HomeMy WebLinkAbout2018.11.05 Council Meeting PacketRegular Meeting
AGENDA
PASCO CITY COUNCIL
7:00 p.m.
November 5, 2018
Page
1. CALL TO ORDER:
2. ROLL CALL:
(a) Pledge of Allegiance
3. CONSENT AGENDA: All items listed under the Consent Agenda are considered
to be routine by the City Council and will be enacted by roll call vote as one motion
(in the form listed below). There will be no separate discussion of these items. If
further discussion is desired by Council members or the public, the item may be
removed from the Consent Agenda to the Regular Agenda and considered
separately.
4 - 9 (a) Approval of Minutes
To approve the minutes of the Pasco City Council Regular Meeting dated
October 15, 2018 and the Special Meeting dated October 29, 2018.
10 - 11 (b) Bills and Communications
To approve claims in the total amount of $5,084,821($2,477,689.20 in
Check Nos. 225283-225671; $1,068,966.27 in Electronic Transfer Nos.
822196-822275, 822279-822295, 822297-822300, 822302-822330, 822341-
822386, 822389-822404, 822409-822435, 822438-822520, 822547-822548,
822602, 822623-822625; $42,449.55 in Check Nos.52258-52306;
$1,489,898.61 in Electronic Transfer Nos.30126192-30127239; $5,817.37 in
Electronic Transfer Nos. 526-528).
12 (c) Downtown Pasco Development Authority Appointments
To appoint the following to positions on the Board of the Downtown Pasco
Development Authority as follows: Claudia Tapia to Position No. 3, with the
expiration date of 12/2020, and Edison Valerio to Position No. 6, with the
expiration date of 12/2022.
(RC) MOTION: I move to approve the Consent Agenda as read.
4. PROCLAMATIONS AND ACKNOWLEDGEMENTS:
5. VISITORS - OTHER THAN AGENDA ITEMS: This item is provided to allow
Page 1 of 123
Regular Meeting November 5, 2018
citizens the opportunity to bring items to the attention of the City Council or to
express an opinion on an issue. Its purpose is not to provide a venue for debate or
for the posing of questions with the expectation of an immediate response. Some
questions require consideration by Council over time and after a deliberative
process with input from a number of different sources; some questions are best
directed to staff members who have access to specific information. Citizen
comments will normally be limited to three minutes each by the Mayor. Those with
lengthy messages are invited to summarize their comments and/or submit written
information for consideration by the Council outside of formal meetings.
6. REPORTS FROM COMMITTEES AND/OR OFFICERS:
(a) Verbal Reports from Councilmembers
(b) General Fund Operating Statement
7. HEARINGS AND COUNCIL ACTION ON ORDINANCES AND
RESOLUTIONS RELATING THERETO:
13 - 19 (a) Access Easement Vacation: Sedona Apartments (MF# VAC 2018-005)
CONDUCT PUBLIC HEARING
MOTION: I move to adopt Ordinance No. 4400, vacating access easements
at 1327 North 24th Avenue, and further, authorize publication by summary
only.
8. ORDINANCES AND RESOLUTIONS NOT RELATING TO HEARINGS:
20 - 25 (a) Annexation and Bonded Indebtedness
MOTION: I move to approve Resolution No. 3872, concerning annexation
and bonded indebtedness.
26 - 109 (b) Preliminary Plat: Serrano Heights (MF# PP 2018-007)
MOTION: I move to approve Resolution No. 3865, approving the
Preliminary Plat for Serrano Heights
110 - 123 (c) 2019 Ad Valorem Tax Levy
MOTION: I move to adopt Ordinance No. 4398, providing for the 2019 Ad
Valorem Tax Levy in the City of Pasco in accordance with State Law and,
further, authorize publication by summary only.
9. UNFINISHED BUSINESS:
Page 2 of 123
Regular Meeting November 5, 2018
10. NEW BUSINESS:
11. MISCELLANEOUS DISCUSSION:
12. EXECUTIVE SESSION:
13. ADJOURNMENT.
(RC) Roll Call Vote Required
* Item not previously discussed
Q Quasi-Judicial Matter
MF# “Master File #....”
REMINDERS:
1. Thursday, November 8, 7:00 a.m., BFCG Tri-Mats Policy Advisory Committee
Meeting – Cousin's Restaurant (COUNCILMEMBER RUBEN ALVARADO, Rep.;
COUNCILMEMBER PETE SERRANO, Alt.).
2. Thursday, November 8, 7:00 p.m., Ben Franklin Transit Board Meeting – Transit
Facility (MAYOR MATT WATKINS, Rep.; COUNCILMEMBER RUBEN
ALVARADO, Alt.).
This meeting is broadcast live on PSC-TV Channel 191 on Charter Cable and streamed
at www.pasco-wa.gov/psctvlive.
Audio equipment available for the hearing impaired; contact the Clerk for assistance.
Spanish language interpreter service may be provided upon request. Please provide two
business day's notice to the City Clerk to ensure availability. (Servicio de intérprete
puede estar disponible con aviso. Por favor avisa la Secretaria Municipal dos días antes
para garantizar la disponibilidad.)
Page 3 of 123
AGENDA REPORT
FOR: City Council October 30, 2018
TO: Dave Zabell, City Manager Regular Meeting: 11/5/18
FROM: Daniela Erickson, City Clerk
Administrative & Community Services
SUBJECT: Approval of Minutes
I. REFERENCE(S):
Minutes 10.15.18 and 10.29.18
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
MOTION:To approve the minutes of the Pasco City Council Regular Meeting dated
October 15, 2018 and the Special Meeting dated October 29, 2018.
III. FISCAL IMPACT:
IV. HISTORY AND FACTS BRIEF:
V. DISCUSSION:
Page 4 of 123
REGULAR MEETING
MINUTES
PASCO CITY COUNCIL OCTOBER 15, 2018
1
CALL TO ORDER:
The meeting was called to order at 7:00 p.m. by Matt Watkins, Mayor.
ROLL CALL:
Councilmembers present: Ruben Alvarado, Blanche Barajas, Craig Maloney,
Saul Martinez, and Matt Watkins. Excused: Pete Serrano and David Milne.
Staff present: Dave Zabell, City Manager; Stan Strebel, Deputy City Manager;
Leland Kerr, City Attorney; Steve Worley, Public Works Director; Rick White,
Community & Economic Development Director; Richa Sigdel, Finance Director;
Zach Ratkai, Administrative & Community Services Director; Bob Metzger,
Police Chief; Ed Dunbar, Deputy Fire Chief; Mary Heather Ames, Senior
Engineer.
The meeting was opened with the Pledge of Allegiance.
CONSENT AGENDA:
Approval of Minutes
To approve the minutes of the Pasco City Council Meeting dated October 1,
2018.
Bills and Communications
To approve claims in the total amount of $3,129,012.39 ($1,826,730.50 in Check
Nos. 224944-225282; $503,213.35 in Electronic Transfer Nos. 822296, 822336-
822340, 822387-822388, 822405; $33,067.98 in Check Nos. 52226-52257;
$762,110.12 in Electronic Transfer Nos. 30125664-30126191; $3,890.44 in
Electronic Transfer Nos. 521-525).
To approve bad debt write-off for Utility Billing, Ambulance, Cemetery, General
Accounts, Miscellaneous Accounts, and Municipal Court (non-criminal,
criminal, and parking) accounts receivable in the total amount of $220,105.38
and, of that amount, authorize $134,018.53 to be turned over for collection.
Lodging Tax Advisory Committee Recommendations
To approve the allocation of 2019 Lodging Tax receipts as recommended by the
Lodging Tax Advisory Committee as shown in the minutes of August 21, 2018.
MOTION: Mr. Maloney moved to approve the Consent Agenda as read. Ms.
Barajas seconded. Motion carried by unanimous Roll Call vote.
PROCLAMATIONS AND ACKNOWLEDGEMENTS:
Mr. Zabell introduced Griselda Garcia, Senior Accountant, a new hire for the
Finance Department formerly with the State Auditor's Office.
VISITORS - OTHER THAN AGENDA ITEMS:
• Antonio Costa, Local 59 member, hopes the City will utilize area
contractors for the Lewis Street Overpass project.
Page 5 of 123
REGULAR MEETING
MINUTES
PASCO CITY COUNCIL OCTOBER 15, 2018
2
• Jerry Hammond - Journeyman Carpenter and resident since 1959 also
commented on supporting local workers.
REPORTS FROM COMMITTEES AND/OR OFFICERS:
Verbal Reports from Councilmembers
• Mr. Martinez attended the Lewis Street Overpass Open House. Great
turnout. Also attended the Open House for the Argent Fire Station.
Attended the AWC Meeting Thursday night regarding local and regional
issues including mental health.
• Mr. Maloney attended the Ruckelshaus meeting last Tuesday for updates
to planning framework.
• Ruben Alvarado also attended the AWC Meeting. It was encouraging to
have all the Pasco representation there. Also, he was at the BFCOG
Policy Advisory Committee Meeting where they reviewed the
transportation improvement program.
• Ms. Barajas attended the AWC Meeting and liked the positive feedback.
• Mr. Watkins commented that at the Benton Franklin Transit Meeting the
recent demo routes were exceeding expectations.
HEARINGS AND COUNCIL ACTION ON ORDINANCES AND RESOLUTIONS
RELATING THERETO:
Special Permit Appeal: Mor-Stor Mini Storage Expansion in a C-1 Zone
(MF# APPL 2018-002)
MOTION: Mr. Maloney moved to continue the Closed Record Hearing to the
November 19, 2018 Regular Council Meeting. Mr. Martinez seconded. Motion
carried unanimously.
ORDINANCES AND RESOLUTIONS NOT RELATING TO HEARINGS:
Special Permit: Location of Wireless Communication Facilities in a C-1
Zone (MF# SP 2018-008)
MOTION: Mr. Maloney moved to approve Resolution No. 3867, granting a
special permit for the location of wireless communication facilities at 115 South
10th Avenue. Ms. Barajas seconded. Motion carried by unanimous Roll Call
vote.
Boating Facilities Program Grant - Authorizing Resolution
MOTION: Mr. Maloney moved to approve Resolution No. 3869, authorizing
the Administrative & Community Services Director to act as the authorized
representative/agent on behalf of our organization and to legally bind our
organization with respect to the above project for which we seek grant funding
assistance managed through the Recreation and Conservation Office. Mr.
Martinez seconded. Motion carried unanimously.
Final Project Acceptance - 2017 Trail Rehabilitation
MOTION: Mr. Maloney moved to adopt Resolution No. 3870, accepting work
performed by Arrow Concrete and Asphalt Specialties, Inc., under contract for
the 2017 Trail Rehabilitation project. Mr. Alvarado seconded. Motion carried
unanimously.
Page 6 of 123
REGULAR MEETING
MINUTES
PASCO CITY COUNCIL OCTOBER 15, 2018
3
Final Project Acceptance - WWTP Immediate Needs Electrical
Improvements
MOTION: Mr. Maloney moved to adopt Resolution No. 3871, accepting work
performed by Northpoint Electrical Contracting, Inc., under contract for the
WWTP Immediate Needs Electrical Improvements project. Ms. Barajas
seconded. Motion carried unanimously.
UNFINISHED BUSINESS:
Electronic Traffic Control
Rick Willing with Redflex, Inc., gave a presentation on Electronic Traffic
Control and answered Council questions. Council did not make a motion to
approve the Redflex Contract to allow staff to make further adjustments. It will
be brought back for consideration at a future meeting.
MISCELLANEOUS DISCUSSION:
Mr. Zabell attended the Ruckelshaus Meeting with Jacob Gonzalez, Senior
Planner. It was well facilitated. He also complimented wastewater treatment
plant staff on their fourth year of perfect compliance with the Department of
Ecology.
ADJOURNMENT:
There being no further business, the meeting was adjourned at 8:44 p.m.
PASSED AND APPROVED this 5th day of November 2018.
APPROVED: ATTEST:
Matt Watkins, Mayor Daniela Erickson, City Clerk
Page 7 of 123
SPECIAL MEETING
MINUTES
PASCO CITY COUNCIL OCTOBER 29, 2018
1
CALL TO ORDER:
The meeting was called to order at 7:00 p.m. by Matt Watkins, Mayor.
ROLL CALL:
Councilmembers present: Ruben Alvarado, Craig Maloney, David Milne, Pete
Serrano, and Matt Watkins. Excused: Blanche Barajas and Saul Martinez.
Staff present: Dave Zabell, City Manager; Eric Ferguson, Acting City Attorney;
Steve Worley, Public Works Director; Rick White, Community & Economic
Development Director; Richa Sigdel, Finance Director; Zach Ratkai,
Administrative & Community Services Director; Bob Metzger, Police Chief and
Bob Gear, Fire Chief.
The meeting was opened with the Pledge of Allegiance.
HEARINGS AND COUNCIL ACTION ON ORDINANCES AND RESOLUTIONS
RELATING THERETO:
2019 Ad Valorem Tax Levy
Council and Staff discussed the details of the options for the 2019 Ad Valorem
Tax Levy
Mayor Watkins declared the public hearing open to consider the 2019 Ad
Valorem Tax Levy.
Jeffrey Robinson, Stephen Bauman and John Cloud all provided public testimony
in favor of the levy.
Following three calls for further comments, Mayor Watkins declared the Public
Hearing closed.
MOTION: Mr. Maloney moved to table the decision on this item until the next
regularly scheduled business meeting. Mr. Milne seconded. Motion carried
unanimously.
ORDINANCES AND RESOLUTIONS NOT RELATING TO HEARINGS:
Pacific Power Franchise Extension
MOTION: Mr. Maloney moved to adopt Ordinance No. 4399, extending the
franchise for Pacific Power Corporation for a period of six months. Mr. Alvarado
seconded. Motion passed unanimously.
NEW BUSINESS:
Bid Award: 1800059 Wastewater Treatment Plant PLC and Controls
Upgrade
MOTION: Mr. Maloney moved to award the Wastewater Treatment Plant
(WWTP) PLC and Controls Upgrade project to Townsend Controls and Electric,
LLC. in the amount of $814,172.48 and, further, authorize the City Manager to
execute the contract documents. Mr. Serrano seconded. Motion passed
unanimously.
Page 8 of 123
SPECIAL MEETING
MINUTES
PASCO CITY COUNCIL OCTOBER 29, 2018
2
Performance of a City Official
MOTION: Mr. Maloney moved to accept the final report by Kenbrio Inc.
reflecting the City Council's corporate view of the City Manager's performance
for the period June 2017 - June 2018 and in recognition a 2% salary increase
effective July 1, 2018. Mr. Alvarado seconded. Motion passed by unanimous
roll call vote.
ADJOURNMENT:
There being no further business, the meeting was adjourned at 8:27 p.m.
PASSED AND APPROVED this 5th day of November 2018.
APPROVED: ATTEST:
Matt Watkins, Mayor Daniela Erickson, City Clerk
Page 9 of 123
AGENDA REPORT
FOR: City Council November 1, 2018
TO: Dave Zabell, City Manager Regular Meeting: 11/5/18
FROM: Richa Sigdel, Director
Finance
SUBJECT: Bills and Communications
I. REFERENCE(S):
Accounts Payable 11.05.18
Bad Debt Write-off/Collection
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
To approve claims in the total amount of $5,084,821($2,477,689.20 in Check Nos.
225283-225671; $1,068,966.27 in Electronic Transfer Nos. 822196-822275, 822279-
822295, 822297-822300, 822302-822330, 822341-822386, 822389-822404, 822409-
822435, 822438-822520, 822547-822548, 822602, 822623-822625; $42,449.55 in
Check Nos.52258-52306; $1,489,898.61 in Electronic Transfer Nos.30126192-
30127239; $5,817.37 in Electronic Transfer Nos. 526-528).
III. FISCAL IMPACT:
IV. HISTORY AND FACTS BRIEF:
V. DISCUSSION:
Page 10 of 123
REPORTING PERIOD:
November 5, 2018
Claims Bank Payroll Bank Gen'l Bank Electronic Bank Combined
Check Numbers 225283-225671 52258-52306
Total Check Amount $2,477,689.20 $42,449.55 Total Checks 2,520,138.75$
Electronic Transfer Numbers 822196-822275 30126192-30127239 526-528
822279--822295
822297-822300
822302-822330
822341-822386
822389-822404
822409-822435
822438-822520
822547-822548
822602
822623-822625
Total EFT Amount $1,068,966.27 $1,489,898.61 $5,817.37 $0.00 Total EFTs 2,564,682.25$
Grand Total 5,084,821.00$
Councilmember
100 600,376.07
110 36,321.68
120 0.00
130 0.00
140 936.27
142 0.00
144 0.00
145 3,189.51
150 42,768.82
160 10,764.97
165 3,455.65
166 72,805.12
170 1,443.77
180 3,037.55
182 0.00
185 1,050.61
188 0.00
189 0.00
190 2,380.97
191 17,843.00
192 0.00
194 51,329.12
195 11,549.49
245 0.00
367 1,254,358.99
410 434,871.34
510 18,723.90
511 2,235.38
515 26,096.27
516 0.00
520 182,525.29
619 0.00
630 2,152.80
690 2,304,604.43
GRAND TOTAL ALL FUNDS:5,084,821.00$
EQUIPMENT RENTAL - REPLACEMENT GOVERNMENTAL
EQUIPMENT RENTAL - REPLACEMENT BUSINESS
MEDICAL/DENTAL INSURANCE
OLD FIRE OPEB
FLEX
PAYROLL CLEARING
EQUIPMENT RENTAL - OPERATING BUSINESS
SPECIAL ASSESSMENT LODGING
LITTER ABATEMENT
REVOLVING ABATEMENT
TRAC DEVELOPMENT & OPERATING
PARKS
ECONOMIC DEVELOPMENT
STADIUM/CONVENTION CENTER
LID
GENERAL CAP PROJECT CONSTRUCTION
UTILITY, WATER/SEWER
EQUIPMENT RENTAL - OPERATING GOVERNMENTAL
RIVERSHORE TRAIL & MARINA MAIN
C.D. BLOCK GRANT
HOME CONSORTIUM GRANT
NSP GRANT
MARTIN LUTHER KING COMMUNITY CENTER
AMBULANCE SERVICE
CEMETERY
ATHLETIC PROGRAMS
GOLF COURSE
SENIOR CENTER OPERATING
MULTI-MODAL FACILITY
SCHOOL IMPACT FEES
STREET OVERLAY
City of Pasco, Franklin County, Washington
We, the undersigned, do hereby certify under penalty of perjury the materials have been furnished, the services rendered or the labor performed as
described herein and the claim is a just, due and unpaid obligation against the city and we are authorized to authenticate and certify to such claim.
Dave Zabell, City Manager Richa Sigdel, Finance Director
We, the undersigned City Councilmembers of the City Council of the City of Pasco, Franklin County, Washington, do hereby certify on this
5th day of October, 2018 that the merchandise or services hereinafter specified have been received and are approved for payment:
Councilmember
SUMMARY OF CLAIMS BY FUND:
GENERAL FUND
STREET
ARTERIAL STREET
The City Council
October 11-October 31, 2018
C I T Y O F P A S C O
Council Meeting of:
Accounts Payable Approved
Page 11 of 123
AGENDA REPORT
FOR: City Council October 23, 2018
TO: Dave Zabell, City Manager Regular Meeting: 11/5/18
FROM: Stan Strebel, Deputy City Manager
Executive
SUBJECT: Downtown Pasco Development Authority Appointments
I. REFERENCE(S):
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
MOTION: I move to appoint the following to positions on the Board of the
Downtown Pasco Development Authority as follows: Claudia Tapia to Position No. 3,
with the expiration date of 12/2020, and Edison Valerio to Position No. 6, with the
expiration date of 12/2022.
III. FISCAL IMPACT:
IV. HISTORY AND FACTS BRIEF:
The Downtown Pasco Development Authority (DPDA) undertakes and facilitates
revitalization efforts in downtown Pasco and oversees the activities and efforts of the
Authority's Executive Director.
The DPDA is composed of seven members; terms are for four years. The Board meets
on the third Thursday of each month at 4:00pm.
V. DISCUSSION:
Three interviews, for the two vacant positions, were conducted at the Workshop
meeting of October 22.
The Mayor requests Council's concurrence in his appointments to the Downtown Pasco
Development Authority, as outlined in the motion above.
Page 12 of 123
AGENDA REPORT
FOR: City Council October 30, 2018
TO: Dave Zabell, City Manager
Rick White, Director
Community & Economic Development
Regular Meeting: 11/5/18
FROM: Darcy Bourcier, Planner I
Community & Economic Development
SUBJECT: Access Easement Vacation: Sedona Apartments (MF# VAC 2018-005)
I. REFERENCE(S):
Proposed Ordinance
Overview Map
Vicinity Map
Exhibit 1
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
CONDUCT PUBLIC HEARING
MOTION: I move to approve Ordinance No. ______, vacating access easements at
1327 North 24th Avenue, and further, authorize publication by summary only.
III. FISCAL IMPACT:
None
IV. HISTORY AND FACTS BRIEF:
The property owner of the Sedona Apartments has petitioned for the vacation of two
access easements on the property addressed 1327 North 24th Avenue. The access
easements in question are being used as an interior driveway and parking lot.
As recommended at the regular meeting on October 1, 2018, Council set November 5,
2018 as the date to consider the proposed vacation in a public hearing.
V. DISCUSSION:
Page 13 of 123
The 20-foot access easements on the property were dedicated to the City in February of
1978. The reasoning behind the dedication is unknown as the easements only serve the
adjacent apartment complex.
Council Resolution 3862 set the hearing to consider the vacation.
Engineering Division staff has reviewed the proposed vacation and has indicated that
there are no utility considerations.
Staff recommends adoption of the proposed vacation ordinance.
Page 14 of 123
1
WHEN RECORDED PLEASE RETURN TO:
City of Pasco
Attn: City Planner
525 North 3rd
Pasco, WA 99301
ORDINANCE NO. __________
AN ORDINANCE VACATING ACCESS EASEMENTS AT 1327 NORTH 24TH
AVENUE
WHEREAS, a qualified petition has been submitted to the City Council of the City of
Pasco requesting vacation of certain access easements within the City of Pasco; and
WHEREAS, from time to time in response to petitions or in cases where it serves the
general interest of the City, the City Council may vacate easements; and
WHEREAS, the vacation process provided in PMC 12.40 requires a title report and an
appraisal of value and compensation unless waived by the City Council; and,
WHEREAS, the vacation in question does not involve street right-of-way and therefore
Council may choose not to require compensation for the vacation; and,
WHEREAS, the access easements proposed for vacation were dedicated to the City of
Pasco in February of 1978. Said easements are being used as an interior driveway and parking lot;
and,
WHEREAS, all steps and procedures required by law to vacate said easements have been
duly taken and performed; NOW, THEREFORE,
THE CITY COUNCIL OF THE CITY OF PASCO, WASHINGTON, DO ORDAIN
AS FOLLOWS:
Section 1. That the two access easements at 1327 North 24th Avenue, or the Sedona
Apartments, as depicted in Exhibit “1” be and the same are hereby vacated.
Page 15 of 123
2
Section 2. That a certified copy of this Ordinance be recorded by the City Clerk of the
City of Pasco in and with the office of the Auditor of Franklin County, Washington.
Section 3. This ordinance shall take full force and effect five (5) days after approval,
passage and publication as required by law.
PASSED by the City Council of the City of Pasco, this _____ day of
____________________, 2018.
_____________________________
Matt Watkins, Mayor
ATTEST: APPROVED AS TO FORM:
_____________________________ ___________________________
Daniela Erickson, City Clerk Leland B. Kerr, City Attorney
Page 16 of 123
City of Pasco, IS Division
OverviewMap Item : Easement Vacation - Sedona ApartmentsApplicant: Knutzen EngineeringFile #: VAC2018-005 ±
SITE
0 150 300 450 60075FeetN 26th AveW Court St
N 22nd AveN 24th AveW Marie St
W Octave StPage 17 of 123
City of Pasco, IS Division
VicinityMap Item : Easement Vacation - Sedona ApartmentsApplicant: Knutzen EngineeringFile #: VAC2018-005 ±
0 60 120 180 24030Feet N 22nd AveN 24th AveW Marie StPage 18 of 123
Exhibit1 Item: Easement Vacation - Sedona ApartmentsApplicant: Knutzen EngineeringFile #: VAC2018-005 ±
0 40 80 120 16020FeetN 24th AveW Marie St
338'
20'
20'
155'Page 19 of 123
AGENDA REPORT
FOR: City Council October 30, 2018
TO: Dave Zabell, City Manager Regular Meeting: 11/5/18
FROM: Rick White, Director
Community & Economic Development
SUBJECT: Annexation and Bonded Indebtedness
I. REFERENCE(S):
Resolution 3403
Proposed Resolution
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
MOTION: I move to approve Resolution _____, concerning annexation and bonded
indebtedness.
III. FISCAL IMPACT:
IV. HISTORY AND FACTS BRIEF:
The Petition Method of annexation requires City Council to determine:
• If the City will accept or modify the boundaries of a proposed annexation as
depicted in a valid petition;
• Whether the City will require simultaneous adoption of zoning; and
• Whether the City will require the annexed properties to assume all or a portion
of existing City indebtedness.
In May of 2012 City Council considered and adopted Resolution 3403 which declared
the City would not require the assumption of existed bonded indebtedness for newly
annexed properties. The adoption of Resolution 3403 established formal recognition of
the City's long standing practice of not requiring past bonded indebtedness on newly
annexed properties.
Resolution 3403 was adopted to preclude the objection to annexation that newly
annexed residents of long established and developed areas would be required to pay a
portion of their property tax to retire bonded indebtedness that they were not able to
Page 20 of 123
vote upon. This policy was largely related to annexation of a large unincorporated and
populated island(s) (commonly referred to as "the doughnut whole") surrounded by
incorporated areas .
Since May of 2012 the City has retired the debts on the then existing bonded
indebtedness concerning the City Hall and Library remodel and the construction of Fire
Station 81.
City Council considered this issue at the Workshop Meeting of September 24 and
October 22, 2018 and concurred that the ability to incur bonded indebtedness for
properties within the Urban Growth Area but not yet incorporated was appropriate.
Council also indicated that the ability to consider the incurrence of bonded
indebtedness on a case specific basis was desired.
V. DISCUSSION:
As the City looks to serve an additional 51,000 residents over the next two decades and
looks to the north for lands to accommodate those numbers that will become part of the
City, it is reasonable to revisit this issue at this time for several reasons:
1. There is no current voted and bonded indebtedness that would apply to newly
annexed properties.
2. At the time Resolution 3403 was adopted, annexations were largely coming
from within developed portions of the "doughnut hole" area, in the future more
will come from newly or undeveloped lands in the NW quadrant of the urban
growth area.
3. Much of the land to the north of the current City limits and west of the airport is
farmland, sparsely populated and will likely be included within the City
amended Urban Growth Area. Annexation and development of these properties
differ from the annexation of long-standing developed areas (like those within
the unincorporated island) in that these properties will develop into new homes,
neighborhoods and commercial facilities populated by new residents that
recently moved to be part of Pasco and will add new demands on public
infrastructure.
4. The long-standing population in the unincorporated islands while having an
impact on City services for decades, do not in themselves create new impacts to
such services as will be the case with development of lands to the northwest.
5. Future bonded indebtedness is a likely possibility going forward and as a
matter of fairness, it seems appropriate for payments of bonded indebtedness be
shared by all residents of the City - as City infrastructure benefits current City
residents and properties not within city limits but within the Urban Growth
Boundaries and residents of any future annexed area.
The proposed Resolution repeals Resolution 3403 and establishes a general policy to
consider bonded indebtedness on a case - specific basis, recognizing that any given
Page 21 of 123
annexation may represent new demands on public infrastructure.
Page 22 of 123
RESOLUTION NO. 3 463
A RESOLUTION Concerning Annexation and Bonded Indebtedness.
WHEREAS, the eventual incorporation of the entire western portion of the city's urban
growth area has been a goal of the city for more than 30 years; and
WHEREAS, the majority of the urban growth area has been incorporated through the
annexation process; and
WHEREAS,the City Council has determined for each annexation over the past 20 years,
that the annexing properties would be exempted from paying the property tax otherwise required
for bonded indebtedness approved by city voters prior to the date of annexation of the subject
properties; and
WHEREAS, the current annexation planning effort has raised the question of whether or
not the city would require payment of existing bonded indebtedness of the city upon annexation
of properties remaining in the urban growth area; and
WHEREAS, the City Council finds it is in the best interest of all concerned to provide a
clear and indisputable answer to the question; NOW, THEREFORE,
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PASCO,
Section 1: That the City Council hereby declares that it will not require any properties
within the current Pasco urban growth area to assume existing bonded indebtedness of the city in
concert with annexation of the respective properties.
PASSED by the City Council of the City of Pasco at its regular meeting this 7th day of
May, 2012.
Og,p0Z•1
Matt Watkins, Mayor
AT ESJ: APPR AS TO FORM:
2
De ra ar , City Clerk Leland B. Kerr, City Attorney
Page 23 of 123
RESOLUTION NO. _________
RESOLUTION OF THE PASCO CITY COUNCIL CONCERNING ANNEXATION AND
BONDED INDEBTEDNESS
WHEREAS, the majority of the Urban Growth Area has been incorporated through the Petition
Method of annexation; and
WHEREAS, the Petition Method of Annexation requires City Council to determine whether a
newly annexed property will be required to assume all or a portion of bonded indebtedness; and
WHEREAS, the City of Pasco does not currently have any existing voter approved bonded
indebtedness; and
WHEREAS, bonded indebtedness is used to finance City infrastructure that benefits both current
and future residents of the City; and
WHEREAS, the Pasco Urban Growth Area contains unincorporated properties that are
substantially developed and located south of Interstate 182 and do not represent significant new demands
on public infrastructure; and
WHEREAS, the Pasco Urban Growth Area also contains unincorporated properties located north
of Interstate 182 which were developed under Franklin County subdivision and development regulations
and properties not yet developed that represent significant new demands on public infrastructure; and
WHEREAS, it is appropriate for bonded indebtedness for the City to be shared by both current
and future City residents; and
WHEREAS, the issue of bonded indebtedness for newly annexed properties should be weighed
against the need to finance public infrastructure that is needed to provide those properties with facilities
that represent urban development standards; and
WHEREAS, the Pasco City Council has the ability to decide upon the incurrence of bonded
indebtedness for annexed properties with each annexation petition received in conformance with the
Petition Method of Annexation;
Now, THEREFORE,
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PASCO:
Section 1.That Resolution 3403 be repealed; and
Section 2.Properties within the Urban Growth Area that have not been incorporated are
generally undeveloped or under-developed and represent new demands on public infrastructure should
annexation and/or urban development occur on those properties; and
Section 3. City Council may require on a case-specific basis the assumption of bonded
indebtedness for annexed properties that represent demands on public infrastructure for which bonded
indebtedness has been incurred.
Page 24 of 123
PASSED by the City Council of the City of Pasco this _____day of _______________, 2018
_____________________________
Matt Watkins
Mayor
ATTEST: APPROVED AS TO FORM:
_____________________________ ___________________________
Daniela Erickson Leland B. Kerr
City Clerk City Attorney
Page 25 of 123
AGENDA REPORT
FOR: City Council October 30, 2018
TO: Dave Zabell, City Manager
Rick White, Director
Community & Economic Development
Regular Meeting: 11/5/18
FROM: Jeff Adams, Associate Planner
Community & Economic Development
SUBJECT: Preliminary Plat: Serrano Heights (MF# PP 2018-007)
I. REFERENCE(S):
Proposed Resolution
Overview Map
Vicinity Map
Preliminary Plat
Report to the Planning Commission Dated: 7/19/2018, 8/16/2018 and 9/20/2018
Planning Commission Minutes Dated: 7/19/2018, 8/16/2018 and 9/20/2018
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
MOTION: I move to approve Resolution No. _____, approving the Preliminary Plat
for Serrano Heights
III. FISCAL IMPACT:
None
IV. HISTORY AND FACTS BRIEF:
The Planning Commission conducted a public hearing on July 19, which was reopened
on August 16, and then continued to September 20, 2018 to develop a recommendation
for the City Council on the preliminary plat for Serrano Heights. The proposed plat is
located between Road 68 to the east and proposed Elementary School #16 and
Riverhawk Pointe II to the west.
Following the hearing, the Planning Commission determined that with conditions, the
preliminary plat should be recommended for approval. The recommended conditions
are contained in the attached resolution.
Page 26 of 123
No written appeal of the Planning Commission's recommendation has been received.
This item went before City Council on October 1st, but was pulled from the agenda at
the applicant's request and Council voted unanimously to table the item to a later date.
V. DISCUSSION:
The proposed plat contains approximately 38.1 acres that will be divided into 109 lots.
The lots range in size from 7,306 square feet to 25,977 square feet in size. The average
lot size for the plat will be 9,810 square feet.
If approved, the developer will be responsible for sharing in the construction of Chapel
Hill Boulevard to the north along with improvements for Road 76. Road 76 will
become a collector arterial street that will connect south of the irrigation canal to
Argent Road, and the developer will be responsible for developing a portion of the
canal crossing for Road 76. A Local Improvement District (LID) has been formed for
the construction of Chapel Hill Boulevard.
Page 27 of 123
RESOLUTION NO.______
A RESOLUTION APPROVING A PRELIMINARY PLAT
FOR SERRANO HEIGHTS.
WHEREAS, RCW 58.17 enables the City to uniformly administer the process of subdividing
property for the overall welfare of the community; and,
WHEREAS, owners and developers of property situated on Lot 4 of Record Survey 1847849
in Section 16, Township 9 North, Range 29 East, WM., have requested approval of a preliminary
plat; and,
WHEREAS, the Planning Commission held a public hearing on the proposed Serrano
Heights plat and developed findings related thereto and said findings are hereby adopted by the City
Council; and,
WHEREAS, following a public hearing, the Planning Commission found the proposed plat
promoted the general welfare of the community and recommended said preliminary plat be
approved with conditions; NOW THEREFORE,
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PASCO:
That the preliminary plat for Serrano Heights located on Lot 4 of Record Survey 1847849 in
Section 16, Township 9 North, Range 29 East, WM., is hereby approved with the following
conditions:
1. No utility vaults, pedestals, or other obstructions will be allowed at street intersections.
2. All corner lots and other lots that present difficulties for the placement of yard fencing shall
be identified in the notes on the face of the final plat(s).
3. The developer shall install common "Estate" type fence/wall six -feet in height along Chapel
Hill Boulevard and Road 76 as a part of the infrastructure improvements associated with the
plat. The fence/wall must be constructed of masonry block. A fencing detail must be
included on the subdivision construction drawings. 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 &
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
Page 28 of 123
prior to installation. Water usage for City right-of-way landscaping shall come from a source
approved by the City of Pasco with the connection and meter fees paid for by the developer.
5. The sidewalks on Road 76 and Chapel Hill Boulevard shall be offset to accommodate the
planting strip required in Number 4 above.
6. The developer/builder shall pay the City a "common area maintenance fee" of $475 per lot
upon issuance of building permits for homes. These funds shall be placed in a fund and used
to finance the maintenance of arterial boulevard strips. The City shall not accept
maintenance responsibility for the landscaping abutting said streets until such time as all
fees are collected for each phase that abut said streets.
7. Lots abutting Road 76 and Chapel Hill Boulevard shall not have direct access to said streets.
Access shall be prohibited by means of deed restrictions and/or statements on the face of the
final plat(s).
8. The final plat(s) shall contain a 10-foot utility easement parallel to all streets unless
otherwise required by the Franklin County PUD.
9. The owner/developer is responsible for one quarter of the cost of installing the Road 76
canal crossing, but based upon the need to connect to Argent Road, may be required to build
the crossing at the time of the development with the expectation of reimbursement through a
future latecomer’s agreement. This contribution shall be in the form a cash deposit to the
City in an amount determined by the City Engineer to 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. The formation and approval of
an LID for these improvements shall be deemed sufficient for the fulfilment of this
condition.
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. The
formation, approval of and participation in an LID for these improvements shall be deemed
sufficient for the fulfilment of the Chapel Hill Boulevard portion of this condition
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 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; construction of a roundabout at Road 76 and Chapel Hill, construction of a
Page 29 of 123
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. The formation, approval of and participation in an
LID for Chapel Hill Boulevard shall be deemed sufficient for the fulfilment of this
condition.
12. The developer shall provide the necessary right-of-way at the southeast corner of Road 76
and Chapel Hill Boulevard for a roundabout at said intersection.
13. The final plat(s) shall contain the following Franklin County Public Utility District
statement: "The individual or company making improvements on a lot or lots of this Plat is
responsible for providing and installing all trench, conduit, primary vaults, secondary
junction boxes, and backfill for the PUD's primary and secondary distribution system in
accordance with PUD specifications; said individual or company will make full advance
payment of line extension fees and will provide all necessary utility easements prior to PUD
construction and/or connection of any electrical service to or within the plat."
Passed by the City Council of the City of Pasco this ______ day of November, 2018.
__________________________
Matt Watkins, Mayor
ATTEST: APPROVED AS TO FORM:
_________________________ _____________________________
Daniela Erickson, City Clerk Leland B. Kerr, City Attorney
Page 30 of 123
OverviewMapItem: Serrano Heights Preliminary PlatApplicant: RP DevelopmentFile #: PP 2018-007SITE0 500 1000 1500 2000FeetPage 31 of 123
VicinityMapItem: Serrano Heights Preliminary PlatApplicant: RP DevelopmentFile #: PP 2018-007SITE0 300 600 900 1200FeetPage 32 of 123
318,671 SF488,954 SF399,062 SF388,979 SF378,976 SF368,976 SF358,792 SF348,976 SF339,551 SF328,976 SF3010,144 SF4211,567 SF448,954 SF458,954 SF468,954 SF478,954 SF499,895 SF518,503 SF6411,146 SF5711,406 SF568,503 SF558,503 SF548,543 SF538,503 SF528,503 SF5011,186 SF5811,158 SF599,568 SF609,592 SF619,718 SF629,592 SF1920,570 SF189,728 SF1710,278 SF1611,869 SF1512,852 SF1413,562 SF139,346 SF,9999979 SSSSSSSSF4113,856 SF66SF4011,295 SF439,455 SF639,546 SF238,580 SF248,580 SF258,580 SF268,580 SF278,580 SF2011,280 SF288,580 SF218,580 SF2911,405 SF228,580 SF8555558L=44.4'L=2 4.9'73.0'110.0'55.8'L=37.5'13.8'L=34.4'19.5'78.0'78.0'110.0'78.0'78.0'110.0'78.0'78.0'110.0'78.0'78.0'110.0'78.0'78.0'110.0'78.0'78.0'110.0'78.0'78.0'110.0'78.0'78.0'110.0'17.5'119.8'127.5'L=61.0'136.9'60.2'69.0'83.7'L=91.0'120.0'L=30.6'40.0'L=31.4'58.0'L=29.4'97.6'L=45.0'L=19.9 'L=52.6'133.4'88.7'L =5 6 .8'134.4'L=48.1'163.5'L=51.6'L=41.8'L=141.2'91.6'L=51.4'91.6'L=115.4'110.0'L=9.5'L=1 4 .2'57.1'L=39.0'L=6.0'98.3'19.4'59.4'110.0'8.6'L=22.7'110.0'86.4'38.9'48.3'110.0'87.2'29.0'58.2'110.0'88.3'19.1'69.3'110.0'87.2'8.0'77.7'1.5'75.8'11.2'110.0'87.0'66.1'36.2'26.6'L=103.0'L=28 .5
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T.CHAPEL HILL BLVD.E. NORTH CT.EXISTING 100' EASMENT117-510-039RIVERHAWK POINTE II PRELIMINARY PLATSERRANO HEIGHTS SUBDIVISIONLOCATED IN THE SE 1/4 OF SECTION 16, T 9 N, R 29 E OF THE WILLAMETTE MERIDIANPROPERTY BOUNDARY AND TOPOGRAPHICSURVEY PROVIDED BY HDJ, A DIVISION OF PBS,2017.BASIS OF BEARING IS: NAD83/91 WASHINGTON STATEPLANE, SOUTH ZONE HOLDING THE COORDINATES FORPOINT 1507 PER RECORD OF SURVEY NO. 3774, BEING ABRASS CAP IN CASE AT THE SOUTHWEST CORNER OFSECTION 16, T9N, R29E, W.M., LOCATED AT THEINTERSECTION OF ARGENT ROAD AND ROAD 84. THENGVD29 ELEVATION OF 390.12 AS LISTED BY CITY OF PASCO(PSI #53-16) FORTHIS MONUMENT WAS HELD.VERTICAL DATUM IS CITY OF PASCO DATUM, PSI10-33, ELEV: 357.65TAX ID # OF SUBJECT PARCEL: 117-510-036COMPREHENSIVE PLAN DESIGNATION: LOW-DENSITY RESIDENTIALLAND USE ZONING DESIGNATION: R-1 LOW DENSITY RESIDENTIALCURRENT PROPERTY USE: AGRICULTURALTOTAL PARCEL AREA:38.1 Ac, 1,659,196 SFPHASE 1: 23 LOTSPHASE 2: 37 LOTSPHASE 3: 49 LOTSTOTAL LOTS: 109AVERAGE LOT SIZE: 9,810 SFMIN. LOT SIZE: 7,306 SF (LOT 82)LARGEST LOT SIZE: 25,977 SF (LOT 109)R/W AREA: 346,375 SFANTICIPATED TO BEGIN CONSTRUCTION SPRING2019 AND COMPLETE BY 2023, DEPENDANT UPONMARKET CONDITIONS.PUBLIC STREETS, UTILITIES, AND STORMWATERPUBLIC STREETS WILL BE CONSTRUCTED TO CITYOF PASCO STANDARD 3-2A, LOCAL ACCESSSTREETS AND CUL-DE-SAC BULB. THIS SECTIONINCLUDES CURBS, GUTTERS, AND SIDEWALKS.CITY POTABLE WATER, IRRIGATION, ANDSANITARY SEWER WILL BE EXTENDED TO EACHLOT WITHIN THE PLAT. FIRE HYDRANTS WILL BEINSTALLED AND LOCATED PER THEREQUIREMENTS OF THE CITY FIRE CHIEF.SANITARY SEWER EXISTS WITHIN AN EASEMENTTHROUGH THIS PROJECT AND WILL BE UTILIZEDTO SERVE THIS PROJECT.STORMWATER RUNOFF WILL BE COLLECTEDFROM PUBLIC STREETS AND DISPOSED OF,ONSITE, IN LOCALIZED SUBSURFACEINFILTRATION SYSTEMS.STREET LIGHTS WILL BE INSTALLED PER THE CITYOF PASCO STANDARDS.PROPERTY AND PLAT STATISTICSLEGENDLOT #LOT TOTAL AREARESIDENTIALRIVER...ADJACENT USEADJACENT SUBDIVISION NAME117-510-033CO TAX ID #UNDEVELOPED(COMMERCIAL)30'30'30'30'117-510-167EXTG 10"IRRIGATIONPROP
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FCID CANALFCID CANALEXISTING 50'CANAL ROWEXISTING 20'EASEMENT(RESIDENTIAL)(RESIDENTIAL)ROAD 76EXISTING IRRIGATIONPIVOTCHIAWANA PLACE PRELIMINARY PLAT117-510-037CHIAWANA HIGH SCHOOL117-590-010EXISTING 75'GAS EASEMENPROPERTY BOUNDARYPROPERTY BOUNDARYPROPERTY BOUNDARYCHAPEL HILL BLVD.30'30'30'30'30'30'30'30'30'110.0110 0110 0110 030'66R55'R55'R55'40'PROPERTY BOUNDARYAAAAAAAAAARARRRRRRRYRYRYYYYYYYY30'0'0000000030'EXISTING 30'EASEMENTEXISTING 24" SAN. SEWEREXISTING 24" SAN. SEWEREXISTING 30'G330GEASEMENTVICINITY MAP1" = 2,000'±RD 76RD 72RD 80ARGENT RD.I-182RD 84RD 68BURDEN BLVD.HILL BLVD.CHAPELLSITEEUNDEVELOPED(COMMERCIAL)UNDEVELOPED(OFFICE)40'UTILESMT7/25/18SSSSSSSTTTTTTJOEREERTSIGEGRE38322NELANOISSEFORPPPPPPPPPP
Page 33 of 123
1
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
BACKGROUND
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.
Page 34 of 123
2
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead
agency for this project. An environmental determination will be made
after the public hearing for this project. A Determination of Non-
Significance or Mitigated Determination of Non-Significance is likely for
this application (WAC 197-11-355).
ANALYSIS
The project site is located south and west of property held in trust by the
Department of Natural Resources (DNR), who expects to lease their land to
commercial developers. Also to the east is the Valley View Addition, which is
located in a County island and is built out with single-family homes. The
property to the south has been preliminarily platted as the Chiawana Place
subdivision and is zoned at a lower density (R-S-1; 10,000 square foot
minimum lot size) as a transition between the R-1 on site and the lower density
(RS-20) county areas to the south. Property directly to the west will be
developed with future phases of the Riverhawk Pointe II subdivision, and
further west along Massey Drive will be the Pasco School District Elementary
School #16. The site was part of the Road 68 DNR property which sold off a few
years ago. The applicant is seeking preliminary plat approval in preparation for
the development of a single-family subdivision.
The site was initially designated for low-density residential development under
the 1982 Comprehensive Plan and again under the 1995 Plan and the updated
Plan of 2008. The property is zoned R-1 (Low Density Residential).
The proposed plat will provide additional lots within the Urban Growth Area
(UGA) for single-family homes consistent with the Comprehensive Plan. The old
DNR site is one of the few large remaining areas within the UGA to be
developed. The proposed plat can be considered an infill development on
property that was passed over during the time most of the I-182 Corridor was
developed.
The proposed plat was originally part of a larger parcel that extended easterly
from Road 84 to the west boundary of Valley View Addition. Improvement of
portions of Chapel Hill Boulevard to the north will be the responsibility of the
developer of the proposed plat along with improvements for Road 76 and Valley
View Place. Road 76 will become a collector arterial street that will connect
south of the irrigation canal to Argent Road. As such the developer will be
responsible for developing a portion of the canal crossing for Road 76.
LOT LAYOUT: The proposed plat contains 104 residential lots. The lots vary in
size from 8,154 to 20,571 square feet. The average lot size is 10,186 square
feet. The proposal is consistent with the density requirements of the R-1 zoning
on the site and the R-S-1 zoning to the south. The minimum lot size for the R-1
zone is 7,200 square feet.
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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:"
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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
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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.
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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.
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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
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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
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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.
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2. All corner lots and other lots that present difficulties for the placement of
yard fencing shall be identified in the notes on the face of the final
plat(s).
3. The developer shall install common "Estate" type fence/wall six-feet in
height along Chapel Hill Boulevard and Road 76 as a part of the
infrastructure improvements associated with the plat. The fence/wall
must be constructed of masonry block. A fencing detail must be included
on the subdivision construction drawings. An approved vision triangle at
the intersection of streets will be required. Following construction of the
masonry fence/wall the City may make repairs or replace the fencing as
needed. Property owners adjoining said fence shall be responsible for
payment of all costs associated with maintenance and upkeep of the
fence/wall. These fencing requirements shall be noted clearly on the face
of the final plat(s). A concrete mow strip shall be installed under any
common fence as directed by the City Parks Division and shall be
approved by the Parks Department prior to installation.
4. Excess right-of-way along Road 76 and Chapel Hill Boulevard must be
landscaped. Said landscaping shall include irrigation, turf, and trees.
Trees shall be planted at 50 foot intervals. The species of the trees will be
determined by the Parks Department. All landscaping and irrigation
plans shall be reviewed and approved by the Parks Department prior to
installation. Water usage for City right-of-way landscaping shall come
from a source approved by the City of Pasco with the connection and
meter fees paid for by the developer.
5. The sidewalks on Road 76 and Chapel Hill Boulevard shall be offset to
accommodate the planting strip required in Number 4 above.
6. The developer/builder shall pay the City a "common area maintenance
fee" of $475 per lot upon issuance of building permits for homes. These
funds shall be placed in a fund and used to finance the maintenance of
arterial boulevard strips. The City shall not accept maintenance
responsibility for the landscaping abutting said streets until such time as
all fees are collected for each phase that abut said streets.
7. Lots abutting Road 76 and Chapel Hill Boulevard shall not have direct
access to said streets. Access shall be prohibited by means of deed
restrictions and/or statements on the face of the final plat(s).
8. The final plat(s) shall contain a 10-foot utility easement parallel to all
streets unless otherwise required by the Franklin County PUD.
9. The owner/developer is responsible for one quarter of the cost of
installing the Road 76 canal crossing, but based upon the need to
connect to Argent Road, may be required to build the crossing at the time
of the development with the expectation of reimbursement through a
future latecomer’s agreement. This contribution shall be in the form a
cash deposit to the City in an amount determined by the City Engineer to
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ensure the completion of the canal crossing. Said deposit must be
accompanied by a signed development agreement ensuring the
developer's full proportionate share of the crossing is covered in the event
the initial deposit falls short of the final construction costs. The owner/
developer must sign a non-protest agreement to the formation of an LID
to cover the cost of the share of the canal crossing. Said non-protest
agreement may also include the development's share of the required
Road 76 improvements. The non-protest agreement shall be recorded,
run with the property and be binding upon successors in the property
ownership and must be executed within 10 days of Preliminary Plat
approval by City Council.
10. The owner/developer must sign a non-protest agreement to the
formation of an LID for the construction of Chapel Hill Boulevard and/or
Road 76. The non-protest agreement shall be recorded, run with the
property and be binding upon successors in the property ownership and
must be executed within 10 days of Preliminary Plat approval by City
Council.
11. The developer shall prepare a traffic study in accordance with standard
practices—the scope and results of which must be approved by the City.
The study must consider impacts both with and without a Chapel Hill
Boulevard connection to Road 68. The cumulative impacts of the
proposed subdivision must be considered on the capacity of the
intersections of Road 76 and Argent Road, Massey Drive/Valley View
Court and Road 68, Chapel Hill Boulevard and Road 68, and Road 68
and Argent at minimum. The Traffic study must recommend necessary
improvements to address capacity issues and the efficient diffusion of
traffic through the neighborhood. These recommendations may include
participation in the installation of a traffic signal at Argent/Road 76;
installation of a traffic signal at Massey Drive/Valley View Court and
Road 68; construction of a roundabout at Road 76 and Chapel Hill,
construction of a canal crossing as identified in condition #9 above, and
any other mitigation efforts outlined by the results of said traffic study.
The results and recommendations of the traffic study—once approved by
the City—shall become conditions upon the preliminary plat and must be
implemented prior to final plat approval.
12. The developer shall provide the necessary right-of-way at the southeast
corner of Road 76 and Chapel Hill Boulevard for a roundabout at said
intersection.
13. The final plat(s) shall contain the following Franklin County Public Utility
District statement: "The individual or company making improvements on
a lot or lots of this Plat is responsible for providing and installing all
trench, conduit, primary vaults, secondary junction boxes, and backfill
for the PUD's primary and secondary distribution system in accordance
with PUD specifications; said individual or company will make full
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advance payment of line extension fees and will provide all necessary
utility easements prior to PUD construction and/ or connection of any
electrical service to or within the plat."
RECOMMENDATION
MOTION: I move to close the hearing on the proposed preliminary plat and
set August 16, 2018 as the date for deliberations and the
development of a recommendation for the City Council.
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OverviewMapItem: Serrano Heights Preliminary PlatApplicant: RP DevelopmentFile #: PP 2018-007SITE0 500 1000 1500 2000FeetPage 46 of 123
VicinityMapItem: Serrano Heights Preliminary PlatApplicant: RP DevelopmentFile #: PP 2018-007SITE0 300 600 900 1200FeetPage 47 of 123
Land UseMapItem: Serrano Heights Preliminary PlatApplicant: RP DevelopmentFile #: PP 2018-007SITE0 300 600 900 1200FeetNew SFResidentialDevelopmentProposedElementarySchoolMH ParkChiawanaHighSchoolVacant--Platted forSF ResidentialDevelopmentVacant--Platted for SFResidentialDevelopmentVacantCommercialMulti-FamilySFDUsSFDUs(County)SFDUsSFDUs (County)SFDUsVac.Vac.FSCommercialPage 48 of 123
ZoningMapItem: Serrano Heights Preliminary PlatApplicant: RP DevelopmentFile #: PP 2018-007SITE0 300 600 900 1200FeetR-1RPC-1C-1R-4R-1RS-20(County)RS-12RS-20 (County)RS-20C-1C-1"O"RS-20RS-1R-3R-3Page 49 of 123
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T.CHAPEL HILL BLVD.E. NORTH CT.EXISTING 100' EASMENT117-510-039RIVERHAWK POINTE II PRELIMINARY PLATSERRANO HEIGHTS SUBDIVISIONLOCATED IN THE SE 1/4 OF SECTION 16, T 9 N, R 29 E OF THE WILLAMETTE MERIDIANPROPERTY BOUNDARY AND TOPOGRAPHICSURVEY PROVIDED BY HDJ, A DIVISION OF PBS,2017.BASIS OF BEARING IS: NAD83/91 WASHINGTON STATEPLANE, SOUTH ZONE HOLDING THE COORDINATES FORPOINT 1507 PER RECORD OF SURVEY NO. 3774, BEING ABRASS CAP IN CASE AT THE SOUTHWEST CORNER OFSECTION 16, T9N, R29E, W.M., LOCATED AT THEINTERSECTION OF ARGENT ROAD AND ROAD 84. THENGVD29 ELEVATION OF 390.12 AS LISTED BY CITY OF PASCO(PSI #53-16) FORTHIS MONUMENT WAS HELD.VERTICAL DATUM IS CITY OF PASCO DATUM, PSI10-33, ELEV: 357.65TAX ID # OF SUBJECT PARCEL: 117-510-036COMPREHENSIVE PLAN DESIGNATION: LOW-DENSITY RESIDENTIALLAND USE ZONING DESIGNATION: R-1 LOW DENSITY RESIDENTIALCURRENT PROPERTY USE: AGRICULTURALTOTAL PARCEL AREA:38.1 Ac, 1,659,196 SFPHASE 1: 24 LOTSPHASE 2: 31 LOTSPHASE 3: 30 LOTSPHASE 4: 19 LOTSTOTAL LOTS: 104AVERAGE LOT SIZE: 10,186 SFMIN. LOT SIZE: 8,154 SF (LOT 28)LARGEST LOT SIZE: 20,571 SF (LOT 12)R/W AREA: 359,350 SFANTICIPATED TO BEGIN CONSTRUCTION SPRING2019 AND COMPLETE BY 2023, DEPENDANT UPONMARKET CONDITIONS.PUBLIC STREETS, UTILITIES, AND STORMWATERPUBLIC STREETS WILL BE CONSTRUCTED TO CITYOF PASCO STANDARD 3-2A, LOCAL ACCESSSTREETS AND CUL-DE-SAC BULB. THIS SECTIONINCLUDES CURBS, GUTTERS, AND SIDEWALKS.CITY POTABLE WATER, IRRIGATION, ANDSANITARY SEWER WILL BE EXTENDED TO EACHLOT WITHIN THE PLAT. FIRE HYDRANTS WILL BEINSTALLED AND LOCATED PER THEREQUIREMENTS OF THE CITY FIRE CHIEF.SANITARY SEWER EXISTS WITHIN AN EASEMENTTHROUGH THIS PROJECT AND WILL BE UTILIZEDTO SERVE THIS PROJECT.STORMWATER RUNOFF WILL BE COLLECTEDFROM PUBLIC STREETS AND DISPOSED OF,ONSITE, IN LOCALIZED SUBSURFACEINFILTRATION SYSTEMS.STREET LIGHTS WILL BE INSTALLED PER THE CITYOF PASCO STANDARDS.PROPERTY AND PLAT STATISTICSLEGENDLOT #LOT TOTAL AREARESIDENTIALRIVER...ADJACENT USEADJACENT SUBDIVISION NAME117-510-033CO TAX ID #UNDEVELOPED(COMMERCIAL)30'30'30'30'30'30'117-510-167EXTG 10"IRRIGATIONPROP
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FCID CANALFCCIDCANALFCID CANALFCIDCCANALEXISTING 50'CANAL ROWEXISTING 20'EASEMENT(RESIDENTIAL)(RESIDENTIAL)ROAD 76EXISTING IRRIGATIONPIVOTCHIAWANA PLACE PRELIMINARY PLAT117-510-037CHIAWANA HIGH SCHOOL117-590-010EXISTING 75'GAS EASEMENPROPERTY BOUNDARYPROPERTY BOUNDARYPROPERTY BOUNDARYCHAPEL HILL BLVD.30'30'30'30'30'30'30'30'30'30'R55'R55'R55'40'PROPERTY BOUNDARY30'0'30'EXISTING 30'EASEMENTEXISTING 24" SAN. SEWEREXISTING 24" SAN. SEWEREXSTNGG 244 SAN. SEWEREXISTING 30'G330XEASEMENTEVICINITY MAP1" = 2,000'±RD 76RD 72RD 80ARGENT RD.I-182RD 84RD 68BURDEN BLVD.HILL BLVD.CHAPELLSITEEUNDEVELOPED(COMMERCIAL)UNDEVELOPED(OFFICE)SSSSSTTTTTTTTTATTJOEREERTSIGEGRE38322ELANOISSEFORPPPPP 5/25/18Page 50 of 123
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Chapel Hill Boulevard Connect Point to NortheastPage 56 of 123
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: PP 2018-007
HEARING DATE: 7/19/2018
ACTION DATE: 8/16/2018
APPLICANT: RP Development
6159 W Deschutes Ave Suite 509
Kennewick WA 99336
BACKGROUND
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.
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6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead
agency for this project. An environmental determination will be made
after the public hearing for this project. A Determination of Non-
Significance or Mitigated Determination of Non-Significance is likely for
this application (WAC 197-11-355).
ANALYSIS
The project site is located south and west of property held in trust by the
Department of Natural Resources (DNR), who expects to lease their land to
commercial developers. Also to the east is the Valley View Addition, which is
located in a County island and is built out with single-family homes. The
property to the south has been preliminarily platted as the Chiawana Place
subdivision and is zoned at a lower density (R-S-1; 10,000 square foot
minimum lot size) as a transition between the R-1 on site and the lower density
(RS-20) county areas to the south. Property directly to the west will be
developed with future phases of the Riverhawk Pointe II subdivision, and
further west along Massey Drive will be the Pasco School District Elementary
School #16. The site was part of the Road 68 DNR property which sold off a few
years ago. The applicant is seeking preliminary plat approval in preparation for
the development of a single-family subdivision.
The site was initially designated for low-density residential development under
the 1982 Comprehensive Plan and again under the 1995 Plan and the updated
Plan of 2008. The property is zoned R-1 (Low Density Residential).
The proposed plat will provide additional lots within the Urban Growth Area
(UGA) for single-family homes consistent with the Comprehensive Plan. The old
DNR site is one of the few large remaining areas within the UGA to be
developed. The proposed plat can be considered an infill development on
property that was passed over during the time most of the I-182 Corridor was
developed.
The proposed plat was originally part of a larger parcel that extended easterly
from Road 84 to the west boundary of Valley View Addition. Improvement of
portions of Chapel Hill Boulevard to the north will be the responsibility of the
developer of the proposed plat along with improvements for Road 76 and Valley
View Place. Road 76 will become a collector arterial street that will connect
south of the irrigation canal to Argent Road. As such the developer will be
responsible for developing a portion of the canal crossing for Road 76.
LOT LAYOUT: The proposed plat contains 104 residential lots. The lots vary in
size from 8,154 to 20,571 square feet. The average lot size is 10,186 square
feet. The proposal is consistent with the density requirements of the R-1 zoning
on the site and the R-S-1 zoning to the south. The minimum lot size for the R-1
zone is 7,200 square feet.
Page 58 of 123
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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:"
Page 59 of 123
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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
Page 60 of 123
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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.
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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.
Page 62 of 123
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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
Page 63 of 123
8
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
Page 64 of 123
9
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.
Page 65 of 123
10
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 &
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
Page 66 of 123
11
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
Page 67 of 123
12
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.
Page 68 of 123
OverviewMapItem: Serrano Heights Preliminary PlatApplicant: RP DevelopmentFile #: PP 2018-007SITE0 500 1000 1500 2000FeetPage 69 of 123
VicinityMapItem: Serrano Heights Preliminary PlatApplicant: RP DevelopmentFile #: PP 2018-007SITE0 300 600 900 1200FeetPage 70 of 123
Land UseMapItem: Serrano Heights Preliminary PlatApplicant: RP DevelopmentFile #: PP 2018-007SITE0 300 600 900 1200FeetNew SFResidentialDevelopmentProposedElementarySchoolMH ParkChiawanaHighSchoolVacant--Platted forSF ResidentialDevelopmentVacant--Platted for SFResidentialDevelopmentVacantCommercialMulti-FamilySFDUsSFDUs(County)SFDUsSFDUs (County)SFDUsVac.Vac.FSCommercialPage 71 of 123
ZoningMapItem: Serrano Heights Preliminary PlatApplicant: RP DevelopmentFile #: PP 2018-007SITE0 300 600 900 1200FeetR-1RPC-1C-1R-4R-1RS-20(County)RS-12RS-20 (County)RS-20C-1C-1"O"RS-20RS-1R-3R-3Page 72 of 123
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'69.3'110.0'70.1'L=16.8'L=33.6'L=85.4'110.0'95.2'90.0'L=3 1.4'75.2'57.1'L=39.0'L=6.0'98.3'19.4'59.4'110.0'8.6'L=22.7'110.0'86.4'38.9'48.3'110.0'87.2'29.0'58.2'110.0'88.3'19.1'69.3'110.0'87.2'8.0'77.7'1.5'75.8'11.2'110.0'87.0'66.1'36.2'26.6'L=103.0'L=28 .5
'L=43.1'9.7'110.0'70.1'L=45.5'L=36.0'L=103.0'110.0'77.3'110.0'77.3'110.0'77.7'110.0'77.3'110.0'77.3'110.0'77.3'98.8'L=2 8.1'15.6'L=25.0'25.0'110.0'37.6'L=16.7'16.1'L=27.5'95.8'63.9'24.8'4.8'74.1'7.3'110.0'81.4'74.3'7.1'110.0'81.4'79.7'1.7'110.0'81.4'79.9'1.5'110.0'81.4'78.4'3.0'110.0'81.4'110.4'81.4'78.6'11.9'69.7'57.0'130.1'L=45.7'33.2'L=109.0'L=27.5'L=55.1'24.6'3.4'25.6'90.0'90.0'L=7.8 '118.3'L=23.5'58.0'L=31.4 '110.0'35.3'L=97.4'110.0'81.6'110.0'81.6'110.0'81.6'110.0'79.9'110.0'81.6'110.0'86.8'110.0'81.6'110.0'78.8'82.1'L=12.0'L=3 6.8'3.4'L=56.3'8.4'6688884466.800TRACT ATRTR4,487 SF42.1'222143.4'64.4'487 487 139.8'PHASEHASSE 2 - 31 LOTSLOT-11SESESS001111PHASE 1 - 24 LOTSPHASE 3 - 30 LOTSPHASE 3 - 30 LOTSPHASE 4 - 19 LOTSSerrano HeightsA project in the City of Pasco, WAPreliminary plat for:May 25, 2018Date:0074.00JF Eng. Job #5220 S. Auburn PlKennewick, WA 99337(509) 551-8174 PHNwww.JFEngineering.proCIVIL ENGINEERINGPROJECT MANAGEMENTPLANNINGENGINEERING, PLLCChecked by: JEFDrawn by: KWETATEOFWASHNG T ON JOHNERICFETTER O L F DEDDREREENIGNELANOIISSEFORP C100Scale V: N/AScale H: 1"=80''C' LANECENTRAL DRIVECENTRAL CT.'D' LANEVALLEY VIEW PLACEVALLEY VIEW PLACE'A' LANE'B' LANENORTH DRIVEW. NO
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T.CHAPEL HILL BLVD.E. NORTH CT.EXISTING 100' EASMENT117-510-039RIVERHAWK POINTE II PRELIMINARY PLATSERRANO HEIGHTS SUBDIVISIONLOCATED IN THE SE 1/4 OF SECTION 16, T 9 N, R 29 E OF THE WILLAMETTE MERIDIANPROPERTY BOUNDARY AND TOPOGRAPHICSURVEY PROVIDED BY HDJ, A DIVISION OF PBS,2017.BASIS OF BEARING IS: NAD83/91 WASHINGTON STATEPLANE, SOUTH ZONE HOLDING THE COORDINATES FORPOINT 1507 PER RECORD OF SURVEY NO. 3774, BEING ABRASS CAP IN CASE AT THE SOUTHWEST CORNER OFSECTION 16, T9N, R29E, W.M., LOCATED AT THEINTERSECTION OF ARGENT ROAD AND ROAD 84. THENGVD29 ELEVATION OF 390.12 AS LISTED BY CITY OF PASCO(PSI #53-16) FORTHIS MONUMENT WAS HELD.VERTICAL DATUM IS CITY OF PASCO DATUM, PSI10-33, ELEV: 357.65TAX ID # OF SUBJECT PARCEL: 117-510-036COMPREHENSIVE PLAN DESIGNATION: LOW-DENSITY RESIDENTIALLAND USE ZONING DESIGNATION: R-1 LOW DENSITY RESIDENTIALCURRENT PROPERTY USE: AGRICULTURALTOTAL PARCEL AREA:38.1 Ac, 1,659,196 SFPHASE 1: 24 LOTSPHASE 2: 31 LOTSPHASE 3: 30 LOTSPHASE 4: 19 LOTSTOTAL LOTS: 104AVERAGE LOT SIZE: 10,186 SFMIN. LOT SIZE: 8,154 SF (LOT 28)LARGEST LOT SIZE: 20,571 SF (LOT 12)R/W AREA: 359,350 SFANTICIPATED TO BEGIN CONSTRUCTION SPRING2019 AND COMPLETE BY 2023, DEPENDANT UPONMARKET CONDITIONS.PUBLIC STREETS, UTILITIES, AND STORMWATERPUBLIC STREETS WILL BE CONSTRUCTED TO CITYOF PASCO STANDARD 3-2A, LOCAL ACCESSSTREETS AND CUL-DE-SAC BULB. THIS SECTIONINCLUDES CURBS, GUTTERS, AND SIDEWALKS.CITY POTABLE WATER, IRRIGATION, ANDSANITARY SEWER WILL BE EXTENDED TO EACHLOT WITHIN THE PLAT. FIRE HYDRANTS WILL BEINSTALLED AND LOCATED PER THEREQUIREMENTS OF THE CITY FIRE CHIEF.SANITARY SEWER EXISTS WITHIN AN EASEMENTTHROUGH THIS PROJECT AND WILL BE UTILIZEDTO SERVE THIS PROJECT.STORMWATER RUNOFF WILL BE COLLECTEDFROM PUBLIC STREETS AND DISPOSED OF,ONSITE, IN LOCALIZED SUBSURFACEINFILTRATION SYSTEMS.STREET LIGHTS WILL BE INSTALLED PER THE CITYOF PASCO STANDARDS.PROPERTY AND PLAT STATISTICSLEGENDLOT #LOT TOTAL AREARESIDENTIALRIVER...ADJACENT USEADJACENT SUBDIVISION NAME117-510-033CO TAX ID #UNDEVELOPED(COMMERCIAL)30'30'30'30'30'30'117-510-167EXTG 10"IRRIGATIONPROP
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Y 117-510-038117-641-062117-641-071EXISTING 75'GAS EASEMENT
FCID CANALFCCIDCANALFCID CANALFCIDCCANALEXISTING 50'CANAL ROWEXISTING 20'EASEMENT(RESIDENTIAL)(RESIDENTIAL)ROAD 76EXISTING IRRIGATIONPIVOTCHIAWANA PLACE PRELIMINARY PLAT117-510-037CHIAWANA HIGH SCHOOL117-590-010EXISTING 75'GAS EASEMENPROPERTY BOUNDARYPROPERTY BOUNDARYPROPERTY BOUNDARYCHAPEL HILL BLVD.30'30'30'30'30'30'30'30'30'30'R55'R55'R55'40'PROPERTY BOUNDARY30'0'30'EXISTING 30'EASEMENTEXISTING 24" SAN. SEWEREXISTING 24" SAN. SEWEREXSTNGG 244 SAN. SEWEREXISTING 30'G330XEASEMENTEVICINITY MAP1" = 2,000'±RD 76RD 72RD 80ARGENT RD.I-182RD 84RD 68BURDEN BLVD.HILL BLVD.CHAPELLSITEEUNDEVELOPED(COMMERCIAL)UNDEVELOPED(OFFICE)SSSSSTTTTTTTTTATTJOEREERTSIGEGRE38322ELANOISSEFORPPPPP 5/25/18Page 73 of 123
318,671 SF488,954 SF399,062 SF388,979 SF378,976 SF368,976 SF358,792 SF348,976 SF339,551 SF328,976 SF3010,144 SF4211,567 SF448,954 SF458,954 SF468,954 SF478,954 SF499,895 SF518,503 SF6411,146 SF5711,406 SF568,503 SF558,503 SF548,543 SF538,503 SF528,503 SF5011,186 SF5811,158 SF599,568 SF609,592 SF619,718 SF629,592 SF1920,570 SF189,728 SF1710,278 SF1611,869 SF1512,852 SF1413,562 SF139,346 SF,9999979 SSSSSSSSF4113,856 SF66SF4011,295 SF439,455 SF639,546 SF238,580 SF248,580 SF258,580 SF268,580 SF278,580 SF2011,280 SF288,580 SF218,580 SF2911,405 SF228,580 SF8555558L=44.4'L=2 4.9'73.0'110.0'55.8'L=37.5'13.8'L=34.4'19.5'78.0'78.0'110.0'78.0'78.0'110.0'78.0'78.0'110.0'78.0'78.0'110.0'78.0'78.0'110.0'78.0'78.0'110.0'78.0'78.0'110.0'78.0'78.0'110.0'17.5'119.8'127.5'L=61.0'136.9'60.2'69.0'83.7'L=91.0'120.0'L=30.6'40.0'L=31.4'58.0'L=29.4'97.6'L=45.0'L=19.9 'L=52.6'133.4'88.7'L =5 6 .8'134.4'L=48.1'163.5'L=51.6'L=41.8'L=141.2'91.6'L=51.4'91.6'L=115.4'110.0'L=9.5'L=1 4 .2'57.1'L=39.0'L=6.0'98.3'19.4'59.4'110.0'8.6'L=22.7'110.0'86.4'38.9'48.3'110.0'87.2'29.0'58.2'110.0'88.3'19.1'69.3'110.0'87.2'8.0'77.7'1.5'75.8'11.2'110.0'87.0'66.1'36.2'26.6'L=103.0'L=28 .5
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T.CHAPEL HILL BLVD.E. NORTH CT.EXISTING 100' EASMENT117-510-039RIVERHAWK POINTE II PRELIMINARY PLATSERRANO HEIGHTS SUBDIVISIONLOCATED IN THE SE 1/4 OF SECTION 16, T 9 N, R 29 E OF THE WILLAMETTE MERIDIANPROPERTY BOUNDARY AND TOPOGRAPHICSURVEY PROVIDED BY HDJ, A DIVISION OF PBS,2017.BASIS OF BEARING IS: NAD83/91 WASHINGTON STATEPLANE, SOUTH ZONE HOLDING THE COORDINATES FORPOINT 1507 PER RECORD OF SURVEY NO. 3774, BEING ABRASS CAP IN CASE AT THE SOUTHWEST CORNER OFSECTION 16, T9N, R29E, W.M., LOCATED AT THEINTERSECTION OF ARGENT ROAD AND ROAD 84. THENGVD29 ELEVATION OF 390.12 AS LISTED BY CITY OF PASCO(PSI #53-16) FORTHIS MONUMENT WAS HELD.VERTICAL DATUM IS CITY OF PASCO DATUM, PSI10-33, ELEV: 357.65TAX ID # OF SUBJECT PARCEL: 117-510-036COMPREHENSIVE PLAN DESIGNATION: LOW-DENSITY RESIDENTIALLAND USE ZONING DESIGNATION: R-1 LOW DENSITY RESIDENTIALCURRENT PROPERTY USE: AGRICULTURALTOTAL PARCEL AREA:38.1 Ac, 1,659,196 SFPHASE 1: 23 LOTSPHASE 2: 37 LOTSPHASE 3: 49 LOTSTOTAL LOTS: 109AVERAGE LOT SIZE: 9,810 SFMIN. LOT SIZE: 7,306 SF (LOT 82)LARGEST LOT SIZE: 25,977 SF (LOT 109)R/W AREA: 346,375 SFANTICIPATED TO BEGIN CONSTRUCTION SPRING2019 AND COMPLETE BY 2023, DEPENDANT UPONMARKET CONDITIONS.PUBLIC STREETS, UTILITIES, AND STORMWATERPUBLIC STREETS WILL BE CONSTRUCTED TO CITYOF PASCO STANDARD 3-2A, LOCAL ACCESSSTREETS AND CUL-DE-SAC BULB. THIS SECTIONINCLUDES CURBS, GUTTERS, AND SIDEWALKS.CITY POTABLE WATER, IRRIGATION, ANDSANITARY SEWER WILL BE EXTENDED TO EACHLOT WITHIN THE PLAT. FIRE HYDRANTS WILL BEINSTALLED AND LOCATED PER THEREQUIREMENTS OF THE CITY FIRE CHIEF.SANITARY SEWER EXISTS WITHIN AN EASEMENTTHROUGH THIS PROJECT AND WILL BE UTILIZEDTO SERVE THIS PROJECT.STORMWATER RUNOFF WILL BE COLLECTEDFROM PUBLIC STREETS AND DISPOSED OF,ONSITE, IN LOCALIZED SUBSURFACEINFILTRATION SYSTEMS.STREET LIGHTS WILL BE INSTALLED PER THE CITYOF PASCO STANDARDS.PROPERTY AND PLAT STATISTICSLEGENDLOT #LOT TOTAL AREARESIDENTIALRIVER...ADJACENT USEADJACENT SUBDIVISION NAME117-510-033CO TAX ID #UNDEVELOPED(COMMERCIAL)30'30'30'30'117-510-167EXTG 10"IRRIGATIONPROP
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Looking NorthPage 75 of 123
Looking EastPage 76 of 123
Looking SouthPage 77 of 123
Looking WestPage 78 of 123
Chiawana HS to the Southwest of SitePage 79 of 123
Chapel Hill Boulevard Connect Point to NortheastPage 80 of 123
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: PP 2018-007
HEARING DATE: 7/19/2018
ACTION DATE: 9/20/2018
APPLICANT: RP Development
6159 W Deschutes Ave Suite 509
Kennewick WA 99336
BACKGROUND
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: 109 single-family lots
Square Footage Range of Lots: 7,306 ft² to 25,977 ft²
Average Lot Square Footage: 9,810 ft²
2. ACCESS: The property is proposed to have access from Chapel Hill
Boulevard, 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.
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6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead
agency for this project. Based on the SEPA checklist, the adopted City
Comprehensive Plan, City development regulations, and other
information, a threshold determination resulting in a Mitigated
Determination of Non-Significance (MDNS) has been issued for this
project under WAC 197-11-158.
ANALYSIS
The project site is located south and west of property held in trust by the
Department of Natural Resources (DNR), who expects to lease their land to
commercial developers. Also to the east is the Valley View Addition, which is
located in a County island and is built out with single-family homes. The
property to the south has been preliminarily platted as the Chiawana Place
subdivision and is zoned at a lower density (R-S-1; 10,000 square foot
minimum lot size) as a transition between the R-1 on site and the lower density
(RS-20) county areas to the south. Property directly to the west will be
developed with future phases of the Riverhawk Pointe II subdivision, and
further west along Massey Drive will be the Pasco School District Elementary
School #16. The site was part of the Road 68 DNR property which sold off a few
years ago. The applicant is seeking preliminary plat approval in preparation for
the development of a single-family subdivision.
The site was initially designated for low-density residential development under
the 1982 Comprehensive Plan and again under the 1995 Plan and the updated
Plan of 2008. The property is zoned R-1 (Low Density Residential).
The proposed plat will provide additional lots within the Urban Growth Area
(UGA) for single-family homes consistent with the Comprehensive Plan. The old
DNR site is one of the few large remaining areas within the UGA to be
developed. The proposed plat can be considered an infill development on
property that was passed over during the time most of the I-182 Corridor was
developed.
The proposed plat was originally part of a larger parcel that extended easterly
from Road 84 to the west boundary of Valley View Addition. Improvement of
portions of Chapel Hill Boulevard to the north will be the responsibility of the
developer of the proposed plat along with improvements for Road 76 and Valley
View Place. Road 76 will become a collector arterial street that will connect
south of the irrigation canal to Argent Road. As such the developer will be
responsible for developing a portion of the canal crossing for Road 76.
LOT LAYOUT: The proposed plat contains 109 residential lots. The lots vary in
size from 7,306 to 25,977 square feet. The average lot size is 9,810 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.
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
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3
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. 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 will be approved by Staff and
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:"
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
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4
has a density of approximately 2.9 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 2.9 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 109
residential building lots, providing an opportunity for the construction of 109
new dwelling units in Pasco.
Adequate Air and Light: The maximum lot coverage limitations, building
height restrictions and building setbacks will assure that adequate movement
of air and light is available to each lot.
Proper Access & Travel: The streets through and adjoining the Plat will be
paved and developed to City standards to assure proper access is maintained
to each lot. Connections to the community will be provided by Road 76, Chapel
Hill Boulevard, and Massey Drive. The Preliminary Plat was submitted to the
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5
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. The
LID has been formed by city Council action; however there is a 30-day protest
period which expires on September 19, 2018.
Valley View Place is currently a dead-end road located in a Franklin County
island off of Road 68 and was 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.
Applicant has adjusted their plat as per Staff recommendation so that Massey
Drive has been re-routed north to connect to future Chapel Hill Boulevard to
avoid a direct connection to Valley View Place.
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.
Low-density residential development is described in the Comprehensive
Plan as two to five dwelling units per acre.
Page 85 of 123
6
The site is zoned R-1 (Low Density Residential).
The developer is proposing approximately 2.9 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.
Per PMC 12.36.050 the developer must extend all utilities to and through
the subject parcel.
Page 86 of 123
7
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 collector 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 costs and dedication of appropriate right-
of-way.
Page 87 of 123
8
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
Comprehensive Plan. The proposed subdivision will provide arterial street
Page 88 of 123
9
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.
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).
Page 89 of 123
10
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 &
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
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
Page 90 of 123
11
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. The formation and approval of an LID for these
improvements shall be deemed sufficient for the fulfilment of this
condition.
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. The formation, approval of and participation in an LID for these
improvements shall be deemed sufficient for the fulfilment of the Chapel
Hill Boulevard portion of this condition
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 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; 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. The formation, approval of and participation
in an LID for Chapel Hill Boulevard shall be deemed sufficient for the
fulfilment of this condition.
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.
Page 91 of 123
12
13. The final plat(s) shall contain the following Franklin County Public Utility
District statement: "The individual or company making improvements on
a lot or lots of this Plat is responsible for providing and installing all
trench, conduit, primary vaults, secondary junction boxes, and backfill
for the PUD's primary and secondary distribution system in accordance
with PUD specifications; said individual or company will make full
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 September 20, 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 September 20, 2018 staff report.
Page 92 of 123
OverviewMapItem: Serrano Heights Preliminary PlatApplicant: RP DevelopmentFile #: PP 2018-007SITE0 500 1000 1500 2000FeetPage 93 of 123
VicinityMapItem: Serrano Heights Preliminary PlatApplicant: RP DevelopmentFile #: PP 2018-007SITE0 300 600 900 1200FeetPage 94 of 123
Land UseMapItem: Serrano Heights Preliminary PlatApplicant: RP DevelopmentFile #: PP 2018-007SITE0 300 600 900 1200FeetNew SFResidentialDevelopmentProposedElementarySchoolMH ParkChiawanaHighSchoolVacant--Platted forSF ResidentialDevelopmentVacant--Platted for SFResidentialDevelopmentVacantCommercialMulti-FamilySFDUsSFDUs(County)SFDUsSFDUs (County)SFDUsVac.Vac.FSCommercialPage 95 of 123
ZoningMapItem: Serrano Heights Preliminary PlatApplicant: RP DevelopmentFile #: PP 2018-007SITE0 300 600 900 1200FeetR-1RPC-1C-1R-4R-1RS-20(County)RS-12RS-20 (County)RS-20C-1C-1"O"RS-20RS-1R-3R-3Page 96 of 123
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'69.3'110.0'70.1'L=16.8'L=33.6'L=85.4'110.0'95.2'90.0'L=3 1.4'75.2'57.1'L=39.0'L=6.0'98.3'19.4'59.4'110.0'8.6'L=22.7'110.0'86.4'38.9'48.3'110.0'87.2'29.0'58.2'110.0'88.3'19.1'69.3'110.0'87.2'8.0'77.7'1.5'75.8'11.2'110.0'87.0'66.1'36.2'26.6'L=103.0'L=28 .5
'L=43.1'9.7'110.0'70.1'L=45.5'L=36.0'L=103.0'110.0'77.3'110.0'77.3'110.0'77.7'110.0'77.3'110.0'77.3'110.0'77.3'98.8'L=2 8.1'15.6'L=25.0'25.0'110.0'37.6'L=16.7'16.1'L=27.5'95.8'63.9'24.8'4.8'74.1'7.3'110.0'81.4'74.3'7.1'110.0'81.4'79.7'1.7'110.0'81.4'79.9'1.5'110.0'81.4'78.4'3.0'110.0'81.4'110.4'81.4'78.6'11.9'69.7'57.0'130.1'L=45.7'33.2'L=109.0'L=27.5'L=55.1'24.6'3.4'25.6'90.0'90.0'L=7.8 '118.3'L=23.5'58.0'L=31.4 '110.0'35.3'L=97.4'110.0'81.6'110.0'81.6'110.0'81.6'110.0'79.9'110.0'81.6'110.0'86.8'110.0'81.6'110.0'78.8'82.1'L=12.0'L=3 6.8'3.4'L=56.3'8.4'6688884466.800TRACT ATRTR4,487 SF42.1'222143.4'64.4'487 487 139.8'PHASEHASSE 2 - 31 LOTSLOT-11SESESS001111PHASE 1 - 24 LOTSPHASE 3 - 30 LOTSPHASE 3 - 30 LOTSPHASE 4 - 19 LOTSSerrano HeightsA project in the City of Pasco, WAPreliminary plat for:May 25, 2018Date:0074.00JF Eng. Job #5220 S. Auburn PlKennewick, WA 99337(509) 551-8174 PHNwww.JFEngineering.proCIVIL ENGINEERINGPROJECT MANAGEMENTPLANNINGENGINEERING, PLLCChecked by: JEFDrawn by: KWETATEOFWASHNG T ON JOHNERICFETTER O L F DEDDREREENIGNELANOIISSEFORP C100Scale V: N/AScale H: 1"=80''C' LANECENTRAL DRIVECENTRAL CT.'D' LANEVALLEY VIEW PLACEVALLEY VIEW PLACE'A' LANE'B' LANENORTH DRIVEW. NO
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T.CHAPEL HILL BLVD.E. NORTH CT.EXISTING 100' EASMENT117-510-039RIVERHAWK POINTE II PRELIMINARY PLATSERRANO HEIGHTS SUBDIVISIONLOCATED IN THE SE 1/4 OF SECTION 16, T 9 N, R 29 E OF THE WILLAMETTE MERIDIANPROPERTY BOUNDARY AND TOPOGRAPHICSURVEY PROVIDED BY HDJ, A DIVISION OF PBS,2017.BASIS OF BEARING IS: NAD83/91 WASHINGTON STATEPLANE, SOUTH ZONE HOLDING THE COORDINATES FORPOINT 1507 PER RECORD OF SURVEY NO. 3774, BEING ABRASS CAP IN CASE AT THE SOUTHWEST CORNER OFSECTION 16, T9N, R29E, W.M., LOCATED AT THEINTERSECTION OF ARGENT ROAD AND ROAD 84. THENGVD29 ELEVATION OF 390.12 AS LISTED BY CITY OF PASCO(PSI #53-16) FORTHIS MONUMENT WAS HELD.VERTICAL DATUM IS CITY OF PASCO DATUM, PSI10-33, ELEV: 357.65TAX ID # OF SUBJECT PARCEL: 117-510-036COMPREHENSIVE PLAN DESIGNATION: LOW-DENSITY RESIDENTIALLAND USE ZONING DESIGNATION: R-1 LOW DENSITY RESIDENTIALCURRENT PROPERTY USE: AGRICULTURALTOTAL PARCEL AREA:38.1 Ac, 1,659,196 SFPHASE 1: 24 LOTSPHASE 2: 31 LOTSPHASE 3: 30 LOTSPHASE 4: 19 LOTSTOTAL LOTS: 104AVERAGE LOT SIZE: 10,186 SFMIN. LOT SIZE: 8,154 SF (LOT 28)LARGEST LOT SIZE: 20,571 SF (LOT 12)R/W AREA: 359,350 SFANTICIPATED TO BEGIN CONSTRUCTION SPRING2019 AND COMPLETE BY 2023, DEPENDANT UPONMARKET CONDITIONS.PUBLIC STREETS, UTILITIES, AND STORMWATERPUBLIC STREETS WILL BE CONSTRUCTED TO CITYOF PASCO STANDARD 3-2A, LOCAL ACCESSSTREETS AND CUL-DE-SAC BULB. THIS SECTIONINCLUDES CURBS, GUTTERS, AND SIDEWALKS.CITY POTABLE WATER, IRRIGATION, ANDSANITARY SEWER WILL BE EXTENDED TO EACHLOT WITHIN THE PLAT. FIRE HYDRANTS WILL BEINSTALLED AND LOCATED PER THEREQUIREMENTS OF THE CITY FIRE CHIEF.SANITARY SEWER EXISTS WITHIN AN EASEMENTTHROUGH THIS PROJECT AND WILL BE UTILIZEDTO SERVE THIS PROJECT.STORMWATER RUNOFF WILL BE COLLECTEDFROM PUBLIC STREETS AND DISPOSED OF,ONSITE, IN LOCALIZED SUBSURFACEINFILTRATION SYSTEMS.STREET LIGHTS WILL BE INSTALLED PER THE CITYOF PASCO STANDARDS.PROPERTY AND PLAT STATISTICSLEGENDLOT #LOT TOTAL AREARESIDENTIALRIVER...ADJACENT USEADJACENT SUBDIVISION NAME117-510-033CO TAX ID #UNDEVELOPED(COMMERCIAL)30'30'30'30'30'30'117-510-167EXTG 10"IRRIGATIONPROP
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FCID CANALFCCIDCANALFCID CANALFCIDCCANALEXISTING 50'CANAL ROWEXISTING 20'EASEMENT(RESIDENTIAL)(RESIDENTIAL)ROAD 76EXISTING IRRIGATIONPIVOTCHIAWANA PLACE PRELIMINARY PLAT117-510-037CHIAWANA HIGH SCHOOL117-590-010EXISTING 75'GAS EASEMENPROPERTY BOUNDARYPROPERTY BOUNDARYPROPERTY BOUNDARYCHAPEL HILL BLVD.30'30'30'30'30'30'30'30'30'30'R55'R55'R55'40'PROPERTY BOUNDARY30'0'30'EXISTING 30'EASEMENTEXISTING 24" SAN. SEWEREXISTING 24" SAN. SEWEREXSTNGG 244 SAN. SEWEREXISTING 30'G330XEASEMENTEVICINITY MAP1" = 2,000'±RD 76RD 72RD 80ARGENT RD.I-182RD 84RD 68BURDEN BLVD.HILL BLVD.CHAPELLSITEEUNDEVELOPED(COMMERCIAL)UNDEVELOPED(OFFICE)SSSSSTTTTTTTTTATTJOEREERTSIGEGRE38322ELANOISSEFORPPPPP 5/25/18Page 97 of 123
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T.CHAPEL HILL BLVD.E. NORTH CT.EXISTING 100' EASMENT117-510-039RIVERHAWK POINTE II PRELIMINARY PLATSERRANO HEIGHTS SUBDIVISIONLOCATED IN THE SE 1/4 OF SECTION 16, T 9 N, R 29 E OF THE WILLAMETTE MERIDIANPROPERTY BOUNDARY AND TOPOGRAPHICSURVEY PROVIDED BY HDJ, A DIVISION OF PBS,2017.BASIS OF BEARING IS: NAD83/91 WASHINGTON STATEPLANE, SOUTH ZONE HOLDING THE COORDINATES FORPOINT 1507 PER RECORD OF SURVEY NO. 3774, BEING ABRASS CAP IN CASE AT THE SOUTHWEST CORNER OFSECTION 16, T9N, R29E, W.M., LOCATED AT THEINTERSECTION OF ARGENT ROAD AND ROAD 84. THENGVD29 ELEVATION OF 390.12 AS LISTED BY CITY OF PASCO(PSI #53-16) FORTHIS MONUMENT WAS HELD.VERTICAL DATUM IS CITY OF PASCO DATUM, PSI10-33, ELEV: 357.65TAX ID # OF SUBJECT PARCEL: 117-510-036COMPREHENSIVE PLAN DESIGNATION: LOW-DENSITY RESIDENTIALLAND USE ZONING DESIGNATION: R-1 LOW DENSITY RESIDENTIALCURRENT PROPERTY USE: AGRICULTURALTOTAL PARCEL AREA:38.1 Ac, 1,659,196 SFPHASE 1: 23 LOTSPHASE 2: 37 LOTSPHASE 3: 49 LOTSTOTAL LOTS: 109AVERAGE LOT SIZE: 9,810 SFMIN. LOT SIZE: 7,306 SF (LOT 82)LARGEST LOT SIZE: 25,977 SF (LOT 109)R/W AREA: 346,375 SFANTICIPATED TO BEGIN CONSTRUCTION SPRING2019 AND COMPLETE BY 2023, DEPENDANT UPONMARKET CONDITIONS.PUBLIC STREETS, UTILITIES, AND STORMWATERPUBLIC STREETS WILL BE CONSTRUCTED TO CITYOF PASCO STANDARD 3-2A, LOCAL ACCESSSTREETS AND CUL-DE-SAC BULB. THIS SECTIONINCLUDES CURBS, GUTTERS, AND SIDEWALKS.CITY POTABLE WATER, IRRIGATION, ANDSANITARY SEWER WILL BE EXTENDED TO EACHLOT WITHIN THE PLAT. FIRE HYDRANTS WILL BEINSTALLED AND LOCATED PER THEREQUIREMENTS OF THE CITY FIRE CHIEF.SANITARY SEWER EXISTS WITHIN AN EASEMENTTHROUGH THIS PROJECT AND WILL BE UTILIZEDTO SERVE THIS PROJECT.STORMWATER RUNOFF WILL BE COLLECTEDFROM PUBLIC STREETS AND DISPOSED OF,ONSITE, IN LOCALIZED SUBSURFACEINFILTRATION SYSTEMS.STREET LIGHTS WILL BE INSTALLED PER THE CITYOF PASCO STANDARDS.PROPERTY AND PLAT STATISTICSLEGENDLOT #LOT TOTAL AREARESIDENTIALRIVER...ADJACENT USEADJACENT SUBDIVISION NAME117-510-033CO TAX ID #UNDEVELOPED(COMMERCIAL)30'30'30'30'117-510-167EXTG 10"IRRIGATIONPROP
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FCID CANALFCID CANALEXISTING 50'CANAL ROWEXISTING 20'EASEMENT(RESIDENTIAL)(RESIDENTIAL)ROAD 76EXISTING IRRIGATIONPIVOTCHIAWANA PLACE PRELIMINARY PLAT117-510-037CHIAWANA HIGH SCHOOL117-590-010EXISTING 75'GAS EASEMENPROPERTY BOUNDARYPROPERTY BOUNDARYPROPERTY BOUNDARYCHAPEL HILL BLVD.30'30'30'30'30'30'30'30'30'110.0110 0110 0110 030'66R55'R55'R55'40'PROPERTY BOUNDARYAAAAAAAAAARARRRRRRRYRYRYYYYYYYY30'0'0000000030'EXISTING 30'EASEMENTEXISTING 24" SAN. SEWEREXISTING 24" SAN. SEWEREXISTING 30'G330GEASEMENTVICINITY MAP1" = 2,000'±RD 76RD 72RD 80ARGENT RD.I-182RD 84RD 68BURDEN BLVD.HILL BLVD.CHAPELLSITEEUNDEVELOPED(COMMERCIAL)UNDEVELOPED(OFFICE)40'UTILESMT7/25/18SSSSSSSTTTTTTJOEREERTSIGEGRE38322NELANOISSEFORPPPPPPPPPP
Page 98 of 123
Looking NorthPage 99 of 123
Looking EastPage 100 of 123
Looking SouthPage 101 of 123
Looking WestPage 102 of 123
Chiawana HS to the Southwest of SitePage 103 of 123
Chapel Hill Boulevard Connect Point to NortheastPage 104 of 123
PLANNING COMMISSION MINUTES
7/19/2018
C. Preliminary Plat Serrano Heights, 109-lots (RP Development)
(MF# PP 2018-007)
Chairwoman Roach read the master file number and asked for comments from staff.
Rick White, Community & 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.
Page 105 of 123
PLANNING COMMISISON MINUTES
8/16/2018
B. Preliminary Plat Serrano Heights, 109 lots (RP Development) (MF#
PP 2018-007) – Continued from July 19, 2018
Meeting
Chairman Myhrum read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the preliminary
plat application for Serrano Heights, 109 lots. This item was continued from the
previous hearing because the applicant did not receive their packet in time for the last
hearing. That has been corrected and the applicant was present. He clarified
discrepancies on the agenda and other places on the number of lots proposed. There
will either be 104 or 109 lots based on street connections and Planning Commission
decision. Staff felt the Planning Commission should look at options to avoid a direct
connection from Valley View Place to Road 68 to prevent any issues with traffic safety
on Road 68 and existing Valley View Place.
Commissioner Portugal asked for clarification on the number of proposed lots.
Mr. White said either 104 or 109 lots depending on what the Planning Commission
decides on street connections.
Stephen Bauman, 5114 Maxim Court, spoke on behalf of his application. He stated
that the preliminary plat will be spelled “Sorano” but they are still working out the
details. Street names will not continue with the river theme because these homes will
be in a different price point than the adjoining neighborhoods so he wishes to have them
stand out. He addressed several issues he had with the approval conditions; one of his
main concerns being the requirement to sign a non-protest agreement to the LID. He
stated that he would not move forward if he is required to sign the agreement – he would
seek legal counsel.
Commissioner Greenaway asked Mr. Bauman if he would like the Planning Commission
to continue the hearing to allow him time to speak with City staff to work out some of
the approval conditions.
Mr. Bauman replied that he was told by staff that wasn’t an option at this point. He
asked the Commissioner where he could go at this point because he felt he has been
burned but the City in the past and was not in agreement of the conditions.
Commissioner Greenaway asked if Mr. Bauman should withdraw his application and
seek legal counsel.
Mr. White replied that the staff recommendation will not change. The DNR properties
are very problematic. The area is completely unserved by access, it has significant
impacts on adjoining and existing street intersections. This is why there is a need for a
Page 106 of 123
traffic study. The City has to cover the bases if the LID is formed or if the LID isn’t
formed. It is unknown at this time. Staff was hoping the LID decision would be made
at this point but it still is not made so the City doesn’t have a lot of options. The City
will not adversely impact public health and safety by funneling traffic onto intersections
that aren’t improved or capable of handling the additional traffic. And the City must
cover all bases in case the LID is the chosen method of addressing traffic concerns. The
non-protest agreement involves the assessment of fees on the participants of the LID.
With each plat that occurs, there will be another 104 or 109 property owners to deal
with. Mr. White said he could clarify the conditions for the Commission or he could pull
examples from other approved plats within the DNR property to provide if the hearing
were continued.
Mr. Bauman stated that he was very clear of the consequences of signing the agreement.
He said it cancels his vote and he regrets signing one on the last plat he did.
Commissioner Portugal asked the applicant if he was withdrawing his application.
Mr. Bauman said he was not willing to accept the plat conditions as they exist since
there were too many unanswered questions and fees he felt he would have to pay for
twice.
Commissioner Portugal asked what options were available in moving forward for the
applicant.
Mr. White said the Commission needs to address the direction they would like to give to
staff. They could approve the plat with the conditions as presented, the hearing could
be continued to allow staff to clarify the conditions or they could recommend staff
prepare findings and facts for denial of the plat.
Commissioner J. Campos stated that as the Planning Commission, it is there job to
make decisions and recommendations based on land usage issues. What was before
them he felt was past that point and he felt they were asked to provide legal counsel
which did not fit their job. The City has made their position clear that they will no t
change their recommendation.
Commissioner Portugal asked the applicant if he would be willing to continue the
hearing to try to work things out with the City or if he wants to withdraw.
Mr. Bauman said he was torn on what needs to happen. He will not sign a non-protest
agreement as he didn’t feel it was fair and if he signed he wouldn’t get a vote in the LID.
Michael Morales, Community & Economic Development Deputy Director, gave
clarification on LID’s. The City would act as a financing instrument to make something
happen. If the developer doesn’t want an LID, they can pay for all the costs themselves.
The vote is right now during this process with one property owner – rather than waiting
five years from now when there are hundreds of property owners who had no idea what
went into constructing that subdivision. This is a standard urban planning practice all
over the country and state. The best way to do an LID is when there is one property
Page 107 of 123
owner.
Mr. Bauman said the he disagreed. He said he was at an impasse because the City has
said they will not budge but neither would he.
Chairman Myhrum offered to continue the hearing at this time.
Commissioner J. Campos said that the Planning Commission has to make a motion
based on what’s in front of them.
Mr. White went over the options one more time for the applicant and Commissioners.
Mr. Bauman asked about the appeal process.
Chairman Myhrum stated that the applicant can appeal whatever decision the Planning
Commission makes.
Mr. Bauman asked what the appeal would do.
Mr. White replied that it would go to a closed record hearing with City Council and they
would make the final decision.
There was further discussion on the options and process.
Commissioner Bowers moved, seconded by Commissioner Campos moved to continue
the hearing and deliberations to the September 20, 2018 meeting. The motion passed
unanimously.
Page 108 of 123
PLANNING COMMISSION MINUTES
9/20/2018
B. Preliminary Plat Serrano Heights, 109 lots (RP Development) (MF#
PP 2018-007) – Continued from August 16, 2018
Meeting
Chairperson Roach read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the continued
preliminary plat application for Serrano Heights. This item has been before the Planning
Commission numerous times. The plat consists of 38 acres, divided into 109 lots. The
applicant had issues with a number of the conditions discussed at the previous hearing
and it was concerning that the applicant was not p resent at the current meeting,
however, they were notified. The biggest factor was the LID for the Chapel Hill Boulevard
Extension. At the time of the previous hearing, the LID was formed by City Council but
there was a 30 day protest period. Since the hearing, the protest period expired and
the there was only roughly 1% opposition so the LID has been approved. Some of the
conditions in the staff report have been changed to reflect the LID and those changes
were discussed. Staff is recommending adoption of the recommendations.
There was dialogue between Chairwoman Roach, Commissioner Bowers, Commissioner
J. Campos and staff pertaining to the updated conditions and the connection of Valley
View Drive.
Mr. White responded to the conditions and addressed the design of the revised plat and
that eliminates Valley View Drive from becoming a thru street to Road 68 due to traffic
safety. The applicant may appeal if they choose.
With no applicant present the public hearing was closed.
Commissioner Myhrum moved, seconded by Commissioner Greenaway, to close the
hearing on the proposed preliminary plat and to adopt findings of fact and conclusions
therefrom as contained in the September 20, 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 Serrano Heights with conditions as listed
in the September 20, 2018 staff report. The motion passed unanimously.
Commissioner Portugal acknowledged that the applicant had mentioned at the previous
hearing changing the spelling of the plat.
Commissioner Campos and Rick White stated that it doesn’t pertain to the approval of
the plat and that it is common for developers to make those changes at the time of the
final plat process.
Page 109 of 123
AGENDA REPORT
FOR: City Council November 2, 2017
TO: Dave Zabell, City Manager Regular Meeting: 11/5/18
FROM: Richa Sigdel, Director
Finance
SUBJECT: 2019 Ad Valorem Tax Levy
I. REFERENCE(S):
Recommended Ad Valorem Tax Ordinance
White Paper on Property Tax Levy
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
MOTION: I move to adopt Ordinance No. ____________, providing for the 2019 Ad
Valorem Tax Levy in the City of Pasco in accordance with State Law and, further,
authorize publication by summary only.
III. FISCAL IMPACT:
Sets the City share of the property tax rate.
IV. HISTORY AND FACTS BRIEF:
As part of the annual budget process, per RCW 84.55.120, cities are required to
conduct a public hearing on General Fund revenue sources for the coming year's
budget, including possible increases in property tax revenues.
Following the hearing, Council may choose to pass an ordinance at the same meeting
authorizing the property tax levy for the ensuing year, consistent with statutory
limitations. State statue limits the property tax rate the City can levy to $3.60 per
$1,000 of assessed valuation. Other general fund revenue includes sales tax, fees and
charges, utility taxes, fines and forfeitures, and transfers. Property tax, however,
requires a public hearing and vote separate from the budget and is the primary focus of
this narrative.
Revenues generated through the City property tax levy represent a major source of
Page 110 of 123
funding for essential government services such as: police, fire, parks, community
development, finance, administration, as well as a significant portion of streets and
other services deemed necessary by the Council through the budget process.
In 2001, the voters approved Initiative 747 limiting the amount taxing districts could
increase the total property tax levy over the previous year by the lesser of 1% or the
Implicit Price Deflator (IPD) without voter approval. In November 2007, that initiative
was challenged and ruled unconstitutional by the Washington State Supreme Court; the
Court's ruling returned the limit to the lesser of 6% or IPD. The Legislature
subsequently placed into law those limits suggested by I-747. The current legal limit is
the lesser of 1% or IPD.
The IPD differs significantly from a regional Consumer Price Index (CPI) in that,
unlike the CPI, the IPD is not based on a fixed basket of goods and services in a region.
The IPD basket spans the nation and is based on changes from year to year with
people's consumption and investment patterns. The IPD figure for the 2019 tax
calculation is 1.0%.
Since final tax levy data has yet to be issued by Franklin County Assessor’s Office,
including information on any increases to State-assessed utilities, the calculations
provided herein are estimates. Furthermore, because the Assessor’s Office is not
allowed to set the levy to exceed what is shown in the City’s budget, we are p roviding
information on both our estimated calculations and the rounded amount to be used for
presentation in the budget.
V. DISCUSSION:
CITY PROPERTY TAX LEVY OPTIONS FOR 2019
Based on the rationale provided within the attached white paper and provided at the
previous City Council Workshop, the City Manager's recommended budget has been
prepared using an estimated property tax levy of $10,491,963, less $179,498.06 to
account for delinquency, and is represented by Option C below.
Option A reflects an estimated increase of $418,928 over the 2018 levy amount. The
proposed increase in property tax revenue is derived by a combination of enacting the
recommended and statutorily allowed 1.0% increase in the City property tax levy, and
an estimated increase in assessed valuation due to new construction and annexation in
2018. The effect of the new construction and annexation adds to the overall assessed
valuation of the City, which in turn serves to reduce the levy rate for 2019 by $0.121
from the $1.746 per $1,000 of assessed valuation in 2018 to $1.625 in 2019.
Option B depicts the amount the City would collect if the Council chose to adopt the
statutorily allowed 1.0% increase, plus an estimated increase due to new construction
and annexation in 2018, and banked capacity of $1,500,000. $1,500,000 is the
estimated debt service cost to relocate and build two fire stations as discussed
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previously. This alternative would increase the levy rate for 2019 by $0.156 per $1,000
of assessed valuation from $1.746 in 2018 to $1.902 in 2019 and facilitate progress of
the Council goal to maintain the recent improvement in the City's community rating by
the Washington State Rating Bureau.
Option C depicts the amount the City would collect if the Council chose to adopt the
statutorily allowed 1.0% increase, plus an estimated increase due to new construction
and annexation in 2018, and the full banked capacity of $1,860,000. This alternative
would increase the levy rate for 2019 by $0.222 per $1,000 of assessed valuation from
$1.746 in 2018 to $1.968 in 2019 and facilitate the progress of Council goals requiring
significant capital investments like fire stations, levee lowering and a community
center.
A more thorough explanation and rationale for the three options is provided in the
attached white paper.
For 2019, the Franklin County Assessor has provided a preliminary City assessed
valuation of $5,422,601,412, which will be used as the basis to calculate the 2019
property taxes. This amount includes new construction of $186,110,300 and an
estimated State-assessed utility of $7,000.
RECOMMENDATION
As staff presented during the October 22, 2018 Council Workshop, Staff recommended
that Council implement Option C explained above.
A Public Hearing was conducted during the Special Meeting held on October 29 ,
2018.
STATUTORY DEADLINE FOR PROPERTY TAX DETERMINATION
Finally, for the Franklin County Assessor to levy property taxes, the City is required to
certify property tax levies with the County by November 30th of each year.
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ORDINANCE NO. ________
AN ORDINANCE of the City of Pasco, Washington, providing for an increase in the
regular property taxes of the City for levy in 2018 and collection in the 2019 tax year;
preserving levy capacity for future years; and providing for related matters.
THE CITY COUNCIL OF THE CITY OF PASCO, WASHINGTON DO ORDAIN
AS FOLLOWS:
§1. Findings and Determinations. The City Council (the “City Council”) of the City of Pasco,
Washington (the “City”), makes the following findings and determinations:
(a) RCW 84.55.120(1) provides that the City Council must hold a public hearing on
revenue sources for the following year’s current expense budget and that the hearing must include
consideration of possible increases in property tax revenues and must be held prior to the time the City
levies the taxes.
(b) RCW 84.55.120(3) provides that the City may not authorize an increase in property tax
revenue from the previous year except by adoption of a separate ordinance or resolution, pursuant to
notice, specifically authorizing the increase in terms of both dollars and percentage.
(c) Pursuant to proper notice, the City Council held a public hearing on October 29, 2018
(the “Hearing”), to consider the City’s 2019 current expense budget and its revenue sources, along with
consideration of possible increases in property tax revenues.
(d) The City’s actual levy amount from the previous year was $8,392,576.
(e) The City has a population that is greater than 10,000.
(f) The City Council, after the Hearing and after duly considering all relevant evidence
and testimony presented, determined that the City requires an increase in property tax revenue from
the previous year, in addition to that resulting from the addition of new construction and improvements
to property, newly constructed wind turbines, solar, biomass and geothermal facilities, if the facilities
are not state assessed, any increase in the value of state-assessed property, any annexations that have
occurred and any refunds made, in order to discharge the expected expenses and obligations of the City
and in its best interest.
§2. Property Tax Increase Authorized. An increase in the regular property tax levy of the
City is authorized for the levy to be collected in the 2019 tax year. The dollar amount of the increase
over the actual levy amount from the previous year is $1,943,883 (one million nine hundred forty-three
thousand eight hundred eighty-three dollars), which is a percentage increase of 23.16% (twenty three
and sixteen one hundredths of one percent) from the previous year. This increase is exclusive of
additional revenue resulting from new construction, improvements to property, any increase in
assessed value due to construction of wind turbine, solar, biomass and geothermal facilities, if the
facilities are not state assessed, any increase in the value of state assessed property, any annexations
that have occurred and any refunds made.
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§3. Transmittal. The City Clerk is authorized and directed to transmit a certified copy of this
ordinance to the Franklin County Assessor on or before November 30, 2018.
§4. General Authorization and Ratification. The City Manager, the Finance Director of the
City, the City Clerk and other appropriate officers of the City, and each of them acting alone, are
authorized and directed to take any action and to execute any document as in their judgment may be
necessary or desirable to effectuate the provisions of this ordinance. All prior actions in furtherance of
and consistent with the terms of this ordinance are ratified and confirmed.
§5. Effective Date. This Ordinance takes effect five (5) days after passage and publication.
Adopted by the City Council of the City of Pasco this ___ day of ____________, 2018.
_____________________________
Matt Watkins
Mayor
ATTEST: APPROVED AS TO FORM:
_____________________________ ___________________________
Daniela Erickson Leland B. Kerr
City Clerk City Attorney
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Introduction
Council has been briefed previously on the need to replace Fire Stations 83 and
temporary Station 84, along with possible funding alternatives. To summarize, relocation
of Fire Station 83 to the vicinity of Road 68 and Sandifur Parkway will significantly lessen
response times to homes and businesses within the station service area and
accommodate for response times within adopted standards for the developing areas in
the Road 100 area. While the repurposing of an old volunteer station and modification of
an adjacent single-family home on Road 48 south of Court Street as a temporary Fire
Station (84) greatly accelerated the City’s ability to improve response times in the
Riverview area, a permanent Fire Station 84, designed for the mission and located closer
to Court Street arterial is necessary. Both stations are proposed to be located on property
the City currently owns.
Background
The recently adopted Emergency Services Master Plan identified the relocation of Fire
Station 83 to the area of Road 68 and Sandifur Parkway, and the construction of a
permanent Fire Station 84, which will be located near Court Street in the Riverview area.
This action was recommended as the most efficient and effective manner in which to meet
the travel time recommendations of 6 minutes to 90% of incidents experienced within the
City limits. While beneficial on all levels to residents, businesses and property owners
within the City, these proposed stations represent a significant financial investment which
will necessitate the issuance of debt and the need for a funding source to service the
debt. The City has a few options for the Council to consider in funding such a significant
investment which are listed immediately below.
Fire Station Projected Costs
The City Council was provided a briefing on August 27, 2018 on the Station 83 and 84
projects, with estimated costs reported at approximately $21 million dollars for both
facilities. In the interim, Staff has worked closely with the pre-design team and has been
able to reduce projected costs to $18 million dollars without sacrificing the quality or utility
of either station. Assuming a 20-year loan with an interest rate of 5.0%, the annual debt
service needed to fund these two projects is approximately $1.5 million.
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Funding Alternatives Options:
As discussed during the September briefing, there are essentially three means by which
to finance a project like the Fire Station replacement. As a refresher, below is a description
of each of the available options and pertinent background information.
Unlimited Tax General Obligation Bond (UTGO)
A common method of financing capital improvements for local governments is
through the issuance of municipal bonds known as “Unlimited Tax General
Obligation Bonds” or “UTGO Bonds.” The voters of the local government must
approve UTGO Bonds. UTGO Bonds are secured by and payable out of annual
property taxes, in excess of regular property taxes, unlimited as to rate or amount.
In other words, a local government is obligated to levy excess property taxes at
whatever rate is necessary to repay the UTGO Bonds. Further, UTGO Bonds
constitute a general obligation of the local government, and, as such, the full faith,
credit and resources of the local government are pledged for their repayment.
The approval process requires the local government voters to approve the bond
ballot proposition at a properly conducted election. UTGO Bonds must be
approved by 60% of the qualified voters within the local government. In addition,
the total number of voters casting ballots at the election cannot be less than 40%
of the number of votes cast in the last State general election. Further, a local
government may only place a bond ballot proposition before its voters twice in any
calendar year.
Voted indebtedness for cities may not exceed 2.5% of Assessed Value (AV) for
general municipal purposes (any outstanding non-voted or councilmanic debt is
counted against this 2.5%), 2.5% for certain utility purposes, and 2.5% for certain
parks, open space and economic development purposes. The total amount of
voted and non-voted debt may not exceed 7.5%. The City has significant bonding
capacity, with voted indebtedness being 0.2588% in 2017. The City has no UTGO
bonds outstanding. The last UTGO bond issued by the City was in 1999 to fund a
Library and a Fire Station (Station 81).
The graph below illustrates the City’s total net debt as a percentage of debt limit
for general municipal purposes since the high point of 1994.
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Limited Tax General Obligation Bond (LTGO)
Another often utilized method of financing capital improvements is through the
issuance of Limited Tax General Obligation Bonds, also called “councilmanic”
bonds or non-voted debt. These bonds may be issued by a majority vote of the
legislative body. Because the voters have not been asked to approve a tax
increase to pay for the principal and interest, existing general fund revenues must
be pledged to pay the debt service on a LTGO Bond. It is important to note that
unlike the UTGO process, LTGO debt does not provide any additional revenue to
fund debt service payments, but must be paid from existing revenue sources. As
an example, the City issued $8,795,000 of LTGO bond in 2015 to build the Pasco
Police and Community Services Building, which is being serviced by a voted Public
Safety Tax.
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
TOTAL NET DEBT AS A PERCENTAGE OF DEBT
LIMIT
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Fire Tax Levy
Municipalities are authorized to levy an additional property tax of $0.225 per
thousand dollars of assessed value against all taxable property. The graph below
illustrates a rapidly declining property tax rate for the City since 2006. This decline
is primarily due to the statutory limit of a 1% increase on prior year’s property tax,
rising home and property values, and the addition of assessed valuation through
new construction within the City and annexations. The City has been levying a Fire
Tax Levy for at least the last five decades. Once the rate was incorporated into the
property tax, it became subject to the same restrictions as the City’s general levy.
Thus, this levy rate has been significantly diluted as the assessed valuation of the
City has grown. Upon consultation with numerous property tax law experts,
Municipal Research and Services Center (MRSC), and Department of Revenue
(DOR), it has been determined that there is no way under current law to restore
the original levy rate to the statutory $0.225 per thousand dollars of assessed
valuation.
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Debt Service
Whether a bond is voter approved (UTGO) or councilmanic (LTGO), the debt on that bond
requires servicing for the length of the bond. As noted above, a UTGO bond is serviced
by revenue generated from voter-approved increased property taxes. However, existing
financial resources can service councilmanic bonds, such as an increase in revenues
through property taxes, increased utility taxes, or other stable sources of revenue. A quick
feasibility of these alternatives concludes the following:
Use of current resources. The City lacks existing General Fund revenues on a
level to service the amount of debt necessary to fund development and
construction of the aforementioned Fire Stations.
Increase in utility tax on all utilities. The voters previously approved an increase
in utility taxes to 8.5% several years ago to fund pavement preservation and public
safety. While it is possible to ask the electorate to increase the utility tax, this would
create a revenue source that will increase over time for a cost that is fixed for the
term of the bond.
Increase in utility tax on city-owned utilities. Similar to the option above, with a
significant difference being that Council can unilaterally increase the utility tax on
city-owned utilities, such as water, sewer, stormwater, and irrigation. A difference
being that this source could be adjusted by Council periodically to match debt
service needs or other purposes approved by Council.
Use of banked capacity. Beginning in 1986, local governments have been
allowed to levy less than the maximum increase in property taxes allowed under
law without losing the ability to levy higher taxes later, if necessary. This provision
encouraged districts to levy only what they needed rather than the maximum
allowable with the confidence that, when additional revenues were needed, they
would be available, subject to a vote of the legislative body. The banked capacity
concept allowed municipalities to be more fiscally conservative and strategic
without being penalized. The City has taken advantage of the flexibility allowed by
law and has opted to bank the capacity over the years as part of a long-term
strategy.
The banked capacity for the City as of 2010 was $1,525,000 annually. However, a
Department of Revenue (DOR) audit of Franklin County Assessor’s Office
conducted in 2010 reduced the City’s banked capacity to $114,000. In evaluating
the history of this transition over the past couple of years, Staff came to believe
that this reduction by DOR was based on a clerical error and that the adverse
annual financial impact of $1,411,000 was not proportional to the error. Staff has
been working with the Franklin County Assessor’s office and DOR to resolve this
issue for the past two years. As of October 16, 2018, both DOR and Franklin
County Assessor’s office are in agreement with the City’s assessment of the
situation. DOR has provided the Franklin County Assessor’s office a path forward
for reinstatement of the City’s banked capacity to an amount of $1,859,000. This
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process is expected to be completed by end of November 2018. Without this
action, the City’s banked capacity was slated to be just over $400,000 annually.
To provide a frame of reference, $1,859,000 (implementation of the full-banked
capacity available to the City) represents a potential increase from $1.746 to
$1.968 per $1,000 assessed valuation, an increase of $0.222 per $1,000 of
assessed valuation. This increase adds up to about $44 a year for a home valued
at $200,000.
Fire Station Funding Strategies
Given the above, the most plausible courses of action to establish a reliable source of
funding for the Fire Stations are:
1) UTGO, or
2) LTGO, with the strategic use of banked capacity.
Should Council choose to build the new Fire Stations, the UTGO bond option provides
the City with new revenue in the form of an additional tax levy to service the debt.
However, as mentioned above, UTGO Bonds must be approved by 60% of the voters
within the local government. In addition, the total number of voters casting ballots at the
election cannot be less than 40% of the number of votes cast in the last State general
election. The City would put the UTGO bond vote to the people in 2019 with the hope that
the bond will not only get 60% of the votes, but also that 40% of the number of votes cast
in the 2018 General Election will be cast in 2019. If the bond is approved, the construction
of the fire stations will be moved to 2020-2021, and Staff estimates the cost escalation
for this project to be about $900,000 each year due to construction cost inflation plus the
cost of the election.
If Council chooses to issue a LTGO bonds through a majority vote of the Council,
construction could commence in 2019 and the construction inflation referenced above
would be avoided. The $1.86 million in banked capacity is the result of Council choosing
to save the statutorily allowed increase to property taxes over many years. Due to this,
the only action needed to implement banked capacity is majority Council approval during
the yearly Ad Valorem Tax Levy process. An LTGO bond without taking the banked
capacity will necessitate at least $1.5 million dollars of yearly cost reductions to the
General Fund which could not occur without immediate major program reductions that
would be difficult to implement and more difficult to sustain over the life of the bond.
As noted above, projected debt service for the Fire Stations is approximately $1.5 million
annually. However, should Council choose to implement all of the available banked
capacity, projects like the Community Center and Levy Lowering, with potential for
uniform benefit across the community, could be partially funded through this process with
the excess. Additionally, Council has approved seven full-time equivalent (FTE) positions
to strengthen public safety: three in Fire and four in Police. Currently these positions are
being partially reimbursed through grants; however, the City will incur full costs upon
completion of the three-year period of performance for both grants.
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Recommendation
Staff recommends that Council implement all of the banked capacity available to the City
and authorize the issuance of LTGO bonds to be serviced with the banked capacity for
following reasons:
1. Council had been banking the levy authority to fund future capital projects like Fire
Stations and the Community Center.
2. The McCleary Act creates a one-time windfall of historic proportions for all property
taxpayers in the City by reducing the property tax for residents by approximately
$2.44 per $1,000 assessed value. This provides the City a rare opportunity to take
the banked capacity without significantly impacting the tax burden of its residents.
The graph below illustrates the actual property tax amounts collected in 2016,
2017, projected for 2018 based on current levy rates, and estimated for 2019. The
increase in the 2018 tax is due to the increase in State taxes to fund basic
education, whereas the drop in 2019 represents the decrease in the School
Maintenance and Operation Bond from the current amount of $3.94 to $1.50 per
$1,000 assessed value. This drop represents a significant decrease of $488 a year
for a home with an assessed value of $200,000. As previously mentioned, the
estimated increase in property tax due to the City taking the banked capacity is
estimated at $44 annually for the same home. The property owner will still benefit
from a substantial decrease in property tax.
3. Council has made a significant investment to the public safety services in last five
years. This includes an increase in staffing, investment in infrastructure – for
example, the temporary Fire Station and Burn Training Prop – consolidation of
emergency dispatch services, and the addition of programs such as Community
Risk Reduction. This long-term vision and commitment to the community has made
a significant impact; the City has been recognized as the third safest City in
Washington and the Washington State Rating Bureau has improved the
community rating from Class 5 to Class 3. The improvement to the City’s
community rating class alone equates to an estimated savings of $100 per year
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for a typical household within the City, more than double the impact of the
increased City levy, should the Council implement all of the City’s banked capacity.
4. Finally, Staff spent a considerable amount of effort to reinstate the banked capacity
from $400,000 to the current $1,859,000. There are lingering concerns over the
future of the current capacity and any subsequent audits that might reduce it
further. Staff is confident that the City and the Franklin County Assessor’s Office
have been correctly banking the capacity. The City is not the primary party to certify
levies to the State; the County does. As we have experienced, the risk of any
mistake, not just by the City, but by the County or the State can negatively affect
the official banked capacity of the City. In this case, the tenacity of the Finance
Director is what brought life back to this alternative.
Staff is requesting Council to consider the following options:
Option A: Council would fund the fire stations through a UTGO and have a voted bond
pay for the resulting debt service. This option increases the property tax rate by $.29 or
$59 per year for a home assessed at $200,000.
Option B: Council would opt to take $1.5 million of levy capacity banked by the Council in
previous years to fund debt service for the fire stations and leave the remaining banked
capacity to be implemented, or not, at some point in the future. This option increases the
property tax rate by $.156 or $31 per year for a home assessed at $200,000
Option C: Recommended option, Council would implement all of the levy capacity banked
by the Council in the previous years. This will help the City fund debt service for the Fire
Stations, the Community Center, Levee Lowering, and other large infrastructure projects,
if Council decides to undertake them. This option increases the property tax rate by $.222
or $44 per year for a home assessed at $200,000.
As an alternative to the options outlined above, Council could opt not to construct the new
stations at this time. This would result in limiting growth in the Broadmoor area due to the
limited reach of Station 83 in its current location, and the continued use of temporary
Station 84 which was built for another time and purpose and does not meet standards.
Conclusion and Recommendation
In summary,
A voted UTGO Bond will conservatively add nearly $1.8 million in construction
costs to the project due to a two-year delay in the construction schedule.
Implementation of banked capacity, Options B and C, will potentially generate
similar concerns as the difference in impact between the two is minimal.
Through Council’s prior actions in the area of fire protection and community safety,
the resulting Class 3 designation will save the example $200,000 home an
estimated $100 annually on homeowners insurance. All properties across the
community will enjoy a $2.44 per thousand of assessed valuation decrease in
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overall property taxes equating to an annual reduction of $488 for the example
$200,000 home.
Finally, the need for the Fire Stations, but also the Community Center, and possible
backfill for the police and fire grants as they time out, are all justified needs of the
community.
This writer does not take the topic of property tax increases or the exercise of unilateral
authority of City Council lightly; however, the aforementioned factors coexisting at one
point in time represent a minimal impact on the community tax-wise, while providing a
maximum benefit service-wise and are a set of circumstances one could only imagine. If
there is ever a time to use banked capacity, in my experience, and based on the unique
circumstances at-hand, such an action could not be more easily explained, justified and
defended. For these reasons, Staff will be recommending that the Council opt to exercise
Option C by levying the full $1,859,000 of banked capacity during the Ad Valorem Tax
discussion Monday evening. Council is not anticipated to take potential action on this
recommendation until the October 29th Special Meeting.
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