larger suite
(proposed for the church use) and nine smaller suites. The parcel contains 61
marked parking stalls in the front of the building along Court Street and an
unmarked gravel parking lot to the rear of the building.
It is anticipated the Tiempos de Poder Church will use the space on Sunday
afternoons from 2:00 pm to 3:00 pm and Friday evenings between 7:00 and
8:00 pm. with between 300 and 400 church -goers in attendance. The City
Municipal Code Requires one parking space per four seats based upon
maximum seating capacity; one hundred spaces above and beyond those
required for the other suites would be required for the church use with 400
congregants.
The proposed use could generate around 414 vehicle trips on Sundays based
on maximum occupancy for an 11,300 square foot building. About 1/3 of that
space is office/ classroom area, so that overall number may be reduced
accordingly. Traffic generated by the church will occur mostly on Friday
evening and Sunday afternoons. The operations of churches generally generate
few complaints from adjoining property owners.
A potential problem with a church locating in a commercial area is that some
proximal businesses sell or serve liquor. There is a concern some churches
may object to the approval of liquor licenses nearby. The issue is typically
addressed by placing a condition on the Special Permit approval limiting the
church's ability to object to a liquor license.
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
E
result of factual testimony and evidence submitted during the open record
hearing.
1. Churches are unclassified uses requiring review through the special
permit process prior to locating or expanding in any zoning district.
2. The proposed church site is zoned C-1 (General Business).
3. The proposed site is located at 1103 West Court Street.
4. The site is approximately 1.54 acres.
5. The site contains a 19,661 square foot building divided into one larger
suite (proposed for the church use) and nine smaller suites.
6. The remainder of the strip mall contains 8,401 square feet of retail use
which requires one space per 300 square feet, or 28 parking spaces.
7. The proposed tenant suite is around 11,260 square feet in floor area.
8. Applicant is anticipating between 300 and 400 congregants.
9. The City Municipal Code requires one parking space per four seats based
upon maximum seating capacity; the church would need 100 spaces
above and beyond those 28 required for the other suites for 400
congregants, or 67 additional spaces.
10. The site contains 61 paved/marked off-street parking stalls at the front
of the site along West Court Street, and a gravel parking area to the rear
of the building.
11. The main access to the site is from West Court Street. Secondary access
is available from North 10th Avenue.
12. The proposed site has been developed with a commercial structure since
1955.
13. Church functions will occur on Sunday afternoons and Friday evenings,
as indicated by the applicant.
3
CONCLUSIONS BASED ON THE FINDINGS OF FACT
Before recommending approval or denial of a special permit the Planning
Commission must develop findings of fact from which to draw its conclusion
based upon the criteria listed in P.M.C. 25.86.060 and determine whether or
not the proposal:
1. Will the proposed use be in accordance with the goals, policies, objectives
and text of the Comprehensive Plan?
The Plan does not specifically address churches, but elements of the Plan
encourage the promotion of orderly development including the
development of zoning standards for off-street parking and other
development standards. Policy LU -2-B of the Comprehensive Plan
encourages the support of facilities for educational and cultural
activities.
2. Will the proposed use adversely affect public infrastructure?
The proposed use will have a minimal impact on public infrastructure.
Churches are generally used during off -peaks hours, on Sundays and
during evenings in the middle of the week. The church will use existing
City utilities and infrastructure.
3. Will the proposed use be constructed, maintained and operated to be in
harmony with existing or intended character of the general vicinity?
Churches are typically located in or near residential areas. In this case,
all surrounding land uses are of a commercial nature. The site would
not be modified to appear any differently than retail businesses located
in the same building.
4. Will the location and height of proposed structures and the site design
discourage the development of permitted uses on property in the general
vicinity or impair the value thereof
The location and height of the existing structure has not discouraged the
development of permitted uses on surrounding properties in the past. No
exterior site modifications are proposed. Any prospective businesses
seeking to locate within the vicinity will not be affected by the proposed
church.
5. Will the operations in connection with the proposal be more objectionable to
nearby properties by reason of noise, fumes vibrations, dust, traffic, or
4
flashing lights than would be the operation of any permitted uses within
the district?
Churches are typically used infrequently, generally two or three days per
week and generate traffic during off-peak times such as Sundays and in
evenings during the week. Permitted uses in the C-1 zone include: Hotels
and motels; Restaurants; Stores and shops for the conduct of retail
business; Stores and shops for repair and similar services; Garage and
filling stations; Membership clubs; and Theaters. Accommodating for
anticipated traffic and parking will be the primary issues.
6. Will the proposed use endanger the public health or safety if located and
developed where proposed, or in anyway will become a nuisance to uses
permitted in the district?
Past history of church operations within the City has shown they do not
endanger public health or safety and are generally not nuisance
generators.
APPROVAL CONDITIONS
1) The space leased to the church must be maintained to conform with all
"A" occupancy requirements of the International Building Code;
2) The outside store front shall not be modified from its current condition
with the exception of a sign installed in conformance with a City
approved sign permit;
3) The church shall not object to the transfer, renewal or issuance of a
liquor license for an existing or new establishment within 1,000 feet of
the property;
4) The capacity of the church shall be based on availability of on-site paved
and striped parking located on tax parcel # 113 384 320, but in no case
to exceed building rated capacity, as per City of Pasco Municipal Code.
5) The special permit shall be null and void if a City of Pasco business
license is not obtained by December 1, 2018.
MOTION: I move to close the hearing on the proposed special permit and
adopt findings of fact and conclusions therefrom as contained in the July 19,
2018 staff report.
N
MOTION: I move, based on the findings of fact as adopted, the Planning
Commission recommend the City Council grant a special permit to Tiempos de
Poder for the location of a church at 1103 West Court Street (parcel # 113 384
320) with conditions as contained in the July 19, 2018 staff report.
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: Z2018-003 APPLICANT: Russ Dean, Inc.
HEARING DATES: 6/21/2018 9420 Sandifur Pkwy
7/19/2018 Pasco, WA 99301
ACTION DATE: 7/19/2018
BACKGROUND
REQUEST: REZONE: Rezone three parcels from C-1 (Retail Business) to CR
(Regional Commercial)
1. PROPERTY DESCRIPTION:
Leal: Parcel # 1: Tract A - A portion of the Southwest quarter of Section
8, Township 29, Range 9 - The corner of block 3, Broadmoor Park
Addition; thence North 89°8' West along the projected North line of block
3, 118.3 feet
Parcel #2: Broadmoor Park # 1 Lot 1 block 3
Parcel #3: Broadmoor Park # 1 Lot 4 block 2
General Location: West of Outlet Dr and east of Midland Ln on the south
side of Sandifur Pkwy
Property Size: Approximately 8.5 acres.
2. ACCESS: The parcels are accessible from Sandifur Pkwy.
3. UTILITIES: All municipal utilities are available to serve the site.
4. LAND USE AND ZONING: The lot is currently zoned C-1 (Retail
Business) and is vacant. Surrounding properties are zoned and
developed as follows:
NORTH: C-1 - Vacant, office, mini -storage
SOUTH: C-1 - Commercial strip mall
EAST: C-1 - Vacant
WEST: CR - RV Sales
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site
for commercial development. Areas designated for commercial
development by the Comprehensive Plan can be zoned "O", C-1, C-2, C-3
CR and BP. Land Use Goal ED -2 encourages the appropriate location
and design of commercial facilities within the City. ED -2-B encourages
the development of a wide range of commercial uses strategically located
to support local and regional needs. LU -4-A suggests commercial
facilities should be located near major street intersection to leverage the
use of major infrastructure and to reduce commercial sprawl.
1
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead
agency for this project. An environmental determination will be made
after the public hearing for this project. A Mitigated Determination of
Non -Significance is likely for this application (WAC 197-11-355).
ANALYSIS
Russ Dean, Inc. has applied to change the zoning classification of
approximately 8.5 acres of land lying between Outlet Drive and Midland Lane
on the south side of Sandifur Parkway from C-1 (Retail Business) to CR
(Regional Commercial). Russ Dean, Inc. intends to use the property for
additional RV sales, RV storage, a prep center, and rental storage. The property
is located in the geographic center of the Tri -Cities and designating it a CR
zoning district may allow additional regionally oriented uses currently not
permitted in the C-1 zone. The purpose of the CR district is to provide for
commercial and service uses that serve the needs of people living in the entire
region.
The subject site is in a high -visibility location on Sandifur Parkway and
bordering the north property line of the Broadmoor Outlet Mall. This land can
be considered prime commercial property. The site is entirely vacant; road
frontage improvements including curb, gutter, sidewalk, and landscaping were
previously installed with the construction of Sandifur Parkway.
The vicinity has begun to transition to CR zoning to accommodate businesses
serving the broader southeastern Washington sub -region. During a code
amendment process in 2013 regarding special permits for vehicle sales in the
C-1 zone, the Planning Commission generally concurred that the Road 100
Interchange area is a valuable location for regional land uses permitted in the
CR Zoning District. In 2014, West Pasco LLC was granted a rezone for 9420
Sandifur Parkway—the parcel just west of the site—from C-1 to CR. Russ
Dean, Inc. then bought the property in 2016 and has since opened an RV sales
business. The proposed rezone, if approved, will allow Russ Dean, Inc. to
extend the same use to the next three parcels to the east.
The current Comprehensive Plan commercial land use designation allows the
property to be zoned for "O", C-1, C-2, C-3, CR, and BP zoning. The specific
zoning designation for the site is to be determined through the hearing process
taking into consideration the site location, general purposes of each zoning
district, street network, and surrounding uses. The foregoing considerations
should be factored into the rezone review criteria required by PMC 25.88.030.
The site was contained within the "Northwest Annexation Area" that was
annexed to the City in 1982 prior to the construction of the I-182 freeway.
2
Upon annexation the property was C -1-D Designated Shopping Center. At the
time the C -1-D was considered as a regional commercial district and property
at both Road 100 and Road 68 was assigned C -1-D. In 1999 the C -1-D zoning
district was changed to the CR District and most of the C -1-D areas were
rezoned to C-1.
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 1999 when the zoning
regulations were updated as mandated by the Growth Management Act.
2. The changed conditions, which are alleged to warrant other or additional
zoning:
Russ Dean, Inc. argues that the City's overall residential and commercial growth
warrants an expansion of the existing RV sales facility that currently operates on
the property to the west of the proposed rezone site.
3. Facts to justify the change on the basis of advancing the public health,
safety and general welfare:
Rezoning the property may support public and private efforts and expenditures to
posture the property for commercial development. By expanding opportunities for
commercial development the City will be expanding employment opportunities
and the tax base thereby advancing the general welfare of the community.
However, according to ED -2-B of the Comprehensive Plan, the City should
encourage "the development of a wide range of commercial uses" rather than one
large, singular use. The property in question may be more effectively used and
the public more greatly served from a business not yet seen in Pasco.
4. The effect it will have on the value and character of the adjacent property
and the Comprehensive Plan:
The Comprehensive Plan designates the site for commercial development. Policies
(ED -2-B) of the plan encourage the development of a wide range of commercial
uses strategically located within the community to support local and regional
needs. The applicant has indicated that the additional CR zoned area will be
used for a "storage and prep center". Such a use, if not properly mitigated for
aesthetics, will adversely impact value and character of the adjacent properties.
The proposed use may also not be the most suitable use, considering the
property's prime location and high visibility. If the City truly wishes to invite a
"wide range of commercial uses," it may be more appropriate to deny the
3
proposed rezone. The extension of Russ Dean RV may discourage other
commercial uses from locating in the vicinity.
S. The effect on the property owner or owners if the request is not granted:
The applicant has indicated that if the rezone is not approved, he will sell the
property. The property owner may choose to develop the property under the
current C-1 zoning designation which permits retail businesses, restaurants,
offices, and other similar uses.
STAFF FINDINGS OF FACT
Findings of fact must be entered from the record. The following are initial
findings drawn from the background and analysis section of the staff report.
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 and has been vacant since it was annexed to the City in 1982.
2. The site contains 8.5 acres.
3. The site is currently zoned C-1 (Retail Business) and has been since
1999.
4. The site was zoned C -1-D in 1982.
5. The Comprehensive Plan designates the site for commercial development.
6. The commercial designation within the Comprehensive Plan could permit
the following types of commercial zoning: "O", C-1, C-3, CR and BP.
7. The rezone request is for CR (Regional Commercial) zoning.
8. The site is in a regional location near Road 100, which is in the
geographic center of the Tri -Cities.
9. All municipal utilities were made available to the site in the late 1990's.
10. The subject site is in a high -visibility location on Sandifur Parkway which
is aesthetically governed by the I-182 development standards and can be
considered prime commercial property.
11. Russ Dean RV operates on the property to the west of the proposed
rezone site.
12. The applicant intends to develop the site as an extension of Russ Dean
RV and has indicated that the additional space will be used for RV
storage, rental storage, and a prep center.
El
13. ED -2-B encourages the development of a wide range of commercial uses
strategically located to support local and regional needs.
14. Opposition to the aesthetics of the current RV sales/service operation
has been expressed by several nearby property owners and significantly
contrasts with existing professional and medical offices in the immediate
vicinity.
TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT
Before recommending approval or denial of a rezone 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 but is
incongruous with Land Use Goal ED -2-B which encourages the development of a
wide range of commercial uses strategically located to support local and regional
needs. Considering that the site in question is prime commercial real estate and
highly -visible from major thoroughfares, it may be inappropriate for the City to
allow a rezone that would lead to the extension of the existing RV storage and
sales area without significant aesthetic considerations.
2. The effect of the proposal on the immediate vicinity will not be materially
detrimental.
Most properties surrounding the site are zoned for commercial development (C-1),
with the exception of the parcel to the west which is zoned CR to allow for RV
sales. Development of the site with more RV sales facilitated by a rezone to CR
may not be beneficial to surrounding properties in that the use may discourage
more diverse commercial businesses to locate in the vicinity.
3. There is merit and value in the proposal for the community as a whole.
There is merit in developing vacant parcels within the City in accordance with the
goals and policies contained in the Comprehensive Plan. The proposed zoning is
consistent with the Plan's Land Use Map, but the intended development of the
site may not encourage the development of more commercial facilities and
facilities of higher standard in the Road 100 area.
4. Conditions should be imposed in order to mitigate any significant
adverse impacts from the proposal.
The Pasco Municipal Code includes design standards for commercial
development in this area. If the applicant pursues the development of this
property, he will be required to conform to design standards established by the
PMC. A concomitant agreement as contained in this staff report should be a
condition of any rezone approval.
5
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 regarding design standards is considered necessary
for this application.
RECOMMENDATION
MOTION for Findings of Fact: I move to close the hearing and
adopt Findings of Fact and conclusions therefrom as contained in
the July 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 three parcels from C-1 to
CR with restrictions contained in the Concomitant Agreement.
3
CONCOMITANT ZONING AGREEMENT
WHEREAS, the City of Pasco, Washington, a non -charter code city, under the laws
of the State of Washington (Chapter 35A.63 R.C.W. and Article 11, Section 11 of the
Washington State Constitution) has authority to enact laws and enter into agreements to
promote the health, safety and welfare of its citizens, and thereby control the use and
development of property within its jurisdiction; and
WHEREAS, the Owner(s) of certain property have applied for a rezone of such
property described below within the City's jurisdiction; and
WHEREAS, the City pursuant to R.C.W. 43.12(c), the State Environmental Policy
Act, should mitigate any adverse impacts which might result because of the proposed rezone;
and
WHEREAS, the City of Pasco and the Owner(s) are both interested in compliance
with the Pasco Municipal Code provisions relating to the use and development of property
situated in the City of Pasco, described as follows:
Parcel #1: Tract A — A portion of the Southwest quarter of Section 8, Township 29,
Range 9 — The corner of block 3, Broadmoor Park Addition; thence North 89°8' West
along the projected North line of block 3, 118.3 feet
Parcel #2: Broadmoor Park #1 Lot 1 block 3
Parcel #3: Broadmoor Park #1 Lot 4 block 2
WHEREAS, the Owner(s) have indicated willingness to cooperate with the City of
Pasco, its Planning Commission and Planning Department to ensure compliance with the
Pasco Zoning Code, and all other local, state and federal laws relating to the use and
development of the above described property; and
WHEREAS, the City, in addition to civil and criminal sanctions available by law,
desires to enforce the rights and interests of the public by this concomitant agreement, NOW,
THEREFORE,
In the event the above-described property is rezoned by the City of Pasco to CR
(Regional Commercial) and in consideration of that event should it occur, and subject to the
terms and conditions hereinafter stated, the applicant does hereby covenant and agree as
follows:
1. The Owner(s) promise to comply with all of the terms of the agreement in the
event the City, as full consideration herein grants a rezone on the above-described property.
2. The Owner(s) agrees to perform the terms set forth in Section 4 of this agreement.
3. This agreement shall be binding on their heirs, assigns, grantees or successors in
interest of the Owner(s) of the property herein described.
4. Conditions: The following design standards are required:
a. A 6 -foot tall sight -obscuring block wall and arborvitae shall be constructed
along the north property lines of Parcel #s 115450021, 115450012, and 115501056 adjacent
Sandifur Parkway, adjacent Outlet Drive, and along the south property line of Parcel #
115450021. The design must be approved by the Community Development Director.
b. The existing chain link fence along Sandifur Parkway and along I-182 on
Parcel # 115450045 must be replaced with a block wall matching that as contained in
condition 4a above.
c. Alternatives to conditions 4a and 4b will be considered by the Community
Development Director in order to achieve an equivalent screening effect.
The person(s) whose names are subscribed herein do hereby certify that they are the
sole holders of fee simple interest in the above-described property:
Owner:
Owner:
STATE OF WASHINGTON)
) ss.
County of Franklin )
On this day of , 2018, before me,
the undersigned, duly commissioned and sworn, personally appeared
to
me known to be the individual(s) described above and who executed the
within and foregoing instrument as an agent of the owner(s) of record, and
acknowledged to me that he/she/they signed the same as his/her/their free and
voluntary act and deed, for the uses and purposes therein mentioned, and on
oath stated that he/she/they is/are authorized to execute the said instrument.
GIVEN under by hand and official seal this day of
, 2018.
Notary Public in and for the State
of Washington, residing at
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: PP 2018-006 APPLICANT: Big Sky Developers, LLC
HEARING DATE: 7/19/2018 12406 Eagle Reach Ct
ACTION DATE: 8/16/2018 Pasco, WA 99301
BACKGROUND
REQUEST: Preliminary Plat: Burgess Plat, 67 Single -Family and 103 Multi -
Family Lots (Zero Lot Line)
1. PROPERTY DESCRIPTION:
Legal: The South Half of the South Half of the Southwest Quarter of
Section 4, Township 29, Range 9, except the South 430 feet of the East
1320 feet thereof and except Road 68
General Location: The northwest corner of Road 68 and Burns Road.
Property Size: 28.07 Acres
Number of Lots Proposed: 67 single-family lots and 103 multi -family lots
for zero lot line construction
Square Footage Range of Lots: 3,006 ft2 to 11,050 ft2
Average Lot Square Footage: 5,172 ft2
2. ACCESS: The property will have access from Road 84, Burns Road, and
Road 68.
3. UTILITIES: Municipal water and sewer service are available in Three
Rivers Drive.
4. LAND USE AND ZONING: The site is zoned R-3 (Medium Density
Residential) and R-1 (Low Density Residential). Surrounding properties
are zoned and developed as follows:
NORTH: County - Agriculture
SOUTH: R-1 - Single family dwellings
EAST: County - Agriculture & single family dwellings
WEST R-1 -Agriculture
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates a portion
of the site for Mixed Residential/ Commercial uses and a portion for Low
Density residential. Portions of the property can therefore be considered
for multi -family or commercial zoning and a portion can be zoned for
single-family dwellings. According to the Comprehensive Plan, mixed
residential development means 5 to 20 dwelling units per acre. The
criteria for allocation under the future land use section of Volume II of
the Comprehensive Plan (Vol. II, page 17) encourages development of
1
lands designated for mixed residential uses when or where: sewer is
available, the location is convenient to major circulation routes, the site
serves as a transition between more intense uses and low density uses,
and when there is a market demand. 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. ED -3-A encourages the use of landscaping, screening and
superior building design to enhance compatibility between commercial
and residential development.
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 a Mitigated Determination of Non -Significance is likely for
this application (WAC 197-11-355).
ANALYSIS
The 28 -acre project site was very recently annexed into the City in June along
with approximately 12 acres of land immediately to the southeast that was
zoned for commercial uses. The site surrounds a 3 -acre electrical substation
(Big Bend Electric COOP) located about 1,000 feet west of Road 68. The
location of the substation creates some practical difficulties in developing the
site, so to lessen the impact and buffer single-family development from the
substation, the developer is proposing to surround the substation on the north
and west with a zero lot line duplex development leaving a 16 acre section for
single-family development to the west. Consistent with Comprehensive Plan
policies properties between the substation and Road 68 are being proposed for
C-1 development.
The single-family development at the west half of the site is zoned R-1 which
permits a minimum lot size of 7,200 square feet. Per the allowed density, the
developer proposes to construct 67 new single-family homes. The zero lot line
duplex development in the east half is zoned R-3 with minimum 3,000 square
foot lots, resulting in 103 multi -family dwelling units. Each duplex would
occupy two lots with the common lot line dividing each unit.
This proposal for the multi -family development is identical to the process that
was used for the development of the Island Estates Row Homes in the Island
Estates subdivision (Phase 8), Mediterranean Villas and Columbia Villas
Phases 1 and 2. Each of these subdivisions was zoned for multi -family
2
development and platted into individual lots. The lots lines within these
subdivisions became the common boundary line separating the dwelling units.
LOT LAYOUT: The proposed plat contains 67 single-family residential lots and
103 multi -family residential for a total of 170 dwelling units. The lots vary in
size from 3,006 to 11,050 square feet. The proposal is consistent with the
density requirements of both the R-1 and R-3 zoning of the site. R-1 zoning
permits the development of one dwelling unit per 7,200 square feet of lot area
and R-3 zoning permits one dwelling unit per 3,000 square feet of lot area for
multi -family type structures.
RIGHTS-OF-WAY: All lots have frontage on streets which will be dedicated.
UTILITIES: Municipal water and sewer lines are located in Road 68. The
developer will be responsible for extending utilities into the plat. A utility
easement will be needed along the first 10 feet of street frontage of all lots. The
final location and width of the easements will be determined during the
engineering design phase. The front yard setbacks for construction 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 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 street names will be shown on the face of the final plat
before it is recorded.
IRRIGATION: The municipal code requires the installation of irrigation lines as
a part of the infrastructure improvements.
WATER RIGHTS: The assignment of water rights is a requirement for
subdivision approval per Pasco Municipal Code Section 26.04.115(B) and
Section 3.07.160. If no water rights are available to transfer to the City the
property owner/developer must pay a water right fee in lieu thereof. The Public
Works Director may waive the fee if the developer mixes a soil additive in the
ground that provides 30% retention of irrigation water.
3
FINDINGS OF FACT
State law (RCW 58.17.010) and the Pasco Municipal Code require the Planning
Commission to develop Findings of Fact as to how this proposed subdivision
will protect and enhance the health, safety and general welfare of the
community. The following is a listing of proposed "Findings of Fact":
Prevent Overcrowding: Density requirements of the R-1 and R-3 zones 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 more than 6 units per acre. No more than 40
percent of each lot is permitted to be covered with structures per the R-1
zoning standards, and no more than 60 percent per the R-3 zoning standards.
Parks Opens Space/Schools: Vintage Park is located to the south of the plat
area next to Maya Angelou Elementary. Further, the School District has
recently purchased two parcels on Burns Road to the west and is planning to
construct a new elementary and middle school. The City is required by RCW
58.17.110 to make a finding that adequate provisions are being made to
ameliorate the impacts of the proposed subdivision on the School District. At
the request of the School District the City enacted a school impact fee in 2012.
The imposition of this impact fee addresses the requirement to ensure there are
adequate provisions for schools. A school impact fee in the amount of $4,525
will be charged for each new dwelling unit at the time of building permit
issuance.
Effective Land Use/Orderly Development: The plat is laid out for single and
multi -family development as identified in the Comprehensive Plan. The
maximum density permitted under the Comprehensive Plan is 20 dwelling
units per acre. The developer is proposing a density of 6 units per acre. The
proposed development will require the extension of Road 84 to the northwest
corner of the plat and full right-of-way improvements for the north side of
Burns Road and the west side of Road 68 along the development area. Full
development of the Burns Road corridor with a wider right-of-way, estate
fencing, and boulevard landscaping will serve as a buffer for the duplexes and
single-family dwellings to the south. A review of County Assessor records were
commercial development and residential development adjoin each other reveal
the value of both types of property have continued to increase over the years
(May 2018 of the County Assessors Records).
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
4
(ADA). The ADA ramps at the corners of all intersection will be installed with
the construction of the road improvements
Adequate Provision of Municipal Services: All lots within the plat will be
provided with water, sewer and other utilities.
Provision of Housing for State Residents: This Preliminary Plat contains 170
residential building lots, providing an opportunity for the construction of 67
single family homes and 103 duplex units.
Adequate Air and Light: The maximum lot coverage limitations and building
setbacks will assure that adequate movement of air and light is available to
each lot.
Proper Access & Travel: The streets through and adjoining the plat will be
paved and developed to City standards to assure proper access is maintained
to each lot. Connections to the community will be provided by Road 84, Burns
Road, and Road 68. A traffic impact analysis to determine the impacts of the
additional residential units shall be conducted for the intersections of Burns
Road/Road 84, Burns Road/Road D, and Road 68/Road E. 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 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 mostly vacant with portions of an existing barn on site.
• The site is not considered a critical area a mineral resource area or a wet
land.
• The Comprehensive Plan identifies the site for low density residential and
mixed residential commercial development.
• Low density residential development is described as 2 to 5 dwelling units
per acre, and mixed residential commercial development is described as
5 to 20 dwelling units per acre.
• The site is zoned R-1 (Low Density Residential) and R-3 (Medium Density
Residential).
5
• The site was annexed into the City in 2018.
• The Housing Element of the Comprehensive Plan encourages the
advancement of programs that promote home ownership and
development of a variety of residential densities and housing types.
• The Transportation Element of the Comprehensive Plan encourages the
interconnection of neighborhood streets to provide for the disbursement
of traffic.
• The interconnection of neighborhood streets is necessary for utility
connections (looping) and the provision of emergency services.
• Per the ITE Trip Generation Manual 8th Addition the proposed
subdivision, when fully developed, will generate approximately 1,237
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.
• 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.
• 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
R
signed and recorded copy of the agreement is presented to the City of
Pasco at the intake meeting for construction plans.
• The City has nuisance regulations (PMC 9.60) that require property
owners (including developers) to maintain their properties in a manner
that does not injure, annoy or endanger the comfort and repose of other
property owners. This includes controlling dust, weeds and litter during
times of construction for both subdivisions and buildings including
houses.
• Prior to acceptance of final plats developers are required to prepare and
submit record drawings. All record drawings shall be created in
accordance with the requirements detailed in the Record Drawing
Requirements and Procedure form provided by the Engineering Division.
This form must be signed by the developer prior to construction plan
approval.
CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT
Before recommending approval or denial of the proposed Plat the Planning
Commission must develop findings of fact from which to draw its conclusion
(P.M.C. 26.24.070) therefrom as to whether or not:
(1) Adequate provisions are made for the public health, safety and
general welfare and for open spaces, drainage ways, streets, alleys,
other public ways, water supplies, sanitary wastes, parks,
playgrounds, transit stops, schools and school grounds, sidewalks for
safe walking conditions for students and other public needs;
The proposed plat will be required to develop under the standards of the Pasco
Municipal Code and the standard specifications of the City Engineering
Division. These standards for streets, sidewalks, and other infrastructure
improvements were designed to ensure the public health, safety, and general
welfare of the community. These standards include provisions for streets,
drainage, water and sewer service and the provision for dedication of right-of-
way. The preliminary plat was forwarded to the Franklin County PUD, the
Pasco School District, Cascade Gas, Charter Cable and Ben -Franklin Transit
Authority for review and comment. The PUD requested easements along the
front of all lots for utility service.
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. A City park is located to the south of the development next to
Maya Angelou Elementary. 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 low density
residential development (2 to 5 dwelling units per acre) and mixed residential
commercial development (5 to 20 dwelling units per acre). The Housing
Element of the Plan encourages the promotion of a variety of residential
densities and suggests the community should support the advancement of
programs encouraging home ownership. The Transportation Element of the
Plan suggests major streets should be beautified with trees and landscaping.
The Plan also encourages the interconnection of local streets for inter -
neighborhood travel for public safety as well as providing for traffic
disbursement.
(4) The proposed subdivision conforms to the general purposes of any
applicable policies or plans which have been adopted by the City
Council;
Development plans and policies have been adopted by the City Council in the
form of the Comprehensive Plan. The proposed subdivision conforms to the
policies, maps and narrative text of the Plan as noted in number three above.
(5) The proposed subdivision conforms to the general purposes of the
subdivision regulations.
The general purposes of the subdivision regulations have been enumerated and
discussed in the staff analysis and Findings of Fact. The Findings of Fact
indicate the subdivision is in conformance with the general purposes of the
subdivision regulations provided certain mitigation measures (i.e.: school
impact fees are paid.)
(6) The public use and interest will be served by approval of the proposed
subdivision.
The proposed Plat, if approved, will be developed in accordance with all City
standards designed to insure the health, safety and general welfare of the
community are met. The Comprehensive Plan will be implemented through
development of this plat. These factors will ensure the public use and interest
are served.
8
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. Utilities must be extended to and through the parcel subject to
development, per PMC 12.36.050.
4. 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.
5. Improvements shall comply with all City of Pasco Comprehensive Plans.
If upsize participation is sought, the Developer shall apply at time of
subdivision improvement plan submission.
6. A traffic impact analysis to determine the impacts of the additional
residential units that result from this subdivision and any mitigation to
negate said impacts in accordance with standard practices shall be
conducted. The Developer shall bear the costs of said analysis.
7. Water mains are required to be looped. A 20 -foot wide waterline
easement is required for all waterlines not located in the right of way.
8. 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. All existing non -City maintained
utility lines must be relocated outside the right of way.
9. No driveway shall be wider than 34 feet or 50 percent of the lot frontage;
whichever is smaller. (PMC 12.04. 100 A.3)
10. Change Utility Statement on face of plat to reflect that the City of Pasco
will be the source of water and the method of sewage disposal.
Connection points will be evaluated when subdivision improvements are
submitted.
11. Sewer shall flow to the assigned basin identified in the Comprehensive
Sewer Plan or any amendments to it. If any alternative connections are
sought they shall be on a temporary basis. Alternate connection points
shall require a study conducted by the City's consultant who developed
the Comprehensive plan to determine the viability of said connection.
The Developer shall bear all costs associated with any studies to
determine if an alternate connection point is viable. Once a permanent
connection point becomes available the Developer shall immediately
0
disconnect from any temporary connections points and connect to the
permanent connection point. The Developer shall be responsible for
installing all sewer main identified in the Comprehensive plan to and
through the parcel as if the permanent connection point were available.
12. The face of the plat shall include this statement: "As a condition of
approval of this preliminary plat the owner has waived the right to
protest the formation of a Local Improvement District for
sewer/water/road/sidewalk improvements to the full extent as permitted
by RCW 35.43.182."
13. Any existing water rights shall be transferred to the City as a condition of
approval. If no water rights are available then the property owner shall
pay to the City, in lieu thereof, a water rights acquisition fee as
established in the City Fee Summary Ordinance located in PMC 3.07.
(PMC 26.04.115). These requirements can be complied with during the
preliminary plat process or at Final Plat. If these requirements are
fulfilled at final plat the Developer shall adhere to the water rights policy
in place at time of final platting.
14. No utility vaults, pedestals, or other obstructions will be allowed at street
intersections.
15. 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).
16. The developer shall install a common "Estate" type fence six feet in
height along the property lines abutting Burns Road, Road 84, Road 68,
and along the rear property lines of the proposed lots abutting the
commercial parcels as a part of the infrastructure improvements
associated with the plat. The fence must be constructed of masonry
block. A fencing detail must be included on the subdivision construction
drawings. Consideration must be given to a reasonable vision triangle at
the intersection of streets.
17. 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.
18. Excess right-of-way along Burns Road, Road 84, and Road 68 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 and
Planning Division 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.
10
19. Driveways shall not have direct access onto Burns Road, Road 84, or
Road 68.
20. The final plat(s) shall contain a 10 -foot utility easement parallel to all
streets unless otherwise required by the Franklin County PUD.
21. The final plat(s) shall contain the following Franklin County Public Utility
District statement: "The individual or company making improvements on
a lot or lots of this Plat is responsible for providing and installing all
trench, conduit, primary vaults, secondary junction boxes, and backfill
for the PUD's primary and secondary distribution system in accordance
with PUD specifications; said individual or company will make full
advance payment of line extension fees and will provide all necessary
utility easements prior to PUD construction and/or connection of any
electrical service to or within the plat".
MOTION: I move to close the hearing on the proposed subdivision and
initiate deliberations and schedule adoption of Findings of Fact,
Conclusions and a Recommendation to the City Council for the
July 19, 2018 meeting.
11
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: PP 2018-007
HEARING DATE: 7/19/2018
ACTION DATE: 8/16/2018
APPLICANT: RP Development
6159 W Deschutes Ave Suite 509
Kennewick WA 99336
REQUEST: Preliminary Plat: Serrano Heights, (104 -Lot Single -Family
Subdivision).
1. PROPERTY DESCRIPTION:
Legal: Lot 4 of Record Survey 1847849
General Location: South of Future Chapel Hill Blvd between Roads 70 &
76
Property Size: 38.1 Acres
Number of Lots Proposed: 104 single-family lots
Square Footage Range of Lots: 8,154 ft2 to 20,571 W
Average Lot Square Footalze: 10,186 ft2
2. ACCESS: The property is proposed to have access from Chapel Hill
Boulevard, Valley View Place, Road 76 and Massey Drive.
3. UTILITIES: Municipal sewer service is located in future Massey Drive
extension along the southern portion of the site. Water service will be
located primarily in Massey Drive and Chapel Hill Boulevard.
4. LAND USE AND ZONING: The site is zoned R-1 (Low -Density
Residential). Surrounding properties are zoned and developed as follows:
NORTH: C-1 Vacant; DNR Lease Property
EAST: C-1; O; R-1 Vacant & Single -Family
SOUTH: R -S-1 Vacant; Chiawana Place Subdivision
WEST R-1 Vacant; Riverhawk Pointe II Subdivision
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.
I
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 south and west of property held in trust by the
Department of Natural Resources (DNR), who expects to lease their land to
commercial developers. Also to the east is the Valley View Addition, which is
located in a County island and is built out with single-family homes. The
property to the south has been preliminarily platted as the Chiawana Place
subdivision and is zoned at a lower density (R -S-1; 10,000 square foot
minimum lot size) as a transition between the R-1 on site and the lower density
(RS -20) county areas to the south. Property directly to the west will be
developed with future phases of the Riverhawk Pointe II subdivision, and
further west along Massey Drive will be the Pasco School District Elementary
School # 16. The site was part of the Road 68 DNR property which sold off 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 Road 76 and Valley
View Place. 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 portion of the canal crossing for Road 76.
LOT LAYOUT: The proposed plat contains 104 residential lots. The lots vary in
size from 8,154 to 20,571 square feet. The average lot size is 10,186 square
feet. The proposal is consistent with the density requirements of the R-1 zoning
on the site and the R -S-1 zoning to the south. The minimum lot size for the R-1
zone is 7,200 square feet.
2
RIGHTS-OF-WAY: All lots have frontage on streets, which will be dedicated.
The east half of Road 76 will be finished with this subdivision to match the
improvements in the future Riverhawk Pointe II subdivision. The developers of
Riverhawk Pointe II will build the west side of the street. Improvements with
this plat could also include the easterly extension of Chapel Hill Boulevard
from Road 68 and improvements to Valley View Place, which is expected to be
an extension of, and renamed Massey Drive. 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, Road 68, future Chapel Hill Boulevard, and/or future 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
will protect and enhance the health, safety and general welfare of the
community. The following is a listing of proposed "Findings of Fact:"
3
Prevent Overcrowding: Density requirements of the R-1 zone are designed to
address overcrowding concerns. The Comprehensive Plan suggests the property
in question be developed with 2 to 5 dwelling units per acre. The proposed Plat
has a density of approximately 2.7 units per acre. No more than 40 percent of
each lot is permitted to be covered with structures per the R-1 standards.
Parks Opens Space/Schools: 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 co -located 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 approximately 2.7 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.
Provision of Housing for State Residents: This Preliminary Plat contains 104
residential building lots, providing an opportunity for the construction of 104
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
4
to each lot. Connections to the community will be provided by Road 76, Chapel
Hill Boulevard, Massey Drive, and potentially Valley View Place. The
Preliminary Plat was submitted to the Transit Authority for review (The
discussion under "Safe Travel" above applies to this section also).
At this time there is no guarantee that Chapel Hill will connect to Roads 68 or
84, thus limiting access to the Plat. Development of Chapel Hill Boulevard all
the way through from Road 68 to Road 84 via the LID process between all
property owners along said route should be a condition of Plat approval.
Valley View Place is currently a dead-end road located in a Franklin County
island off of Road 68 and aligned with the future extension of Massey Drive.
During most hours of the day and particularly at rush hour it is very difficult to
make left turns in or out of the street, and doing so can be dangerous. As well,
the Valley View Place intersection is located close to two signaled intersections
on Road 68, namely Chapel Hill Boulevard and Argent Road. Adding more
ingress/egress traffic at this location would likely snarl traffic at that location,
necessitating installation of a traffic signal. Adding another signaled
intersection this close to the two existing signals may also compound traffic
issues along Road 68. One option would be to realign Massey Drive north to
connect to future Chapel Hill Boulevard to avoid a direct connection to Valley
View Place; another option would be to close off Valley View at Road 68,
redirecting Valley View traffic west and out to either Argent to the south or to
the future Chapel Hill Boulevard to the north.
A traffic analysis is needed to address the above issues, specifically how and
where plat access should occur, and what improvements should be required at
Argent Road, Chapel Hill Boulevard, Roads 68 and 84, at the very least.
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.
E
• 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 approximately 2.7 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 995
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.
1.1
• Per PMC 12.36.050 the developer must extend all utilities to and through
the subject parcel.
• All engineering designs for infrastructure and final plat(s) drawings are
required to utilize the published City of Pasco Vertical Control Datum.
• All storm water generated from a developed plat is required to be
disposed of per City and State codes and requirements. Prior to the City
of Pasco accepting construction plans for review the developer is required
to enter into a Storm Water Maintenance Agreement with the City. The
developer is responsible for obtaining the signatures of all parties
required on the agreement and to have the agreement recorded with the
Franklin County Auditor. The original signed and recorded copy of the
agreement is presented to the City of Pasco at the intake meeting for
construction plans.
• Storm water runoff and infiltration calculations must comply with the
Storm Water Management Manual for Easter Washington, they must be
provided for review and approval. Storm water calculations must be
prepared, stamped, signed and dated by a currently licensed Professional
Engineer registered in the State of Washington.
• The assignment of water rights is a requirement for subdivision approval
per Pasco Municipal Code Section 26.04.115(B) and Section 3.07.160.
• The developer is responsible for all costs associated with construction,
inspection, and plan review service expenses incurred by the City
Engineering Office.
• The developer is responsible for installing irrigation lines, 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
VA
the FCID canal. The developer will be responsible for a portion (one
quarter) of the canal crossing.
• The Comprehensive Water Plan calls for a 12 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.
The proposed plat has the potential to be partially or wholly "landlocked" if
adequate provision for connections to Argent Road, Roads 68 and 84 and
future Chapel Hill Boulevard. The approval conditions need to provide for a
solution to this potential.
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
s
Comprehensive Plan. The proposed subdivision will provide arterial street
improvements along Chapel Hill Boulevard and connect to Argent Road via
Road 76.
(3) The proposed subdivision conforms to the policies, maps and
narrative text of the Comprehensive Plan;
The Comprehensive Plan land use map designates the site for low-density
residential development. Low-density residential development is described as 2
to 5 dwelling units per acre in the Comprehensive Plan. The Housing Element
of the Plan encourages the promotion of a variety of residential densities and
suggests the community should support the advancement of programs
encouraging home ownership. The Transportation Element of the Plan suggests
major streets should be beautified with trees and landscaping. The Plan also
encourages the interconnection of local streets for inter -neighborhood travel for
public safety as well as providing for traffic disbursement.
(4) The proposed subdivision conforms to the general purposes of any
applicable policies or plans which have been adopted by the City
Council;
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.
7
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. An approved vision triangle at
the intersection of streets will be required. 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. 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 planting strip required in Number 4 above.
6. The developer/builder shall pay the City a "common area maintenance
fee" of $475 per lot upon issuance of building permits for homes. These
funds shall be placed in a fund and used to finance the maintenance of
arterial boulevard strips. The City shall not accept maintenance
responsibility for the landscaping abutting said streets until such time as
all fees are collected for each phase that abut said streets.
7. Lots abutting Road 76 and Chapel Hill Boulevard shall not have direct
access to said streets. Access shall be prohibited by means of deed
restrictions and/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 owner/developer is responsible for one quarter of the cost of
installing the Road 76 canal crossing, but based upon the need to
connect to Argent Road, may be required to build the crossing at the time
of the development with the expectation of reimbursement through a
future latecomer's agreement. This contribution shall be in the form a
cash deposit to the City in an amount determined by the City Engineer to
10
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. The owner/
developer must sign a non -protest agreement to the formation of an LID
to cover the cost of the share of the canal crossing. Said non -protest
agreement may also include the development's share of the required
Road 76 improvements. The non -protest agreement shall be recorded,
run with the property and be binding upon successors in the property
ownership and must be executed within 10 days of Preliminary Plat
approval by City Council.
10. The owner/developer must sign a non -protest agreement to the
formation of an LID for the construction of Chapel Hill Boulevard and/or
Road 76. The non -protest agreement shall be recorded, run with the
property and be binding upon successors in the property ownership and
must be executed within 10 days of Preliminary Plat approval by City
Council.
11. The developer shall prepare a traffic study in accordance with standard
practices—the scope and results of which must be approved by the City.
The study must consider impacts both with and without a Chapel Hill
Boulevard connection to Road 68. The cumulative impacts of the
proposed subdivision must be considered on the capacity of the
intersections of Road 76 and Argent Road, Massey Drive/Valley View
Court and Road 68, Chapel Hill Boulevard and Road 68, and Road 68
and Argent at minimum. The Traffic study must recommend necessary
improvements to address capacity issues and the efficient diffusion of
traffic through the neighborhood. These recommendations may include
participation in the installation of a traffic signal at Argent/Road 76;
installation of a traffic signal at Massey Drive/Valley View Court and
Road 68; construction of a roundabout at Road 76 and Chapel Hill,
construction of a canal crossing as identified in condition #9 above, and
any other mitigation efforts outlined by the results of said traffic study.
The results and recommendations of the traffic study—once approved by
the City—shall become conditions upon the preliminary plat and must be
implemented prior to final plat approval.
12. The developer shall provide the necessary right-of-way at the southeast
corner of Road 76 and Chapel Hill Boulevard for a roundabout at said
intersection.
13. 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
11
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 August 16, 2018 as the date for deliberations and the
development of a recommendation for the City Council.
12
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: PP 2018-008 APPLICANT: J&J Kelly Construction
HEARING DATE: 7/19/2018 1006 Christopher Ln
ACTION DATE: 8/16/2018 Pasco, WA 99301
BACKGROUND
REQUEST: Preliminary Plat: Black Belle Estates, (22 -Lot Single -Family
Subdivision).
1. PROPERTY DESCRIPTION:
Legal: Portion of the NE Quarter of the SE Quarter of the NE Quarter of
Section 27, Township 9 North, Range 29 East, W.M.
General Location: Between Roads 52 and 54 south of W Court St
Property Size: 15.3 Acres
Number of Lots Proposed: 22 single-family lots
Square Footage Range of Lots: 22,392 ft' to 57,420 ft2
Average Lot Square Footage: 26,193 W
2. ACCESS: The property will have access from Road 52 and Road 54.
3. UTILITIES: Municipal water is available in both Road 52 and Road 54.
Municipal sewer is not available.
4. LAND USE AND ZONING: The site is zoned RS -20 (Suburban District).
Surrounding properties are zoned and developed as follows:
NORTH: RS -20 - Proposed single-family development
SOUTH: RS -20 - Single-family residential
EAST: RS -12 - Single-family residential
WEST RS -20 - Single-family residential
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 preliminary plat site was annexed to the City in 2013 and was zoned RS -
20. At the time of annexation the Planning Commission considered the
character of the neighborhood prior to recommending RS -20 zoning. 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 proposal includes two cul-de-sacs stemming from Road 52. The site
contains two existing dwelling units that will each occupy their own lot when
platted. Earlier this year, the applicant applied to short plat the property
directly to the north of the preliminary plat site into 9 residential lots. The
short plat has yet to be approved and recorded, but it is anticipated that its
development will coincide with that of the preliminary plat site.
City sewer is currently not available to the site, as the closest sewer line is over
600 feet away in W Sylvester St. However, a recent proposal by the City
Manager to extend sewer to the proposed development area in a cost sharing
agreement may result in a plat density increase to allow the formation of more
single-family lots to serve Pasco's rapidly growing population. Without City
sewer, lots are required to be at minimum approximately 22,000 square feet in
size to accommodate septic systems; these large lot sizes conform to the
development standards in the RS -20 zone. The availability of sewer, however,
allows for much denser housing developments, which are becoming more
crucial with Pasco's growth.
Considering the above, the land would be most effectively utilized if it was
rezoned to RS -12 or perhaps even RS -1. The RS -12 zone permits minimum
12,000 square foot lots, and the RS -1 zone permits minimum 10,000 square
foot lots. The developer has expressed some interest in this direction and Staff
believes the community would be better served with denser infill developments.
LOT LAYOUT: The proposed plat contains 22 residential lots. The lots vary in
size from 22,392 square feet to 57,420 square feet. The average lot size is
2
26,193 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.
RIGHTS-OF-WAY: All lots have frontage on streets which will be dedicated. The
east half of Road 54 and the west half of of Road 52 will be finished with this
subdivision. Because the proposed plat is zoned RS -20, curb, gutter, and
sidewalk are not required.
UTILITIES: Municipal water is located in Road 52 and Road 54 and will be
extended to and through the new lots to serve the subdivision.
It has been proposed that City sewer will be extended to the development area
at the City's expense. It would be most cost effective for the developer to install
the necessary improvements and later be reimbursed by the City.
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 cul-de-sacs will be named after the property
owners' horses.
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.
3
FINDINGS OF FACT
State law (RCW 58.17.010) and the Pasco Municipal Code require the Planning
Commission to develop Findings of Fact as to how this proposed subdivision
will protect and enhance the health, safety, and general welfare of the
community. The following is a listing of proposed "Findings of Fact":
Prevent Overcrowding: Density requirements of the RS -20 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 1.4 units per acre. 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, park impact fees will be collected at the time of permitting to
be used for park development.
The City is required by RCW 58.17.110 to make a finding that adequate
provisions are being made to ameliorate the impacts of the proposed
subdivision on the School District. At the request of the School District the City
enacted a school impact fee in 2012. The imposition of this impact fee
addresses the requirement to ensure there are adequate provisions for schools.
A school impact fee in the amount of $4,700 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 1.4 units per acre. Considering the
proposed density is well under the minimum density of 2 units per acre, it
would be more appropriate to increase the number of lots to better conform to
the density requirements in the Comprehensive Plan. This can be made
possible by the City extending sewer to the development area, thereby allowing
a greater plat density, which the City Manager has proposed.
Safe Travel & Walking Conditions: The plat will connect to the community
through the existing network of streets. Sidewalks are not required in the RS -
20 zone but may be installed and constructed to current City standards and to
the standards of the American's with Disabilities Act (ADA).
Adequate Provision of Municipal Services: All lots within the plat will be
provided with water and other utilities. Each lot will require a septic system if
sewer is not extended from W Sylvester St. The community would be better
served by the extension of a sewer line.
9
Provision of Housing for State Residents: This Preliminary Plat contains 22
residential building lots, providing an opportunity for the construction of 22
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 plat will be developed to City standards to assure
proper access is maintained to each lot. Connections to the community will be
provided by Road 52 and Road 54. The preliminary plat was submitted to the
Transit Authority for review (The discussion under "Safe Travel' above applies
to this section also). However, designing the plat with two cul-de-sacs rather
than connective streets between Roads 52 and 54 can potentially be
detrimental to connectivity of utilities and emergency services. The subdivision
and surrounding neighborhood would be better served if there were more
access points between Roads 52 and 54.
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.
• The site currently contains two houses. One, which is old and vacant,
will 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 RS -20 (Suburban District).
• The minimum lot area in the RS -20 zone is 20,000 square feet.
• The developer is proposing 1.4 dwelling units per acre.
r
• The site currently does not have access to sewer. Lots are required to be
approximately 22,000 square feet or more in size to accommodate septic
systems.
• The City has proposed an extension of a sewer line northward from W
Sylvester St to the development area in a cost sharing agreement. This
would allow for an increased density.
• The site's low density residential designation permits the following zones:
RS -20, RS -12, RS -1, and R-1.
• 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 210
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
ri
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.
• 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 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.
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. 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 District's 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. It is designed to make the most
efficient use of a vacant parcel of land per the designated zoning. However, the
land would be more effectively used at a greater residential density if sewer
could be extended to the area.
(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, which is described as 2 to 5 dwelling units per acre.
The plat indicates the density to be 1.4 units per acre, which is below the
minimum established by the Comprehensive Plan. A greater. residential density
is preferred but cannot be implemented until City sewer is extended to the
area. The City Manager has proposed the extension of a sewer line to the
development site to allow for a greater plat density, which Staff believes is most
beneficial to the community. The Housing Element of the Plan encourages the
promotion of a variety of residential densities and suggests the community
should support the advancement of programs encouraging home ownership.
The Plan also encourages the interconnection of local streets for inter -
neighborhood travel for public safety as well as providing for traffic
disbursement.
(4) The proposed subdivision conforms to the general purposes of any
applicable policies or plans which have been adopted by the City
Council;
Development plans and policies have been adopted by the City Council in the
form of the Comprehensive Plan. The proposed subdivision conforms to the
policies, maps and narrative text of the Plan as noted in number three above.
(5) The proposed subdivision conforms to the general purposes of the
subdivision regulations.
The general purposes of the subdivision regulations have been enumerated and
discussed in the staff analysis and Findings of Fact. The Findings of Fact
indicate the subdivision is in conformance with the general purposes of the
subdivision regulations provided certain mitigation measures (i.e., school
impact fees are paid).
(6) The public use and interest will be served by approval of the proposed
subdivision.
E
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 final plat(s) shall contain a 10 -foot utility easement parallel to all
streets unless otherwise required by the Franklin County PUD.
4. The final plat(s) shall contain the following Franklin County Public Utility
District statement: "The individual or company making improvements on
a lot or lots of this Plat is responsible for providing and installing all
trench, conduit, primary vaults, secondary junction boxes, and backfill
for the PUD's primary and secondary distribution system in accordance
with PUD specifications; said individual or company will make full
advance payment of line extension fees and will provide all necessary
utility easements prior to PUD construction and/or connection of any
electrical service to or within the plat."
5. All development activities are subject to the concurrency development
standards established in PMC 12.36.
6. 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.
7. Utilities must be extended to and through the parcel subject to
development, per PMC 12.36.050.
8. 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.
9. 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.
10. All engineering designs for infrastructure and final plat(s) drawings are
required to utilize the published City of Pasco Vertical Control Datum.
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11. Water mains are required to be looped. A 20 -foot wide waterline
easement is required for all waterlines not located in the right of way.
12. 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.
13. 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.
14. 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. All existing non -City maintained
utility lines must be relocated outside the right of way.
15. No driveway shall be wider than 34 feet or 50 percent of the lot frontage;
whichever is smaller. (PMC 12.04. 100 A.3)
16. PMC 16.06.010 requires all newly developed lots to have connections to
the public sewer. If the sewer is determined to be unavailable, the City
may grant a waiver for this connection. As a condition for granting said
waiver the Developer must agree to participate in the future extension of
the sewer through the LID process. This agreement shall be in the form
of a Waiver of Protest to an LID which shall be recorded with Franklin
County. The terms of this agreement shall touch all property party to
this preliminary plat and shall run with the land.
17. The face of the plat shall include this statement: "As a condition of
approval of this preliminary plat the owner has waived the right to
protest the formation of a Local Improvement District for
sewer/water/road/sidewalk improvements to the full extent as permitted
by RCW 35.43.182."
18. Any existing water rights shall be transferred to the City as a condition of
approval. If no water rights are available then the property owner shall
pay to the City, in lieu thereof, a water rights acquisition fee as
established in the City Fee Summary Ordinance located in PMC 3.07.
(PMC 26.04.115). These requirements can be complied with during the
preliminary plat process or at Final Plat. If these requirements are
10
fulfilled at final plat the Developer shall adhere to the water rights policy
in place at time of final platting.
RECOMMENDATION
MOTION: I move to continue the hearing on the proposed preliminary plat to
the August 16, 2018 meeting and set September 20, 2018 as the
date for deliberations and the development of a recommendation
for the City Council.
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: Z 2018-004 APPLICANT: Rigo Rangel
HEARING DATE: 7/19/2018 2101 W A St
ACTION DATE: 8/16/2018 Pasco, WA 99301
BACKGROUND
REQUEST: REZONE: Rezone one parcel from I-1 (Light Industrial) to R-3
(Medium -Density Residential)
1. PROPERTY DESCRIPTION:
Legal: Binding Site Plan 2008-03 Lot 3
General Location: Southwest corner of W A St and S 20th Ave
Property Size: Approximately 8.4 acres.
2. ACCESS: The parcel is accessible from W A St and S 20th Ave
3. UTILITIES: All municipal utilities are available to serve the site.
4. LAND USE AND ZONING: The lot is currently zoned I-1 (Light
Industrial) and is vacant. Surrounding properties are zoned and
developed as follows:
NORTH: I -1/R -1-A2 - Industrial/ Manufactured homes
SOUTH: N/A - Columbia River
EAST: I-1 - Shop
WEST: I-1 - Shop
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site
for Mixed -Residential 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: 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).
1
ANALYSIS
The rezone site was annexed into the City in 1962 and zoned for industrial
uses. Later—it is unknown when exactly—the property was designated as
"Open Space/Nature" due to its proximity to the Columbia River. Then, in
1996, a Comprehensive Plan Amendment passed which resulted in a
designation change to "Mixed Residential", which is the current designation.
Mixed Residential allows for zoning districts RS -20, RS -12, RS -1, and R-1
through R-3. The applicant is seeking to rezone the property to the highest
allowed density, R-4, in order to construct a middle to high income apartment
complex consisting of as many as 200 residential units. The R-3 zoning
designation will allow only approximately 122 units, so the applicant intends to
develop the site with as many units as he is able under the permitted density
and later rezone the property to R-4. A rezone to R-4 is not currently an option,
as the "Mixed Residential" designation will not permit this zoning district; for
this reason, as part of the Comprehensive Plan Update, the City will be
proposing a change in the "Mixed Residential" designation to a "High Density"
designation for this property. If the proposal is approved, the applicant may
later rezone the property to the highest residential density of R-4 and construct
the remaining units.
The R-3 zoning district permits a density at a rate of one multi -family dwelling
unit for every 3,000 ft2 of land area or 14.5 units per acre. Currently the site
totals 367,830 ft2 in area; barring any required right-of-way dedications R-3
zoning will allow up to 122 dwelling units as was stated previously. However,
this number doesn't take into account parking, setback, and landscaping
requirements.
This property provides the opportunity for development which will benefit from the
proximity and/or access to the Columbia River. In the event of approval of the
rezone, the applicant intends to develop the site with as many as three apartment
buildings that will have riverfront views and bike path access. 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 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 date that the current zoning classification of I-1 (Light Industrial) became
effective is unknown. It was established sometime after the property was
annexed into the City in 1962.
2
2. The changed conditions, which are alleged to warrant other or additional
zoning:
The property was designated "Muted Residential" in 1996, which allows the
property to be zoned RS -20, RS -12, RS -1, R-1, R-2, and R-3. By rezoning the
property from industrial, the applicant is bringing the property into accordance
with the Comprehensive Plan.
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 a
multi family residential apartment complex 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 surrounding properties on A Street
and will mostly likely have a positive impact on current and future residential
development in the area.
5. The effect on the property owner or owners if the request is not granted:
The property owner may choose to develop the property under the current I-1
zoning designation.
STAFF FINDINGS OF FACT
Findings of fact must be entered from the record. The following are initial
findings drawn from the background and analysis section of the staff report.
The Planning Commission may add additional findings to this listing as the
result of factual testimony and evidence submitted during the open record
hearing.
1. The site is vacant and zoned I-1 (Light Industrial).
2. The site was annexed in 1962.
3. The site is approximately 8.4 acres.
3
4. 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.
5. By rezoning the property from I-1, the applicant will be bringing the
property into conformance with the Comprehensive Plan.
6. The site is located at the southwest corner of W A Street and S 20th Ave.
7. The applicant is requesting R-3 (Medium -Density Residential) zoning.
8. 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.
9. In the event of a rezone, the applicant would like to develop the property
with a new middle to high income apartment complex.
10. The R-3 zoning designation will allow only approximately 122 units. The
applicant intends to develop the site with as many units as he is able
under the permitted density and later rezone the property to R-4.
11. As part of the ongoing Comprehensive Plan Update, the City will be
proposing a change in the "Mixed Residential' designation to a "High
Density" designation for this property in order for the applicant to rezone
the property to R-4 in the future.
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 -B -A) 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 Mixed 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 pians and will not be detrimental to future nearby developments that
will need to conform to the provision of the plans.
0
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.
The Pasco Municipal Code includes design standards for residential and
commercial development. If or when the applicant pursues the 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: I move to close the hearing on the proposed rezone and set August
16, 2018 as the date for deliberations and the development of a
recommendation for the City Council.
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REPORT TO PLANNING
MASTER FILE NO: Z 2018-005 APPLICANT: Pati J. Hull
HEARING DATE: 7/19/2018 495 Edith St
ACTION DATE: 8/16/2018 Burbank WA 99323
BACKGROUND
REQUEST: REZONE: Rezone one parcel from RT (Residential Transition) to
C-3 (General Commercial)
1. PROPERTY DESCRIPTION:
Legal: Short Plat 99-22 Lots 2 and 3
General Location: 3004 and 3012 E George Street (the Northeast corner
of East Lewis Street and Heritage Boulevard Ave).
Property Size: Approximately 7.43 acres (2.66 and 4.77 acres each).
2. ACCESS: The parcels are accessible from East Lewis St via a private
road (Avery Avenue; formerly part of the Pasco Kahlotus highway).
3. UTILITIES: The sites are currently serviced by a well and on-site septic.
Water is available via a 12" line roughly 400 feet to the west running
along the Avery Avenue centerline, and a 6" line approximately 600 feet
to the south on East Lewis Street; there is an 8" sewer line approximately
1,000 feet to the southwest at the corner of Heritage Boulevard and East
Lewis Street.
4. LAND USE AND ZONING: The lot is currently zoned RT (Residential
Transition) and contains one single family unit, one manufactured home,
a garage, and three outbuildings. Surrounding properties are zoned and
developed as follows:
NORTH: N/A US Highway 12
EAST: C-3 Vacant
SOUTH: I-1 / C-1 Industrial
WEST: I-1 Industrial
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site
for Commercial uses. Those portions of the community designated for
commercial development by the Comprehensive Plan could be zone "O",
C-1, C-2, C-3 CR and BP. Land Use Goal ED -2 encourages the
appropriate location and design of commercial facilities within the City.
ED -2-B encourages the development of a wide range of commercial uses
strategically located to support local and regional needs.
6. ENVIRONMENTAL DETERMINATION: 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 -
1
Significance or Mitigated Determination of Non -Significance is likely for
this application (WAC 197-11-355).
ANALYSIS
The applicants are seeking to rezone the property at 3004 E George Street from
RT (Residential Transition) to C-3 (General Business) consistent with the
Comprehensive Plan designation for the property. The parcel to the north
(Addressed 3012 East George Street) is also zoned RT and should be included
in the rezone process. The current RT zoning designation does not lend itself
well to either sales or development of the properties. Under the current
Comprehensive Plan land use designation of commercial the properties could
be zoned for "O", C-1, C-2, C-3, CR, and BP zoning (C-2 zoning is only for the
Central Business District).
The sites were originally annexed into the City in 1979 (Ordinance 2016) as
part of what was called the "Columbia East Annexation Area," and assigned the
Residential Transition zoning designation (Resolution 1202). The RT zone is
typically used as a holding zone for areas that lack utility services. As utilities
and infrastructure become available RT zoned properties are then zoned to
match the land use designations of the Comprehensive Plan.
The Rada family has owned the properties at the end of the old Kahlotus
Highway (north of the 2700 block of E Lewis) for over 50 years. At one time 6
homes were located on the properties. With the construction of the Lewis Street
interchange 3 of the homes were moved. During that time period Heritage
Boulevard was realigned and some industrial uses have been developed to the
west of the site. The south property now contains one site -built single-family
dwelling unit and one later model manufactured home, which replaced a 1967
model mobile home. The north property contains a manufactured home and
several commercial/ industrial outbuildings.
The sites are currently accessed by a private road (Avery Avenue) which at one
time was part of the old Pasco Kahlotus Highway. An undeveloped City of Pasco
right-of-way is located along the west border of the two parcels, running south
to East Lewis Street, and will likely need to be developed prior to or in
conjunction with any commercial development on the site.
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 of RT (Residential Transition) became effective
on 2 January, 1979, upon annexation into the City.
2. The changed conditions, which are alleged to warrant other or additional
zoning:
Heritage Boulevard has been upgraded and realigned, and some industrial uses
have been developed to the west of the sites. The owner of the south parcel has
2
passed on and the family is in the process of settling the estate; rezoning the
properties could facilitate development of the sites.
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 allow for development of
commercial enterprises in the area, providing job opportunities for Pasco
residents.
4. The effect it will have on the value and character of the adjacent
properties and the Comprehensive Plan:
A change in zoning classification may ultimately result in the establishment of
commercial services consistent with the Comprehensive Plan. Any development
will require developers to install/upgrade street, utilities and landscaping in the
area, thus improving the value of surrounding properties on Lewis Street.
5. The effect on the property owner or owners if the request is not granted:
Because the RT zoning permits single family homes on a minimum of 5 acres for
development, and the properties comprise approximately 4.7 acres and 2.66
acres each, any current residential uses are by default legally nonconforming.
The property owners will be severely limited by the constraints of the RT zoning
designation in their ability to either develop or to sell the properties.
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 south site is developed with one site -built single-family dwelling unit
and one manufactured home, and is zoned RT (Residential Transition).
The RT zone is typically used as a holding zoning for areas that lack
utility services.
2. The north site contains one manufactured home and several
commercial/industrial outbuildings and is also zoned RT (Residential
Transition).
3. The sites were originally annexed into the City in 1979 as part of what
was called the "Columbia East Annexation Area," and assigned the RT
(Residential Transition) zoning designation in 1979.
4. The sites comprise approximately 2.66 and 4.7 acres each, totaling
around 7.43 acres.
3
5. The Comprehensive Plan identifies the site for Commercial uses which
includes the desired C-3 zoning. The Commercial designation includes
zones for "O", C-1, C-2, C-3, CR, and BP zoning (C-2 zoning is only for
the Central Business District).
6. By rezoning the properties from RT to C-3, the applicants will be bringing
the properties into conformance with the Comprehensive Plan.
7. The sites are located approximately 1,000 feet northeast of the corner of
Heritage Avenue and East Lewis Street.
8. The applicant is requesting C-3 (General Commercial) zoning.
9. As utilities and infrastructure become available RT zoned properties are
rezoned to match the land use designations of the comprehensive Plan.
10. The Rada family has owned properties at the end of the old Kahlotus
Highway (north of the 2700 block of E Lewis) for over 50 years.
11. At one time 6 homes were located on the properties.
12. With the construction of the Lewis Street interchange 3 of the homes
were moved.
13. Changes in the vicinity include realignment of Heritage Boulevard and
development of industrial uses to the west of the sites.
14. The south site now contains one site -built single-family dwelling unit and
one later model manufactured home; the north site has one
manufactured home and various commercial/ industrial outbuildings.
15. The current Manufactured home replaced a 1967 model mobile home.
16. The sites are currently accessed by Avery Avenue (private road)
17. Avery Avenue was originally a section of the old Pasco Kahlotus highway.
18. An undeveloped City of Pasco right-of-way runs north from East Lewis
Street along the west property lines to the sites.
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
Comprehensive Plan Policy LU -4-A, which recommends the City "Locate
commercial facilities at major street intersections to avoid commercial sprawl and
avoid disruptions of residential neighborhoods, and leverage major infrastructure
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availability." The sites are within 1,000 feet of the intersection of two arterial
streets; Heritage Boulevard, a major truck route, and East Lewis Street.
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 Commercial zoning.
Commercial zoning permits the C-3 (General Commercial Medium) 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.
The proposed zoning is consistent with the Plan's Land Use Map. The sites are
located within 1,000 feet of a major truck route (Heritage Boulevard);
Comprehensive Plan Policy LU -4-A requires the City to "Locate commercial
facilities at major street intersections to avoid commercial sprawl and avoid
disruptions of residential neighborhoods, and leverage major infrastructure
availability." The proposal is supported by land use goals and policies contained
in the Comprehensive Plan.
4. Conditions should be imposed in order to mitigate any significant
adverse impacts from the proposal.
The Pasco Municipal Code includes design standards for commercial
development. If or when applicants pursue the development of these properties,
they 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.
RECOMMENDATION
MOTION: I move to close the hearing on the proposed rezone and set August
16, 2018 as the date for deliberations and the development of a
recommendation for the City Council.
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Memoranda
July 19, 2018 I
To: Planning Commission
From: Community Development Staff
Subject: Rio Del Sol Comprehensive Plan Request
The owners of approximately 5.75 acres located southeast of the intersection of RD 36 and Hopkins
Street have requested a Comprehensive Plan Land Use designation change from Low Density Residential
to Mixed Residential/ Commercial in conjunction with the cyclical Comprehensive Plan update process.
The existing Low Density Residential designation is implemented through the RS -20; RS -12; R -S-1; R-1
and R -1A zoning districts. The criteria for allocation of zoning in conformance with this designation
include sewer availability; suitable land for home sites; market demand and BF Health District approval
on sites without sewer availability. The current Low Density designation of the Comprehensive Plan is
described as "Residential development at a density of 2 to 5 dwelling units per acre."
The requested Mixed Residential/Commercial designation is implemented through the RS -20; RS -12; R-
S -1; R-1 through R-3; C-1 and 0 zoning districts. The criteria for allocation of zoning in conformance with
this designation include sewer availability; market demand; location convenient to major circulation
routes; land suitable for heavy building sites and size consistent with market demand. The proposed
Mixed Residential/Commercial designation of the Comprehensive Plan is described as "single family
dwellings; patio homes, townhouses; apartments, condominiums at a density of 5-20 dwelling units per
acre. Neighborhood shopping and specialty centers; business parks; service and office uses."
Land Use and Housing Goals and Policies that guide implementation of land use designations include:
LU -3. GOAL: STRIVE FOR LONG TERM REDUCTION OF ENERGY CONSUMPTION, EFFICIENT USE OF WATER
RESOURCES, AND HIGHER STANDARDS OF COMMUNITY HEALTH.
• LU -3-B Policy: Encourage infill and density including planned unit developments to, protect open
space and critical areas, and provide recreational areas and amenities in support of more
intensive, walkable neighborhoods.
• LU -3-D Policy: Encourage mixed-use development including neighborhood scale shopping areas
within planned residential developments to promote walkable communities.
• LU -3-E Policy: Designate areas for higher density residential development where utilities and
transportation facilities enable efficient use of capital resources.
LU -4. GOAL: ENCOURAGE HIGH QUALITY COMMUNITY AND REGIONAL SHOPPING FACILITIES AND
COMMERCIAL AND INDUSTRIAL DEVELOPMENT.
• LU -4-A Policy: Locate commercial facilities at major street intersections to avoid commercial
sprawl and avoid disruptions of residential neighborhoods, and leverage major infrastructure
availability.
H-1. GOAL: ENCOURAGE HOUSING FOR ALL ECONOMIC SEGMENTS OF THE CITY'S POPULATION.
• H -1-A Policy: Medium and high density housing should be located near arterials and
neighborhood or community shopping facilities and employment areas.
• H-1-13 Policy: Encourage the location of medium and high density housing in locations that will
avoid the need for access through lower density residential neighborhoods.
• H -2-A Policy: Allow for a full range of residential environments including single family homes,
townhouses, condominiums, apartments, and manufactured housing.
H-4. GOAL: ENCOURAGE HOUSING DESIGN AND CONSTRUCTION THAT ENSURES LONG TERM
SUSTAINABILITY AND VALUE.
• H -4-A Policy: Encourage innovative techniques in the design of residential neighborhoods and
mixed use areas to provide character and variety in the community.
Particular concern with this requested change in the Land Use designation is the lack of adequate access
to and from the site. The property is essentially land locked without public street access. A multi -family
and/or commercial development as described by the owners will require two separate access points for
emergency services and practicality. These must come from or through properties not under the control
of the owners. As this location is surrounded by low density land uses, traffic to and from the proposed
more intense land use would need to travel through lower density residential areas both north and west
of the location.
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Memoranda
July 19, 2018
To: Planning Commission
From: Community Development Staff
Subject: Zepgon Investments LLC - Comprehensive Plan Request
The owners of approximately 8.44 acres located at the 2100 block of West "A" Street between Wallula
Lake Levee #1 and the south line of West "A" Street have requested a Comprehensive Plan Land Use
designation change from Mixed Residential to High Density Residential in conjunction with the cyclical
Comprehensive Plan update process.
The existing Mixed Residential/Commercial designation is implemented through the RS -20; RS -12; R -S-1;
R-1 through R-3; C-1 and 0 zoning districts. The criteria for allocation of zoning in conformance with this
designation include sewer availability, market demand, location convenient to major circulation routes,
and transition areas between more intense uses and low-density uses. The current Mixed
Residential/Commercial designation of the Comprehensive Plan is described as "Single-family dwellings,
patio homes, townhouses, apartments and condominiums at a density of 5-20 dwelling units per acre."
The requested High Density Residential designation is implemented through the R-4 zoning district. The
criteria for allocation of zoning in conformance with this designation include sewer availability,
transition areas between more intense uses and low density uses, market demand, and located on or
near circulation routes. The proposed High Density Residential designation of the Comprehensive Plan is
described as "Multiple unit apartments or condominiums at a density exceeding 20 units per acre."
Land Use and Housing Goals and Policies that guide implementation of land use designations include:
LU -3. GOAL: STRIVE FOR LONG TERM REDUCTION OF ENERGY CONSUMPTION, EFFICIENT USE OF WATER
RESOURCES, AND HIGHER STANDARDS OF COMMUNITY HEALTH.
• LU -3-13 Policy: Encourage infill and density including planned unit developments to, protect open
space and critical areas, and provide recreational areas and amenities in support of more
intensive, walkable neighborhoods.
• LU -3-E Policy: Designate areas for higher density residential development where utilities and
transportation facilities enable efficient use of capital resources.
LU -4. GOAL: ENCOURAGE HIGH QUALITY COMMUNITY AND REGIONAL SHOPPING FACILITIES AND
COMMERCIAL AND INDUSTRIAL DEVELOPMENT.
• LU -4-A Policy: Locate commercial facilities at major street intersections to avoid commercial
sprawl and avoid disruptions of residential neighborhoods, and leverage major infrastructure
availability.
H-1. GOAL: ENCOURAGE HOUSING FOR ALL ECONOMIC SEGMENTS OF THE CITY'S POPULATION.
• H -1-A Policy: Medium and high density housing should be located near arterials and
neighborhood or community shopping facilities and employment areas.
• H -1-B Policy: Encourage the location of medium and high density housing in locations that will
avoid the need for access through lower density residential neighborhoods.
• H -1-D Policy: Avoid large concentrations of high-density housing.
• H -2-A Policy: Allow for a full range of residential environments including single family homes,
townhouses, condominiums, apartments, and manufactured housing.
H-4. GOAL: ENCOURAGE HOUSING DESIGN AND CONSTRUCTION THAT ENSURES LONG TERM
SUSTAINABILITY AND VALUE.
• H -4-A Policy: Encourage innovative techniques in the design of residential neighborhoods and
mixed use areas to provide character and variety in the community.
The Comprehensive Plan Land Use designations provide a more general indication of community
sentiment than a site's particular zoning designation. The Land Use designations may be fine-tuned
during the zoning process to account for consistency in boundaries, use of physical boundaries to
delineate zones or use of streets to help define districts. As such, designation of land uses in the
Comprehensive Plan is considered a legislative versus a quasi-judicial action.
The City of Pasco Rivershore Linkages and Amenities Plan adopted by Council in 2012 (Resolution 3413)
offers the following general recommendations for the area along the Columbia River between the
"Blue" and "Cable" bridges:
C. RECOMMENDATIONS: pipe and fill landward side of ditch; Fill, grade, and vegetate river face of
levee; sand beach; multi -story resort hotel w/ views/direct access to river/waterfront park; boat basin
w/short- and long-term moorage; water park w/fountain, musical performances; direct access to water
by way of terraced steps/ramps; Support resort commercial uses (office, retail, restaurant uses); cultural
center w/museum, small conference center, wine industry -sponsored agriculture center, activity center.
I. Short-term Recommendations:
1. pipe and fill landward side of ditch
2. leave pond areas open for migratory bird use
3. Fill, grade, and vegetate river face of levee; sand beach;
ii. Long-term Recommendations:
1. multi -story resort hotel w/ views/direct access to river/waterfront park;
2. boat basin w/short- and long-term moorage;
3. water parkw/fountain, musical performances;
4. direct access to water by way of terraced steps/ramps;
5. Support resort commercial uses (office, retail, restaurant uses);
6. cultural center w/museum, small conference center, wine industry -sponsored
agriculture center, activity center.
Based on the City Pasco Rivershore Linkages and Amenities Plan approved by Council in 2012 Staff
recommends the area remain Mixed Commercial/Residential, so as to allow for the uses listed in the
Long-term Recommendations as listed above.
The following illustrations were furnished as part of these recommendations:
44
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MEMORANDUM
DATE: July 19, 2018
TO: Planning Commission ����ii
FROM: Angela R. Pitman, Block Grant Administrator e2lzo
SUBJECT: 2019 COMMUNITY DEVELOPMENT BLOCK GRANT (CDBG) PROGRAM
ALLOCATION (MF# BGAP2018-003)
Requests for Fundin¢
Attached for your review and consideration are the CDBG Fund and Proposal Summaries (Attachments 1
& 2) relating to our Community Development Block Grant Program for program year 2019. Thirteen (13)
requests for funds were submitted totaling $1,108,500. Applicants presented their proposals before the
Planning Commission on June 21, 2018, no action was required at that time.
Estimated Funds Available
It is estimated that the 2019 annual entitlement grant will be $750,000 based on the award for program
year 2018. There is always some question regarding actual funding levels approved by Congress. Actual
available funding for these FY 2019 activities will remain in question until the early part of the year when
the CDBG allocation is made by Congressional Resolution. If funding levels are lower than estimated or
eliminated, the city will need to consider a number of options, including a proportionate reduction of
allocation or possible inclusions in the 2019 city general fund budget requests. If funding levels are
higher than estimated, activity funding will be reallocated in accordance with the contingency plan
according to the greatest need.
Public Service Cao
HUD regulations state that the amount of CDBG Funds obligated within a program year to support public
service activities may not exceed 15% of the combined total of the entitlement plus the prior year's
program income. Based on the estimated entitlement of $750,000, the maximum available for public
service activities in 2019 is $112,500. Current requests for public services total $154,500. Staff
recommends a maximum of $94,000 for public services (13%).
Plannin¢ & Administration Can
HUD regulations state that the amount of CDBG Funds obligated within a program year to support
planning and administration activities may not exceed 20% of the combined total of the entitlement plus
the current year's program income. For 2019, the estimated entitlement of $750,000 makes the maximum
available for planning and administration $150,000. Current requests for planning and administration
total $139,000. Staff recommends a maximum of $139,000 for planning and administration (19%) due to
the additional burden for HOME and NSP grant administration, and project delivery.
Recommendation
After discussions and staff evaluation, the activities set forth in Attachments 1, 2 and 3 would best meet
the City's Consolidated Plan and be most effective in carrying out the objectives for the City in 2019.
Planning Commission action includes, closing the public hearing and making recommendation to be
forwarded for Council review at the August 13, 2018 Workshop. The City Staff would like to thank the
members of the Planning Commission for your time and assistance.
MOTION: I move the Planning Commission close the public hearing and recommend the City Council
approve the use of funds for the 2018 Community Development Block Grant Program as set forth in the
"2018 Fund Summary" as recommended by Staff (or "as amended").
Attachments: 1 2019 CDBG Fund Summary
2 2019 CDBG Proposal Summary
3 2019 CDBG Projects and Proposal Requested
MEMORANDUM
DATE: July 19, 2018
TO: Planning Commission
FROM: Angela R. Pitman, Block Grant Administrator
SUBJECT: 2019 COMMUNITY DEVELOPMENT BLOCK GRANT (CDBG) PROGRAM
ALLOCATION (MF# BGAP2018-003)
Requests for Funding
Attached for your review and consideration are the CDBG Fund and Proposal Summaries (Attachments 1
& 2) relating to our Community Development Block Grant Program for program year 2019. Thirteen (13)
requests for funds were submitted totaling $1,108,500. Applicants presented their proposals before the
Planning Commission on June 21, 2018, no action was required at that time.
Estimated Funds Available
It is estimated that the 2019 annual entitlement grant will be $700,000 based on the award for program
year 2018. There is always some question regarding actual funding levels approved by Congress. Actual
available funding for these FY 2019 activities will remain in question until the early part of the year when
the CDBG allocation is made by Congressional Resolution. If funding levels are lower than estimated or
eliminated, the city will need to consider a number of options, including a proportionate reduction of
allocation or possible inclusions in the 2019 city general fund budget requests. If funding levels are
higher than estimated, activity funding will be reallocated in accordance with the contingency plan
according to the greatest need.
Public Service Cap
HUD regulations state that the amount of CDBG Funds obligated within a program year to support public
service activities may not exceed 15% of the combined total of the entitlement plus the prior year's
program income. Based on the estimated entitlement of $700,000, the maximum available for public
service activities in 2019 is $105,000. Current requests for public services total $154,500. Staff
recommends a maximum of $94,000 for public services (13%).
Planning & Administration Cap
HUD regulations state that the amount of CDBG Funds obligated within a program year to support
planning and administration activities may not exceed 20% of the combined total of the entitlement plus
the current year's program income. For 2019, the estimated entitlement of $700,000 makes the maximum
available for planning and administration $150,000. Current requests for planning and administration
total $139,000. Staff recommends a maximum of $139,000 for planning and administration (20%) due to
the additional burden for HOME and NSP grant administration, and project delivery.
Recommendation
After discussions and staff evaluation, the activities set forth in Attachments 1, 2 and 3 would best meet
the City's Consolidated Plan and be most effective in carrying out the objectives for the City in 2019.
Planning Commission action includes, closing the public hearing and making recommendation to be
forwarded for Council review at the August 13, 2018 Workshop. The City Staff would like to thank the
members of the Planning Commission for your time and assistance.
MOTION: I move the Planning Commission close the public hearing and recommend the City Council
approve the use of funds for the 2019 Community Development Block Grant Program as set forth in the
"2019 Fund Summary" as recommended by Staff (or "as amended").
Attachments: 1 2019 CDBG Fund Summary
2 2019 CDBG Proposal Summary
3 2019 CDBG Projects and Proposal Requested
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CITY OF PASCO
2019 COMMUNITY DEVELOPMENT BLOCK GRANT
PROPOSAL SUMMARY — JULY 19, 2018
CDBG Program Administration — Requested: $139,000
Recommended: $139,000
CDBG funds provide for salary and benefits for the Block Grant Administrator to plan,
administer and provide for the successful delivery of housing, community development
and economic activities. The City receives funds for CDBG, HOME and NSP
activities. The Block Grant Administrator ensures compliance with local, state and
federal rules, regulations and laws for programs that primarily benefit low to moderate
income people in Pasco.
Planning and Administration is capped at no greater than 20%.
2 Civic Center Recreation Specialist — Requested: $37,500
Recommended: $20,000
CDBG funds provide a portion of the salary and benefits for recreation specialist at the
Civic Center. This facility's program is to provide recreation programs for at risk youth
and families in the immediate service area.
Public services are capped at no greater than 15% of current entitlement plus prior year
program income.
3 Martin Luther King Community Center Recreation Specialist — Requested:
$37,500
Recommended: $20,000
CDBG funds provide a portion of the salary and benefits for recreation specialist at the
Martin Luther King Center. This facility's program is coordinated with the YMCA,
Salvation Army and Campfire USA, who all collaborate to provide education and
physical activities to school age children and families in the Kurtzman neighborhood
service area.
Public services are capped at no greater than 15% of current entitlement plus prior year
program income.
4 Senior Citizen's Center Recreation Specialist — Requested: $37,500
Recommended: $30,000
CDBG funds provide a portion of the salary and benefits for recreation specialist to
oversee and operate program at Pasco's senior center. This facility's program provides
supervision and leadership necessary for programs serving the elderly of Pasco with
support services, nutrition, health and living skills support.
Public services are capped at no greater than 15% of current entitlement plus prior year
program income.
5 YMCA Martin Luther King Community Center Recreation Program —
Requested: $25,000
Recommended: $20,000
CDBG funds provide YMCA recreation programs at the Martin Luther King Center.
This facility's program is coordinated with the YMCA, Salvation Army and Campfire
USA, who all collaborate to provide education and physical activities to school age
children and their families.
Public services are capped at no greater than 15% of current entitlement plus prior year
program income.
11 Pasco Recreation Scholarship Fund — Requested: $8,000
Recommended: $4,000
CDBG funds provide funds to help low-income youth participate in recreation
programs.
Public services are capped at no greater than 15% of current entitlement plus prior year
program income.
12 Arc Theraputic Recreation Scholarship Fund — Requested: $9,000
Recommended: $5,000
CDBG funds provide funds to help low-income youth participate in recreation
programs.
Public services are capped at no greater than 15% of current entitlement plus prior year
program income.
Pasco Specialty Kitchen Technical Assistance — Requested: $115,000
Recommended: $57,500
CDBG funds provide for wages, salaries and benefits for Technical Assistance at the
Pasco Specialty Kitchen, a certified commercial incubator kitchen. By providing
technical assistance to small startup food -related businesses the Pasco Specialty
Kitchen improves their success rate by helping them to establish and achieve their
goals. In consideration for technical assistance, the startup businesses agree to create
and/or make jobs available to low -to -moderate income persons.
Additional funds are needed to meet staffing requirements to continue existing
programs and establish new programs.
CHIP Minor Rehab Program — Requested: $115,000
Recommended: $ -0- "Contingency
CDBG funds provide minor rehabilitation, emergency repairs and/or construction of
wheelchair ramps or bathroom accessibility remodels for very low to low income
households. This population includes frail, elderly and disabled (City-wide). It is
estimated that 3 households, typically very low income will be assisted.
2
13 CHIP Rental Minor Rehabilitation Program — Requested: $115,000
Recommended: $ -0- **Contingency
CDBG funds provide minor rehabilitation, emergency repairs and/or construction of
wheelchair ramps or bathroom accessibility remodels for very low to low income
households. This population includes frail, elderly and disabled (City-wide). It is
estimated that 3 households, typically very low income will be assisted.
Certified Commercial Kitchen Facility Rehabilitation - Kitchen Expansion —
Requested: $150,000
Recommended: $ -0- **Contingency
CDBG funds are requested for facility improvements at the Pasco Specialty Kitchen.
Facility improvements are needed to renovate the existing facility to meet current and
future needs, which includes redesign of the kitchen area to reconfigure hood space and
add one additional kitchen.
Code Enforcement Officer — Requested: $70,000
Recommended: $ 70,000
CDBG funds provide a portion of the salary and benefits for one of five code
enforcement officers to help bring approximately 500 properies into compliance with
City codes. Code enforcement encourages property owners to maintain housing units to
minimum property standards and improves neighborhood appearance in primarily low
to moderate income neighborhoods (Census Tracts 201, 202, 203, 204 and 206).
11 Pasco Neiphborhood Business District Improvements — Requested: $250,000
Recommended: $ 144,500
CDBG funds are requested for pedestrian safety and disability access improvements to
downtown Pasco Nieghborhood Business District in the Vicinity of 4th and Lewis
Streets between 2nd and 4th, and Clark and Columbia.
Contingency Facility improvements are needed to renovate the existing facility to meet
current and future needs.
14 SECTION 108 LOAN REPAYMENT — Requested: $200,000
Recommended: $ 200,000
CDBG funds are requested for repayment of Section 108 Loan Repayment.
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MEMORANDUM
DATE: July 19, 2018
TO: Planning Commission
FROM: Angela R. Pitman, Block Grant AdministratorF�
SUBJECT: 2019 HOME INVESTMENT PARTNERSHIPS (HOME) PROGRAM
ALLOCATION AND ANNUAL WORK PLAN (MF# BGAP2018-004)
Background
Pasco entered into a HOME Consortium Agreement with Richland and Kennewick in 1996 making the
City eligible for Federal HOME funds. The Agreement was renewed through 2019. Each year an annual
action plan is required to be prepared and submitted to HUD for use of estimated funds for the following
program year.
Estimated Funds Available
It is estimated that the 2019 annual entitlement grant to the HOME Consortium will be $430,000. Each
member city is allocated an equal share of the entitlement after 10% Set -Aside for Administration and
15% Set -Aside for Community Housing Development Organizations (CHDO). Pasco's share of the
entitlement is estimated to be $107,000 when the remaining funds are split equally between the three
cities. HOME Program income estimated in 2019 is $100,000 and may be used for Down Payment
Assistance or an Eligible CHDO Project depending on need. These estimates are based on the 2018
HOME Allocation.
There is always some question regarding actual funding levels approved by Congress. Actual available
funding for these FY 2019 activities will remain in question until the early part of the year when the
HOME allocation is made by Congressional Resolution and an amendment to the Annual Action Plan my
be necessary. If funding levels are lower than estimated, activity funding may need to be reallocated
accordingly. Any program income received may be allocated for eligible down payment assistance or
CHDO development projects.
Planning & Administration
HUD regulations state that the amount of HOME Funds obligated within a program year to support
planning and administration activities may not exceed 10% of the entitlement. This is awarded to
Richland annually as the Lead Agency of the HOME Consortium to manage all activities. Member cities
are provided funds for planning and administration from 10% of program income received from
completed projects within their jurisdiction.
CHDO Set -Aside
Each year a minimum of 15% of the entitlement grant must be set-aside to help Community Housing
Development Organizations (CHDO) add to the permanent affordable housing stock. The CHDO set-
aside funds may be combined with program income for a development project that will be selected
through a competitive RFP process.
Proposed Activities
HOME funds are based on need and income eligibility and may be used anywhere within the city limits,
however, neighborhoods designated as priority by Pasco City Council receive first consideration. Funding
is first targeted in the Longfellow and Museum neighborhoods, then within low -moderate income census
tracts (201, 202, 203 and 204). If HOME funds cannot be applied to those areas, then they are used as
needed within the Pasco City limits for the benefit of eligible low -moderate income families.
Recommendations
After discussions and staff evaluation, it is recommended that anticipated 2019 HOME entitlement funds
be allocated to the First Time Homebuyer Down Payment Assistance Program. A contingent project for
new construction infill or tenant based rental assistance should also be added if needed to meet timeliness.
The activities set forth above would best meet the City's Consolidated Plan and be most effective in
carrying out the objectives for the City in 2019. If conditions of the housing market make it difficult to
use funds as planned, Pasco may consider joining forces with Kennewick and Richland to allocate unused
funds for CHDO acquisition and/or infrastructure for low-income rental housing projects as permitted in
the interlocal agreement. Your review and recommendation to the City Council would be appreciated.
Therefore, we propose the following Motion:
MOTION: I move the Planning Commission recommend the City Council approve the use of funds for
the 2019 HOME Investment Partnerships entitlement as recommended by Staff (or "as amended").
The City Staff would like to thank the members of the Planning Commission for your time and assistance
/arp
MEMORANDUM
DATE: July 19, 2018
TO: Planning Commission
FROM: Angela R. Pitman, Block Grant Administrator `'`40
SUBJECT: 2019 NEIGHBORHOOD STABILIZATION PROGRAM (NSP) ALLOCATION
AND ANNUAL WORK PLAN (MF# BGAP2018-005)
Background
The City received a total of $426,343 in CDBG funding for the Neighborhood Stabilization Program
through 2010. The City has recovered 16 foreclosed properties to date, more than double the estimated
amount.
Down payment assistance has been provided to 12 homebuyers, three are below 50% of median income
which accounts for 43% of the funds used. The City has also purchased and rehabilitated four homes,
which have been sold to income eligible households.
Estimated Funds Available
Pasco's NSP unexpended grant balance as of June 30, 2018 is $56,100. Program income remaining from
the sale of three (3) homes purchased with NSP and rehabilitated with HOME funds has been fully
expended. Funds will be available for use in 2019 from Program Income.
Proposed Activities
Staff proposes the funds be used to recover one to two foreclosed properties through acquisition and/or
rehabilitation activities.
2019 Funding Sources
Program Income Remaining (2015 to date)
2019 Proposed Activities
2019 PI Restricted for Administration
PY 2019 Down Payment Assistance/Minor Rehab
Budget Units
$ 56,100.00
$ 56,100.00
I': 1 IIP
PY 2019 Down Payment Assistance/Minor Rehab **25% $ 28,050.00 2
$ 56,100.00 4
Recommendations
After discussions and staff evaluation, it is recommended that the activities set forth in above would best
meet the City's Consolidated Plan and be most effective in carrying out the objectives for the City in
2019. A contingent project may be added if funds are not able to be used as planned. NSP program
income may be converted to CDBG program income and used for eligible affordable housing projects.
Your review and recommendation to the City Council would be appreciated.
Therefore, we propose the following Motions:
MOTION: I move the Planning Commission recommend the City Council approve the use of funds for
the 2019 Neighborhood Stabilization Program (NSP) entitlement set forth above, as recommended by
Staff.
MOTION: I move the Planning Commission recommend the City Council approve the use of funds for
the 2019 Neighborhood Stabilization Program (NSP) entitlement set forth above, as amended.
The City Staff would like to thank the members of the Planning Commission for your time and assistance.
/arp