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HomeMy WebLinkAbout08-16-2018 Planning Commission Meeting PacketPLANNING REGULAR MEETING I. CALL TO ORDER: II. ROLL CALL: III. PLEDGE OF ALLEGIANCE IV. APPROVAL OF MINUTES: V. OLD BUSINESS: A. Rezone B. Rezone C. Rezone D. Preliminary Plat VI. PUBLIC HEARINGS: A. Preliminary Plat -AGENDA 7:00 P.M. August 16, 2018 Declaration of Quorum July 19, 2018 Rezone from C-1 to CR (Russ Dean RV, Inc.) (MF# Z 2018-003) - Withdrawn Rezone from I-1 (Light Industrial) to R-3 (High Density Residential) (Rigo Rangel) (MF# Z 2018-004) Rezone from RT (Residential Transition) to C-3 (General Business) (Pati Hull) (MF# Z 2018-005) Serrano Heights, 101 lots (RP Development) (MF# PP 2018-007) Burgess Plat. 170 lots (Big Sky Developers) (MF# PP 2018-006) - Continued from July 19, 2018 Meeting B. Preliminary Plat Black Belle Estates. 22 lots 080 Kelly Construction) (MF# PP 2018-008) - Continued from July 19, 2018 Meeting C. Rezone D. Special Permit E. Special Permit F. Special Permit VII. WORKSHOP: A. Comp. Plan Amend. VIII. OTHER BUSINESS: IX. ADJOURNMENT: Rezone from RS -20 to RS -1 (Colette Steinwert) (MF# Z 2018-0061 Location of Wireless Communication Facilities in an R- 4 Zone (Sprint Spectrum LP) (MF# SP 2018-007) Location of Wireless Communication Facilities in a C-1 Zone (Sprint Spectrum LP) (MF# SP 2018-008) Location of Wireless Communication Facilities in an R- S -1 Zone (Sprint Spectrum LP) (MF# SP 2018-009) Comp. Plan Amendment - Goals/Policies Volume 1 (MF# CPA 2017-001) This meeting is broadcast live on. PSC -TV Channel 191 on Charter Cable and streamed at www.pasco-waxom/psctvlive. Audio equipment available for the hearing impaired; contact staff for assistance. REGULAR MEETING PLANNING COMMISSION MEETING CALL TO ORDER: The meeting was called to order at 7:OOpm by Chairwoman Roach. POSITION MEMBERS PRESENT No. 1 No. 2 No. 3 Paul Mendez No. 4 Alecia Greenaway No. 5 Abel Campos No. 6 Isaac Myhrum No. 7 Zahra Roach No. 8 Pam Bykonen No. 9 STAFF PRESENT: MEMBERS ABSENT Tanya Bowers Joseph Campos Gabriel Portugal Rick White, Community 8s Economic Development Director Michael Morales, Community & Economic Development Deputy Director Darcy Bourcier, Planner I Krystle Shanks, Administrative Assistant II MEETING VIDEO ON DEMAND: July 19, 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(A) - Rezone from C-1 to CR (Russ Dean RV, Inc.) (MF# Z 2018-003) • Commissioner Mendez for agenda item VI(A) - Rezone from C-1 to CR (Russ Dean RV, Inc.) (MF# Z 2018-003) • Commissioner Myhrum for agenda item VI(G) - Comprehensive Plan Amendment - Land Use (Rio Del Sol) (MF# CPA 2018-003) - asked to be recused • Commissioner Greenaway for agenda item VI(G) - Comprehensive Plan Amendment - Land Use (Rio Del Sol) (MF# CPA 2018-003) 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. -1- ADMINISTERING THE OATH: Chairwoman Roach explained that state law requires testimony in quasi-judicial hearings 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 June 21, 2018 be approved. The motion passed unanimously. OLD BUSINESS: A. Other Election of Chairperson Nominations were made for Chairperson and Vice -Chairperson. Zahra Roach was elected Chairperson and Isaac Myhrum was elected Vice -Chairperson. B. Preliminary Plat The Parks at Riverbend. 322 -lots (Pahlisch Homes) (MF# PP 2018-0041 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, 322 - lots. Items were added to the staff report including a mitigated determination of non- significance based on a relocation of a fire station and a traffic study. The plat exceeds the goal of a 6 minute travel time for emergency responders. To solve the issue, the developer must sign a development agreement to contribute in the relocation of Fire Station #83 to Sandifur Parkway and Road 68. A traffic study will also need to be completed for several intersections. The plat doesn't have access to city sewer at this time. There is a lift station proposal in progress but approval of this plat does not automatically approve the lift station in its current proposed location. Commissioner Greenaway asked if the application was in agreement with the conditions. Ms. Bourcier said yes. Commissioner Mendez moved, seconded by Commissioner Bykonen, to adopt finding of fact and conclusions therefrom as contained in the July 19, 2018 staff report. The motion passed unanimously. Commissioner Myhrum moved, seconded by Commissioner Greenaway, 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. The motion passed unanimously. C. Special Permit Location of a Church in a C-1 District (Tiempos de Poder) (MF# SP 2018-006) -2- Chairwoman Roach read the master file number and asked for comments from staff. Rick White, Community & Economic Development Director, discussed the special permit application for the location of a church in a C-1 district. There were no changes to the staff report since the public hearing at the previous meeting. Commissioner A. Campos asked if the applicant was aware of the parking requirements. Mr. White said they were. Commissioner Myhrum moved, seconded by Commissioner Greenaway, to adopt findings of fact and conclusions therefrom as contained in the July 19, 2018 staff report. The motion passed unanimously. Commissioner Myhrum moved, seconded by Commissioner Greenaway, based on findings of fact and conclusions 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. The motion passed unanimously. PUBLIC HEARINGS: A. Rezone Rezone from C-1 to CR (Russ Dean RV, Incl Chairwoman Roach read the master file number and asked for comments from staff. Darcy Bourcier, Planner I, discussed the rezone application from C-1 to CR. After internal discussion, Staff has made a decision to include a concomitant agreement for the rezone approval regarding screening from the rights of way. The agreement states that a 6' site obscuring block wall along Sandifur Parkway, Outlet Drive and the back of the Outlet Mall. The existing chain-link fence on the Russ Dean property to the west must also be replaced with a 6' block wall. Staff also added a finding that several citizens have stated they oppose the building on the existing RV sales property since the building contrasts sharply with the character of the surrounding businesses. Staff is recommending approval based on the concomitant agreement. If the applicant is not in agreement with any of the conditions they may file an appeal within 10 days after the public hearing. Commissioner Greenaway asked how the City could make the applicant place a block wall on the existing RV sales property where they already have an existing fence. Rick White, Community & Economic Development Director, responded that they could place the block wall in front of the existing fence. Commissioner Greenaway asked if that would prohibit the attraction of them from selling their products. Mr. White said he was unsure. -3- Commissioner Mendez asked if the applicant was aware of the new conditions. Mr. White said that a representative was present. Jason Schmidt, Russ Dean RV, spoke on behalf of his rezone application. He stated that with the concomitant agreement, they would not be able to move forward with their expansion as the block wall is not feasible. Customers would not be able to see their product and it is cost prohibitive. He stated they will not be moving forward and they will have to go in a different direction. Commissioner Greenaway asked if the block wall was only required on the new site if that would be more palatable for the applicant. Mr. Schmidt said no because the goal of that property was to facilitate more vehicles on that lot and walling it in would put them at a disadvantage. Pat Roach, 9212 Sandifur Parkway, spoke in opposition of the rezone application. He submitted a handout into the record for the Commissioners. Brian Roach, 9221 Sandifur Parkway, spoke in opposition of the rezone application. Tom Roach, 9220 Sandifur Parkway, spoke in opposition of the rezone application. With no further questions or comments the public hearing closed. Commissioner Roach asked about spot zoning that was addressed during the public hearing. Mr. White responded that spot zoning doesn't apply in this case. Commissioner Mendez asked if the Planning Commission should act as if the applicant has withdrawn their application. Commissioner Roach asked if the application has been withdrawn by the applicant. Mr. White said he was unsure. Commissioner Greenaway stated that she didn't know how the City could mandate a block wall be built on their existing property. There was discussion between the Commissioners on recommending denial of the application. Mr. White stated that if the Commissioners wish to deny the application, they should form a recommendation to continue the hearing to allow Staff to update findings of facts for a denial. Commissioner Greenaway moved, seconded by Commissioner Mendez to continue the public hearing to the August 16, 2018 hearing. The motion passed unanimously. B. Preliminary Plat Burgess Plat, 170 -lots (Jerry Burgess) IMF# PP 2018-0061 Chairwoman Roach read the master file number and asked for comments from staff. Darcy Bourcier, Planner I, discussed the preliminary plat application for the Burgess Plat, 170 -lots. The proposed site was annexed into the City in June 2018 and zoned R-1 and R-3. The development will include single family homes to the west and duplexes to the east. The parcels to the southeast were zoned for commercial. There is a substation to the south of the plat creating difficulties in developing the site. To buffer the single family development from the substation the developer is proposing to surround the substation with zero lot line duplexes. The development will create 67 new single family homes and 103 multi -family dwelling units. Development standards and conditions were briefly discussed. The conditions may change for the next meeting due to working with the applicant and awaiting Engineering comments. Chairwoman Roach asked if the hearing should be continued since there may be changes to the approval conditions. Ms. Bourcier said no. Rick White, Community & Economic Development Director, added that staff had handed out a letter received from an engineering firm to the Commissioners. That letter was received recently prior to the meeting so it needs to be reviewed in more depth and conditions, if appropriate, revised. Commissioner Myhrum asked if there are any logistical or engineering problems with this site since it borders the city limits. Ms. Bourcier said no - utilities were available to the site. Commissioner Greenaway asked if there could be other options aside from block wall fencing. Ms. Bourcier replied that they are working with the developer on fencing alternatives but estate fencing will be required. Commissioner Greenaway said that she was concerned that all of Pasco is becoming blocked in developments. Ms. Bourcier said that the block walls are to screen arterial streets since none of the homes will face Road 68 or Burns Road. Mr. White gave a brief history on block wall fencing requirements. Concerns have been -5- expressed and staff will be looking at some options in the Comprehensive Plan Update. Caleb Stromstad, 5804 Road 90, spoke on his application. He voiced concerns over some of the conditions, one of which being the block wall fencing, and discussed the letter submitted by his engineer. He requested the Planning Commission close the hearing and approve the plat with his revised conditions. Chairwoman Roach asked for clarification on what he wanted changed in the fencing requirement. Mr. Stromstad replied to remove the block wall requirement for the properties abutting commercial and the substation. Chairwoman Roach asked for clarification on home # 135 on the plat that will be removed. Mr. Stromstad stated that it was an existing shop on the property that will be removed. There is an agreement with the property owner for the removal of the shop. He added as clarification to an earlier question, the developer has every intention to screen every backyard which will help sell the properties, but they felt this would be more appropriate than doing a block wall fence. Chairwoman Roach asked if the hearing could be continued. Mr. White said that staff had no issue with continuing the hearing but not recommending their motion. Commissioner Greenaway moved, seconded by Commissioner Mendez, to continue the public hearing to the August 16, 2018 Planning Commission Meeting. The motion passed unanimously. C. Preliminary Plat Serrano Heights, 104 -lots IRP Development) (MF# PP 2018-007) Chairwoman Roach read the master file number and asked for comments from staff. Rick White, Community 8s Economic Development Director, discussed the preliminary plat application for Serrano Heights. The developer is proposing to develop 104 single family homes on the 38 acre site. It will follow the pattern that the Department of Natural Resources (DNR) has set for this property. This plat has a particular set of circumstances relating to access and the layout of streets - the issues and options were discussed. Commissioner Myhrum asked for clarification on the travel study. Mr. White responded that it would be a technical document under the purview of the Engineering Division of the City. Commissioner Myhrum asked if the staff recommendation was to not have Valley View Drive as a thru street. Mr. White said that is correct. Chairwoman Roach asked if staff has considered access to the neighborhood from Argent Road. Mr. White replied that was a potential option in the staff report but would be determined based on the results of the traffic impact analysis. Commissioner Myhrum asked if staff had worked on the canal crossing issues and if they've communicated with the applicant. Mr. White said that staff has worked with this developer and he believed they were aware to join this crossing. Commissioner Greenaway moved, seconded by Commissioner Myhrum, 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. The motion passed unanimously. D. Preliminary Plat Black Belle Estates. 22 -lots (J&J Kelly Construction) (MF# PP 2018-008) Chairwoman Roach read the master file number and asked for comments from staff. Darcy Bourcier, Planner I, discussed the preliminary plat application for Black Belle Estates. The proposed development will create 22 single family lots, each over 22,000 square feet. It will include 2 cul-de-sacs stemming from Road 52. City sewer is currently unavailable to the site since the closest sewer line is over 60' away. However, recently the City Manager proposed the possibility of a cost sharing agreement between the city and developer to extend sewer to the area. This would allow for an increase in density since the lots would then not have to be large enough to provide septic systems. The developer has the opportunity to rezone the property to RS -12, which would allow 12,000 square foot lots. This would be beneficial to the city since denser zoning is becoming more crucial. The developer is interested in going this route but more time is needed to review the details. The plat will likely change substantially but staff wanted to have the hearing at this time. Chairwoman Roach asked if this was a request for a rezone rather than a preliminary plat since a rezone was mentioned in the staff report. Rick White, Community & Economic Development Director, stated that the application is for a preliminary plat - the rezone was mentioned in the report for clarification. If the sewer is extended, then the property owners would then have the ability to apply for a rezone. If that happens, then there would be consideration for a rezone and plat but at this time the hearing was advertised for the current plat proposal. Jeff Kelly, 1006 Christopher Lane, spoke on behalf of his application and addressed cost 10 share agreement pertaining to the sewer. Commissioner Bykonen moved, seconded by Commissioner Myhrum, 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. The motion passed unanimously. E. Rezone Rezone from I-1 (Light Industrial) to R-3 (High Density Residential) IRigo Rangel) IMF# Z 2018- 004) Chairwoman Roach read the master file number and asked for comments from staff. Darcy Bourcier, Planner I, discussed the rezone application from I-1 to R-3. The site is designated for mixed residential which allows zoning districts RS -20, RS -12, RS -1 and R- 1 through R-3. The applicant intends to zone the property R-3 at this time for apartments that would have access to the river and bike path. The R-3 zone will allow for approximately 123 units. At a later time the applicant would like to rezone the property to R-4 in order to construct more units. The mixed use zoning designation does not allow for R-4 zoning so staff will propose a land use designation change to high density during the Comprehensive Plan Update. Once that happens, the applicant can rezone to R-4 and finish development. This is an ideal use for the site given the arterial streets, riverfront views and could improve property values. Chairwoman Roach asked what the prohibition is from going straight from mixed residential to R-4. Rick White, Community & Economic Development Director, stated that at this time there isn't an identifiable reason but explain zoning designations from the previous Comprehensive Plan Amendment. The recommendation from staff would be to amend the Comprehensive Plan to include mixed use residential to allow high density residential. Without high density, there will not be a successful residential -commercial project. Chairwoman Roach asked when the amended Comprehensive Plan will be approved. Mr. White responded that it would be likely sometime in November. Rigo Rangel, 2120 W. `A' Street, spoke on behalf of his rezone application and described what the development would look like. Commissioner A. Campos asked how many rooms there would be per unit. Mr. Rangel said between 1-3 bedrooms, with most being 2 bedrooms. Commissioner Mendez asked if this project would be done in phases. Mr. Rangel said yes, they will begin the first phase while it is zoned R-3 and complete the go project when they can apply for R-4 zoning. With no further questions or comments the public hearing closed. Commissioner Bykonen asked if the application moves forward and the Comprehensive Plan is amended if the application would have to come back to rezone R-4. Mr. White said yes. Commissioner Mendez asked if it was common to rezone industrial to residential. Mr. White said no but times have changed and this would be a good property for residential. Chairwoman Roach asked if they would pay school impact fees. Mr. White answered yes, they would pay the fees per unit. Commissioner Greenaway moved, seconded by Commissioner Myhrum, to close the public 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. The motion passed unanimously. F. Rezone Rezone from RT (Residential Transition) to C-3 (General Business) (Pati Hulll MF# Z 2018-005) Chairwoman Roach read the master file number and asked for comments from staff. Rick White, Community & Economic Development Director, discussed the rezone application from RT to C-3. The RT is a holding zone pending development and infrastructure and C-3 is general commercial. The application applies to two parcels making up almost 7.5 acres. The rezone is in conformance with the Comprehensive Plan and an appropriate rezone request. Pati Hull, 3004 E. George Street, spoke on behalf of her rezone application. John Rada, 2501 E. Lewis Street, spoke on behalf of his rezone application. With no further questions or comments the public hearing closed. Commissioner A. Campos moved, seconded by Commissioner Bykonen, to close the public hearing on the proposed rezone and set August 16, 018 as the date for deliberations and the development of a recommendation for City Council. The motion passed unanimously. G. Comp. Plan Amend. Comp. Plan Amendment — Land Use (Rio Del Soll MF# CPA 2018-003 Chairwoman Roach read the master file number and asked for comments from staff. Rick White, Community &, Economic Development Director, discussed the application for a Comprehensive Plan Amendment regarding land use designation. The applicant is requesting a land use designation change for a 6 acre property located southeast of the intersection at Road 36 and Hopkins. The existing land use zoning designation is low density residential but the applicant is requesting a mixed use residential which would allow for a variety of residential density and commercial uses. It was explained that this item was advertised for a public hearing much like a quasi-judicial item but it is actually a legislative item. Issues with the land use designation request were discussed, in particular it was problematic due to access issues getting to the site. Access would need to come from properties that don't appear to be under the control of the applicant. Traffic would also have to travel through low density residential to reach the proposed site. Staff recommend the existing low density designation remain on this site. Paul Miles, 308 W. Canyon Lakes Drive, Kennewick, WA spoke on behalf of Rio Del Sol on their application. He briefly gave the history of the project. He addressed some of the concerns discussed by staff and stated that their plans were just conceptual at this time. He argued that the property was not land locked. He felt the property on the river should be something the City should look toward developing. Aaron Beasley, 240 N. 34th Avenue, spoke on behalf of Rio del Sol on their application. He discussed plans of a senior living development with commercial uses to service those residents and neighborhood. He stated that they have investors interested in the property but they need the property rezoned. He also stated that Road 34 was designed for heavy traffic and the zoning used to be for higher density which is why there are duplexes in the area. Commissioner Greenaway asked about a piece of property they were considering purchasing to allow access to their site. Mr. Beasley responded that they have spoken to her and was willing to negotiate a price but they are not ready to negotiate a price unless they are able to rezone their current parcel. Brad Peck, 200 N. Road 34, spoke in opposition of the comprehensive plan amendment application. He stated it was an example of spot zoning and discussed other issues that were problematic with a land use designation change. He added that there will be other opportunities in the City in amended urban growth boundary that will accommodate residential growth. Devi Tate, 7815 River Boulevard, spoke in opposition of the application. She discussed the reasons she believed it would be problematic; arterial street locations, density, environment and light pollution. Larry Swisher, 4120 W. Sylvester Street, spoke in opposition of the application. He requested high density not be added to the Riverview Area as the homeowners in the area have larger lots and the streets are not designed for high density nor commercial. -10- Ken Zimmerman, 4203 W. Irving, spoke in opposition of the application. He stated that there are already traffic issues on Road 34 and Sylvester Street that need to be fixed prior to adding more density. Patti Dean, 4114 Road 37, spoke in opposition of the application. She had concerns with how a change in land use would change the neighborhood. Mike Houchins, 3217 W. Hopkins Street, spoke in opposition of the application. Tonette Michel, 3820 W. Octave Street, spoke in opposition of the application. Anne Vargas, 420 Road 39, spoke in opposition of the application. There were no further questions or comments and a motion was not needed. H. Comp. Plan Amend. Comp. Plan Amendment - Land Use (Zepgon Investments LLC) IMF# CPA 2018-003) Chairwoman Roach read the master file number and asked for comments from staff. Rick White, Community 8s Economic Development Director, discussed the application for a Comprehensive Plan Amendment regarding land use designation. The applicant is requesting high density residential. The existing designations is mixed residential commercial which will not allow for high density. This item is related to a rezone application from I-1 to R-3. The applicant will submit another rezone application from R- 3 to R-4 if the comprehensive plan amendment is approved to allow for R-4 zoning. Rigo Rangel, 212 W. `A' Street, spoke in support of his application. There were no further questions or comments and a motion was not needed I. Block Grant 2019 Community Development Block Grant (CDBG) Program Allocation IMF# BGAP 2018-003) Chairwoman Roach read the master file number and asked for comments from staff. Rick White, Community & Economic Development Director, discussed the applications for the 2019 CDBG Program Allocation. Staff reviewed the agency requests and staff recommended amounts. There were no questions or comments. Commissioner Bykonen moved, seconded by Commissioner Greenaway, to 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. The motion passed unanimously. -11- J. Block Grant 2019 HOME Investment Partnerships (HOME) Program Allocation and Annual Work Plan (MF# BGAP 2018-0041 Chairwoman Roach read the master file number and asked for comments from staff. Rick White, Community & Economic Development Director, discussed the 2019 HOME Program Allocation and Annual Work Plan. In conformance with the HOME Consortium Agreement with Richland, Kennewick and Pasco, the funds are proposed to be used to continue the downpayment assistance program. There were no questions or comments. Commissioner Greenaway moved, seconded by Commissioner Mendez, to recommend the City council approve the use of funds for the 2019 HOME Investment Partnerships entitlement as recommended by Staff. The motion passed unanimously. K. Block Grant 2019 Neighborhood Stabilization Program (NSP) Allocation and Annual Work Plan (MF# BGAP 2018- 0051 Chairwoman Roach read the master file number and asked for comments from staff. Rick White, Community & Economic Development Director, discussed the 2019 NSP Allocation and Annual Work Plan. Staff proposed the funds be used for downpayment assistance of foreclosed homes and minor rehabs on foreclosed homes. There were no questions or comments. Commissioner Myhrum moved, seconded by Commissioner Greenaway, to recommend the City Council approve the use of funds for the 2019 Neighborhood Stabilization Program (NSP) entitlement set forth, as recommended by Staff. The motion passed unanimously. L. Block Grant CDBG Program Section 108 Guaranteed Loan Program Amended Application (MF# BGAP 2018- 007) Chairwoman Roach read the master file number and asked for comments from staff. Michael Morales, Community & Economic Development Deputy Director, discussed the Section 108 Loan Program amended application. The Section 108 Program allows CDBG recipient communities to leverage their CDBG entitlement for lending instrument that could be used for qualifying economic development and housing activities. This was discussed by the Planning Commission a few months ago for $3.4 million and City Council approved. Since that time, the allocation has increased so the increase allows the City to borrow an additional $400,000. The City wishes to reapply for the new maximum amount of $3.8 million. The use for the program funds do not change. HUD will ultimately -12- determine what qualifies and for what amount but the City would like to maximize their request. Chairwoman Roach asked if these funds would be used on the Lewis Street Overpass. Mr. Morales said no. This would be a loan pool with the funds will be used for Peanuts Park and the Farmer's Market Plaza and if the funding allows continue with improvements in those areas. There may be opportunities for relending in the future but that is not in the plans at this time. Chairwoman Roach asked for clarification on relending activities as it pertains to business owners. Mr. Morales replied yes, to business owners, but there are no plans to do so at this time. Commissioner Bykonen asked if the dollar amount they approved the first time was an anticipated amount and this is the actual amount. Mr. Morales said no, it was based on the 2017 allocation but since that time, the 2018 numbers are reflected and it worked in the City's benefit and it is best to apply for as much possible. Commissioner Greenaway moved, seconded by Commissioner Bykonen, to close the public hearing and recommend the City Council approve the Section 108 Loan Guarantee amended application and proposed us of funds for the Peanuts Park Renovation/ Farmers Market Redevelopment and Infrastructure project. The motion passed unanimously. OTHER BUSINESS: With no further discussion or business, the Planning Commission was adjourned at 9:58 p.m. Respectfully submitted, Krystle Shanks, Administrative Assistant II Community & Economic Development Dept. -13- MEMORANDUM DATE: August 16, 2018 TO: Planning Commission FROM: Darcy Bourcier, Planner I SUBJECT: Withdrawal of Russ Dean Rezone Application (MF# Z2018-003) On July 23, 2018, on behalf of Russ Dean, Inc., Jason Schmidt contacted the Pasco Planning Department to officially withdraw the rezone application (MF# Z2018-003) involving three parcels west of Outlet Drive and east of Midland Lane on the south side of Sandifur Parkway from C-1 (Retail Business) to CR (Regional Commercial). Mr. Schmidt explained that, based on the opposition from surrounding businesses and the proposed conditions listed in the Staff Report, Russ Dean, Inc. did not wish to further pursue expansion of their RV sales business at this location. No further action from the Planning Commission is necessary. 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: Le&al: 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: 1-1 - 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: Based on the SEPA checklist, the adopted City Comprehensive Plan, City development regulations, testimony at the public hearing and other information, a Determination of Non -Significance (DNS) has been issued for this project. 1 ANALYSIS The 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 include high density zoning. 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 ft' 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. The City will be proposing a change in the "Mixed Residential" designation to include high density residential zoning 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 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. Lf 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 for Findings of Fact: I move to adopt findings of fact and conclusions therefrom as contained in the August 16, 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 parcel at the southwest corner of West A Street and South 20th Avenue from I-1 to R-3. E P=--0910311 on 4-J CZ O bn C.) 4-J 0-4 co IT ik S 20�t,h Ave rd Pvp"7' 4t -/. A+►Ai 416 I 0 Lf) rl I: "Wo Wo 'o 0 pm( i O;r2 PMO 5 PO4 > I 4-J bio 00 0 C:) 4-J z ct u a) IM -4 P-4 I: "Wo Wo 'o 0 pm( i O;r2 PMO 5 PO4 > I I: zQ as O U) Q — •L L - -S—20th Ave o Ct F oars o 00 S�22nIdr_v_e NN � cq 11manufacturedl_l m N L ome Ll U •• '~ S 23rd_Ave C14 w - Industrial CD `° W LO C) � c c� o I ure Manufactd n Homes 0 Z� U) M Q r � v � -S—20th Ave M •-� � O p� bA r ct OHO � 00 S 22nd _ve N 4-' RI 1-A2 v N I �1 '~ S 23rd_Av-e P-, a) - 4-j L M v b�Q CD LO _ .PIAco 0 co O Nm R -1-A2 n 0 W- I -z I .3,: -11w .. • • � .,..& 7r�d �f: \ / , �\ � .,..& 7r�d n S Yom, lr6.7 �i IL t.!4YAl l II es REPORT TO PLANNING COMMISSION 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: 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; Parcels # 113 780 104 and # 113 780 113). 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 -2-13 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. After the hearing the owners of the property to the north approached the City to object to their property being included in the rezone process. Staff made contact later to request a n e-mail or something in writing stating their objection and to explain that either way their property is a legal nonconforming use and cannot be expended with either the RT or the C-3 zoning, and that the proposed rezone would bring the property's zoning into conformance with the City's Comprehensive Plan. To date staff has not received anything in writing. 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: 2 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 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. 3 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. 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. 2 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 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. The current structures are legally nonconforming and will remain that way regardless of whether the zoning remains RT or changes to C-3. 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. E RECOMMENDATION MOTION for Findings of Fact: I move to adopt findings of fact and conclusions therefrom as contained in the August 16, 2018 staff report. Option #1: Both Parcels: MOTION for Recommendation: I move based on the findings of fact and conclusions as adopted the Planning Commission recommend the City Council rezone Short Plat 99-22 Lots 2 and 3 (3004 and 3012 E George Street; Parcels # 113 780 104 and # 113 780 113) from RT to C-3 as recommended by the Planning Commission. Option #2: South Parcel Only: MOTION for Recommendation: I move based on the findings of fact and conclusions as adopted the Planning Commission recommend the City Council rezone Short Plat 99-22 Lot 2 (3012 E George Street; Parcel #113 780 104) from RT to C-3 as recommended by the Planning Commission. 11 ��ti� �.:. /` n W r, 4 F. i '; F; rani f j' gly, t • C C a .. `{h j% �► L Ln LIU 000 mmang f r--1 I l ct N Ct ct HE_aR'ITACE b, VD; 0POO .�rit— �a y f NY t yo ;t e +" i .!' 0 . = : M 2��� \ y .- �\���- :ca.y.-g » r , v aat,c -sa'�1 -= -!&� "•� a mcg+' s ,a -G f JJ '91s V s..a Av iii _ i %L L a f � 51 v I t r ±i1G} b S t .1r I f • rw �Y m W x � t � rs F ' i i AAL W d f It :Y` n t r 1 - HERITAGE BLVD N a LL CO z O F a- 0 O M O I M H.L.I (� OC O ct �N n t r 1 - HERITAGE BLVD N a LL W O N r Z � U- 0 M c � _W F O z = O RI n V +, o m M > -� .--a FM w I x g a N N 3 LU CJ w 00 a y.�_ Y p rTzrTui HERITAGE BLVD L J ON El- = s "C r u h Nl31NN3d 5 F-1 0-J iLL GU)MqW ..Z I lto {u) - '^ r Q n� w C1 a L m _ r W o � GAP �c 0 �� �ry C ii J� Cl) m C z M O a U O M i L� W V ih FM W � a WT_ N '� O I N w om I O m ,� ,,ct N -- TOM C Mfr HERITAGE BLVD Nl31NN3d W �tl -L� a a w I r w>TOM N FtONO A CPI �/ Q _ w MF# Z 2018-005 Jeff Adams From: Joe Rada <joeradaconstruction@hotmail.com> Sent: Friday, August 10, 2018 10:01 AM To: Jeff Adams Subject: 3012 E George residence Good morning, Jeff Here is the email outlining the reasons for not changing the current status of residential on our property in Pasco. First, we were NOT notified, written or verbally, of this request, nor was the public. We found out about this request at the July city counsel meeting. Also, we did not request this change from residential to commercial, as we have a residence on our property. Lastly, we would appreciate not being included in someone else's request. Thank you for your time, Joe and Deanne Rada Sent from my iPad 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 ft2 Average Lot Square Footage: 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. 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 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 1-182 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 EI 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. 5 • 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. 6 • 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 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. 0 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. Alternative designs may be considered and accepted by the Director of Community 8v Economic Development. 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 10 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 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, and with and without a Valley view 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 11 trench, conduit, primary vaults, secondary junction boxes, and backfill for the PUD's primary and secondary distribution system in accordance with PUD specifications; said individual or company will make full advance payment of line extension fees and will provide all necessary utility easements prior to PUD construction and/or connection of any electrical service to or within the plat." RECOMMENDATION MOTION: I move to close the hearing on the proposed preliminary plat and to adopt Findings of Fact and Conclusions therefrom as contained in the August 16, 2018 staff report. MOTION: I move based on the Findings of Fact and Conclusions, as adopted, the Planning Commission recommend the City Council approve the Preliminary Plat for Serrano Heights, with conditions as listed in the August 16, 2018 staff report. 12 IV n, LU c IN TI I V -i 7-T - 44 •0 fob I F7" LU %4t Ct ttfff®rl 44 •0 fob I F7" LU I LL m %4t I LL m z 0 H H 0 Z 4 `ad R`e8 qq a� t F .Ss 30. LL ni 833334.' e ��m oR'f.sA s a 8c gR y "R 4 c A RaW �° 2 5 Rg =gar ss NE e, _d "JNH33NI`JN3�� vm 3""" PeladV S114519H out?aaag gKld Aiv wllud o �s 8 �Y 89 p x8 o 8 z 0 H H 0 Z 4 `ad R`e8 qq a� t F .Ss 30. LL ni 833334.' e ��m oR'f.sA s a 8c gR y "R 4 c A RaW �° 2 5 Rg =gar ss NE b A� W Yi+' I~ R Its Ha q6 qx 8� p R� Rn amn i '& �� ��8 ..v S ra ,.� 5 e� � R� a e� oa < S• n R 8 O b A� W amn i '& �� ��8 ..v S ra ,.� 5 e� � R� a e� oa < S• O e8 _ mR,., m�.. s aR .� .� '8� 9m� - •� - m� � s� � R� S F� R p�n . �/ b A� b z O y H U) N LLI z O s agx8 M H Rk g� a$g3 a 3w gip¢. Ps =EA? H o oa€e 'sp �; s s�"� ��s.e � o e c� y� zio� m€e ;,,.05 ee vm'o>a.aw Nio ®www.lo,ey °9, . i �ona'aiiieiirn�rvi S114519 o ij];a yS ��+o. iyb $ wq.wuiwireb d5 : $ z O y H U) N LLI z O s agx8 M H Rk g� a$g3 a 3w gip¢. Ps =EA? H o oa€e 'sp �; s s�"� ��s.e � o e c� y� zio� m€e ;,,.05 ee Ga '/ 1 ', i 8 e � s °9, i d yS 2 iyb $ Mp 8� e $� A B��p $� R Bp " ,•"� - 88... / `/�S/"y € R$ 'll Nei a a seta $g s $ . ag E $o a ss - 'q s $ V Ii Ga '/ 1 ', i 8 e � s °9, d 2 2 iyb 0 WJ .� I VJ� d AM., /i � . ! � \ \ � ( / , I•� � J P O, V1 C!� c •c � O u 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 ftz to 11,050 f? Average Lot Square Footage: 5,172 W 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 S. 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 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. 91 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 9 (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). s • 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 I-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 D 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. q PLAT APPROVAL CONDITIONS 1. All development activities are subject to the concurrency development standards established in PMC 12.36. 2. 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. 3. 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 and the Public Works Department shall oversee said traffic analysis. Recommendations of the analysis will be conditions of plat approval. 4. 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. 5. 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. 6. 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 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. 7. 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." 8. 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. N (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. 9. No utility vaults, pedestals, or other obstructions will be allowed at street intersections. 10. 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). 11. 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. Fencing material must be approved by the Community &, Economic Development Director. 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. 12. 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. 13. 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. 14. Driveways shall not have direct access onto Burns Road, Road 84, or Road 68. 15. The final plat(s) shall contain a 10 -foot utility easement parallel to all streets unless otherwise required by the Franklin County PUD. 16. 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". 10 MOTION: I move to close the hearing on the proposed Preliminary Plat and initiate deliberations to form a recommendation to the City Council. MOTION: I move to adopt Findings of Fact and Conclusions therefrom as contained in the August 16, 2018 staff report. MOTION: I move based on the Findings of Fact and Conclusions as adopted, the Planning Commission recommend the City Council approve the Preliminary Plat for the Burgess Plat with conditions as listed in the August 16, 2018 staff report. 11 Z-< • ~ 0 ;04 O V �{ Oct. I� {=�.Y 1i b{♦ 49.. 4tl� 5♦ 1 J �'���` I� -� Eco`` ftl� •f`I. Cr!f i a hV) WJ � O I W tzCD^^N F�1 rr 1 e4 O ct V� II r-4 W • �+ N � � a CZ a u 4-J �1 I••�� • ~ 0 ;04 O �,� i�':S„��ri'1y��g1 rt♦r3,Is� � I 1 � �1 O co L<<ccl. DIE� { c.Rill] F -I �{ Oct. {=�.Y 1i b{♦ 49.. 4tl� 5♦ 1 J �'���` F rr�i�� t s -� Eco`` ftl� •f`I. Cr!f i a �,� i�':S„��ri'1y��g1 rt♦r3,Is� � I 1 � �1 O co r • \ • .I \ ��� 111111 •. • � \AMM ` -I ^bA.P.YE h4iiR6 °•=P°stl I a a I Sg�k¢§�ii 3Pe33�Ee J a g5 I j 7� FfJ lid I z ! @? R �sl6F I Y� Ea S k¢P �� i a Eq ep.pee�c i JPS W � !p?� .. 30 k 5� ❑ og m r � p e_^ K aaae 0 w a o• $r - a 'C °33s: j `SxY K F.? MQagY F S 3 a M. U �A��� N f5ghl > E. 0 Sg�k¢§�ii 3Pe33�Ee J g5 I j 7� FfJ lid I z ! @? R �sl6F I Y� Ea S k¢P �� i a Eq ep.pee�c i JPS i I I, !p?� Sg�k¢§�ii 3Pe33�Ee J • n " II I �.. � 4 1 � l • `i4 . � § ro"a�©\ ad's 1 fir S(�Ce� j� 41 l ! i y ,,9a9a MEMORANDUM DATE: August 16, 2018 TO: Planning Commission FROM: Darcy Bourcier, Planner I SUBJECT: Black Belle Estates Preliminary Plat (PP2018-008) This 22 -lot subdivision came before the Planning Commission at the last meeting on July 19, 2018, at which the Planning Commission agreed to continue the hearing for this item until details about sewer availability could be formulated. As a reminder, the proposed subdivision is located between Road 52 and Road 54 south of Court Street and north of W Sylvester Street. The area is zoned RS -20 (Suburban) which permits a minimum of 20,000 square foot lots; however, as the closest sewer line is over 600 feet away in W Sylvester Street, each lot would need to be sized at over 22,000 square feet to accommodate septic systems. Considering Pasco's rapid population growth, the City Manager reasoned that extending sewer from W Sylvester Street would be most beneficial to the City and developer. The developer has since agreed to pursue a cost-sharing agreement with the City in order to increase the density of the proposed plat by eliminating the need for septic systems. Staff has been advised that the developer is currently discussing cost estimates with his engineer and will later meet with the Public Works Director to come to an agreement. A rezone of the plat area will eventually be necessary to change the zoning from RS -20 to either RS -12 or RS -1; however, the proposal timeline is uncertain at this point. In the meantime, Staff recommends the Planning Commission simply continue the public hearing on this item to the September 20, 2018 meeting at which Staff will have more information on the proposed cost-sharing agreement. MOTION: I move to continue the hearing on the proposed Preliminary Plat to the September 20, 2018 Planning Commission meeting. REPORT TO PLANNING COMMISSION MASTER FILE NO: Z 2018-006 APPLICANT: Colette Steinwert HEARING DATE: 8/16/2018 4011 Road 96 ACTION DATE: 9/20/2018 Pasco, WA 99301 BACKGROUND REQUEST: REZONE: Rezone one parcel from RS -20 (Suburban) to RS -1 (Suburban) 1. PROPERTY DESCRIPTION: Legal: A portion of the Southeast Quarter of the Northwest Quarter of Township 9 North, Range 29 East, Section 17 described as follows: Commencing at the Southwest corner of said Southeast Quarter of the Northwest Quarter, thence South 88'2'4 feet East along the centerline of said section 17, 73.9 feet; thence North 2°26' East, 296.58 feet to the Point of Beginning; thence continued North 2°26' East, 595.64 feet to a point on a line 100 feet Southwesterly and parallel to the centerline of the FCID canal where the point lies 75 feet East of the West line of said Southeast Quarter; thence 100 feet southerly and parallel to said canal by following courses and distance; South 65°21' East, 213.84 feet, South 73°49' East 281.37 feet, South 48°59' East 213.57 feet; South 72°11' East 10.24 feet; thence South 2°44' West 302.58 feet; thence North 88°2' 4 feet West parallel to the centerline of said section 17, 646.68 feet to the Point of Beginning except the East 30 feet for County road General Location: 4011 Road 96 Property Size: Approximately 6.5 acres. 2. ACCESS: The parcel is accessible from Road 96. 3. UTILITIES: All municipal utilities are available to serve the site. 4. LAND USE AND ZONING: The lot is currently zoned RS -20 (Suburban) and contains a single family dwelling and pasture. Surrounding properties are zoned and developed as follows: NORTH: R-1 - Canal/SFDUs SOUTH: RS -20 - SFDUs EAST: RS -20 - SFDUs WEST: RS -12 - SFDUs 5. COMPREHENSIVE PLAN: The Comprehensive Plan designates this area for Low -Density Residential uses, which encourages the development of single-family homes. Land Use Policy LU -3-13 encourages "infill" 1 development. Other goals and policies suggest the City permit a full range of residential environments including single 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). ANALYSIS The rezone site was annexed into the City in 2015 and zoned for low density residential uses, which allows for zoning districts RS -20, RS -12, RS -1, R-1, and R-lA. The applicant is seeking to rezone the property to RS -1 in order to subsequently subdivide the parcel into a minimum of 13 residential lots. Per the RS -1 zoning provisions, each lot must be at least 10,000 square feet in size with 90 feet of road frontage. This density equates to approximately 4.3 dwelling units per acre, which conforms to the Comprehensive Plan's suggested density of 2 to 5 dwelling units per acre for the low density residential designation. The rezone site is 285,446.6 square feet in area; barring the required right-of-way dedications, RS -1 zoning will allow up to 28 single family lots on a site this size. The applicant has indicated that one of the lots created will be reserved for the existing house and outbuildings. In comparison, to develop the property under its current RS -20 zoning designation, each created lot would have to be at least 20,000 square feet in size. Platting the property under the RS -1 designation essentially doubles the number of lots able to be created—and thus, the number of dwelling units. During the time of development, the City requires full improvement of right-of-way including curb, gutter, and sidewalk. The proposal is in compliance with the Comprehensive Plan's Land Use and Zoning maps. 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 rezone site was zoned RS -20 in 2015 when it was annexed into the City. 2. The changed conditions which are alleged to warrant other or additional zoning: N The property is considered "infill" property as development has occurred around it. Due to Pasco's rapid population increase, developing the remaining infill properties around the City has become crucial to accommodate future growth. By rezoning the property to RS -1 which permits the creation of lots at a greater density than RS -20, the applicant may then develop the property with more single family homes to serve the population. 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 single family residential subdivision 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 single family residential subdivision consistent with the Comprehensive Plan. The applicant's end goal is to establish low density housing as is what is seen in the vicinity currently. It is anticipated that the proposed use will either have no impact or 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 RS -20 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 contains a house and pasture and is zoned RS -20 (Suburban). 2. The site was annexed in 2015. 3. The site is approximately 6.5 acres. K 4. The Comprehensive Plan identifies the site for low density residential uses which includes zones RS -20, RS -12, RS -1, R-1, and R- IA. 5. The applicant is seeking a rezone to RS -1 in order to later subdivide the parcel into a minimum of 13 residential lots for single family development. 6. The site is located at 4011 Road 96. 7. RS -1 zoning permits a density at a rate of one dwelling unit for every 10,000 square feet of land area or 4.3 units per acre. 8. The Comprehensive Plan indicates that property designated as low density residential should be developed with 2 to 5 dwelling units per acre. 9. Barring required right-of-way dedications, a property of this size may be divided into as many as 28 10,000 square foot lots. 10. Development of the property under its current RS -20 zoning designation would require a density of one dwelling unit per each 20,000 square feet. 11. The proposal is in compliance with the Comprehensive Plan's land use and zoning maps. 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 low density residential zoning which permits the RS -1 (Suburban) 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. 2 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 MOTION: I move to close the hearing on the proposed rezone and set September 20, 2018 as the date for deliberations and the development of a recommendation for the City Council. 5 Z� LAL . A ! r i r/•� : �iAl f it i i y j ,'`` �4 Flow VO 6C �i� 00l O � p � ,�I -�,� ami 0 i a 0 0 0 0 N r 1 1 I a Road 92 C 1 F .. I 1 �� •. cis4-J O T \ F" i-.. N O 00 . +` O O cx ct_ 1 _ Road 9.6 • ^~ {p u ~ O LL rs m L +.� ® Fe r - 9- od-1--n- wpm( co � •\ems'' a• � ��' � �O. �— �� � Fal � N S � ISM � � � � � t • � � �`�� � � - .._ - o r dy i O im F F 0 -92 woos of NONE L 0 z aA 0 0 MIT REPORT TO PLANNING COMMISSION MASTER FILE NO: SP 2018-007 APPLICANT: Sprint Spectrum LP HEARING DATE: 08/16/2018 655 Bradford Lane ACTION DATE: 09/20/2018 Idaho Falls, ID 83404 BACKGROUND REQUEST: SPECIAL PERMIT: Location of Wireless Communication Facilities in an R-4 (High Density Residential District) Zone 1. Legal: Short Plat 2004-24 LOT 2 General Location: 6626 Chapel Hill Boulevard, Building #E (Parcel # 117 420 011). Property Size: The parcel is approximately 3 acres; the lease area contains approximately 171 square feet of equipment cabinet area on the ground plus an antenna array to be built inside a cupola on building #E. 2. ACCESS: The site is accessed from Roads 68 and 76 and Burden Blvd. 3. UTILITIES: All municipal utilities are currently available to the site. 4. LAND USE AND ZONING: The site is currently zoned R-4 (High Density Residential District) and contains three apartment buildings. Surrounding properties are zoned and developed as follows: NORTH: C-1 Vacant; Mini -Storage; Retail Commercial EAST: R-1, R-3 SFDUs; Multi -Family SOUTH: R-1 SFDUs WEST: R-4 Apartments 5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site for Residential uses. Goal OF -2 suggests the City ought to maintain land use flexibility in regard to placement of infrastructure for public and private utilities. Policy OF -2-A encourages the sound management of all energy and communication utilities through coordination and cooperation dealing with construction of such facilities. Policy OF -2-B 1 encourages the placement of utility substations which are necessary for the surrounding neighborhood. 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 Sprint Wireless proposes a rooftop cell phone antenna array concealed in an 8' X 8' X 9' cupola on the roof of a three story apartment building located at 6626 Chapel Hill Boulevard, Building #E. Sprint will also fence off a 9' X 19' area in the southeast corner of the existing parking lot in order to house a power meter and fiber optic connection box. The proposed antennae would be located in a cupola on the south end of the building and would be designed and painted to match existing building. The PMC special permit review criteria for wireless facilities are written as follows: 25.70.075 WIRELESS COMMUNICATION FACILITIES. Wireless Communication Facilities are permitted under the following conditions: (1) Such structures shall be permitted in all industrial or C-3 zoning districts provided the location is 500 feet or more from a residential district. Any location closer than 500 feet requires special permit approval. (2) Such structures may be permitted by special permit in all other zoning districts provided said structures are: (a) Attached to or located on an existing or proposed building or structure that is higher than thirty-five (35) feet; or (b) Located on or with a publicly owned facility such as a water reservoir, fire station, police station, school, county or port facility. (3) All wireless communication facilities shall comply with the following standards: (a) Wireless facilities shall be screened or camouflaged by employing the best available technology. This may be accomplished by use of compatible materials, strategic location, color, stealth technologies, and/or other measures to achieve minimum visibility of the facility when viewed from public P rights-of-way and adjoining properties such that a casual observer cannot identify the Wireless Communication Facility. (b) Wireless facilities shall be located in the City in the following order of preference: i) Attached to or located on buildings or structures higher than 35 feet. ii) Located on or with a publicly owned facility iii) Located on a site other than those listed in a) or b). Commonly, cellular providers locate the equipment cabinets within a fenced area surrounding the base of a pole; in this case the ground -level equipment is proposed to be located behind a sight -obscuring fence in the southeast corner of the parking lot. The screening must meet design requirements of the I-182 Overlay District (PMC 25.58). Typical neighborhood concerns expressed over proposed cell towers in the past have included fear of electromagnetic radio waves and the unsightliness of tall towers within the neighborhood. Because the antennae will be mounted in a cupola designed and painted to match the existing building the provisions for tower height do not apply to this application. As well, under Federal regulations cities are barred from considering electromagnetic radio waves in the permitting process for cell towers. An application for a cell tower cannot be denied based on concern over electromagnetic waves, provided the equipment meets FCC standards. INITIAL STAFF FINDINGS OF FACT Findings of fact must be entered from the record. The following are initial findings drawn from the background and analysis section of the staff report. The Planning Commission may add additional findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1. The site is zoned R-4 (High Density Residential District). 2. The Comprehensive Plan identifies the site for Mixed Residential uses. 3. The site is approximately 3 acres; the lease area contains approximately 171 square feet of equipment cabinet area on the ground plus an antenna array to be built inside a cupola on building #E. 4. The site contains three apartment buildings adjacent 10 similar buildings to the cast. c 5. The proposed antennae will be mounted inside a cupola mounted on the top of building "E" which will be designed and painted to match the current building. 6. All municipal utilities currently serve the site. 7. In the R-4 zone cellular facilities may be permitted by special permit provided the tower is either: i. Attached to or located on an existing or proposed building or structure that is higher than thirty-five (35) feet; or ii. Located on or with a publicly owned facility such as a water reservoir, fire station, police station, school, county or port facility. 8. The proposed cellular antennae will be mounted inside a cupola on the top of an existing 49' tall apartment building. 9. Equipment serving the proposed antennae will be located within a sight -obscured 9'x19' area in the southeast corner of the existing parking lot. 10. Federal regulations bar the City from considering electromagnetic radio waves in the permitting process for cell towers or denying permits based upon concerns over electromagnetic radio waves. 11. The Comprehensive Plan suggests the City should maintain land use flexibility with regard to placement of infrastructure for public and private utilities. 12. Cellular equipment creates minimal demands on City infrastructure. TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of a special permit the Planning Commission must develop findings of fact from which to draw its conclusions based upon the criteria listed in PMC 25.86.060. The criteria are as follows: (1) Will the proposed use be in accordance with the goals, policies, objectives and text of the Comprehensive Plan? The Comprehensive Plan does not specifically address cellular equipment. The Comprehensive Plan goal OF -2 and policy OF -2-A discuss the need for sound management and coordination in the location of utilities and community facilities. Policy UT -1-C encourages coordination of utility providers' functional plans with the City's land use and utility plans to ensure long term service availability. (2) Will the proposed use adversely affect public infrastructure? 4 The proposed use is a part of the communication network utilized by the general public. The proposed equipment will be located in such a manner so as not to impact other public utilities or services. The proposed use does not require water and sewer. Only one service trip is expected to be generated each month. (3) Will the proposed use be constructed, maintained and operated to be in harmony with existing or intended character of the general vicinity? The character of the vicinity is dominated by retail commercial uses to the north, mixed residential to the east, low-density residential to the south, and high-density residential development to the west. (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 areas to the north include vacant commercial property and commercial lands under development; properties to the east, south and west are fully developed with permitted uses. The antennae will be located on an existing residential structure inside a cupola designed and painted to match the building. Equipment cabinets will be located within a sight -obscured 9' X 19' area in the southeast corner of the existing parking lot. The Antennae and equipment will likely not be noticeable from any surrounding properties. (5) Will the operations in connection with the proposal be more objectionable to nearby properties by reason of noise, fumes, vibrations, dust, traffic, or flashing lights than would be the operation of any permitted uses within the district? The proposed cellular equipment will create no fumes, dust or noise during normal operations. Cellular facilities have been located throughout the community in residential, commercial and industrial zones without generating any complaints received by the City. (6) Will the proposed use endanger the public health or safety if located and developed where proposed, or in any way become a nuisance to uses permitted in the district? The proposal is required to be designed by a professional engineer to withstand the forces of nature. The applicant is also required by law to coordinate with the FAA and FCC prior to obtaining a building permit. Radio waves at frequencies utilized by local cellular networks have not been proven to be harmful to human health. Federal law prohibits the City from considering the impacts of radio wave frequencies when reviewing permits for cellular equipment. TENTATIVE APPROVAL CONDITIONS 5 1) The special permit shall apply to parcel #117 420 011; 2) The property shall be developed in substantial conformity with the elevations and site plan submitted with the application except as conditioned herein; 3) The proposed cellular facility must comply with all FCC and FAA regulations; 4) The special permit shall be null and void if a City of Pasco building permit is not obtained by July 30, 2019. RECOMMENDATION MOTION: I move to close the hearing on the proposed Sprint Spectrum antennae and equipment proposal, and initiate deliberations and schedule adoption of findings of fact, conclusions and a recommendation to the City Council for the September 20, 2018 meeting. 0 I < « \ /\� . . , �1 W �S �OjbJ • r--1 y 4S N lot 3 c3 _ �_ O LL �N N��l{�� Q N CD 'L/L� q Nis v+ O OOp�3W �� LL Con AWN a o l N W 0 a ° W FM N7A&naa a .,..q V% 3[Nya cf)� � t 00 1 ca nr,l o r, > LL lar coo cn U U .� UL lot oc� � V cva > WWOO WCD rum bgn�b� Sze 0 y'Oy��y v o `1 CD Cl) o d a ,S' rory y�aybo 3= Q N o ^ l Q\ h yMOOO' cn o pl''y yo c� W �J D � O O W F N7aan8b31rybJ a Q U) O O;..o00 y?lon��nav M N r W U U) U) cn 0 U 0 co0 m 0 U W J O O m -0 0 0 0 0 Sl 0 U UI I m 0 U W J O O W C N 3 U m v 4-1 N l le e C NQ 1i 8 i fy� a ppg w 99 N � H LU �g C � a _ 0 8A i 6 Z „ O �:sa va W { U S a IL x = 0 z a p=�p SOT d"a� 0 CL OQ LUOR U p%nUV31210 �F mr�,x,o0z� CL LU z S1 ae Cji�p ULL+ w w $ LU Q CL Z z O W W W OC W d N N N 1 N � C cn C ......... u22 -a 6 PN .d4 u NW Aw et o Egli s Co , |� |j (& | | %| ■ § _ !k$§� §§k TI ! ../ �j � - ,# �&�!E . #� -�■ h|e ) �§d |] _ k . E ,/ m ccoo=x3 r � LU 41 xd Q V CQ a uJ o. xt a.UUCL N %O N %O 4 N W 2 z Z Y O O J a ME fi It ME ,t;� s I 4 a E i� s —.,r �,,. ..� � _ i r' ', 'r r ►�1 � � ,;r 9 �i j �. �' ry / r5� Q u ,1 -��I �- ' � ��� `�, , I� H REPORT TO PLANNING COMMISSION MASTER FILE NO: SP 2018-008 APPLICANT: Sprint Spectrum LP HEARING DATE: 08/16/2018 655 Bradford Lane ACTION DATE: 09/20/2018 Idaho Falls, ID 83404 BACKGROUND REQUEST: SPECIAL PERMIT: Location of Wireless Communication Facilities in a C-1 (Retail Business) Zone 1. PROPERTY DESCRIPTION: Legal: The west '/z of block 3 8v all of block 4 of Pettit's Addition except a portion deeded to the City (32029 1) together with all vacated streets 8v alleys adjoining. General Location: 115 South 10th Avenue (Parcel #112-253-124). Property Size: The parcel is approximately 3 acres; the lease area contains approximately 110 square feet of equipment cabinet area on the ground plus an antenna array consisting of 6 antennae to be mounted at three locations on the roof. 2. ACCESS: The site is accessed from West Lewis Street, West Columbia Street, and South 10th Avenue. 3. UTILITIES: All municipal utilities are currently available to the site. 4. LAND USE AND ZONING: The site is currently zoned C-1 (Retail Business) and contains a grocery store. Surrounding properties are zoned and developed as follows: NORTH: C-1 Commercial/ Mixed Residential EAST: C-1 Commercial (Grigg's) SOUTH: I-1 Fuel Station/Vacant WEST: C-3 Heavy Commerial 2. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site for Commercial uses. Goal OF -2 suggests the City ought to maintain land use flexibility in regard to placement of infrastructure for public and private utilities. Policy OF -2-A encourages the sound management of all energy and communication utilities through coordination and cooperation dealing with construction of such facilities. Policy OF -2-B encourages the placement of utility substations which are necessary for the surrounding neighborhood. 1 3. 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 Sprint proposes a rooftop cell phone antenna array (concealed in canisters painted to match the building) on the roof of the grocery store located on the property listed above. Another option submitted by Applicant places the array on the exterior of the store's entrance tower, fully visible from the north, west, and south. Sprint will also fence off a 10 X 11' area behind the building in order to house a power meter and fiber optic connection box. No other modifications will be made to the building or property. The PMC special permit review criteria for wireless facilities are written as follows: 25.70.075 WIRELESS COMMUNICATION FACILITIES. Wireless Communication Facilities are permitted under the following conditions: (1) Such structures shall be permitted in all industrial or C-3 zoning districts provided the location is 500 feet or more from a residential district. Any location closer than 500 feet requires special permit approval. (2) Such structures may be permitted by special permit in all other zoning districts provided said structures are: (a) Attached to or located on an existing or proposed building or structure that is higher than thirty-five (35) feet; or (b) Located on or with a publicly owned facility such as a water reservoir, fire station, police station, school, county or port facility. (3) All wireless communication facilities shall comply with the following standards: (a) Wireless facilities shall be screened or camouflaged by employing the best available technology. This may be accomplished by use of compatible materials, strategic location, color, stealth technologies, and/or other measures to achieve minimum visibility of the facility when viewed from public rights-of-way and adjoining properties such that a casual observer cannot identify the Wireless Communication Facility. 2 (b) Wireless facilities shall be located in the City in the following order of preference: i) Attached to or located on buildings or structures higher than 35 feet. ii) Located on or with a publicly owned facility iii) Located on a site other than those listed in a) or b). Commonly, cellular providers locate the equipment cabinets within a fenced area surrounding the base of a pole; in this case the ground -level equipment is proposed to be located behind a sight -obscuring fence in the alley behind the building. Typical neighborhood concerns expressed over proposed cell towers in the past have included fear of electromagnetic radio waves and the unsightliness of tall towers within the neighborhood. Under Federal regulations cities are barred from considering electromagnetic radio waves in the permitting process for cell towers, provided the equipment meets FCC standards. An application for a cell tower cannot be denied based on concern over electromagnetic waves. INITIAL STAFF FINDINGS OF FACT Findings of fact must be entered from the record. The following are initial findings drawn from the background and analysis section of the staff report. The Planning Commission may add additional findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1. The site is zoned C-1 (Retail Business. 2. The Comprehensive Plan identifies the site for Commercial uses. 3. The site is approximately 3 acres; the lease area contains approximately 110 square feet of equipment cabinet area on the ground plus an antenna array on the roof. 4. The site contains a grocery store. 5. The store roof deck is 25'8" tall and a parapet at 26'8" with a cupola extending up another 20' or so at the store's west entrance. 6. The proposed antennae will be mounted on the roof at three locations inside of 36' diameter "Stealth canisters" painted to match the current building. 7. An alternate positioning would attach the antennae around the exterior of the entrance tower, in full view from the north, west, and south. 8. All municipal utilities currently serve the site. 3 9. In the C-1 zone cellular facilities may be permitted by special permit provided the tower is either: a. Attached to or located on an existing or proposed building or structure that is higher than thirty-five (35) feet; or b. Located on or with a publicly owned facility such as a water reservoir, fire station, police station, school, county or port facility. 10. The proposed antennae are not designed to be attached on the parts of the building that exceed 35' (i.e., the cupola). As such, the proposal does not meet the strict interpretation of code requirement. 11. Pasco Municipal Code 25.70.075(3)(a) also specifies that antennae be "screened or camouflaged by employing . . . compatible materials, strategic location, color, stealth technologies, and/or other measures to achieve minimum visibility of the facility when viewed from public rights-of-way, and adjoining properties such that a casual observer cannot identify the Wireless Communication Facility." 12. The alternative proposed antenna location places the antennae on the tower but still not in a stealthy manner, as per PMC 25.70.075(3)(x). 13. Equipment serving the proposed antennae will be located within a sight -obscured, 10' X 11' fenced area in the alley behind the store to the east. 14. Federal regulations bar the City from considering electromagnetic radio waves in the permitting process for cell towers or denying permits based upon concerns over electromagnetic radio waves. 15. The Comprehensive Plan suggests the City should maintain land use flexibility with regard to placement of infrastructure for public and private utilities. 16. Cellular equipment creates minimal demands on City infrastructure. TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of a special permit the Planning Commission must develop findings of fact from which to draw its conclusions based upon the criteria listed in PMC 25.86.060. The criteria are as follows: (1) Will the proposed use be in accordance with the goals, policies, objectives and text of the Comprehensive Plan? F1 The Comprehensive Plan does not specifically address cellular equipment. The Comprehensive Plan goal OF -2 and policy OF -2-A discuss the need for sound management and coordination in the location of utilities and community facilities. Policy UT -1-C encourages coordination of utility providers' functional plans with the City's land use and utility plans to ensure long term service availability. (2) Will the proposed use adversely affect public infrastructure? The proposed use is a part of the communication network utilized by the general public. The proposed equipment will be located in such a manner so as not to impact other public utilities or services. The proposed use does not require water and sewer. Only one service trip is expected to be generated each month. (3) Will the proposed use be constructed, maintained and operated to be in harmony with existing or intended character of the general vicinity? The character of the vicinity is a mix of residential, commercial, and industrial uses. (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 areas on all sides are fully developed with a mix of single-family dwelling units, commercial/office buildings, and industrial uses. The antennae would be located in 6 "stealth canisters" in three locations on the roof and painted to match the building. Another option submitted places the antennae around the exterior of the entrance tower of the store, fully visible to passers-by from the north, west, and south. Equipment serving the proposed antennae will be located within a sight - obscured 10' X 11' fenced area in the alley behind the store to the east. The Antennae would be visible from the street, parking areas, and from surrounding buildings; the equipment enclosure on the ground will be visible from Columbia Avenue when looking down the alley. (5) Will the operations in connection with the proposal be more objectionable to nearby properties by reason of noise, fumes, vibrations, dust, traffic, or flashing lights than would be the operation of any permitted uses within the district? The proposed cellular equipment will create no fumes, dust or noise during normal operations. Cellular facilities have been located throughout the community in residential, commercial and industrial zones without generating any complaints received by the City. (6) Will the proposed use endanger the public health or safety if located and developed where proposed, or in any way become a nuisance to uses permitted in the district? 5 The proposal is required to be designed by a professional engineer to withstand the forces of nature. The applicant is also required by law to coordinate with the FAA and FCC prior to obtaining a building permit. Radio waves at frequencies utilized by local cellular networks have not been proven to be harmful to human health. Federal law prohibits the City from considering the impacts of radio wave frequencies when reviewing permits for cellular equipment. TENTATIVE APPROVAL CONDITIONS 1) The special permit shall apply to Parcel #112-253-124; 2) The property shall be developed in substantial conformity with the elevations and site plan submitted with the application except as conditioned herein; 3) The proposed cellular facility must comply with all FCC and FAA regulations; 4) The special permit shall be null and void if a City of Pasco building permit is not obtained by July 30, 2019. MOTION: I move to close the hearing on the proposed Sprint Spectrum antennae and equipment proposal, and initiate deliberations and schedule adoption of findings of fact, conclusions and a recommendation to the City Council for the September 20, 2018 meeting. n. r� LL J n I ' � e 7rt R�� N 0 R La u p F }_ 1 q O O M } CD LL O Ar l 1�F'. 31b Hl. O, J, P , V -V ,` r 3NVJ' Hl6 yi 0 N 10�N% �O V �NOR 0 I Willi I NINE E E N Ua = 3AV H1Z6 0 m 3AV HIEl Snags .Wwoo Y C: a' kn yJ LL K\ W X 0 0) W U) 'u v� Z 0 Z W Xw O Q� O =8 02<8 & n Ix 00mcmo Z� J = Q X 40 O Z O QUo U w wwd`n�ad Z CV LU O LU ca u61 50- )Z Z Q Vo�— O W W W w W w H N t= =� F CL N V) COI) �V) L Ln ■ c lie �� R d g i wu a n ZUU� °GGi u w _G GGYGjG� Z F F -ZE pp g N J n y n�Q5Ef� o W �LL�9Qp4m�a w FW �W w_ N < b G-��i yo .i-- p€ t t W3e " 6, RN �Fg ¢ o N 4A <_ IE R CL ! ro I CN $ e a $8 Y Y Yfill $ �C e h 1E Aly 21-- \ d ... r:::��a.. _ y� ?'�i: .9 Now r � 1 11' 1- r .7:1 > r i v wss ,✓e".`�i b I Wit t �ty�,5 ti Rt ! Q S�iG � �Yr/crYt ` C t MERV � t I4. l J v V 1 e ;1 W n O W LL ca m d d /Cf) ` v N L M H M U O Q a w z LL.O 3 X a Q N N Uj V x O K Lo CL. 'o • L N C.A Q. d ;1 Lw M 1, wig h0 W n O d LL ca m d d Lw M 1, wig h0 w Ir O LL w m W V N �a vi w F� w 0 LLw Q i M cn O W^ Q o W C.. •� pA. V LL. X �HC/;O Q ^Y O O aw "U- Lf)U 4-J CL L O • i Q CL N a` w Ir O LL w m W V N �a vi w F� w 0 LLw Q i i. REPORT TO PLANNING COMMISSION MASTER FILE NO: SP 2018-009 APPLICANT: Sprint Spectrum LP HEARING DATE: 08/16/2018 655 Bradford Lane ACTION DATE: 09/20/2018 Idaho Falls, ID 83404 BACKGROUND REQUEST: SPECIAL PERMIT: Location of Wireless Communication Facilities in an R -S-1 (Suburban District) Zone 1. PROPERTY DESCRIPTION: Legal: Short Plat 2005-02, LOT 2 General Location: 5304 Burden Boulevard (Parcel #117-330-067). Property Size: The parcel is approximately 1 acre; the lease area contains approximately 176 square feet of equipment cabinet area on the ground plus an antenna array to be built inside a raised steeple. 2. ACCESS: The site is accessed from Burden Boulevard. 3. UTILITIES: All municipal utilities are currently available to the site. 4. LAND USE AND ZONING: The site is currently zoned R -S-1 (Suburban District) and contains a church. Surrounding properties are zoned and developed as follows: NORTH: R-1 SFDUs EAST: R -S-1 SFDUs SOUTH: R -S-1 SFDUs WEST: R-1 SFDUs 5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site for Residential uses. Goal OF -2 suggests the City ought to maintain land use flexibility in regard to placement of infrastructure for public and private utilities. Policy OF -2-A encourages the sound management of all energy and communication utilities through coordination and cooperation dealing with construction of such facilities. Policy OF -2-B encourages the placement of utility substations which are necessary for the surrounding neighborhood. 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 Determination of Non - Significance or Mitigated Determination of Non -Significance is likely for this application (WAC 197-11-355). ANALYSIS Sprint Wireless Sprint proposes a rooftop cell phone antenna array concealed in a raised steeple tower of a church structure located at 5304 Burden Boulevard. Sprint will also fence off an I VX 16' area just adjacent to the HVAC unit on the south side of the church structure in order to house a power meter and fiber optic connection box. The proposed antennae would be located in the steeple tower, which would be raised an additional 6' on the north (front) side of the building and would be designed and painted to match existing building. The PMC special permit review criteria for wireless facilities are written as follows: 25.70.0 75 WIRELESS COMMUNICATION FACILITIES. Wireless Communication Facilities are permitted under the following conditions: (1) Such structures shall be permitted in all industrial or C-3 zoning districts provided the location is 500 feet or more from a residential district. Any location closer than 500 feet requires special permit approval. (2) Such structures may be permitted by special permit in all other zoning districts provided said structures are: (a) Attached to or located on an existing or proposed building or structure that is higher than thirty-five (35) feet; or (b) Located on or with a publicly owned facility such as a water reservoir, fire station, police station, school, county or port facility. (3) All wireless communication facilities shall comply with the following standards: (a) Wireless facilities shall be screened or camouflaged by employing the best available technology. This may be accomplished by use of compatible materials, strategic location, color, stealth technologies, and/or other measures to achieve minimum visibility of the facility when viewed from public 2 rights-of-way and adjoining properties such that a casual observer cannot identify the Wireless Communication Facility. (b) Wireless facilities shall be located in the City in the following order of preference: i) Attached to or located on buildings or structures higher than 35 feet. ii) Located on or with a publicly owned facility iii) Located on a site other than those listed in a) or b). Commonly, cellular providers locate the equipment cabinets within a fenced area surrounding the base of a pole; in this case the ground -level equipment is proposed to be located behind a sight -obscuring fence adjacent the HVAC unit behind the building. The screening must meet design requirements of the I-182 Overlay District (PMC 25.58). Typical neighborhood concerns expressed over proposed cell towers in the past have included fear of electromagnetic radio waves and the unsightliness of tall towers within the neighborhood. Under Federal regulations cities are barred from considering electromagnetic radio waves in the permitting process for cell towers, provided the equipment meets FCC standards. An application for a cell tower cannot be denied based on concern over electromagnetic waves. INITIAL STAFF FINDINGS OF FACT Findings of fact must be entered from the record. The following are initial findings drawn from the background and analysis section of the staff report. The Planning Commission may add additional findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1. The site is zoned R -S-1 (Suburban District). 2. The Comprehensive Plan identifies the site for Low -Density Residential uses. 3. The site is approximately 1 acre; the lease area contains approximately 176 square feet of equipment cabinet area on the ground plus an antenna array to be built inside an extended height steeple tower. 4. The site contains a church structure. 5. The proposed antennae will be mounted inside a steeple tower which would be raised an additional 6' and designed and painted to match the current building. 6. All municipal utilities currently serve the site. 3 7. In the R -S-1 zone cellular facilities may be permitted by special permit provided the tower is either: i. Attached to or located on an existing or proposed building or structure that is higher than thirty-five (35) feet; or ii. Located on or with a publicly owned facility such as a water reservoir, fire station, police station, school, county or port facility. 8. The proposed cellular antennae will be mounted inside an existing 37' church steeple tower which would be raised an additional 6.' 9. Equipment serving the proposed antennae will be located within a sight -obscured 11' X 16' fenced area just adjacent to the HVAC unit on the south side of the church structure. 10. Federal regulations bar the City from considering electromagnetic radio waves in the permitting process for cell towers or denying permits based upon concerns over electromagnetic radio waves. 11. The Comprehensive Plan suggests the City should maintain land use flexibility with regard to placement of infrastructure for public and private utilities. 12. Cellular equipment creates minimal demands on City infrastructure. TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of a special permit the Planning Commission must develop findings of fact from which to draw its conclusions based upon the criteria listed in PMC 25.86.060. The criteria are as follows: (1) Will the proposed use be in accordance with the goals, policies, objectives and text of the Comprehensive Plan? The Comprehensive Plan does not specifically address cellular equipment. The Comprehensive Plan goal OF -2 and policy OF -2-A discuss the need for sound management and coordination in the location of utilities and community facilities. Policy UT -1-C encourages coordination of utility providers' functional plans with the City's land use and utility plans to ensure long term service availability. (2) Will the proposed use adversely affect public infrastructure? The proposed use is a part of the communication network utilized by the general public. The proposed equipment will be located in such a manner so as not to impact other public utilities or services. The 13 proposed use does not require water and sewer. Only one service trip is expected to be generated each month. (3) Will the proposed use be constructed, maintained and operated to be in harmony with existing or intended character of the general vicinity? The character of the vicinity is dominated by single-family dwelling units on all sides. (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 areas on all sides are fully developed with single-family dwelling units. The antennae will be located on an existing church structure inside an existing steeple tower which would be raised an additional 6' and designed and painted to match the building. Equipment serving the proposed antennae will be located within a sight -obscured 11' X 16' fenced area just adjacent to the HVAC unit on the south side of the church structure. The Antennae and equipment will likely not be noticeable from any surrounding properties. (5) Will the operations in connection with the proposal be more objectionable to nearby properties by reason of noise, fumes, vibrations, dust, traffic, or flashing lights than would be the operation of any permitted uses within the district? The proposed cellular equipment will create no fumes, dust or noise during normal operations. Cellular facilities have been located throughout the community in residential, commercial and industrial zones without generating any complaints received by the City. (6) Will the proposed use endanger the public health or safety if located and developed where proposed, or in any way become a nuisance to uses permitted in the district? The proposal is required to be designed by a professional engineer to withstand the forces of nature. The applicant is also required by law to coordinate with the FAA and FCC prior to obtaining a building permit. Radio waves at frequencies utilized by local cellular networks have not been proven to be harmful to human health. Federal law prohibits the City from considering the impacts of radio wave frequencies when reviewing permits for cellular equipment. TENTATIVE APPROVAL CONDITIONS 1) The special permit shall apply to parcel #117-330-067; 5 2) The property shall be developed in substantial conformity with the elevations and site plan submitted with the application except as conditioned herein; 3) The proposed cellular facility must comply with all FCC and FAA regulations; 4) The special permit shall be null and void if a City of Pasco building permit is not obtained by July 30, 2019. RECOMMENDATION MOTION: I move to close the hearing on the proposed Sprint Spectrum antennae and equipment proposal, and initiate deliberations and schedule adoption of findings of fact, conclusions and a recommendation to the City Council for the September 20, 2018 meeting. rl Darcy Bourcier From: Mike Koontz <irondude99301@yahoo.com> Sent: Wednesday, August 08, 2018 4:03 PM To: Darcy Bourcier Subject: Proposed Cellular Antennae Array at the Christian Science Church I am a home owner who lives in very close proximity to the Christian Science Church. I strongly oppose approving a permit to allow installation of a cellular antennae array in the church steeple. Long term studies have not been done to verify that the electromagnetic waves are not harmful to human health. Additionally there is evidence that shows there is a potential for decreased property values due to the perceived health hazards from exposure to cellular antennae arrays. Understandably I do not want to take on either of these risks. I am very disappointed that the City of Pasco would consider allowing installation of a cellular tower array in a residential area much less want to take on the legal liability for approving this project. I would not live in a home with a cellular antennae array in close proximity to my living and sleeping areas. Sincerely, Michael L. Koontz Resident at 5213 Montpelier Dr., Pasco, WA.Yahoo Mail on Android W Z Q �_ 3 Q z F" ,A N Cyd u 0 YUMA DR un Z5 aVON pLu N Nvwnmi PHOENIX LN cno W W p aQ Jl3lJIaM a m Lu Lu U = W MADISON AVE Lu LL ca O at NATLANTA LN C.4� � AtlM A43NN3yl z 0 L o p J N � W —u. Q 2 z co)CL N n O D W N ZS avow L2 Nvwnu1 I CM Na A310IaM Lu S z N LLI J Lu co r' w 0 ,vM Aa3NN3N w m 0 R z ro G� nYUMA DR N MADISON AVE D z P in Q LN ATLANTA LN O w z ICL Ln r - M O O M Ln cm N N d O LL N r N r- 0 A, u �J N r U /O VJ COW 1 p r U � 's l sf1 C e � 'L e 1 A H a <p aMoL d Z 9 O 00, V9 z ` B4w' X86 B: Z 2 a U9 a x OU ofl,Z y xo OQQZQOuiLL d�w xox L)ZO W=aa 8�^ s B Zcat/)W) LLcr) sg @^ LU Lu 0 Z o 5zq � f §y M ff15i Co fle W rc tl 3 tl Ell _WryXy � i g Sg SSSS gg LLJ Z Z 0 _� a i i3TR§ aB3 €ill I d 3 z O W W W OC W 4�.. hi v De H F H t='^ y a W -u a 55 goylgt pp -g? d h H H h vi n i E9 6 u gas Ell oor z e��ee > 0 p� g€y a z�� Q �yog �Un Ho smiLim LU s� ;2 o ¢2 O o � N1, HI gF L1 d Z 9 O 00, V9 z ` B4w' X86 B: Z 2 a U9 a x OU ofl,Z y xo OQQZQOuiLL d�w xox L)ZO W=aa 8�^ s B Zcat/)W) LLcr) sg @^ LU Lu 0 Z o 5zq � f §y M ff15i Co fle W rc tl 3 tl Ell _WryXy � i g Sg SSSS gg LLJ Z Z 0 _� a i i3TR§ aB3 €ill I d 3 z O W W W OC W 4�.. hi v De H F H t='^ y a W -u a 55 goylgt pp -g? d h H H h vi n i E9 6 u gas Ell oor z e��ee > 0 p� g€y a z�� Q �yog �Un Ho smiLim LU s� ;2 o ¢2 O o � N1, HI al �_ qq ,y � N e i 7yp< S 6 gi w s A Ne so 9 AY il al it LA FEI FE -1 FE -1 El � ; 'M■� } �J ■ .Mo ` § !f |n |Q §k.� & � ■2|k & } } ; 'M■� } �J ■ .Mo ` I I wl!�" 6-t Nq-.. �V� � , f L4 v NO & I a f d' F "I U LL Q If U f_ CO Q o day Qx0%V) FNU�a r0 „�, Q 0 q. x 0 3 0 1 mO z HuoQ 00` c CL 4-J m. z 4 �■yI 0 ' • Z W •Ms�'.R' uai W I _ ,�.iq 1 LU >_ 0 W aW IL ;I E, �i M- i. u m a cu W - ley `� �7 , 1A W �1 w m LL i' w a m d a MEMORANDUM Date: August 19, 2018 To: Planning Commission From: Rick White, CED Director Subject: 2018 Comprehensive Plan Update Attached is a summary of the results of the City Council Workshop of July 9th at which the City's consultant reviewed the Goals/Policies of the Comprehensive Plan with City Council and several members of the Commission. As you can see the Workshop was very interactive and a large amount of discussion occurred that covered many areas of policy direction contained within the Comprehensive Plan. The second attachment is the draft version of the Goals/Polices (Volume 1) of the Comprehensive Plan that was used at the July 9th Workshop for ease of reference. Also attached are the draft Plan Elements including Land Use, Capital Facilities, Housing and Economic Development. The Transportation Element has also been included but it warrants a special note that it is a work in progress and is "less finished" than the other Elements. Please also note that the formatting will change as the entire Plan is prepared for publication. Discussion on these Elements will be most appreciated. The Franklin County Planning Commission will conduct a Workshop on the Urban Growth Area applications for Pasco and Connell on August 28th, with a public hearing on the same on September 4th, 2018. Please feel free to attend those meetings as I would welcome the moral support! WilWHITE BLUFFS � C O N 5 U L T 1 N G MEMORANDUM 189205 E. 36" Avenue Kennewick, Washington 99339 Phone 509.539.3366 www.whitebluffsconsulting.com To: Rick White, City of Pasco Date: July 20, 2018 From: Ben Floyd Project: 16 cc: Ferdouse Oneza, Oneza & Associates Re: City Council and Planning Commission Comments on Draft Goals and Policies This memorandum was developed to document City Council and Planning Commission comments at the Council workshop on July 9, 2018. At this workshop the City vision, and goals and policies for the various draft Comprehensive Plan elements. Included in this memorandum are a combination of Rick White and Ben Floyd's notes from the workshop. 1. We should add a policy regarding water rights acquisition to reflect existing code that requires transfer of those rights during the development process, and also include policy statement related to additional water rights acquisition. 2. Acknowledge the plan implementation is partly contingent on market forces, that may not always support plan directions. Also discuss that implementation inconsistencies may occur and the City will work to reconcile these where possible. 3. We should add a policy that provides direction towards the difficult infill problems associated with the former Riverview County island — e.g.; unserved by sewer consequently existing large lot zoning; incoherent street system with lack of public right of ways and many rights of way terminating at the front or rear of existing homes. 4. Provide the Council with a description of economic development efforts in association with the Port/TRIDEC, etc. — not necessarily for the Comp Plan but a follow up Workshop topic. How is the City working with the Port to support additional industrial infrastructure development — rail, airport and pipeline improvements for example? 5. On page 4 under "Implementing the Comp Plan" we should add the City budget as a tool for implementation. 6. On page 12 —double check the land use designation table — especially after the UGA is addressed. 7, Policy LU 2 A — City Council should avoid giving up existing commercial land for residential development 8. Policy LU 2 B clarify so it distinguishes between city limits and UGA (see #3 above) to avoid creating future islands Rick White July 20, 2018 Page 2 9. Policy LU 4 A — Define "neighborhood" or update language to clarify that not all of these are expected for each neighborhood. 10. Policies LU 4 B/5 B clarify and explain the difference between "infill" and redevelopment — perhaps add an additional "redevelopment" policy. Also, look at whether LU goals conflict with housing goals (e.g., H 3 C and H 1 A). 11. Policy LU 4 D — Do not stack commercial development on top of commercial along major arterials (PC) (see also comment 14); also this policy seems to be in conflict with LU 5 B. LU 5 B should clarify a focus on larger "box" retail. Also plan for applying best practices traffic management in future development areas. 12. Policy LU 8 A — weak wording — can this either be made stronger or eliminated? Does not really provide much direction or emphasis as written. 13. Policy H 1 A (should be B — need to update numbering for H-1) revisit for appropriateness. Let's not stack development on top of development up against arterials. 14. Policy H 4 B — Council would like to better understand how this policy would be implemented. Does the City have a targeted percentage goal for affordable housing? Rick explained the City is currently working on 3 different block grants that are addressing elements of this policy. 15. CF 3 A — The city should consider other mitigation options besides just impact fees, including land set asides for parks or trails, or other public spaces. 16. Policy TR 1 - Is Level of Service (LOS) "D" the appropriate setting? Should various problematic intersections or corridors have a different setting? 17. Policy TR 2 D — One of the Planning Commission members would like to receive an update on the bicycle master planning efforts. 18. Policy TR 3 B — Related to comment 17 and relative priorities, concern was expressed about emphasis on significant landscaping on major arterials when this funding may be better used for improving LOS. 19. Policy ED 3 D revisit the policy of requiring existing uses/structures to "bring up to code" when redevelopment, by considering providing more flexibility. Capital Facilities RCW 36.70A.070 Comprehensive plans—Mandatory elements. Fable of Contend Introduction Capital Improvement Project Development Capital Facilities Types Capital Budgeting Project Consideration Factors Why Plan For Capital Facilities Capital Improvements Plan Water and Sewer Water System Sanitary Sewers Storm Water Irrigation System Schools Essential Public facilities Revenue Sources Introduction Land use decisions such as annexation or commercial versus residential zoning, etc., have direct impacts upon the City®financial capabilities and liabilities in both the immediate and distant futures. Because of this relationship the Growth Management Act [RCW 36.70A.070(3)] requires that local governments include capital budgeting as an active planning function. The GMA requires that capital budgeting support the land use decisions. If there is insufficient funding to meet the infrastructure demands of growth then the land use element should be adjusted to protect the integrity of the financial capabilities of the respective local government. Capital facilities planning is a tool that deliberately brings to the surface for public examination the financial decisions necessary to maintain and improve the physical attributes of the City. Capital improvement projects are to be based upon the needs of the community and are to be consistent with and promote the City's Comprehensive Plan. Under the GMA and countywide planning policy framework, urban growth begins in the unincorporated areas adjacent to a city. Counties use rural rather than urban standards for housing and other development. This practice has always left the expensive questions associated with urbanization to the time of annexation before they are answered. The City is the sole supplier of water and sewer utilities, emergency medical service, and recreation services within the Urban Growth Area. It is anticipated this will continue and no joint financing of urban services will occur in the near future. No joint financing of urban level utilities and facilities is proposed by Capital Facilities August 20187 Commented [01]: This is a temporary TOC fore iewing purpose of this document. Will go way once compiled into the Comp Plan the City. The planning coordination required by the GMA is viewed as a continuing process and close coordination of land development standards for the Urban Growth Area is an objective of that continuing process. When land development standards are either common or consistent between the City and County for the Urban Growth Area, relative future financial relief will be felt by the City's capital facilities budget. Capital Improvement Project Development Capital improvement projects are those major, non-recurring expenditures that have a useful life of five years or more and a minimum cost of $25,000. Specific types of capital improvement projects include one or more of the following: • Any acquisition of land for a public purpose; • Any construction of a new facility such as a public building, water lines, or play field, or an addition to, or expansion of such a facility; • Any non-recurring rehabilitation (i.e., something which is infrequent and would not be considered annual or other recurrent maintenance) or major repair of all or a part of a building, its grounds, or a facility, or of equipment; • Purchase of major equipment; • Any planning, feasibility, engineering, or design study related to an individual capital improvement project or to a program that is implemented through individual capital improvement projects. Capital Facilities Types The City of Pasco bas a wide range of facilities which it funds to varying degrees based upon budget capabilities and priorities. These are: • Potable water system (treatment, storage. distributionl: • Sanitary sewer system (collectins system, treatment systeml: • Storm drainage (collection system); • Major and minor arterial streets (between major intersections); • Pedestrian and bicycle linkages and routes; • Park and open space system (including land support for existing or future educational facilities); • Emergency response facilities (fire, paramedic, police); • Community beautification (directed toward land acquisition and landscaping with irrigation system) for any and all parts of the City; • Public building construction and remodeling (libraries, city offices, community centers, maintenance buildings, etc.). Special service districts and utility companies represent an additional range of capital facilities. These are: Capital Facilities August 20187 • Schools; • Public utility districts; and • Irrigation districts. Capital Budgeting Project Consideration Factors The following criteria are the basis for decision-making concerning new and proposed continuing capital budget items for the City of Pasco: Public Safety The project must identify a clear and immediate safety risk. Requests from departments which deal principally with public safety—such as Fire and Police—do not automatically meet this standard. Another department, such as Parks and Recreation, could have a project that addresses a clear and immediate safety issue. Public Health Benefit to the environment and public health is a primary consideration. This consideration is only used when public health is a critical factor—a matter of necessity rather than a matter of choice. For example, all water or sewer projects concern public health; however, this consideration would be used only when urgent. Continual health hazards, however, would make a water or sewer project virtually mandatory. Legal Requirement Many federal and state grants are contingent upon local participation, and such intergovernmental agreements require legal compliance. Court orders and judgments (e.g., annexation, property owner rights, and environmental protection) also represent legal requirements which may affect a CIP project. Consideration must be given to both existing legal requirements (e.g., federal/state stipulation that earmarked funds must be spent by a certain date) and anticipated legal requirements (e.g., pending annexation which is expected to be approved by the end of the year). Related Projects CIP projects in one category are essential to the success of projects in other categories. In some instances, a street should not be developed until a storm drain has been completed. Obviously, park development cannot proceed until parkland has been acquired, but the development may also depend upon the completion of a street project to provide access to the park. In addition, significant federal or state grants might be involved and the City would be required to provide its matching share or forfeit the grant. Related projects by other agencies may affect a saving which should be pursued. Consistency with Current Comprehensive Plan A master plan for a specific category of public facilities has long-term objectives set during the planning process. City departments have an obligation to request CIP Capital Facilities 3 August 20187 projects that support and implement the stated goals and objectives of the master plan. Consideration should not be given here to any project that does nothing to actively implement the plan or adversely affects the plan. Net Impact on Future Operating Budgets The substantial cost impact of a proposed CIP project on future operating budgets of the City is an important factor in the City's decision to construct the project. In some cases, however, a project may generate enough revenue to offset, or even exceed, future operating costs (e.g., water or sewer treatment plant, stadium, airport, etc.). Other There are additional priority factors that departments may include for evaluation. Some of these additional factors for consideration could include public support, level of service, cost savings to the City, and impact on economic development. Why Plan For Capital Facilities There are at least three reasons to plan for capital facilities: (1) good management, (2) growth management, and (3) eligibility for grants and loans. Good Management Planning for major capital facilities and their costs enables the City of Pasco to: a. Demonstrate the need for facilities and the need for revenues to pay for them; b. Estimate future operation/maintenance costs of new facilities that will impact the annual budget; c. Take advantage of sources of revenue (i.e., grants, impact fees, real estate excise taxes) that require a CIP in order to qualify for the revenue; and d. Get better ratings on bond issues when the City borrows money for capital facilities (thus reducing interest rates and the cost of borrowing money). Growth Management Capital improvements plans are necessary in the Comprehensive Plan in order to: Provide capital facilities for land development that is envisioned or authorized by the land use element of the Comprehensive Plan; b. Maintain the quality of life for existing and future development by establishing and maintaining standards for the level of service of capital facilities; Capital Facilities August 20183 Coordinate and provide consistency among the many plans for capital improvements, including: Capital Facilities August 20183 The is, tax is fef the Wley in-, and moludes '11 ...... .25 I.vo.`.Rt va ahu .wl w..vav v><v seuen♦ .1 F al. .l 25 pefeew ewise tam The Requisition FeviReeffient, ellabilia..".t:en ... mY.o. .fIRI.,.. F,...,....... ..ss,tFatios , PFeteetia F...:1'! „6.... :vo ..d diet.. 6. flOOd ....ate F..'.... e.. afld hOUSIRg pFoJeCtS SUbjeC4 .......nuii 6..'a..✓, Capital Facilities August 20183 d... .. FeEe..4' .... pts garbage, ieiephoRo, cable Y:O..de: :Flie .. ..8.§ PeFeent Capital Facilities August 2018.7 NAM&NOWN MW RPA' 82 36 authofizes this !ax whiel! is admin stered b) the State DoFaqmetit a OFMIOB Y of My stfeets, county f9ads, and State highways. Capital Facilities August 20187 IN Capital Facilities August 201P Capital Facilities August 201P available at an 83.13 powent FedeFal ta a 1 6.87 peFeent local motob. Capital Facilities 10 August 20197 throughhave a faeilit es Plan tiaf 'o ater quality tfeatynen4, show ability to Fepa) a lean geneml &eussian of genei:al abligfitmn baRi4q. The amount Hf Weal gaveffiffiefit debt f4 utility bandq is festfaieted b) law to 25 FeFeent of the taxable "Rime of pfapefty. Loualgovem"Iefit utilities teRd to use bonds, backed by Utility us, Capital Improvements Plan Capital Facilities it August 201n 1 1. Introduction: Purpose, benefits, and methodology of the CIP. Il. Fiscal Policies: Statements of requirements and guidelines that are used to fiance the CIP. Ill. Capital Improvements: List of proposed capital projects, including project costs, revenues, and timing, as well as future operating costs. The accumulated total cost of capital improvements for 2018— 20234 is mentioned in Table CF -I = TABLE CF -1. Cost of Capital lmorovements Cost Proiect Type (x $1.000) General 174184',' Parks & Recreation Eeenrn E)& 14.263k2;,62�}:0 1,3790 ile elepeaem TtansBetatieaTransptntatipn8kaef 69282'^�,01�.0 Water 28,73731,6440 Irrigation 1 35144850 Seween 3464544,294.0 Process Water Resource Facility(PWRF) 859%4;446.0 P4&j BF Bpenfing Stormwater 6.928 28,737 Total 5175,6. During the annual budgeting cycle the budgeted amounts per type of facility are changed to reflect the completion of some projects and the addition of others. Capital Facilities 12 August 20183 more effectively as it grows. The property records report may be viewed in the Finance Department. Water & Sewer The City of Pasco is responsible for providing water and sewer service to the community. The City operates a water filtration plant, a water distribution and storage system, and a waste water collection system and treatment facility. Other utilities are operated by other public and private providers. The City utilities require expansion and maintenance which take resources. T'•� °�'r�,.,'-•r;rsTable Niar.4CF-1 shows how the demand for services has increased in Pasco the years. TABLE CF -2. Demand Trend for Services in Pasco --Formatted: Population Served (City) 27,370 33,727 34,630 38,780 71,680 Riverview Water Only 4,100 3,383 2,570 2,620 2,716 (Population) City Area ( miles 28,75 29.75 31.00 31.00 37.4 except everr)) - Retable -Water System The delivery of safe drinking water is the most important utility service the City provides. Potable water is a necessary component of urban level residential, commercial, and industrial growth. The City builds capacity into the water system for effective fire suppression in structures which is an important safety measure. Pasco currently has a very efficient storage and distribution system which includes all unincorporated lands within the urban growth area. The City water system is highly sophisticated and includes a water treatment plant, reservoirs, pump stations and pipelines that serve the Pasco Urban Growth Area. Progress is being made through the City's efforts to bring former private systems in previously unincorporated Pasco up to American Water Works standards. The City system includes a water filtration plant and three water reservoirs. The following is a list of key system water fixtures. Commented [7B3]: This table does not seem to be accurate. I am not sure where this data came from, trying to find an updated venion In the draft water system plan. • Butterfield Water Treatment Plant: capacity of 26.839 million gallons per day • — - Formatted: • West Pasco Water Treatment Plant: capacity of 6.0 million gallons Per day • Riverview Heights reservoir: 10 million gallons Read 69 staitidpipei 2.7 mill en gallons (euffendy used IeF iffigairion wateic) -Rd 68 Gempesite-3'ewemservoir: 2.5 million gallons Broadmoor Boulevard reservoir: I million gallons Capital Facilities 13 August 20182 The City water distribution system has been arranged into three (3) service/pressure zones. Generally these sewiois zones may be described as: Service -Pressure Zone 1: South of I-182 and west of the railroad yard Pressure SsPPA -Zone 2: East of the railroad yard, the southern portion of the airport and a strip south of 1-182 between Service Zone 1 and Service Zone 3 Pressure Sefvk, -Zone 3: Generally north of I-182 and encompassing most of the northern part of the city The City has been implementing the Comprehensive Water Service Plan with facility improvements that have been made in recent years. That Plan and amendments thereto is made a part of this Comprehensive Plan by reference. The following Table ,.I,, o __,...,des a statistieal pienaze of the Plan describes basic comuonents of the system, such as sources, storaees and distribution of water to serve its various pressure zones. TABLE CF -3. Water System inventoN Capital Facilities 14 August 20183 Canmenbed 1041: Need lateat data from the City, not for each year Forntalted: Canmented []85]: I mull not find this data in me Waster System Plan or online. We will need m ask Public Works ter the into. Mains (miles) 242:32 22865 224.44 24&88 238:38 274,03 2@@.83 328 Fire Hydrants Ino.) 3,320 4,258 3,218 449Q 3383 3444 .4857 47 SeNices 8,745 g,255 38,987 32,275 32852 4don 33021 24 Average Pressure (p.s.i.) 78 78 do 70 48 70 78 Number of Valves 2,284 4,837 4AW 11 4782 3585 5229 3833 Water Treatment Plant Capacity (mgd) 24 24 24 24 24 24 24 Water Treatment Plant Peak Day Pmd. (mgd) 48-28 78.¢8 48-2 4" 48.2 22-8 247 Water Treatment Plant Average Day Prod.(mgd) 5,55 2-78 9-40 04 R4 4871 4" Water Treatment Pl. Water Storage Cap. mad) 72,7 334 434 434 333 72.7 323 West Pasco Wells Cap (mgd) 340 308 368 33� 3.w 2-00 3-0 — Capital Facilities 14 August 20183 Canmenbed 1041: Need lateat data from the City, not for each year Forntalted: Canmented []85]: I mull not find this data in me Waster System Plan or online. We will need m ask Public Works ter the into. Capital Facilities 15 August 2018.7 West Pasco WTP Backwasb Recovery Improvements 16008 2019-2020 S 1.326.000 & High Service Pump and Yard Pining East Side Reservoir Stomee Tank 00041 2020-2023 $ 11.700,000 Butterfield WTP- Chlorine Safety 17004 2019-2020 $325,000 Water Main Installation — Crescent -Chanel Hi11.iSandifn Transmission Main 00042 2018-2019 $2,507,000 Water Line Replacement— 00043 2019$460,000 Richardson Road (Road 92 to Road 96) Water Line Replacement — Road 60 (Cour St to W Pearl, 62° Place, W Agate 00044 2020 $900,000 between Road 60 & 62nd Place) Water Line Replacement— 00045 2020$826,000 Road 76 ( Wemett Road to Court Street) Water Main Connection — 000462021 153,00 Alton Street (Wehe Ave to the all west of Owen St) Water Main Connection — 00047 20226$ 7,000 Wine Street (Extend East to Road 49) Water Main Connection — 00048 2023 $305,000 Riverhaven Street (Road 36 to Road 40) Water Main Connection — 00049 2023 113.00 Road 103 (between Maple Dr to Willow Way) Automated Meter Reading 00050 2019-2023 $ 4.750.000 Sanitary Sewers In addition to water service, urban development with its associated concentration of people requires sanitary sewers to safeguard the public health. Sanitary sewer service is provided by the City of Pasco. Capital Facilities 16 August 20183 The City has vrevared a Comprehensive Sewer Plan, which discusses the total capacity, utilized capacity, and remaining capacity of both the Wastewater Treatment Plant (W WTP) and the sanitary sewer collection system. That Plan and amendments thereto is made a part of this Comprehensive Plan by reference. The following is a summary of the W WTP capacity and the sanitary sewer collection system based upon this planning document. The City originally built a primary treatment facility in 1954 and in 1970 it was upgaded to meet secondary treatment requirements. The treatment facility was further ungraded in the mid to late 1990s to increase the design capacity to Capital Facilities 17 August 20187 I Mains (miles) 423.72 446.73 387,&5 173.22 49,5-4 2085 2433 186,26 Number of Manholes 2440 2.498 2-742 3938 3,214 -4X 2,-668 X3000 Number of Services 8,94 7,383 8484 9,442 30280 33222 32023 Force Main 825 552 282 652 552 652 652 4,86 Pump Stations 8 e 8 8 0 8 39 39 Sewage Treatment Plant Capacity (Pop. E uiv 72,990 72,999 72;000 72999 72,390 72930 72,900 Sewage Treatment Plant Daily Treatment m d 242 244 234 287 288 221 3-23 2.83 Capital Facilities 18 August 20187 Pearl Street Lift Station 15002 2018-2020 $ 1.313.000 Road 36 Lift Station Uoemdes 16006 2021 ?022 $ 1.015.000 NW Area Sewer Transmission Main 14001 2018 $ 2.500.000 Wastewater Treatment Plant PLCs and Controls Upgrade 00059 2018 750M0 West Pasco Trunk Sewer Relining (Transmission Main 14002 — 2018-2019 $ 1.345.000 Rehabilitation— Rd 60 to Rd 100) W WTP Facilitv Plan Capital Improvement Proiects 00060 2018-2023 25 000 Road 44 Conosion &Odor Control 00061 2020-2021 1692 00 Storm Water Storm water is handled in Pasco by the storm sewer system, on-site collection and dissipation systems or grassy swales along roadways. A44e storm water sewer system has-bee»is used in the older parts of the City to accept storm run-off from adjacent land developments as well as streets. In recent years the City has been requiring development to mitigate the effects of storm water collection at projects. This eliminates the need for an extensive storm sewer system. Street drainage in newer areas is also accomplished in a similar fashion by the use of catch basin and drain fields or grassy swales along the side of the street or by collection ponds. The and and often windy climate which evaporates moisture quickly enables these methods to function effectively and avoids affecting the waters of the Columbia River. It is anticipated the City of Pasco will continue to require onsite storm water retention methods through the planning period and beyond. No. 6 contains an inventory of the storm water system. TABLE CF -8. Storm Water Inventory Capital Facilities 19 August 20187 FomiaMd Table Commented [708]: Future Needs; The City strives to maintain the level of service of the storm water system by addressing existing and potential issues. Improvements are identified with the following solutions: • Stormwater infrastructure rehabilitation: and • Water quality protection. 'FABLE CF -9. Storm Capital Improvement Proicets Proiect Title Proiect Descri tion Time -frame Total Cos[ Capital Stormwater Participation Rpgmm Proiect #00062 2018-2023 $600,000 N Sycamore Ave Infiltration Improvements Proiect #00063 2019 120,000 N Industrial Ave Infiltration Retrofit Proiect #00064 20201$ 10.000 1st Avenue Pine Rehab Proiect #00065 2022 190,000 Volunteer Park Pipe Relining Proiect #00066 2023 $ 59,000_ Sylvester North Pipe Relining Proiect #00067 2023 $ 180.000 Sylvester South Pine Relining Proiect #00068 2022 150,000 Irrigation System In addition to the Franklin County Irrigation District, the CitypfaN4des-i.,-;gatiaa water- owns and operates anon -notable water utility that provides irrigation water to Capital Facilities 20 August 20187 System Master Plan USMPI recommended capital improvements to ensure the continued delivery of economical irrigation water to City Capital Facilities 21 August 20187 Schools General education in Pasco is provided by the Pasco School District. The School Capital Facilities 22 August 20187 Franklin Detox Center, the BNSF Classification yard, Columbia Basin College and the Chevron Tank Farms. The distinction between lands identified for public purposes, as shown on the land use map contained in Appendix VIII, and essential public facilities can create confusion. Table No. 7 below illustrates the distinction. Distinguishing Public Purpose Lands from Essential Public Facilities Public Purpose Lands Essential Public Facilities Lands needed to accommodate public Facilities needed to provide public services facilities. and functions that are typically difficult to site. Lands needed to provide the full range of Those public facilities that are usually unwanted by services to the public provided by government, neighborhoods have unusual site requirements or other substantially funded by government, contracted features that complicate the siting process. for by government, or provided by private entities to public service obligations. Examples: Examples: • Utility corridors • Airports • Transportation condors • Large-scale transportation facilities • Sewage treatment facilities • State educational facilities • Storm water management facilities • Correctional facilities • Recreation facilities • Solid waste handling facilities & landfills • Schools • Inpatient facilities (substance abuse facilities, • Other public uses mental health facilities, and group homes) Oevenue Sources Revenue sources are of several types and are designed either for one specific application or may be used for a variety of projects. As an example, sources of grant money for transportation facility construction are dedicated to that single general purpose. State statutes set out the powers local governments have for funding capital and other projects. There are four generic types of local government project funding: taxes, fees, grants, and dedicated funds from State revenues. The following is a description of funding sources. Capital Facilities 23 August 20187 l OMMMeatEd [0111: Mwetl from the front to here Property tax levies are most frequently used means of supporting operational and maintenance expenses due to the recurring nature of both. It is also used to meet general obligation bond debt service costs. Under State law local governments are prohibited from increasing the property tax levy more than the lesser of 1% or the implicit price deflator as of July of the previous year. There are two types of general obligation bonds. Those approved by the voters and those limited in amount that may be approved by the elected body of the county, city or special district, called council manic bonds. Voter -approved bonds increase the property tax rate so that for a given assessed value on a property, the owner will pay a higher percentage in taxes. This increase in taxes collected across the properties of the affected districts is exclusively dedicated to paying off the debt and interest of the money borrowed under the authority of the approved banding measure. As assessed property values increase, the bonds may be paid off in a shorter timeframe than originally projected. Approval for general obligation bonds requires 60 percent of the number of voters provided the voter turnout is at least 40 percent of the turnout at the last previous general election. Council manic bonds are different than voter -approved bonds because they do not have associated with them the authority to raise taxes. Council manic bonds must be paid off from the operating budget created with general tax revenues. Lease -Purchase arrangements also fall in this general type of financing public facilities. The amount of local government debt allowable in the form of general obligation bonds is limited to 7.5 percent of the taxable value of property in the jurisdiction. This is divided so that a jurisdiction cannot use all of its bonding capacity for one type of improvement. The total general obligation bonding capability is divided as follows: 2.5 percent general purpose use, 2.5 percent for utility bonds, and 2.5 percent open space and park facilities. If the jurisdiction has an approved general purpose bond with unused capacity, as much as 1.5 percent of the 2.5 percent may be used as council manic bonds. RCW 82.46 authorizes the collection of a real estate excise tax levy of .25 percent of the purchase price of real estate within the City at the time of sale. The legislature approved in the Growth Management Act an additional 25 percent excise tax that is dedicated to the support of the capital facilities of the community. Presumably this added money is to help a community deal with the "concurrency" requirements of the GMA. Concurrency is the requirement that land development cannot occur unless an urban level of facilities and services are provided at the time (concurrently) a land development is ready for occupancy. The first .25 percent excise tax also was dedicated to the planning and construction of urban services and facilities, but the two provisions differ a little as illustrated in the following. Capital Facilities 24 August 20187 The first .25 percent of the real estate excise in is for the following and includes the items listed for the second .25 percent excise tax: The acquisition of parks and recreation facilities, planning, acquisition, construction, reconstruction, repair, replacement, rehabilitation or improvement of law enforcement facilities, fire, protection facilities, trails, libraries, administrative and judicial facilities, water front flood control projects, and housing projects subject to certain limitations. The second .25 percent of the real estate excise tax and may be applied to: The planning, acquisition, construction, repair, replacement, rehabilitation or improvement of streets, roads, highways, sidewalks, street and road lighting systems, traffic signals, bridges, domestic water systems, storm and sanitary sewer systems, and parks and recreation facilities. RCW 35.1 1 authorizes cities to collect this tax on the gross or net income of businesses, not to exceed a rate of .2 percent. Revenue thus received may be used for capital facilities acquisition, construction, maintenance and operations. Voter approval is required to initiate the tax or increase the tax rate to be applied Local government may collect a tax on retail sales of up to 1.1 percent, of which .1 percent can be used only for criminal justice purposes. Imposition of this tax requires voter approval. RCW 35.21 authorizes cities to place a tax on the gross receipts of electricity, gas, garbage, telephone, cable TV, water, sanitary sewer and storm water management providers. The current rate is 8.5 percent. Federal Department of Housing and Urban Development makes financial assistance available through this program to local general purpose governments. This money must be applied for by the local government and must be used for eligible activities meeting the national objects of the program. The State Department of Commerce provides low interest loans and occasional grants to finance public sewer, water, access roads, bridges, and other facilities in support of a specific private sector development project which will trade goods and services outside of the State. One of the objectives is to create onejob per each $3000 of loan or grant money made available. The State Department of Commerce provides low interest loans for capital facilities, planning, emergency planning and construction of bridges, roads, domestic water, sanitary sewer, and storm water. Applicant jurisdictions must have a capital facilities plan in place and must be levying the Capital Facilities 25 August 20183 original .25 percent real estate excise tax. Construction and emergency planning projects must be for construction or reconstruction of existing capital facilities only. Capital Improvement Planning projects are limited to streets and utilities. RCW 67.38.130 authorizes cultural arts, stadium/convention special purpose districts with independent taxing authority to finance capital facilities. The special district requires a majority voter approval for formation and has an annual funding limit of $25 per $1000 of assessed valuation; these districts may be formed across the borders of other governmental units. The State authorizes $.50 per $1,000 assessed valuation property tax levy which may be enacted by fire and hospital districts, cities, towns, and counties. The State authorizes a levy limit of $1.50 per $1,000 of assessed valuation for fire and emergency medical response service. RCW 82.02.050 and =090 authorizes a charge (impact fee) to be paid by new development for its fair share of the cost of the protection and emergency medical service facilities required to serve the development. Impact fees must be used for capital facilities necessitated by growth, and not to correct existing deficiencies in levels of service. Impact fees cannot be used for operating expenses. RCW 36.68.400 authorizes park and recreation service areas as junior taxing districts for the purpose of financing the acquisition, construction, improvement, maintenance or operation of any park, senior citizen activity center, zoo, aquarium and recreational facility. The maximum levy limit is $.15 per $1000 assessed valuation. The Park and Recreation Service District can generate revenue from either the regular or excess property tax levies and through general obligation bonds, subject to voter approval. Fees or charges for using City owned property, facilities or programs, such as swimming lessons. RCW 82.02.050 and -0890 authorizes local governments to enact impact fees to fund parks and recreational facilities necessary to serve new development. These impact fees must be used for capital facilities necessitated by growth, and not to correct existing deficiencies in levels of service or operating expenses. These State grants are for park capital facilities acquisition and construction and require a 50 percent local match. Capital Facilities 26 August 20187 RCW 82.36 authorizes this tax which is administered by the State Department of Licensing and paid by gasoline distributors. Cities and counties receive 11.53 percent and 22.78 percent, respectively, of the motor vehicle fuel tax receipts. Revenues must be spent for highway purposes including the construction, maintenance, and operation of city streets, county roads, and State highways. RCW 82.80 authorizes this countywide local option tax equivalent to 10 percent of the statewide motor vehicle fuel tax and a special fuel tax of 2.3 cents per gallon. Revenues are distributed back to the county and its cities on a weighted per capita basis (1.5 for population in unincorporated areas and 1.0 for population in incorporated areas). Revenues must be spent for highway purposes (construction, maintenance, operation). RCW 35.21 225 authorizes cities to create transportation districts with independent taxing authority for the purpose of acquiring, constructing, improving, providing, and funding any city street, county road, or state highway improvement within the district. RCW 82.02.050 and 6090 authorizes cities and counties to exact road impact fees from new development for its fair share of the system improvement cost of roads necessary to serve the development. Impact fees must be used for capital facilities necessitated by growth and not to correct existing deficiencies in levels of Service. Impact fees cannot be used for operating expenses. RCW 82.80 authorizes a county -wide local option fee up to $15 maximum annually per vehicle registered in the county, subject to a January 1, 2000 "sunset'. Revenues are distributed back to the county and cities within the county levying the tax on a weighted per -capita basis (1.5 for population in unincorporated areas and 1.0 in incorporated areas). Revenues must be spent for general transportation purposes. RCW 35.95.0:40 authorizes cities to charge for city street utilities in order to maintain, operate, and preserve city streets. Facilities which may be included in a street utility include street lighting, traffic control devices, sidewalks, curbs, gutters, parking facilities, and drainage facilities. Households and businesses may be charged a fee up to 50 percent of actual costs of construction, maintenance, and operations while cities provide the remaining 50 percent. The fee charged to businesses is based on the number of employees and may not exceed $2 per full-time employee per month Owners or occupants of residential property are charged a fee per household which may not exceed $2 per month. Capital Facilities 27 August 20187 The Washington State Department of Transportation awards grants for construction and improvement of the National Highway System. In order to be eligible projects must be a component of the National Highway System and be on the Regional Transportation Improvement Plan. Funds are available on an 86.5 percent Federal to a 13.5 percent local match, dependent upon if the proposed project's ranking is sufficiently high enough on the Regional TIF list. This provides grants for road construction, transit capital projects, bridge projects, transportation planning, and research and development. To be eligible, a project must have a high enough ranking on the Regional TIP list. Funds are available on an 86.5 percent Federal to a 13.5 percent local match. Funding may not be astend_a be -_a , n9n. The Washington State Department of Transportation provides grants on a statewide priority for structurally deficient or functionally obsolete bridges. Funding is on an 80 percent Federal to 20 percent local match. This funding source is limited to restoration of roads and bridges on the federal aid system which are damaged by natural disasters or catastrophic failures. Funding is available at an 83.13 percent Federal to a 16.87 percent local match. The Washington State Transportation Improvement Board manages funding for projects to alleviate and prevent traffic congestion. Project funding is an 80 percent Federal and a 20 percent local match. The Washington State Transportation Improvement Board manages funding for projects to alleviate and prevent traffic congestion caused by economic development growth. Eligible projects should be multi -agency, multi -modal, congestion and economic development related which are partially funded locally. Funding is an 80 percent Federal to a 20 percent local match. This is a special purpose district that must be established by the voters of the affected area. Once established with an operating levy it may assess properties in the district for operating and other expenses within approved limits and perform all the duties and responsibilities related to the construction, maintenance, and operation of sewage collection and treatment. The State authorizes cities, counties and special purpose districts to collect fees from waste water generators. Fees may be based upon the amount of potable water consumed or may be flat rate fees. The revenue may be used for capital facilities or operating and maintenance costs. Capital Facilities 28 August 20183 The State authorizes a fee to connect to a sanitary sewer system based upon the capital cost of serving the new connection. The State Department of Ecology issues grants and loans for the design, acquisition, construction and improvement of water pollution control facilities and related activities to meet State and Federal requirements and to protect water quality. Future funding cannot be reliably forecast. The State Department of Ecology administers low interest loans and loan guarantees for water pollution control projects. Applicants must demonstrate water quality need, have a facilities plan for water quality treatment, show ability to repay a loan through a dedicated source of funding, and conform to other State and Federal requirements. The State Department of Ecology grants to local governments for a variety of programs related to solid waste, including Remedial Action Grants to assist with local hazardous waste sites, Moderate Risk/Hazardous Waste Implementation Grants to manage local hazardous waste, and Food and Yard Waste Composing Grants. RCW 86.15.160 authorizes flood control special purpose districts with independent taxing authority (up to a $.50 property tax levy limit without voter approval), to finance flood control capital facilities. In addition, the district can, with voter approval, use an excess levy to pay for general obligation debt. This is unneeded in the Pasco urban growth boundary. The State authorizes cities and counties to charge a fee to support storm drain capital improvements. The fee is usually a flat rate per month per residential equivalency. Residential equivalencies are based on an average amount of impervious surface. Commercial property is commonly assessed a rate based on a fixed number of residential equivalencies. Revenues from this fund may be used for the construction, maintenance and/or repair of storm drainage facilities, acquisition of property, or related debt service. See above for a general discussion of general obligation bonds. The amount of local government debt for utility bands is restricted by law to 25 percent of the taxable value of property. Local government utilities tend to use bonds backed by utility user fees rather than general obligation bonds. Capital Facilities 29 August 20197 Transportation RC W 36.70A.070 (6) Comprehensive Plans—Mandatory Elements. Introduction An efficient and well-maintained transportation network is crucial to the social and economic well-being of any community. It is through the transportation network that residents gain access to property, employment centers, shopping centers, and other communities. Without an efficient transportation network it would be difficult to obtain the goods and services that are so vital to modem life. The purpose of the Transportation Element of the Comprehensive Plan is to ensure the transportation system within the Urban Growth Area (UGA) is preserved and enhanced to meet the growth needs of the community. The Transportation element is designed to implement and be consistent with the Land Use Element. The Transportation Element must consider all modes of transportation from non - motorized functions, such as walking, to aviation. The State Growth Management Act requires the Transportation Element to consider existing inventories of services and facilities, levels of service, system deficiencies, regional coordination, land use patterns, and goals and policies among other items. Land use planning necessarily includes the primary transportation planning for the subject area. As the region grows, the interrelationships between communities become more involved and the issues facing the transportation network become increasingly complex. Four bridges link Pasco to the adjacent area: Highway SR -12 crosses the Snake River as it goes on to Walla Walla County; the intercity cable bridge across the Columbia River connecting the historic downtown areas of Pasco and Kennewick; the Highway 395 blue bridge over the Columbia River connecting Pasco to Kennewick; and the I-182 freeway bridge over the Columbia River connecting west Pasco to south central Richland. Pasco and its UGA are divided into Traffic Analysis Zones (TAZs) for the TRRNSVORTATION AUGGSTJG 2018 Statutory Requirement The transportation chapter of the Comprehensive Plan is a required element under the GMA. RCW 36.70A outlines the requirements for the Transportation Element as follows: (6) A transportation element that implements, and is consistent with, the land use element. (a) The transportation element shall include the following sub -elements: (i) Land use assumptions used in estimating travel; (ii) Estimated traffic impacts to state-owned transportation facilities resulting from land use assumptions to assist the department of transportation in monitoring the performance of state facilities, to plan improvements for the facilities, and to assess the impact of land -use decisions on state-owned transportation facilities; (iii) Facilities and services needs, including: (A) An inventory of air, water, and ground transportation facilities and services, including transit alignments and general aviation airport facilities, to define existing capital facilities and travel levels as a basis for future planning. This inventory must include state-owned transportation facilities within the city or county's jurisdictional boundaries; (B) Level of service standards for all locally owned arterials and transit routes to serve as a gauge to judge performance of the system. These standards should be regionally coordinated; (C) For state-owned transportation facilities, level of service standards for highways, as prescribed in chapters 47.06 and 47.80 RCW, to gauge the performance of the system. The purposes of reflecting level of service standards for state highways in the local comprehensive plan are to monitor the performance of the system, to evaluate improvement strategies, and to facilitate coordination between the county's or city's six-year street, road, or transit program and the office of financial management's ten-year investment program. The concurrency requirements of (b) of this subsection do not apply to transportation facilities and services of statewide significance except for counties consisting of islands whose only connection to the mainland are state highways or ferry routes. In these island counties, state highways and ferry route capacity must be a factor in meeting the concurrency requirements in (b) of this subsection; (D) Specific actions and requirements for bringing into compliance locally owned transportation facilities or services that are below an established level of service standard; AUGUST I -P E2018 (E) Forecasts of traffic for at least ten years based on the adopted land use plan to provide information on the location, timing, and capacity needs of future growth; (F) Identification of state and local system needs to meet current and future demands. Identified needs on state-owned transportation facilities must be consistent with the statewide multimodal transportation plan required under chapter 47.06 RCW; (iv) Finance, including: (A) An analysis of funding capability to judge needs against probable funding resources; (B) A multiyear financing plan based on the needs identified in the comprehensive plan, the appropriate parts of which shall serve as the basis for the six-year street, road, or transit program required by RCW 35.77.010 for cities, RCW 36.81.121 for counties, and RCW 35.58.2795 for public transportation systems. The multiyear financing plan should be coordinated with the ten-year investment program developed by the office of financial management as required by RCW 47.05.030; (C) If probable funding falls short of meeting identified needs, a discussion of how additional funding will be raised, or how land use assumptions will be reassessed to ensure that level of service standards will be met; (v) Intergovernmental coordination efforts, including an assessment of the impacts of the transportation plan and land use assumptions on the transportation systems of adjacent jurisdictions; (vi) Demand -management strategies; (vii) Pedestrian and bicycle component to include collaborative efforts to identify and designate planned improvements for pedestrian and bicycle facilities and corridors that address and encourage enhanced community access and promote healthy lifestyles. (b) After adoption of the comprehensive plan by jurisdictions required to plan or who choose to plan under RCW 36.70A.040, local jurisdictions must adopt and enforce ordinances which prohibit development approval if the development causes the level of service on a locally owned transportation facility to decline below the standards adopted in the transportation element of the comprehensive plan, unless transportation improvements or strategies to accommodate the impacts of development are made concurrent with the development. These strategies may include increased public transportation service, ride -sharing programs, demand management, and other transportation systems management strategies. For the purposes of this subsection (6), "concurrent with the development' means that improvements or strategies are in place at the time of TRANSPORTATION AOGusidJ N 2018 development, or that a financial commitment is in place to complete the improvements or strategies within six years. If the collection of impact fees is delayed under RCW 82.02.050(3), the six-year period required by this subsection (6)(b) must begin after full payment of all impact fees is due to the county or city. (c) The transportation element described in this subsection (6), the six-year plans required by RCW 35.77.010 for cities, RCW 36.81.121 for counties, and RCW 35.58.2795 for public transportation systems, and the ten-year investment program required by RCW 47.05.030 for the state, must be consistent. County -Wide Planning Policies County -Wide Planning Policies related to transportation are contained within Chapter Six Volume I, Comprehensive Plan 2018-2038 Inventory of Land, Water & Air Transportation The Comprehensive Plan is required to contain an inventory of transportation facilities and services available within the City of Pasco. This inventory is highlighted below based on various modes of transportation. Land Transportation Public Transit Pasco is served by the Benton -Franklin Transit Authority which operates 17 fixed routes throughout the Tri -Cities urban area. Eight routes are inter -city. The other n-,,r.s, ,20ta BFT serves most of the public and private schools in its service area, as well as Columbia Basin Community College and Washington State University—Tri-Cities. BFT also provides special event services to the Columbia Cup Hydroplane Races, Benton -Franklin County Fair, and home games of the Tri -City Americans hockey team. The following routes operate within Pasco. Route 64 Pasco Local Route 150 Inter City Route 65 Pasco Local Route 160 Inter City Route 66 Pasco Local Route 225 Inter City Route 67 Pasco Local Transit routes are shown in the following map TRANSPORTATION 6 AUGUSTJu 2018 Benton -Franklin Transit operates the following equipment within the Tri City region: AUGUST I, 2018 Transit Passenger Buses 60 52 passenger Dial -a -Ride Vans 87 12-16 passenger vans Vanpool Vans 340 15 passenger vans Rail Pasco has been a train switch and makeup center for over a century. BNSF Railway has several miles of mainline and a complex system of side track within Pasco. BNSF also maintains a computerized classification yard in Pasco. Trains are moved into the yard and broken up and blocked for movement east, west, north and south. The BNSF mainline from Vancouver to .Spokane via Pasco sees 45 to 55 freight movements a day accounting for more than 100 million gross ton-milesper year. Loaded grain cars are also held or stored in Pasco prior to movement down river to Portland. BNSF also operates from the Tri -Cities to Auburn via Yakima, Ellensburg, and Stampede Pass. Daily Amtrak passenger and parcel service is available in Pasco. Passenger service to the west is through Portland and east through Spokane. The Amtrak station is located in the City's multimodal facility located a block east of the Pasco City Hall. The BFCG is on record as supporting passenger rail service in the future to Puget Sound via Stampede Pass. Commercial Bus Service Regularly scheduled bus service in Pasco is provided by Greyhound. The Greyhound terminal is located in the City's multimodal facility on First Avenue. A & A Motor Coach lines operates a charter bus service out of Pasco. The Grape Line offers scheduled bus service between Walla Walla and Pasco. Through a partnership with WSDOT and Greyhound, Grape Line runs 3 round - trips between the two cities seven days a week. No service is provided on New Year's Day, Easter, Memorial Day, Thanksgiving Day or Christmas Day. To utilize Grape Line services passengers can board one of the buses at the Intermodal Station on First Avenue, at the Ben Franklin Transit Center on 22°a Avenue, or at the Tri -Cities Airport on 20th Avenue. The Grape Line makes regular connections in Pasco with Greyhound, Amtrak, and Ben Franklin Transit. AUGUST JUNE 2018 The Grape Line also provides non -emergency medical transportation services and package delivery between Pasco and Walla Walla. Highways of State Wide Significance Pasco is linked to other communities and states by four highways: US Highway 395 (US 395), US Highway 12 (US 12), US Interstate 182 (1-182)and State Route 397 (SR397). Pasco is forty-one miles north—via US 395 and 1-82 of I-84 which connects west to Portland, Oregon or east to Boise, Idaho. US 395. provides a connection north to 1-90 for travel to Spokane, Idaho and Montana. 1-182 provides the link to Yakima and Seattle to the west. Table?? Highways of Statewide Significance State Route Mileage in City of Pasco Route Beginning Mile Post Beginning Ending Mile Post Ending Route Miles in coordination with WSDOT and FHWA., Trucking AOGUST lwiE 2018 Truck Routes Ao cJ ss J'4 c2018 Average Daily Highway Truck Traffic, 2010 to 2016 State Route Location 2010 Trucks 2012 Trucks 2014 Trucks 2016 Trucks generally thirty-five (35) mph to fifty-five (55) mph, high traffic generators, and no on street parking. 2. Minor Arterials Intercommunity and intra -metro area streets that provide primarily for traffic movement and secondarily for land access. Their general characteristics include moderate speeds 30 mph and above and moderate to high traffic volumes (5,000 Streets Streets are important for commerce, public safety and family life. Each City roadway - is classified according to its function within the system T.:v.;,".;,..? -- :a � a . n Ta47e-PlO-?? federal requirements determine that all public roads in the United States are to be uniformly classified by function. A description the Functional Street Classification categories are described in Table ?? Classification Description 1. Principal Arterials Intercommunity and intra -metro area streets that are primarily used for traffic movement. Their general characteristics include moderate to high speeds that are generally thirty-five (35) mph to fifty-five (55) mph, high traffic generators, and no on street parking. 2. Minor Arterials Intercommunity and intra -metro area streets that provide primarily for traffic movement and secondarily for land access. Their general characteristics include moderate speeds 30 mph and above and moderate to high traffic volumes (5,000 TRANSPORTATION 10 AucUSTJd 2018 Street Classification to 30,000 vehicles per day), some restriction on traffic movements, controlled driveway spacing and on street parking is generally probibited. 3. Collectors. Streets with primary function to collect and distribute traffic between the local 1. State/Federal Highways street system and the arterial street system. Collectors also provide for land access 6.18rar% and inter -neighborhood traffic movement. Their general characteristics include low 2. Principal Arterials speeds (25 mph and above), low to moderate traffic volumes (500 to 20,000 4.89*% vehicles per day), limited regulation of access control, and limited on street parking 4. Local Access Streets that primarily serve direct land access with the secondary function of traffic 7.88a -x% movement. Their general characteristics include: low speeds (25 mph), low traffic 4. Collectors volumes (less than 1,500 vehicles per day), few access controls, and parking is 12.83*el generally permitted. Street Classification Total Miles Pasco Federal Guidelines 1. State/Federal Highways 21.28 6.18rar% None 2. Principal Arterials 16.82s 4.89*% 5-10% 3. Minor Arterials 27.12Y1s 7.88a -x% 10-15% 4. Collectors 44.14 12.83*el 5-10% 5. Local Access 234.803Fx 68.22x -A% 65-85% TOTAL 344.16 100% Traffic Volumes Traffic volumes on Pasco streets are tracked by traffic counts collected during various times of the year. The most recent traffic volumes collected available for use during the preparation of this Comprehensive Plan Update are from a Historical t -Traffic counts indicate that traffic volumes in the central core of the community have remained constant or in some cases have declined, whereas volumes have increased in areas experiencing significant growth such as the Riverview area and the 1-182 Corridor. Very little vacant land is available for TRANSPORTATION AUGUST w2018 11 development within the central core of the community. Future traffic volumes for this portion of the planning horizon are likely towill remain relatively constant. The most current volumes for which a historical trend can be determined for key arterials in the high growth area of the community are illustrated in Table ?? below. Additional traffic volume information is provided in Appendix VII. Historical Average Daily Traffic Volume Comparisons North-South Roadways Roadway Location 2006 2010 2016 %Chan e East-West Roadways Roadway Location 2006 2010 2016 %Chan e Air Transportation Tri Cities Airport The Tri -Cities Airport at Pasco, owned and operated by the Port of Pasco, is a non - hub air carrier facility serving southeastern Washington and northeastern Oregon. The airport is located on the northern edge of the City and contains more than 2,200 acres within its boundaries. The airport property accommodates an intersecting runway system, an air carrier terminal, a general aviation terminal, air cargo buildings, a Federal Express terminal, an FFA manned traffic control tower, a fire and rescue station, and short and long term parking lots. TRANSPORTATION 12 AUcusrJuNs2018 The airport is served by Alaska Air/Horizon Air, United, Delta, and Allegiant with flights to Seattle, Portland, Minneapolis, Denver, Salt Lake City, San Francisco, Los Angeles, Las Vegas, and Phoenix. Aircraft services include major and minor repair, navigational radio repair and sales, flight training, aircraft rental, aircraft charter, aircraft storage, and aircraft sales. The FAA operates the Air Traffic Control Tower and TRACON Facility that provides airspace management and radar coverage to Pasco as well as several area airports. In calendar year 2017, passenger boarding totaled 376,481 with aircraft operations totaling over 46,000 and freight/cargo transferred was over 2,000 metric tons. Ongoing improvements at the Airport are guided by the Tri -Cities Regional Airport Master Plan updated by the Port of Pasco in the year 2012. The Airport is updating its Airport Master Plan in 2018 to show for all of the ongoing growth since the plan was finished in 2012. Runway 12-30 is identified has expanding 1,850 ft in the current Airport Master Plan. Runway 12-30 is currently the only Runway with the ability to expand to handle future growth. Water Transportation Barge The Port of Pasco owns and manages the Big Pasco Industrial Center, which has nearly two miles of waterfront on the north side of the Columbia River upstream from the mouth of the Snake River. Connections to trucking and/or rail hauling can be made at the terminal. The dock and yard area are served by a Port -owned rail spur connecting to the Burlington Northern Santa Fe. Before 2005, the Port of Pasco had the largest bulk cargo tonnage movement of any terminal on the upper river system and provided docking, loading and unloading for grain and petroleum barges. In 2004 the Port of Pasco had moved 4,231 containers (101,126 tons) of cargo through its terminal. In 2008, however, many of the international shipping lines discontinued service at the Port of Portland which subsequently shifted the bulk of the containers to rail and truck. As of 2017, the Port of Pasco has not handled containers for many years and is looking to sell its container crane. Nearby on the Snake River lies a barge terminal operated by Tidewater Barge Lines. The barge line ships grain down -river and petroleum products upriver. TRANSPORTATION AUGUST IU -E 2018 13 Regional Coordination The City of Pasco coordinates transportation issues and planning on a regional basis through the Benton -Franklin Council of Governments (BFCG). The BFCG is the federally designated Metropolitan Planning Organization (MPO) for the Richland -Kennewick -Pasco -West Richland metropolitan area. Transportation planning responsibilities of the BFCG are defined in the Unified Planning Work Program and other documents. All jurisdictions within the region including the Washington State Department of Transportation (WSDOT) participate in coordination efforts through the BFCG. WSDOT occasionally will hold separate planning coordination meetings specifically for state owned facilities. Pasco participates in those planning meetings. The City of Pasco also participates in the preparation of the Regional Transportation Plan by providing land use and population data necessary for modelling that is used in the Regional Plan. Local coordination also takes place between the City of Pasco and Franklin County to ensure local transportation plans and projects are consistent and compatible. The following table (T-Hble Na. 12) is ffaiR be RePten Ffasidin Council of GevePaments Regional TFanspai4atian Plan and the adopted 20 yeaF p1aft for improvements in Paso@. TRANSPORTATION 14 AUGUSTJtl 2018 IRANSPORTATION 18 AUGUSTJU 2018 Transportation Demand Management Transportation demand management (TDM) is a concept that encompasses a range of actions intended to modify travel behavior, usually to avoid additional costly expansion of a transportation system. TDM addresses traffic congestion and increased transportation efficiency by focusing on reducing travel demand rather than increasing transportation supply. Travel demand is reduced by measures that either eliminate vehicle trips or accommodate person trips in fewer vehicles. TDM techniques generally address the commuter and may include incentives, disincentives, and provision of transportation alternatives. Several of the more common TDM alternatives include ridesharing, parking subsidy removal or parking pricing, telecommuting, flextime, transit or rideshare incentives, parking supply limits, and compressed work weeks to reduce driving days. Apart from pedestrian and bicycle paths, the primary activity for transportation demand management (TDM) in Pasco is conducted by the Ben Franklin Transit (BFT). Efforts of the BFT in this regard have been directed toward reducing single person vehicle occupancy by encouraging bus rider ship, van pools, car pools and special event services. BFT also provides Dial -a -Ride services for those unable to use the fixed route bus service. The prior description of transit service supports TDM. TDM strategies to reduce single occupancy vehicle travel include the use of the following alternate methods for personal travel: Van Pool The van pool program offers the opportunity for groups of ten to fifteen people working and living within reasonable proximity to one another to ride in the same vehicle to work. The vans are built to carry 15 people so as a result each van has TRANSPORTATION Aucusr.1 N 2018 16 the potential to decrease single occupancy vehicles by 15. This then decreases the traffic demand on the city and regional transportation networks. Car Pool BFT serves as the match -up coordinator for persons wanting to be involved in ride sharing with others. BFT takes no responsible role in the car pooling, but simply maintains a list of person who are willing to share rides with others. Like the van pool car pools also reduce the number of single occupancy vehicles during peak times of the day. Dial -a -Ride This service is for persons that for one reason or another are unable to use the fixed route transit service. Typically the elderly and the handicapped utilize this service. This service is not available on Sunday or Holidays. Public Transit BFT provides public bus transportation in Pasco with connections to Kennewick and Richland. Use of public transportation reduces the number of single occupancy vehicles on our roadways. Special Events During major community wide events such as the Benton Franklin County Fair and Christmas light parade BFT operates special routes that go directly to the event site from the 22"a Avenue transfer station. For example, people wishing to attend the Fair located in Kennewick can park their cars at the Pasco transfer center and ride the bus directly to the Fair. This significantly reduces traffic across the bridges and decreases congestion on the streets surrounding the Fair site. Transportation Demand Management programs have proven most effective in areas with high density employment. Information Highway The information highway via the internet can also have an impact on reducing the number of vehicle trips within the community. Online banking, product purchase and ordering, auto bill paying and online applications all serve to reduce trips needed for everyday activities. Promoting and encouraging use of the information highway will reduce trips on paved highways. Pedestrian & Bicycles AuauSTda� 2018 The overall bikeway goal of the City of Pasco is to create and maintain a high- quality bikeway network that is safe, direct, comfortable, and aesthetically pleasing, which encourages non -motorized over automobile travel, and which allows cyclist access to every destination accessible to automobiles. A well- designed bikeway will encourage a healthier lifestyle and reduce negative impacts on the environment. Bicycles should be seen as legal transportation devices and be afforded the same consideration as motorized vehicles. I RANSPORTATION 18 AUGUSTJuee2018 trail users, interprets cultural, historic, and natural elements and enhances the Columbia River and its shoreline within the community. This trail is approximately 14 miles long. The Sacagawea Heritage Trail Plan is adopted and hereby made a part of this Transportation Element; the trail itself is shown in Appendix Vll???. The Benton -Franklin Council of Governments has identified key regional goals, identified the system weaknesses and key resources for the pedestrian and bicycle system in the 2016 Regional Active Transportation Plan. The City will continue to work with the Council of Governments enhance the local and regional pedestrian and bicycle system. Trails and bike routes for Pasco and surrounding communities are shown in Appendix - I l Land Use Assumptions The dominant residential land use within Pasco is detached single-family dwellings. The current trend in detached housing is expected to dominate land use needs during the planning period. Major Growth Areas The bulk of the anticipated growth will occur in the I-182 corridor. The current trend of commercial development occurring near the Road 68 Interchange will continue with the Road 100 interchange area following. Residential dcvelupmaus will expand out from the commercial centers to fill the remaining vacant lands in the Corridor. Residential development will occur with densities in the 3.6 to 3.99 dwelling units per acre; however, the Riverview area and Kohler and Dent Road area will develop at a density of about 2 -dwelling units per acre. The densities will increase as sewer service is extended into these areas. Land use densities as TRANSPORTATION 18 AUGuuJuNe2018 TRANSPORTATION AUGUSTduNE2018 The City also participates in the periodic update of the Regional Transportation Plan for the Tri -Cities Metropolitan Area by providing land use assumption for the Traffic Analysis Zones based on land use types. Additional information about land use and land use assumptions can be found in the land use Chapter No. and in Appendix III, Urban Growth Area Expansion. Level of Service Levels of service are qualitative measures established for various types of roadways using factors such as speed, freedom to maneuver, interruptions in the traffic flow, and convenience.Levels of service range from A to F and are defined by the Transportation Research Board. The following table identifies the level of service classifications for area roads and streets from 4u_ °'r++-241-2^^'^ Regional Transportation Plan for the Tri -Cities Metropolitan Area and the n_ -1 -- Walla -Walla RT --R9. Category Definition LOS A Describes a condition of free flow with low volumes and higher speeds. Freedom to select desired speeds and to maneuver within the traffic stream is extremely high. Slopped delay at intersections is minimal. LOS B Represents reasonably unimpeded traffic flow operations at average travel speeds. The ability to maneuver within the traffic stream is only slightly restricted and stopped delays are not bothersome. Drivers are not generally subjected to appreciable tensions LOS C In the range of stable flow but speeds and maneuverability are more closely controlled by the higher volumes. The selection of speed is now significantly affected by intemctions with others in the traffic stream, and maneuvering within the traffic stream requires substantial vigilance on the art of the driver. The general level of comfort and convenience declines noticeably at this level. LOS D Represents high-density, but stable flow. Speed and freedom to maneuver are severely restricted, and the driver or pedestrian experiences a generally poor level of comfort and convenience. Small increases in traffic flow will generally cause operational problems at this level LOS E Represents operating conditions at or near the maximum capacity level. Freedom to maneuver within the traffic stream is extremely difficult, and it is generally accomplished by forcing a AUGUST Pip 2018 Level of Service Standard The City of Pasco has adopted levels of service for various streets as indicated in Table ?? Functional Classification Level of Service Local streets LOS C Unspecified Arterials & Collectors LOS D Rd 68 LOS E Burden Blvd LOS E Broadmoor Blvd LOS E Level of Service Coordination Coordination for levels with adjacent jurisdictions is accomplished through the Regional Transportation Planning Organization (RTPO), and the Benton -Franklin Council of Governments. The RTPO duties include: Prepare and update a transportation plan for the region. Prepare a Regional Transportation Plan that is consistent with countywide planning policies, local comprehensive plans, and state transportation plans. AUGUST JUNE 2018 Level of Service for Highways of State -Wide Significance 23 Auwws,J,w 2018 TRANSPORTATION 24 AUGUST lm2018 Met*oi)4A t^^ Are, NaRned Projests List 2021 203 R T e S 1 x e e v 0 t B 6 a e 2 Tala4FJaane9-Rrelect%6es+-2n„���� O, Met*oi)4A t^^ Are, NaRned Projests List 2021 203 R T e 1 e PFOjeGt T. •t,e v t 6 e s t TRANSPORTATION 25 AUGUST ',, -2018 Transportation Concurrency ....i1.KIPIIUN 26 AUGUSTJu 2018 s a 0 a e g a a Transportation Concurrency ....i1.KIPIIUN 26 AUGUSTJu 2018 To obtain concurrency approval based on meeting minimum required levels of service for transportation f R N*i UKIAIIUN 27 AUGUSrdase 2013 development. Other studies have been commissioned by the City to evaluate corridors for which short and Ione -ranee improvements were necessary in order to address congestion caused by growth in the region City staff knowledge of the transportation system has also contributed to identifying where problems are especially at existing stop controlled intersections Traffic volumes collected by the BFCOO in 2016 were reviewed as well and examined at a planning level for both roadway segments and intersection levels to identify other Potential areas of concern that may not meet City LOS standards The resulting roadway network PM neck hour existing volume to capacity ratios are shown in Appendix VIL Intersection entering volumes were also examined_ and_ evaluated for two conditions First whether Stop control is adequate when comparing major street and minor street traffic volumes And second for signalized intersections whether additional tum lanes are warranted based on volume to capacity ratios Intersection control analysis is also shown in Appendix VII. The only existing capacity issues identified through the existing conditions analysis that are not included in the current Citv Transportation Improvement Program are roadway segment capacity needs on Road 68 from Agent Road to Chapel Hill Boulevard, and intersection improvements at Road 68/Court Street, The table below shows the Projects currently identified in the City of Pasco 2018 — 2023 Transportation Improvement Program _ Table X. Ci , of Pasco 2018 - 2023 Trans ortation Im rovement Pro ram ro'ect Title Project Descri tion Total Cost _Chapel Hill Blvd Extension Extend from Road 68 to Road 84 with signal $1 663 000 improvements Road 68 Dual Right Turn Add a second soudrbound right tum lane from 1230 000 Southbound Road 68 to westbound I-182 Lewis Street Over ass Construct a new railroad overpass between 21)d $43.947.906 Ave and Oregon Avenue to replace the existing deteriorating unde ass Oregon Avenue corridor Upgrade the corridor between 1-182 and "A" Street imw 000 to Provide safety. access management and mobilia improvements, including center turn lane Prdect sidewalks Traffic Signal Improvements - Phase 2 Replace all obsolete traffic signal equipment with $3 300 000 interconnect capabilities and vehicle detection systems ,Wrigley Drive Extension Extend from Clemente Lane to Convention Drive $260.000 TRANSPORTATION 28 AUGUST duw 2018 Burns Road Extension Extend horn Road 52 to Foster Wells Road 450 0003 ums Road Extension Extend from Road 68 to Convention Drive200 000* Crescent Road Construct a new Road in the Crescent Road Right SIO000*- of Way toconncI C 0th Ave/CBC Housin Install traffic siei 45 000* - goad 68 Pedestrian Walkway Overpass Widen existing Road os Uverpass to accommodate aedestrian walkwa over 1-182 1 250000 _ $1,500,000 1850 000 Sylvester Street Pedestrian Widen existing Sylvester Street Overpass to Walkway Over ass accommodate a edestrianwalkwa Cover 395 toad 68 Triple Right Tum a triple right turn lane from the westbound 1 - Westbound _Add 182 off -ramp to northbound Road 68 ,toad 68 widening south of Widen from Argent Road to 1-182 to 5 lanes and 000 1-182 sidewalks850 Sandifur PkNvy widening Widen from Road 68 to Convention Drive to 5 $335,000 - lanes ,Argent Road Im rovements Widen from 20th Ave to Road 44 to 5 lanes, with $6 950 000 intersection un rovements Road 100 widenin Widen from Chapel Hill Blvd to Court Street$1,220,000 Sandif it PkwywideningWiden from Road 60 to Road 52 450 0 0 Sacaiawea Heritage Trail Lower the levee and install pathways for pedestrians from Road 52 to Road 72 915 000 Lcvec Road 76 Ovcr ass Extend Road 76 from Argent Road to Burden Blvd 2 420 000 over I-182 - Lona Term Improvements Future Functionally Classified Roadway Network AUGUST P,F2018 Roadway System Deficiencies. AUGUSTJe 2018 Air and Rail Service Auuusrduue2018 RECOMMENDATIONS Improvement Projects TRANSPORTATION AUGUSTJU 2018 32 New North-South collector Chapel Hill Road Interchange Feasibility Study - All 4 From Court St to Dent Road as 3 lane collector From Harris Road to Road 100 Drive as 5 lane high see I Interchange Feasibility Study - Alt 4 From Road 52 to Foster Wells From Vicenzo Dr to Dent From Road 68 to Road 100 as From Burden Blvd to Bums I Interchange Feasibility Study - Alt 4 F 182/Road 68 Interchange Improvements - to Interchange he determined I Interchange Feasibility Study I-182/Road 100 1 Interchange I mprovements --to Chapel Hill Blvd/Road Sylvester Street I From Road 28 to Road 32 BFCOG Regional Transportation Plan BFCOG Regional Transportation TRANSPORTATION 33 AUGUSTJN 2018 From Burden Blvd to Palouse Interchange Feasibility Study - Alt 4 I Road 76 widenme St as 5 Zane arterial Modified - Local Network Im s ?' Road 68'Burden Blvd Upgrade northbound right tum Interchange Feasibility Study - Alt 4 Intersection Imps and eastbound thm to 2 lanes Modified - Local Network Im s vc From Road 100 to Court Street Interchange Feasibility Study - Alt 4 From Road 68 to Road 100 as From Burden Blvd to Bums I Interchange Feasibility Study - Alt 4 F 182/Road 68 Interchange Improvements - to Interchange he determined I Interchange Feasibility Study I-182/Road 100 1 Interchange I mprovements --to Chapel Hill Blvd/Road Sylvester Street I From Road 28 to Road 32 BFCOG Regional Transportation Plan BFCOG Regional Transportation TRANSPORTATION 33 AUGUSTJN 2018 From Road 36 to Road 52 to 4 00 Argent Rd/Broadmoor Road 72/Sandifur New east -west I From Harris Road to Burns Hillsboro Road I From East of Commercial AUGUSrdUNE2018 Finance AUGUSTJU 2018 ,The Arterial Street Fund is used for the continued development of the arterial streets within the City. Revenue sources are from state shared revenue in the form of gas tax with federal and state grants., Motor Vehicle Fuel Tax ( Cities receive approximately 3/4 of one cent of the 23-cent/gallon gas tax based on population. It is reserved for street construction and cannot be used for maintenance, but is designated for construction, improvement, and repair of arterial highways and streets. Approximately $400,000 per year is projected for the next five years. �Iighway Safety Improvement Program (HSIP) Makes federal dollars available to the state Department of Transportation for projects on a competitive basis (priority and available funds) to eliminate hazards or safety problems. Will pay 90-100% of total cost. ,STP Competitive, Funded from 1993 ISTEA 1998 TEA 21 2005 SAFETEA-LU, 2013 MAP -21 and 2015 FAST Act. Available on a competitive basis through the local MPO and various statewide competitive programs. This program provides funding for transportation projects on functionally classified streets. URBAN ARTERIAL STREET FUND The Urban Arterial Street Fund is used for the continued development of the urban arterial streets within the City. Revenue sources are grants from the State Transportation Improvement Board. UAP (Urban Arterial Program) Funded from the Urban Arterial Trust Account for projects that improve support of growth and development, maintain physical condition of roads, improve mobility and enhance safety. Funds are distributed across five regions statewide based on arterial lane miles and population. The program is administered by the Transportation Improvement Board. ,STP Competitive ,Funded from 1993 ISTEA 1998 TEA 212005 SAFETEA-LU, 2013 MAP -21 and 2015 FAST Act. Available on a competitive basis through the local MPO and various statewide competitive programs. Last used for the Columbia Center Boulevard Overlay project and the US395/Ridgeline Drive Grade Separation Aucusrduae 2018 preliminary design. This program provides funding for transportation projects on functionally classified streets. SP (Sidewalk Program) Established by the Legislature in 1995 to provide funding for pedestrian projects. Funds are distributed across five regions statewide based on arterial lane miles and population. This program is administered by the Transportation Improvement Board. CAPITAL IMPROVEMENT FUND The Capital Improvement Fund is used for the acquisition or construction of major capital assets not identified with other capital funds, including streets. Revenue sources include that portion of optional local taxes designed for capital improvements, state grants, Public Works Trust Fund loans, and allocations from other funds. Optional sales tax Locally levied and distributed by state to each city on basis of collections within the jurisdiction. State law authorizes up to Yz of 1%. If both county & city are levying local sales tax, the city must allocate 15% of the amount it receives to the county. Pr TRANSPORTATION 37 AUGUSTJ4 2018 funding we not available for some reason, the City does have several options for making up the shortfalls: Use funds from another project that could be delayed without detriment. Enact impact fees, special taxes, tools, assessments, or other revenue sources available to the City. Develop a concurrency agreement stating that the necessary improvements will be provided within six years. Change the land use pattern to lower the number of trips to meet the LOS standards. Deny the land use proposal generating the need for the improvement. AUGUSTJUNE207a Environmental Issues Transportation systems impact the environment in many ways. Motor vehicles consume non-renewable resources and in the process discharge waste products to the atmosphere. Street rights-of-way consume 25 percent of the developed land within the City. Traffic causes noise and paved surfaces increase storm water run- off. The consumption of non-renewable resources through the use of motor vehicles is an issue that requires national attention. Locally however, programs to encourage van pooling, ride sharing, transit use and non -motorized transportation can help reduce consumption of motor fuels that pollute the air. Activities such as street landscaping helps to control water run-off and improves the environment by baffling noise and filtering air pollution and absorbing carbon. Planned major streets will not impact wetlands, shorelines or resources areas as identified in the Comprehensive Plan. Major Street Plan The Major Street Plan Map in Appendix VIII (shown as the Future Styreet Functional Classification System) depicts the Major Street Plan for the Urban Growth Area. This map identifies the backbone of the City's future street network illustrating the general location of future arterial streets, collector streets,interchanges, and freeway connections. Goals & Policies Transportation Goals and policies are contained in Chapter Six of Volume I, Comprehensive Plan 2018-2038. Implementation Implementation Measures are contained in Chapter ?? of Volume II Comprehensive Plan 2018-2038. TRANSPORTATION AVGUVJd 2018 TRANSPORTAMN AUGUST' ,, 2018 Economic Development Element Economic Development RCW 36.7OA.O7O Comprehensive plans—Mandatory elements. Introduction The Economic Development Element of the comprehensive plan is intended to guide and promote economic opportunities for all citizens of the City. The Comprehensive Economic Development Strategy (CEDS) maintained by the Benton -Franklin Council of Governments (BFCOG) is a companion document of this Economic Development Element of the Pasco Comprehensive Plan. The BFCOG is a regional government body charged with a number of activities including the coordination of local economic analysis and planning. Existing Economic Conditions As discussed elsewhere, much of Pasco's (and Franklin County's) economy is tied to transportation and agriculture. The agricultural economy of Pasco is mostly mass production, tied to domestic and global trade, and connected to international conglomerates. As this industry in and around Franklin County matures, additional support facilities which process and handle production plants will continue to be needed. This has also led to more opportunities for year around employment, meaning that families are less likely to migrate during the winter months, and are settling in the area permanently. Pasco's economy is also tied to the economy of the Tri -Cities metro area. Therefore, the continued employment growth at the Department of Energy Hanford Nuclear Reservation, Pacific Northwest National Laboratory, Energy Northwest and the Office of River Protection will continue the growth of Pasco's population. This growth will not only attract new residents to Pasco, but also provide opportunities for our young population to remain in Pasco, ratherthan leave the area in search of technical and professional job opportunities. The Tri -Cities region (Benton and Franklin Counties) has realized strong population growth overthe last 20 years, averaging an annual growth rate of 2.4 percent. A regional growth trend can be seen in the Benton and Franklin counties' cumulative population growth shown in Figure ED -1. Figure ED -1: Benton and Franklin County Population and Economic Indicators County 2010 Population' 2018 Civilian Labor Force (% of total population 16 years and over) 2010 2016 Benton 175,177 197,420 67.1 62.9 Franklin 75,500 92,540 63.8 65.6 Pasco 59,781 73,590 66.0 68.4 Notes: Pasco Comprehensive Plan Economic Development Element 1. Washington State Office of Financial Management 2. U.S. Census Bureau The Tri -Cities is unique in that its employment base is dominated by a select number of large employers. Roughly one in five of estimated 116,000 jobs in the Benton -Franklin area are for one of the ten largest firms/agencies listed below. However, most of the top employers in the Tri -Cities are located in Richland, a legacy largely of significant federal investments in the Hanford Nuclear Reservation. Table ED -2: Top Ten Tri -Cities Employers Source: Tri -City Development Council (TRIDEQ, link. Accessed August 7, 2018 Employment in Pasco has grown over the past 20 years at a rate faster than Richland and Kennewick. Current estimates of employment in the City place the number at 30,150 (US Census ACS data 2016). Source: Bureau of Labor Statistics, Local Area Unemployment Statistics. Pasco Comprehensive Plan 2 Company Industry Employees 1 Battelle/Pacific Northwest National Laboratory Research & Development 4,500 2 Kadlec Regional Medical Center Health Services 3,532 3 Lamb Weston Food Processing 3,000 4 Bechtel National Engineering & Construction 2,943 5 Kennewick School District Education 2,336 6 Washington River Protection Solutions Environmental Remediation Services 2,129 7 Pasco School District Education 2,015 8 Mission Support Alliance, LLC Support Services, Hanford/DOE Site 1,902 9 CH2M Hill Environmental Remediation Services 1,682 10 Richland School District Education 1,500 Source: Tri -City Development Council (TRIDEQ, link. Accessed August 7, 2018 Employment in Pasco has grown over the past 20 years at a rate faster than Richland and Kennewick. Current estimates of employment in the City place the number at 30,150 (US Census ACS data 2016). Source: Bureau of Labor Statistics, Local Area Unemployment Statistics. Pasco Comprehensive Plan 2 Economic Development Element Major Issues and Opportunities Pasco's role as a regional service provider is also likely to expand in the future. Pasco is home to the Tri - Cities Regional Airport, the regional mail -handling facility, Columbia Basin College, the grain terminal, the Burlington Northern Santa Fe Railroad classification yard, and the Port of Pasco shipping facilities. As the region grows, those employment facilities will grow to meet the demand. Correspondingly, the economic base of Pasco will expand. The development of the Trade, Recreation and Agricultural Center (TRAC) at the Road 68 Interchange continues to bring regional and statewide events to the city. Dust Devils Stadium is home to the Tri - Cities Dust Devils minor league baseball team. The soccer fields and softball/baseball fields complete this complex, which is used to attract regional and state wide sporting events. Pasco has the advantage of being at the confluence of two rivers, the Columbia and Snake rivers with many opportunities of water -related recreation. Much of its shoreline consists of parks, trail including the Sacajawea State Park at the confluence that offer great tourism opportunities. While Pasco is less dependent on the programs of the Hanford Reservation than the other cities in the area, these programs nevertheless have a significant impact on Pasco's economy. Environmental restoration of the Hanford site is expected to take approximately 30 years to accomplish; therefore, Hanford employment will continue to affect the community in varying degrees for many years. All of these factors have created a robust retail and service industry in the Tri -Cities, and Pasco continues to grow in this area. As the City has grown to the west, the retail sector has not followed as the regional retail center is still located in Kennewick, which is just a 15 minute drive from Pasco. However, current and projected growth has attracted a number of retail interests who are now realizing that an urban region of 280,000 people can support multiple retail centers. The next phase of growth in this area is expected to be in Pasco. Relative to Kennewick and Richland, Pasco is lagging behind on educated workforce as indicated in Table ED -3 Table ED -3: Educational Attainment, 2011 - 2015 Source: US Census Bureau, American Community Survey, 2015 5 -year, Table B15003. Pasco Comprehensive Plan Population 25 High School Associate's Bachelor's Graduate Years and Diploma/GED Degree Degree Degree Over Richland 34,712 95% 56% 45% 19% Kennewick 47,478 86% 33% 22% 7% Pasco 1 37,479 72% 25% 16% 5% Benton County 118,423 89% 40% 29% 11% Franklin County 49,013 74% 25% 16% 5% Statewide 4,721,438 90% 43% 33% 12% Source: US Census Bureau, American Community Survey, 2015 5 -year, Table B15003. Pasco Comprehensive Plan Economic Development Element Economic Development Priorities The Economic Development goals and policies set the priorities for the City's economic development. The Comprehensive Economic Development Strategy (CEDS) maintained by the Benton -Franklin Council of Governments (BFCOG) is a guide for the City's economic development actions and implementation. Upon review of the existing economic conditions, several factors could be prioritized to implement the City's economic development objectives. All the priorities listed below should be pursued simultaneously, with the overall level of effort allocated to each at any point in time being a reflection of its timeliness and cost/benefit outlook. Where appropriate, partnering with local jurisdictions and other private, public, and governmental entities for planning, public processes, and financing capital improvements is preferred. Existing Businesses and Ongoing Trends Retaining existing business and attracting new and innovative businesses will diversify the local economy and create a solid and resilient base for the City. The growth of retail industries could be enhanced by opportunities for people to live and work close by. Pasco has a relatively younger population with an entrepreneurial spirit. This can be seen in the number of small, family owned businesses that have taken root in east Pasco over the past decade. Pasco's young population and ethnic diversity are attractive assets to new investors. Development of Agricultural Industries To ensure the stability of the economy, the City should leverage existing assets but adapt them to a changing economy. Mass production requires heavy infrastructure to maintain the industry, and to protect public health. Forthese reasons, the City will continue to invest and partner with this industry to improve our infrastructure, including the Process Water Reuse Facility (PWRF) and transportation infrastructure. The PWRF is a critical piece of infrastructure that allows the City to manage the capacity of its wastewater treatment plant for residential and commercial growth. Pasco's efforts will focus on increasing agricultural industries and infrastructure opportunities provided by various agencies including the Port of Pasco. Infrastructure Development With the future growth in anticipation, it is important for the City to plan ahead in terms of roads and infrastructure to remove congestion from key intersections, and promote easy transport of people and goods. The city has an ambitious Capital Improvements Plan that correlates to current and future needs related to growth and sustainability. Trained Labor Force Additional training and education opportunities are needed to capture future growth of trade and technology industries as the area continues to grow. The biggest challenge to this effort is not a lack of people, but rather the "bandwidth" of our trade and technology training programs. Continued Pasco Comprehensive Plan Economic Development Element investment in our community college and Washington State University Tri -Cities is needed for our community to be responsive to workforce needs. Promote Tourism Pasco provides several contributions to the regional tourism economy. Sports tourism is big business, and the number of tournaments held in Pasco has a direct correlation to the number of new hotels that have been built and are being planned. In order to capture more spending from this base, the City is embarking on a revitalization of Downtown Pasco, which will promote both our agricultural heritage at the Pasco Farmers Market, but also the culinary and cultural flavor of the Mexican immigrant community, which is featured prominently in downtown through various restaurants and boutique retailers. The Pasco Specialty Kitchen, also located in downtown, has become a regional culinary incubator, spawning restaurants and food trucks throughout the Tri -Cities. The City and Port of Pasco are also exploring the development of a Public Market to showcase the bounty, talent and diversity of our community, much like Pike Place Market does for Seattle. There are additional types of investments that can create a destination for tourist activities, such as wine tourism and outdoor/agri-tourism. Pasco Comprehensive Plan Housing Housing RCW 36.70A.070 (2) Comprehensive Plans—Mandatory Elements. Introduction According to the GMA planning goals, the comprehensive plan should encourage the availability of affordable housing to all economic segments of the population of this state, promote a variety residential densities and housing types, and encourage preservation of existing housing stock. This Element analyzes existing housing and projected housing demand in Pasco. Existing Housing Units Inventory & Analysis Inventory Each comprehensive plan shall include a plan, scheme, or design for each of the following: (2) A housing element ensuring the vitality and character of established residential neighborhoods that: (a) Includes an inventory and analysis of existing and projected housing needs that identifies the number ofhousing units necessary to manage projected growth; According to the 2010 Census the City of Pasco had a total of 18,782 dwelling units. 13,494 (71.85%) single-family detached; 520 (2.77%) duplexes; 3,304 (17.59%) multifamily structures; 1,464 (7.79%) mobile homes, and thirty-three boats or RVs. As of April, 2017, the state Office of Financial Management estimated that there were 22,683 housing units in the City, an increase of 17.19% over 2010. The breakdown for the 2017 Office of Financial Management (OFM) inventory of existing housing units is indicated in table H-1. Pasco Comprehensive Plan 1 Housing TABLE H-1 Existing Housing Inventory 2010 2017 Building CENSUS OFM Percentage Type Units Units Increase Single - Family: 13,494 16,709 19.24% Duplex: 520 676 23.08% 3-4 Unit: 894 1,076 16.91% 5+ Unit: 2,410 2,699 10.71% Manufactured Home: 1,464 1,523 3.87% Total Units: 18,782 22,683 17.20% According to the above table the greatest overall percentage increase in residential construction activity since 2010 CENSUS has been duplex buildings, followed by single-family units. While the percentage increase in duplex is the highest, the numbers are still relatively small; the combined percentage growth for all multi- family construction is right around 14%. The only statistically significant component in housing type construction is apartments, which increased over the 2007-2009 to 2010-2012 triennia from 5.2% of overall structures to 9.7%. Manufactured housing has seen the smallest increase overall, most likely due to two factors: 1) mobile home parks are full, and any new units are typically replacements for aging ones, thus showing no net increase for park -based mobile homes; 2) for private lot placement,. contractors have found that stick -build homes pencil out at nearly the same cost as manufactured homes, but with more appeal for the consumer, due to a lingering "mobile home" stigma of perceived lower quality construction. Residential Ownership At the 2010 CENSUS nearly sixty-five percent (64.9%) of the units (11,670) were owner -occupied and 35.1% (6,306) were occupied by renters. Slightly over four percent (4.3%) of all units were vacant.' According to CENSUS data between the 2007-2009 and 2010-2012 triennial data periods Pasco residents trended slightly away from ownership and toward renting (66.8% to 63.8% ownership). This trend is reflected in both the State of Washington and the US. However, the 2016 American Community Survey (ACS) data indicates a higher home ownership rate at 68.1%. ' https://factfinder.census.gov/faces/tableseNices/ sf1paaes/p roductvie ht hsrc=CF Pasco Comprehensive Plan Housing The median home value of all the owner -occupied units was $166,400 based on the 2016 ACS data (The average construction value of newly permitted single-family homes was $246,000 in 2014, and $257,000 in 2015). However, the median home price based on market listing is higher in 2018 at $305,400 (�illow, 2018). Affordability The term affordable, when used with regard to housing, is usually relative to a specific economic segment of the population. According to the U.S. Department of Housing and Urban Development, families who pay more than 30 percent of their income for housing are considered cost burdened and may have difficulty affording necessities such as food, clothing, transportation, and medical care. The median rent in Pasco was $831 in 2016 (ACS data 2016). Recent data indicates average rent for an apartment in 2018 is $1030 in Pasco *ent Jungle, 2018). Based on 2016 ACS data, about 50% of the renting households had housing costs of 30% or more of their incomes. According to CENSUS data between the 2007-2009 and 2010-2012 triennial data periods the trend was fewer households (from 56.6% to 42.1%) were paying more than 30% of their income for rent. About 24% of the owners of units had housing costs of 30% or more of their incomes (ACS data 2016). CENSUS data between the 2007-2009 and 2010-2012 triennial data periods also shows a decrease in people paying more than 30% of income to mortgage payments (Down from 35.2% to 28%). Similar trend continues based on the 2016 ACS data. Age of Units Over thirty percent of all housing units in Pasco were built before 1980. For the area south of I-182 and west of the BNSF mainline most housing is pre -1980 stock. North of I-182 is nearly all newer, and the balance of the City is a mix. Projected Needs Analysis As discussed in the Land Use Chapter and Appendix 1I1, Pasco's population is expected to grow from 73,590 in 2018 to 121,828 by 2038, adding 48,238 people in the City and UGA by 2038. Based on the year 2017 used in the analysis in Appendix III, this is an increase of 50,148 over the City population in 2017. Using the current OFM household size of 3.278, about 15,298 new housing units will be needed to accommodate the projected population growth. Using the County's medium growth rate, the City might anticipate a 2028 population of around 97,434, or 23,844 new Pasco citizens and 7,273 additional units over the next 10 years. Based on past trends the City expects to see 2,447 new multi -family units built by 2038- The single-family stock will need to increase by 12,851 units during the same period. Pasco Comprehensive Plan Comment [011: hops/1ww zillow.comlpow- w homcvalues/ Comment fez]: huos>/www. nntiaoele com/aver aeo-rm�=-oasco-rrn�-tremisl Housing In the mix, units which may be rented or purchased by households earning at or below local median income will be required. This will include Single -Family dwelling Units (SFDUs) and condominiums/ townhomes in the lower price range as well as affordable rental units. Of the three components of population change, birth, death, and migration, migration is the wildcard. In the Tri -Cities the Hanford nuclear cleanup site is a major employer, and changes in Federal spending on that project can shift the population by thousands in a year. As such, local residential contractors rarely build units on speculation (or "spec"), choosing instead to build a single model home and then writing up a contract before construction begins. Pasco has also worked to establish a more stable agricultural economic base by attracting and major food processors in the area and promoting value-added production in existing ones. Tri -Cities Consolidated Plan Pasco is an entitlement community and is qualified to receive a direct entitlement of Block Grant funds. Housing and Urban Development (HUD) awards annual entitlement grants only after the City has submitted an acceptable Consolidated Plan which is approved by HUD. The 5 year plan is supplemented each program year with an annual action plan to allocate funds. The City then submits a consolidated annual plan evaluation report (CAPER) to detail its accomplishments. Pasco's CAPER was prepared in 2017 and updated in 2018. In 2014, Pasco adopted the 2015 — 2019 -Tri-Cities Consolidated Plan developed in cooperation with the cities of Kennewick and Richland. This five year plan is required by the US Department of Housing and Urban Development (HUD) in order for a jurisdiction to be eligible for Community Development Block Grants and HOME grants. The plan serves as a planning document for the City, is an application for funds from HUD, sets local priorities and prescribes a strategy for implementing HUD programs. Together, CDBG and HOME funds help provide decent, safe, sanitary and affordable housing for very low, low and moderate income families; aid in the prevention or elimination of blight and expand economic opportunities. HOME focuses on increasing affordable housing opportunities for very low and low income families with eligible activities such as Down Payment Assistance, infill housing and Community Housing Development Organization (CHDO) new construction. Assisted Housing Inventory The Pasco and Franklin County Housing Authority owns and operates 280 rental units of various sizes, for qualified low income families. In addition, they manage 8 complexes of public housing including 165 units designated for the elderly and Pasco Comprehensive Plan Housing disabled and 115 units of public multi -family housing. A listing of facilities operated by the Housing Authority can be found in the Tri -Cities Consolidated Plan. The Pasco and Franklin County Public Housing Authority uses only federal preference guidelines and has not established local preferences when determining occupant eligibility. The Housing Authority is able to assist approximately 320 families with HUD's Section 8 Rental Assistance program. Families qualify for this program if they eam less than 80% of the median income for the area. Generally, demand for assisted housing far exceeds availability. Waiting lists are opened annually and in many cases, wait times can extend to several years. Public housing stock is generally in good overall condition. Improvements are made regularly using Housing Authority funds and a variety of HUD Public Housing Grant Programs for modernization, safety and security measures, rehabilitation and other operating issues. Units range from scattered site single family homes to multi -family apartment complexes. The Pasco and Franklin County Housing Authority actively markets their assistance programs to private landlords and property management turns. The Housing Authority serves all of Franklin County in addition to the City of Pasco. Inventory of Facilities and Services for the Homeless The Benton Franklin Community Action Committee, Salvation Army and Domestic Violence Services all provide hotel/motel vouchers to persons with short term or emergency needs. Also 231 year round shelter beds, 301 transitional housing beds and 45 supportive housing beds for disabled homeless are available through various providers in the Tri -Cities area. Additionally the Benton Franklin Department of Social and Health Services also serves as the lead agency for the disbursement of homeless assistance funds collected by Benton/Franklin County through recording fees. Homeless Families Information on the needs of homeless families in Pasco (other than special needs population) comes mainly from the number of requests for assistance received by the Pasco Housing Authority. The most recent count of homelessness was conducted by the Benton Franklin Housing Continuum of Care in October of 2003. The Network counted a total of 349 homeless individuals in the Tri -Cities area during their point in time count in 2003. However, Benton -Franklin Social and Health Services 2017 data indicates the total number of homeless population in Benton and Franklin Counties was 223. The Pasco Housing Authority typically has about ten families on the Section 8 waiting list who are homeless. Pasco Comprehensive Plan Housing In addition to the Pasco Housing Authority, temporary shelter is provided by the Salvation Army Shelter and Tri -Cities Union Gospel Mission, both located in Pasco. The vast majority of the homeless served are transitional. These people are passing through the area or waiting for permanent housing through other programs. Although these shelters are constantly full, the program directors state that there is always room for those in need. Needs Assessment Housing Needs of the homeless and At -Risk Populations in Pasco have access to a variety of agencies located throughout the bi-county area that provide specialized facilities and other services for the homeless and special needs populations. While reliable statistical data is not available for the homeless and special needs populations, the 2015 — 2019 Consolidated Plan shows there are some gaps in homeless facilities and services within the larger Tri -Cities community. The Tri - Cities Consolidated Plan has an expanded needs assessment for special needs populations and discusses resources and strategies available to address those needs. Available Resources Resources to assist in meeting housing needs can fluctuate from year to year. The following is a list of those known programs and organizations available during preparation of this plan. This list may expand or shrink as this plan progresses through the future. Programs Community Development Block Grant (CDBG) Funds - Block Grant funds may be used for a variety of community development needs which benefit persons at 80% or less of median income. State Rental Rehab Funds - Used in partnership with landlords to renovate rental dwelling units. State House Key Funds - Provided to establish below market, long term fixed mortgage rates for first time home buyers. Section 8 Funds - Provide rent subsidy for renter households who pay more than 30% of their income for housing, and who earn less than 50% of median income. Section 811 - Provide funds for construction of handicap accessible dwelling units. Franklin County Public Utility District (PUD). - The Franklin County PUD operates an energy efficiency upgrade program including weatherization and various rebate programs. Theseprograms can be used to assist the city's rehabilitation program project for those homes that are electrically heated. Pasco Comprehensive Plan Housing Benton Franklin Community Action Committee (CAC) - CAC funding varies from year to year. Ninety-five percent of the funds will benefit owners and renters of single-family homes. Most of the funds will be used for air infiltration sealing and insulation. Most roof repair and electrical upgrading is available with limited migrant seasonal farm worker funds. Local Lenders - Provide construction loans, mortgage funds and cash donations to construction projects under the Community Reinvestment Act (CRA). Private Developers/Landlords - Private funds as part of overall construction rehabilitation costs. Organizations Franklin County Senior Information and Assistance — Provides information and referral on housing unit accessibility, health or personal care needs and other housing factors for the elderly and persons with disabilities. Benton Franklin Housing Continuum of Care — Promotes affordable housing programs, identifies needs, conducts information and education campaigns and develops community partnership. Salvation Army—Transitional living facility, rent and eviction notice assistance and short tern shelter. Saint Vincent de Paul Society — Provides utility cut-off and eviction assistance. Tri -Cities Union Gospel Mission — Shelter for homeless men, women and families with children. Benton Franklin Community Action Committee Homeless Prevention Program — Shelter for very low income homeless families with special needs. HOPE Home — Housing for homeless pregnant and parenting teens. Housing Strategy (c) identifies sufficient land for housing, including, but not limited to, government - assisted housing, housing for low-income families, manufactured housing, multifamily housing, and group homes and foster care facilities; With escalating construction costs the ability of the community to provide affordable safe housing for future residents becomes a concern. To address the need for affordable decent housing the City will continue to take the following steps: Management of land use: Pasco Comprehensive Plan Housing • Allow manufactured housing on platted lots • Allow a variety of smaller lot sizes for detached housing in most areas of the City • Allow large multi -family housing development in significant areas of the City, particularly near the main commercial centers • Provide density bonuses/increases for specific added amenities • Allow planned density subdivisions with varying lots sizes to provide additional flexibility for residential development • Allow accessory dwelling units ("granny flats") in single family homes • Allow residential units above the ground floor of commercial retail and office buildings through the special permit process Property Maintenance: • Continue routine code enforcement activities. • Continue Rental licensing inspection program. Housing Rehabilitation The City allocates a portion of its Block Grant funds or uses federal Home funds for the rehabilitation of low income homes. The number of homes assisted through the rehabilitation program varies from year to year. In a typical year 3 homes are rehabbed. Benton Franklin Community Action Committee The City of Pasco cooperates with the Benton Franklin Community Action Committee. From year to year, the Benton Franklin CAC will have varying amounts of money available for home repair work. Ninety-five percent of the funds may be used to benefit owners and renters of single-family homes. Most of these funds will be used for air infiltration sealing and insulation. Minor roof repair, weather protection and electrical and mechanical upgrading are available with limited migrant seasonal farm worker funds. Support of Outside Applications for Funding The City of Pasco will support the applications of other agencies for low/moderate income housing related projects. Leverage Plan The City of Pasco, when feasibly possible, coordinates and combines resources with the Franklin County PUD and Benton Franklin CAC to leverage funds on a per job Pasco Comprehensive Plan 8 Housing basis. This enables the City and cooperating agencies to rehabilitate more single- family residences than would be possible as individual agencies. Homeless Priority The Pasco Housing Authority has set aside 12 family units to serve "suddenly" homeless families. The Salvation Army acts as lead agency for need determination. Once an evaluation is done, these families are referred to the Pasco Housing Authority which provides housing for a maximum of two weeks. The Pasco Housing Authority estimates they serve between 40-50 families in this manner on a yearly basis. Single homeless people are referred to the Union Gospel Mission or Salvation Army for temporary shelter. Service Delivery and Management The City of Pasco's Community Development Block Grant Program is administered by the Community Development Department. The weatherization programs of the Franklin County PUD and Benton Franklin CAC will continue to administer their respective weatherization and conservation programs. The Pasco Housing Authority administers the Section S and other rental assistance activities. Summary of Strategy The City of Pasco recognizes the need to maintain and increase the supply of, affordable housing through the rehabilitation of existing housing units and, the construction of new units. This includes promoting home ownership opportunities. Through partnerships with other agencies, the City supports the idea of providing rental assistance to alleviate rental cost burden, including severe cost burden, experienced by lower income families and individuals. Through land use tools the City provides for increased housing choice and opportunity both within and outside of areas of minority and low-income concentrations. The City assists low-income families in rental units through code enforcement and housing rehabilitation action. The City encourages assistance to those who could benefit from participation in a home -ownership program or an organized program to achieve economic independence and self-sufficiency. As an illustration of the nature of the housing related activities the City encourages throughout the UGA, the following is the priority analysis and strategy development plan. Priority #1- Owner Occupied Home Rehabilitation Most of the housing stock in the core area of Pasco dates back to the 1940's and is in need of rehabilitation. The majority of the homes are owned by low to moderate income people. Many of these people cannot qualify or afford a conventional home improvement loan. The City of Pasco's low interest deferred rehabilitation loan Pasco Comprehensive Plan 9 Housing program has become an important tool in upgrading the existing housing stock. The program has been particularly successful in Census Tract 201 and 202, where the majority of the minority and lower income residents live. In addition to the City, the Benton Franklin County CAC and PUD both provide weatherization funding and have repair grants. Programs: Community Development Block Grant funds, Home funds Benton Franklin CAC and Franklin County PUD. Priority #2 - Affordable Home - Ownership Opportunity In the fust quarter of 2010, the median home resale value of a single-family home in Benton & Franklin Counties was $176,600. Today the current median value is $244,100? While existing home values have dramatically increased, so also has the cost of newly constructed homes. While such home costs have appreciated, household incomes have not grown at the same rate of increase. Housing affordability has risen slightly since 2010. A middle income family in Franklin County has about 124% of the income necessary for a median priced home.' First time home buyers, generally assumed to have 70% of median income, have approximately 43.3% of the income needed for a median priced home in Franklin County as of this writing, compared to 92.4% at the beginning of 2010." To help foster home ownership for low income persons, the City maintains a number of pliant land use standards that can provide cost savings for the development of homes. Programs: City of Pasco, Private Developers, Habitat for Humanity Priority #3 - Rent Payment Assistance Approximately 50% of all renter households are at or below 50% of median income. These households are most at risk of paying more than 30% of their income for housing. The Pasco Housing Authority receives vouchers and certificates from the Department of Housing and Urban Development (HUD) Section 8 program. These funds can be used to make rents more affordable to tenants who are cost burdened by high rents. Programs: Section 8 vouchers and certificates from HUD. Future Housing Needs 3 http://www.bentonfranklintrends.ewu.edu/graph.cfm?cat id=7&sub cat id=3&ind id=3. ' http://www bentonfranklintrends.ewu.edu/graph.cfm"cat id=7&sub cat id=3&' d id=2. 'http,//­w-ww.bentonfranklintrends.ewu.edu/grUh.cfm?cat id=7&sub cat id=3&ind id=1. Pasco Comprehensive Plan 10 Housing (d) makes adequate provisions for existing and projected needs of all economic segments of the community. Based on the population estimates shown in the Land Use section, Pasco and the UGA could require up to 7,273 additional housing units by 2028, assuming an average household size of 3.278 persons. This would mean approximately 750 new housing units would need to be built every year for the next 20 years. In 2018, about 500 new dwelling unit permits are expected to be issued. These future housing needs will be met primarily by the private sector working in conjunction with the City. Future needs for affordable housing will be addressed utilizing the measures identified in this chapter and the Tri -Cities Consolidated Plan. All residential Zoning districts in the City of Pasco allow for the placement of factory assembled homes, provided they meet the design standards for the underlying zoning district. Pasco Comprehensive Plan 11 Land Use Land Use RCW 36.70A.070 (1) Comprehensive Plans—Mandatory Elements. Introduction The requirement for a Land Use Element in comprehensive plans is one of the key components of the Growth Management Act (GMA). The land use element is used to identify the general distribution of the land use designations in the City of Pasco. The Land Use Map shown in Figure LU -4 identifies the general distribution of the various land uses including residential, commercial, industrial, public, open space and reserve areas. Implementation of the land use map is guided through the application of the zoning ordinance. The Description and Allocation of Uses in Table LU -3 identifies the zoning districts that correspond to the land uses designation. The Land Use Element also establishes goals and policies that guide local decision making related to urban development within the City's Urban Growth Area. Land Use Element The two volumes of this Plan provide goals, policies and land use designations that are intended to guide the growth and development of the community over the next 20 years. Land use management is the major implementation tool for community development, achieved through the use of zoning and subdivision regulations. The GMA requires each jurisdiction to ensure that adequate land (and facilities) is available to accommodate the projected population and anticipated employment growth. For cities, this responsibility includes land capable of being developed at urban densities and intensities. Further, the city and county must cooperate in designating adequate unincorporated lands as the urban growth area (UGA) available for future expansion of the incorporated area through annexation. The Franklin Countywide Planning Policies are the framework for interlocal coordination of urban growth and development. There are three significant types of processes used by local governments to enact or carry out regulations that implement the comprehensive plan goals and policies: legislative, quasi-judicial, and ministerial actions. It is Pasco's intent to provide procedural stability and consistency for processing development applications by having appropriate land use actions approved administratively, rather than by the legislative or quasi-judicial processes. Ordinances and codes need to be as clear and as objective in content as is practically possible. The regulations for land development should be framed with appropriate policy direction to support ministerial decisions for permit approval with minimal delay. Pasco Comprehensive Plan 1 Land Use Growth Population The official U.S. 1990 Census population for the City of Pasco was just 20,337, a figure that escalated considerably during the following years. Growth between 1990 and 2000 was reported at 11,729, a 58 percent increase, but the most significant transformation occurred after the turn of the century. From 2000 to 2010, 27,715 new residents flocked to Pasco, a marked increase of 86 percent. Overall, Pasco's population nearly tripled between 1990 and 2010 from 20,337 to 59,781 based on annual estimates produced by the state Office of Financial Management (OFM). An additional 10,779 residents were recorded thereafter from 2010 to 2016. It must be noted that a portion of the growth mentioned above can be contributed to annexations of unincorporated land. The average annual increase for the period of 2000-2016 was 4.7 percent. During the same period, Kennewick & Richland had average annual population increases of 1.5% and 2% respectively. Figure —LU 1: Population Growth in Pasco in the Last 10 Years 80,000 70,000 60,000 57.579 597 'o 16 50,000 40,000 30,000 20,000 10,000 0 �T 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 The Franklin County Comprehensive Plan projected high, medium and low ranges of population targets for the City of Pasco based on OFM GMA projections provided in December of 2017 and received by the City of Pasco on January 18, 2018. Over the years the population of the Pasco has represented 80 percent or more of the County population and as a result the County has always been assigned 80 percent of the OFM County population projections to Pasco for Comprehensive Planning purposes. Historically the 80 percent assignment has been based on the OFM mid-range projection. Within the planning horizon the City of Pasco will need to anticipate a growth scenario where the County population reaches about 152,285. With 80 percent of that population assigned to Pasco the city's population is expected to reach about 121,828 by 2038. This is an increase of 50,148 over the current City population. Pasco Comprehensive Plan 2 Land Use The 2017 OFM projections for Franklin County are contained in Table No. 1 below. TABLE LU -1. OFM Population Projection for Franklin County Year 2020 2025 2030 2035 2038 Low 70,114 76,486 82,466 89,970 94,306 Medium 79,770 91,025 101,954 114,470 121,828 High 93,109 112,931 132,493 153,705 166,052 Franklin County Population Projections (OFM2017) Urban Growth Area The determination of an appropriate geographic area to be the official target area for the expected twenty years of growth has several component parts. These begin with an overall County population projection prepared by the State Office of Financial Management. Based on OFM projections Pasco's UGA needs to be of sufficient size to accommodate an additional 50,148 residents by 2038. The projected population will result in the need for 15,298 new dwelling units in Pasco over the next 20 years. The UGA is to include the City and may include territory outside the City if that territory is characterized by urban growth or is adjacent to territory already characterized by urban growth (RCW 36.70A.110). To assist in establishment of urban growth areas the County adopted planning policies in November of 1992. These policies have carried over through the years as major Plan Updates have been completed. These policies are included in the Land Use Element "Growth Management Mandate" section in Volume 1. Through comprehensive plan updates, the City and County work to determine how the UGA should be expanded to accommodate the next 20 years' of growth. Based on the countywide policies and monitoring of growth trends as well as the jurisdictions' capacities to provide urban - level services and facilities, changes to the UGA are ultimately adopted by the Board of County Commissioners. Pasco's current UGA is illustrated in the Map below. Pasco Comprehensive Plan 3 Land Use Figure LU -2: Current UGA Figure LU -3: UGA Expansion Area ' eI a ,ENIOM N7 p w � p . M_00 rS3 DRAFT LAND USE & UGA MAP (2018) Appendix III, Urban Growth Area Expansion of this Comprehensive Plan provides a detailed explanation of the urban growth boundary needs for Pasco over the next 20 years. The UGA expansion includes approximately 7.5 square miles areas. This includes an area north of Pasco City limits to Clark Road and Dent Road between Broadmoor Boulevard (Rd 100) and generally the Clark addition on the east. West of Broadmoor Boulevard, the boundary will extend northerly of fanning Road. East of Pasco Comprehensive Plan 0 .+....... W.,a."... .....,.�...�W, Urban Growth Boundaries +... w.....,+... w..... ":+:. w......r........._.rw- e.:�.-..- axn c.re a.. City ofPosco Figure LU -3: UGA Expansion Area ' eI a ,ENIOM N7 p w � p . M_00 rS3 DRAFT LAND USE & UGA MAP (2018) Appendix III, Urban Growth Area Expansion of this Comprehensive Plan provides a detailed explanation of the urban growth boundary needs for Pasco over the next 20 years. The UGA expansion includes approximately 7.5 square miles areas. This includes an area north of Pasco City limits to Clark Road and Dent Road between Broadmoor Boulevard (Rd 100) and generally the Clark addition on the east. West of Broadmoor Boulevard, the boundary will extend northerly of fanning Road. East of Pasco Comprehensive Plan Land Use the BNSF main line, the UGA boundary will include part of an industrial LAMIRD between highway 395 and the BNSF rail lines. Land Use Issues The City of Pasco and the UGA have been and will continue to be faced with demands for change. Between 2000 and 2016, 38,494 new residents made Pasco their home. This population growth, which represented a 120 percent increase since 2000, has brought with it challenges and opportunities. The challenges have been the greatest along the I-182 Corridor particularly as it relates to transportation needs. Over 6 square miles of land will be needed to accommodate the residential growth anticipated over the planning horizon. The following is a brief discussion on some of the land use issues that may be more fully addressed through the chapters of this Comprehensive Plan. Central Business District From the mid -1970's to mid -1990's the City of Pasco downtown business area experienced a decline in economic vitality resulting from the westward migration of the population, the development of new retail and service businesses outside of the CBD and the construction of the Columbia Center Mall in Kennewick. With the westward migration of business activities the void within the CBD was filled for a period with an overabundance of secondhand dealers and a growing trend toward community service facilities. Through concerted community efforts including code enforcement and the adoption of specific land use regulations, the deleterious effects of these activities were overcome. For an expanded discussion on community service facilities, secondhand dealers, and other uses see the Special land Use Issues below. For many years the City has engaged in planning to develop new strategies to offset the CBD decline and create opportunities for business. Part of the strategy involved funding for the Pasco Downtown Development Association (PDDA) that was formed in the mid -1980's to work with downtown property owners and business owners to make improvements in the CBD and promote the area for business. The PDDA also managed the Pasco Farmer's Market, one of the largest open air markets in the state. The Farmer's Market is located in the very center of the CBD. Although the CBD is no longer the regional trade center it was in the past it has experienced resurgence in business activity within the past few years. The CBD is increasingly characterized by a large number of emerging businesses that are operated by Hispanic business owners. In 2003 a Downtown Revitalization Action Plan was completed. The plan was designed to support the Hispanic business trend through the establishment of a color and design theme for building facades. It was implemented in part by the creation of a fagade improvement program; however, while improvements have occurred in the CBD, more are needed to make the downtown a vibrant attractive commercial center. Pasco Comprehensive Plan 5 Land Use The PDDA was replaced by the Downtown Pasco Development Authority (DPDA) in 2012. The DPDA is responsible for the oversight and management of the Pasco Specialty Kitchen and Farmers Market and receives a portion of its funding from the City. The DPDA is supported by a full time executive director and several part-time employees. Downtown Pasco could witness over $40 million of transformational investment over the next five years that will create a Market Place atmosphere that attracts residents, area workers and tourists to new businesses and a revamped Farmers Market. Over the past three years, city staff have been working on several projects that have a connection to, and will impact the Central Business District. The largest project, Lewis Street Overpass, will be catalytic to leveraging other investments on Oregon Avenue, and the downtown can certainly follow and benefit from these investments. Projects include: • Lewis Street Overpass • Farmers Market Renovation • Peanuts Park Renovation • Downtown Streetscape Renovation • Fagade Improvement Program The city has engaged KPG Consulting in 2018 to assist with concept development, tie in the downtown area, and facilitate a robust community engagement strategy. That engagement strategy has already included contacts with hundreds of citizens at downtown festivals and stakeholder meetings with the Downtown Pasco Development Authority (DPDA). In addition, a downtown workforce survey conducted in 2016 demonstrated a high level of disposable income and strong desire for a broader range of dining and entertainment options. Downtown Pasco is on the precipice of success in many areas: A young population is bringing a hip perspective to what downtown can be; the business community's engagement and organization continues to improve; vacant storefronts are filling in with new and different restaurants; attendance and sales at the Farmers Market and festivals are growing; and pride in ownership for both the business and residential areas is showing. All of these elements are contributing to the formation of a new marketplace for the Columbia Basin, and can transform this area to a Market Plaza, or Plaza Mercado, where the authenticity is at the heart of the synergy between inviting and exciting public amenities, and retail or dining options that draw people for an experience. These opportunities are supported by the city council, and staff have been directed to proceed with design of the first phase for construction in 2019, and to pursue a variety of new funding options for construction of future improvements. Older Residential Neighborhoods The City of Pasco has a moderate stock of older dwellings which fulfill an important role in meeting housing needs for various economic sectors of the population. These homes are located near schools, shopping, parks or employment areas which benefit the residents occupying the homes. Many of these older homes and neighborhoods Pasco Comprehensive Plan Land Use are well maintained. These neighborhoods are located mostly on the east side of US 395, south of SR 12. A few of the older neighborhoods with housing dating prior to the '40s show signs of aging and in some cases, substandard repair and maintenance. Pasco's code enforcement program has seen noteworthy success in reversing continued physical decline. To specifically address the concerns of growing neighborhood deterioration the City prepared a neighborhood redevelopment strategies program in 2004 for two neighborhoods within census tract 202, an area north of Pasco downtown. Similar activities were begun in 2007 for several neighborhoods in census tract 201, an area that includes the downtown, east of the railroad both north and south sides of the SR 12. The redevelopment strategies are implemented through the provision of Community Development Block Grant Programs. Transitional (Non -Conforming) Residential Neighborhoods Transitional residential areas are generally characterized as bordering on incompatible land uses or are neighborhoods that are intermixed with commercial or industrial uses. Typically these neighborhoods are zoned for commercial or industrial uses but contain significant numbers of residential dwellings. The dwellings are considered non -conforming and the neighborhoods are planned to transition to either intended commercial or industrial uses. Pasco includes areas where transition from residential to commercial potential were anticipated but did not occur resulting in adversely impacted neighborhoods with no clear future. Because the transition from the original residential uses to the intended uses takes many years these areas become code enforcement problems and home owners have difficulties in obtaining conventional home loans. The main transition area is located south of "A" Street between the BNSF mainline and the BNSF line that serves the Port of Pasco. This area has been zoned I-1 for over forty years. Originally developed with single-family homes the neighborhood has been transitioning to industrial uses. Homes in the area have been replaced with trucking funis, construction yards, auto repair facilities and an agricultural chemical production facility. Northwest Agri -Products (now Verdesian Life Sciences) occupies almost three blocks replacing old homes with facilities that produce various agricultural products. It is anticipated this area will continue to transition to heavy commercial and industrial uses during the 20 year planning horizon. . Unincorporated UGA Lands The most significant and most developed unincorporated area of the Pasco UGA is located in the Riverview area generally south of the FCID irrigation canal. Because of the lack of sewer service this area has developed in a sprawling low density manner. In some cases little thought was given to how street extensions should occur and how property should be subdivided to prevent the creation of oddly shaped parcels that are difficult to serve with utilities in the future. Pasco Comprehensive Plan 7 Land Use The Riverview area can be characterized as an area containing hobby farms and small pastures interspersed with pockets of residential development on large lots often several acres in size. Because this area was developed in the County at very low densities the neighborhoods are often served with inadequate roads and utilities. In 2013 the City annexed 608 acres of Riverview and another 688 acres was annexed in 2015. The original Riverview island (donut hole) has been split into two remaining islands consisting of 1,067 acres. These areas are completely surrounded by the City. As a result residents in these County islands benefit from certain municipal services (parks, traffic signal maintenance, emergency medical service on demand, etc.) without fully contributing to the costs. The major development patterns have been established for the Riverview area reflecting a low density residential community. The creation of odd shaped lots and the placement of buildings in locations where future streets need to be extended and the lack of sewer service all create challenges for future development. As a result it will be almost impossible to achieve higher densities in most of the Riverview area. Pasture and hobby farm areas located on land locked parcels and or tucked into the rear yards of homes with little to no extra street frontage have relegated these open spaces to urban pastures. In addition to the two Riverview County islands the Harris Farm between Court Street and Harris Road is also an unincorporated island as is the Overton neighborhood north of Sandifur Parkway between Road 52 and Road 60. The Overton area has been subdivided into mostly one acre lots and the Harris Farm is still being used for agricultural production. The Kohler Road and Dent Road areas to the northwest of the City are two additional areas of the Pasco UGA that are developing with low density single-family homes. These areas have been subdivided into half acre plus lots. Due to the lack of sewer service in the area it is anticipated the County will continue to approve half acre lots on the remaining 54 acres north of Burns Road; however the City is actively exploring conditioning the provision of potable water in these areas to provide for development standards most nearly matching those applicable within City limits. Annexation of Unincorporated Lands Annexation of unincorporated properties can only occur if said properties are located within the Pasco UGA. Properties outside the UGA are not eligible for annexation. As Pasco is responsible for planning for all lands within the UGA it is anticipated that most of these unincorporated lands will be annexed to the city during the planning period. Through annexation the City can manage development more efficiently, locate utilities properly, ensure better alignment of streets and provide higher levels of service to residents within the UGA. The City accommodates property owners with annexation through the direct petition method of annexation. Pasco has a long standing policy of requiring outside annexation agreements as consideration for connection to municipal water service. Pasco Comprehensive Plan 8 Land Use As a condition of receiving City water service property owners outside the City limits but within the UGA sign a power of attorney and covenant designating the City as attorney in fact for the purposes of annexation. The Pasco water system is operated and managed for the benefit of Pasco residents. In recognition of that fact the City Council adopted Resolution # 1149 in 1978 requiring annexation as a condition of approval for connection to water service or requiring the signing of an agreement (power of attorney) to annex at some time in the future. Most of the major annexations in the last 30 years have occurred through the use of annexation agreements. Being able to manage the development of lands within the UGA is an important part of implementing the Comprehensive Plan and part of that implementation is achieved through the annexation of unincorporated lands. Community Appearance The visual appearance of the community is important to residents, visitors, and investors who are interested in developing property or starting businesses. Results from past community surveys and the recommendations of citizen advisory committees attest to this fact. Routine code enforcement, development of tree lined arterials and collectors, gateway improvement projects, enhanced commercial landscaping standards, the I-182 Overlay District and the Commercial Corridors Design Standards are all an outgrowth of community concern for a visually appealing urban environment. The implementing regulations for this Plan will continue to have specific design and performance standards to ensure development will make an aesthetically pleasing contribution to the community. Funding the maintenance of the public streetscapes will continue to be a challenge in the future. Specific Land Use Issues Adult Entertainment Businesses: Adult entertainment businesses often create considerable controversy whenever they locate within a community. Regardless of the controversy, local government cannot regulate this type of business "out of town." The courts have ruled that non -obscene sexually -orientated materials and nude dancing merit protection under the First Amendment to the United States Constitution. The City of Pasco must, therefore, allow these types of uses within the City. However, the City of Pasco must have provisions within its land use regulations that permit adult entertainment businesses to locate in Pasco at appropriate locations with the least opportunity for adverse secondary impacts associated with such businesses. The courts have determined that communities may create regulations to deal with the external or secondary effects of adult business. Certain operational and locational regulations can be applied within the parameters allowed by state and federal law. Negative secondary land use impacts which have been documented as attributable to adult entertainment businesses include, but are not limited to: increased rates of Pasco Comprehensive Plan 9 Land Use crime, diminishment of property values, deterioration of neighborhoods, and an increased burden on law enforcement resources. Presently, there is one adult business establishment within the City of Pasco. Historically, Pasco has had two adult business establishments; both were located in the downtown commercial area. The downtown business district of Pasco was adversely affected by these businesses in the past. Therefore, special locational and development regulations and procedures should be implemented to lessen the likelihood of any adverse secondary impacts from such businesses, including limiting the areas where such businesses are allowed within the City of Pasco. Community Services Facilities: Community Service Facilities are defined as those facilities that provide social, health and welfare services including but not limited to: drug abuse and alcoholic treatment centers, halfway houses, correctional work release facilities, food banks, community service housing, missions, community kitchens, juvenile delinquency homes, nonprofit service groups, emergency housing facilities, charitable organizations and other similar uses. Between 2000 and 2001 the Pasco Planning Commission conducted a number of public meetings to investigate the secondary land use impacts associated with Community Service Facilities. The Planning Commission obtained studies and articles and received testimony on the deleterious secondary land use impacts associated with community service facilities. The Planning Commission found that community service facilities created—among other things—the following secondary land use impacts: • Patrons of community meal programs have harassed nearby residents, slept and defecated in their yards and broken into their homes; ■ Business owners report an increase in loitering, panhandling and robberies near soup kitchens. • Alleys become dumping grounds for unwanted food items on food bank distribution days which attracts rodents and creates disposal problems for property owners; ■ According to a 1999 study of the Interagency Council on the Homeless 46 percent of homeless shelter patrons are plagued with chronic health problems; ■ Patrons loitering around some community service facilities exhibit offensive public behavior in the form of public urination, public defecation and public intoxication; • Patrons to certain community service facilities are responsible for vandalism and damage to nearby properties; Pasco Comprehensive Plan 10 Land Use The City of Pasco was required to demolish the old Cunningham Hotel, the French Quarters building and other nearby buildings that had been rendered dangerous by vandalism and trespass from patrons of community service facilities; Patrons of community service facilities have been known to set up temporary housing (squatters camps) on vacant property and vacant buildings creating health and safety concerns for the community; • Based on the experiences of other cities in the country, it is necessary to enact laws to control the secondary effects of community service facilities to protect public health, public safety, prevent crime, preserve economic vitality, and to maintain aesthetic qualities all necessary for a vibrant healthy community. The City Council took note of and relied upon the work of the Planning Commission and studies conducted by other cities and organizations in attempting to combat the specific adverse impacts of community service facilities. Further, the City Council recognized that certain community facilities can and do contribute to neighborhood deterioration and blight, increase in crime, and diminution in property valves, among other adverse consequences, and found that (see Ord # 3514) such effects were and are detrimental to the health, safety and general welfare of the City. The City Council also noted that a Federal Court (CLUB v. City of Chicago) concluded that commercial and manufacturing zoning were created to support economic development plans and that those zones may not be available to all those that desire to use them. To address the concerns raised by the Planning Commission in its study of community service facilities the City Council enacted Ordinance # 3514 and # 3642 relating to land use and zoning. These ordinances have been responsible in part for increased commercial activity in the CBD and have provided a regulatory framework that fosters the continued economic revitalization of the central business core of the community. It is anticipated that the City will continue to rely on the zoning regulations to ameliorate the documented adverse secondary land use impacts of community service facilities. Concentrated location of Secondhand Dealers, Pool Halls Card Rooms and other Uses: The purpose of the land use regulations for the central business district is to encourage the centralization of business activities and to reinforce a positive public image and confidence in commercial revitalization in the downtown area. During past public hearings the Pasco Planning Commission received information, studies and Pasco Police Crime Reports that certain types of land uses make the Central Business District less attractive to the general public due to a demonstrated history of contribution to public disorder, loitering, nuisance and other acts detrimental to the public image of the downtown area. Uses such as taverns, membership clubs, pool Pasco Comprehensive Plan 11 Land Use halls, pawn shops, amusement game centers, card rooms, tattoo parlors, adult theaters, adult bookstores, adult business facilities, massage parlors, secondhand dealers and related uses have all been found to inhibit new business growth, are detrimental to the desirability of the downtown area and to have contributed to business loss and the decline in property values. To ensure such uses do not perpetuate a public image which is undesirable and detrimental to public and private investment in revitalization efforts and attraction of new businesses, the city should continue to implement land use regulations that avoid the concentration of certain uses within the CBD and other areas of the community. Land Use Areas and Designations There are four distinct development areas within Pasco's UGA. As discussed below, these areas will experience varying degrees and types of development over the next 20 years. Industrial Lands Industrial and agricultural related activities have been encouraged to locate in the northeast and eastern sections of the UGA. These areas already contain or are adjacent to necessary infrastructure to support industrial land uses. The industrial lands of the community can be identified by four distinct geographic areas. These areas are as follows: • The airport industrial area along North 4'h Avenue • King City/ Columbia East including the Pasco Processing Center • The Heritage Industrial Park area including Big Pasco • Pasco Kahlotus Highway Area The City and the Port of Pasco have spent many years developing utilities and streets to serve these industrial lands. The buildings within the Pasco Processing Center are examples of the types of land uses the City has been encouraging to develop through the prudent placement of infrastructure. The City has also worked jointly with the Port, Tridec, BNSF Railways, and private developers to construct truck routes and a rail spur to attract industrial uses to the Heritage Industrial Park south of "A" Street. Work is also on going for a lift station and pipeline to tie the Pasco Kahlotus Highway area into the Industrial waste water reuse facility on East Foster Wells Road. The referenced industrial areas have been designated in prior comprehensive plans as industrial areas for three decades and the continued designation as such will preserve the areas for industrial needs for future generations. A significant problem and stumbling block to industrial development in the King City area and the Pasco Kahlotus Highway area is the fact that the State Department of natural Resources (DNR) owns 1,234 acres of land in these areas. The DNR has no interest in developing this land for industrial purposes. Developing land is not part of Pasco Comprehensive Plan 12 Land Use the DNR mandate. As a result these lands will remain in agricultural production through the duration of the planning period. Sixty-two percent of these lands are in the City limits and cannot be removed from the UGA. The balance of the land is outside the City limits and zoned for industrial uses within the UGA. The Port of Pasco has asked for these lands to remain in the UGA in the hopes that an agreement can be reached with the DNR to transition these lands to industrial functions. The DNR lands have been given a land use classification of DNR Reserve. The DNR Reserve denotes lands that may be zoned for industrial use but unavailable for development due to DNR ownership. The industrial lands associated with the Tri -Cities Airport like the DNR properties, although zoned for industrial development are mostly unavailable for industrial activities. The business park area between the Runway M and West Argent Road and the East Business Park are the only practical areas for industrial or commercial development. The remaining 2,270 acres of airport property are devoted to airport operations and runway protection. These Airport lands have been designated as Airport Reserve indicating additional lands zoned for industrial uses that are unavailable for development. Central Core The Central core area of the community is located generally south of I-182/395 between Highway 395 on the west and Highway 12 on the east. This area contains the Central Business District, much of the older housing stock, the City Hall, the Court House, the main public library, the hospital, School District Offices, the cemetery and several parks. Very little land remains to be developed for residential uses in this area. Most of the vacant residential land is located in the eastern portions of the central core. There are just over 80 lots and 26 acres available housing development in east Pasco. General to heavy types of commercial (heavy equipment sales & repair etc.) activities will continue to locate in vacant lands along Oregon Avenue extending eastward into the Frey's Addition. As discussed elsewhere, the Central core has a moderate stock of older dwellings which fulfill an important role in meeting housing demands for certain sectors of the population. These homes benefit from being located near schools, shopping, parks and places of employment. However due to age and deferred maintenance some older homes have fallen in to a state of disrepair. Through the rental licensing program the City has seen some success in reversing physical decay and unsafe housing conditions. The Central Core is where a majority of the City's housing rehabilitation projects have occurred and will continue to occur. 1-182 Corridor The I-182 Corridor is the area of Pasco that has been experiencing a majority of the residential and commercial growth since the initial adoption of the first GMA Plan in the mid -1990's. This area of the community was and is planned for a mix of Pasco Comprehensive Plan 13 Land Use commercial land uses and a variety of residential development. In keeping with long standing Council approved policies commercial land uses have been encouraged around the freeway interchanges at Road 68 and Road 100 while residential development has been directed to areas beyond. Much of the Corridor has been developed in the last ten years but two large tracts (consisting of about 1,000 acres) still remain to be developed. Designating these areas and others within the Corridor for commercial and residential uses following long established land use policies will provide needed land for housing at urban densities and areas for commercial services. An area west of Road 100 and north of Harris Road has been identified as a mineral resource area. This area is currently occupied by the American Rock gravel pit and ready -mix plant. As the pit is completely mined (perhaps toward the end of the planning horizon) this area will lend itself well for future marina development with associated commercial and mixed residential uses. The Broadmoor Area Plan provides more detailed guidance for future development in this area. The area north of Burns Road along the Columbia River has sometimes been referred to as Columbia Bend. Much of this area has been platted for low density residential development. Because of the bluffs along the eastern section of this area and the fact that much of the area has been platted this area has marginal use for farming. It is anticipated that this area will continue to develop in a low density manner. Through a portion of the planning period this area will continue to be served by on-site septic systems and private community water systems. Riverview When the original GMA plan was adopted in 1995 much of the Riverview area was an unincorporated urban area within Franklin County. Since that time over 3,396 acres have been incorporated into the City. This portion of the UGA has developed in a sprawling low density fashion. As a result the development patterns within the area have already been well established and there is little if anything that can be done to alter that pattern now. Likewise, the major street network is in place and provides a framework for future street circulation needs. Prior City and County land use plans have designated much of the Riverview area for low-density residential development. The Court Street and Road 68 corridor has been set aside for higher -density residential (mixed-use residential) with some commercial designations at major intersections. The City of Pasco provides water service in Riverview. Water service infrastructure is being updated in the area as budgets allow. Expansion of local distribution and main lines will occur concurrent with development per City code. Sewer service is available generally west of Road 100, east of Road 44 and south of Court Street. Past sewer studies indicate much of the area between Court Street and Argent Road will require lift stations to be in most of the annexed neighborhoods. Due to development patterns and the low density nature of the area, it will be very difficult to finance a Pasco Comprehensive Plan 14 Land Use sewer system to serve the area. The City has and is continually developing plans for the extension of sewer lines into unincorporated portions of the UGA. Much of Riverview has and will continue to be designated for low density residential land uses. Properties located conveniently to Road 68 and Court Street will continue to be identified for higher density along with some commercial and mixed residential/commercial being located at key intersections. Land Use Designations Pasco's approach to managing growth is accomplished through comprehensive plan land use designations that, in tum, provide the basis for zoning, capital facilities planning, and public investment. Land use designations indicate where new urban growth will be encouraged and where necessary infrastructure improvements will be required over time to support the new growth. The urban growth areas (UGA) (See Figure LU -4) within and adjacent to the City provide for future land needs that can support growth with adequate urban -level public facilities concurrent with development. New development is encouraged to locate in urban growth areas where adequate public facilities and services can be provided in an efficient and economic manner. An adequate supply of land will ensure that immediate and future urban needs are met as well as provide for an orderly and efficient transition from low intensity land use to urban land use over time. Land use policies are intended to protect critical areas, provide efficient and safe transportation networks, maintain and improve the quality of air, water, and land resources, as well as preserve existing urban neighborhood character. Figure LU -4 depicts the generalized Comprehensive Plan land use designations for the City and the UGA. The land use designations represent the adopted policies that support land demand through the year 2027. Eight broad land use designations are used to allow for the necessary flexibility and specificity in applying land use regulations and development standards: • Low Density Residential • Mixed Residential • High Density Residential • Mixed Residential/Commercial • Commercial • Industrial • Government Public • Open Space In addition there are two specialized land use categories dealing with the Tri -Cities Airport and the large amount of DNR property within the City. The airport and associated buffer lands occupy almost 2,300 acres of land within the City. While much of this land is zoned for industrial purposes most of it is reserved for airport operations and is unavailable for typical industrial land uses. Likewise there are over Pasco Comprehensive Plan 15 Land Use 1,200 acres of DNR lands within the City and UGA. The DNR mission of leasing land to generate funds for the state education system does not comport well with the needs of the community to encourage additional industrial development. Table LU -3: Land Use Designations and Criteria, describes purpose and designation criteria for each land use category. The zoning code (Title 25 of the Pasco Municipal Code) includes more detailed information on the specific zoning districts that implement these land use designations. The following table indicates the land areas for each of the land use designations. Table LU -2 — Comprehensive Plan Existing Land Use Designations and Acreage* LAND USE DESIGNATIONS ACREAGE (Includes 2018 UGA expansion area) RESIDENTIAL LANDS Low Density 9,332 Mixed Density 1,749 High Density 154 Subtotal 11,235 CoMNmRc1AL LANDS Mixed Residential/Commercial 412 Commercial 2,170 Subtotal 2,582 INDUSTRIAL LANDS Industrial 6,064 Subtotal 6,064 PUBLIC/QUASI-PUBLIC LANDS Public/Quasi-Public 921 Subtotal 921 OPEN SPACE LANDS Open Space 963 Subtotal (Does not include airport reserve purchased Nawar protection area) 963 Airport Reserve Lands Airport Reserve 2,270 Subtotal 2,270 DNR Reserve Lands DNR Reserve 1,234 Subtotals 1,234 TOTAL 25,269 Pasco Comprehensive Plan 16 Land Use * Acreage figures are derived based on the best information and technology available. Accuracy may vary depending on the source of the information, changes in political boundaries or hydrological features, or the methodology used to map and calculate a particular land use. Future Land Use As noted previously, the UGA was approved with a sufficient amount of vacant land to accommodate assigned growth for the next 20 years. The issue is to determine the best locations for specific land uses. The future land use map (Figure LU -4) resulted from the public planning process and illustrates the community's vision for the planning period. Description and Allocation of Land Uses The following chart provides an explanation of the various land uses identified in the land use map and also provides the necessary criteria for allocation of uses and the implementing zoning districts. Table LU -3 —Land Use Designations and Criteria Classification Purpose and Description Criteria for Designation Parks/Open Land where Space development will be severely restricted — park lands, trails and critical areas • State park land and lands along the shoreline that is critical for habitat. • City Parks • Land suitable for parks Land owned and reserved by the Port of Pasco to prelude development that is not compatible with airport operations. Franklin County Irrigation District canal rights-of-way when canal is converted to a pressure pipe. Zoning * All Zoning Districts. (Development of parks and recreation facilities requires special permit review.) Low Density Residential • Sewer availability R -S-20, R -S-12 Residential development at a • Water availability R -S-1, R-1, R -1-A density of 2 to 5 • Land suitable for home sites R -1A2 dwelling units per acre • Market demand • Sites approved by the Benton -Franklin Health District when sewer is not available. Pasco Comprehensive Plan 17 Land Use Classification Purpose and Description Criteria for Designation Zoning * Mixed Single-family Residential dwellings, patio homes, townhouses, apartments and condominiums at a density of 5-20 dwelling units per acre. • Sewer availability • Market Demand • Location convenient to major circulation routes • Transition areas between more intense uses and low density uses • Land suitable for home sites R -S-20 R -S-12 R -S-1 R-1 thru R-4, RP High Density Multiple unit • Sewer availability R-4 Residential apartments or • Transition areas between condominiums at a more intense uses and low density exceeding 29 density uses units per acre • Market demand • Located on or near circulation routes Mixed Single-family • Sewer availability R -S-20 R -S-12 Residential/ dwellings, patio homes, • Market Demand R -S-1 R-1 thru R-4 Commercial townhouses, apartments • Location convenient to C-1 & O and condominiums at a major circulation routes density of 5-29 dwelling centers, business parks, units per acre. C-3 Neighborhood shopping • Land suitable for heavy and specialty centers, building sites business parks, service • Size consistent with market and office uses demand Commercial Neighborhood, • Size consistent with market O BP community and regional demand C-1 shopping and specialty • Location conducive to C-2 centers, business parks, convenient access on major C-3 service and office uses circulation routes CR • Sewer availability • Land suitable for heavy building sites Industrial Manufacturing, food • Port of Pasco properties I-1 processing, storage and • Land convenient to rail I-2 wholesale distribution yards I-3 of equipment and • Land convenient to products, hazardous industrial waste water material storage and treatment facility transportation related facilities Pasco Comprehensive Plan 18 Land Use Classification Purpose and Description Criteria for Designation Zoning * • Land convenient to the regional transportation system • Availability of necessary utilities to serve the use • Relatively level land suitable for heavy building sites Public/Quasi- Schools, civic centers, • Need for facility By Special Permit in Public fire stations and other • Land suitable for facility all districts (except I - public uses required 3 which has various restrictions) • Location near adequate circulation routes • Mitigation of impacts on land uses • Availability of necessary utilities to serve the use Airport Land occupied by the • Land owned by the Port of I-1 Reserve Tri -Cities Airport Pasco for airport operations. • Land owned by the Port of Pasco to protect runways. DNR Reserve Land owned by the • Land unavailable for I-1 DNR industrial development due to DNR ownership. Zoning* Unclassified uses may permitted in any district through the special permit process. Conditional uses may only be permitted as listed in the specific districts. Goals & Policies Land Use Goals and Policies are contained in Chapter Two of Volume I, Comprehensive Plan 2018-2038. Implementation Implementation Measures are contained in Chapter XX of Volume 1I Comprehensive Plan 2018-2038. Figure LU -4: Land Use Man Pasco Comprehensive Plan 19