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Hearing Examiner Packet 2019-09-11
Cityaf AGENDA s�co HEARING EXAMINER MEETING City Hall—525 North Third Avenue—Council Chambers WEDNESDAY,SEPTEMBER 11, 2019 6:00 PM I. CALL TO ORDER II. PUBLIC HEARINGS A. Special Permit AT&T Cell equipment & 80' "Monopine" Cell Tower in an R-1 (Low-Density Residential)zoning district (New Cingular Wireless PCS, LLC dba AT&T Mobility) (MF#SP 2019-005) (CONTINUED) B. Special Permit Explore & Learn Preschool 34' x 58' Expansion(Kimberly Pack) (MF#SP 2019-007) C. Rezone Rezone one Parcel from RS-20 (Residential Suburban to RS-12 (Residential Suburban) (Franklin County Irrigation District #1) (MF#Z 2019-007) D. Rezone Rezone from RS-20 (Residential Suburban) to RS-1 (Residential Suburban) Court Street (Story Family Five, LLC/Todd Story/Agterra Engineering) (MF#Z 2019-008) E. Rezone Amend Concomitant Zoning Agreement for a Restricted C-3 (General Business) Zoned Parcel (YESMAR Properties, LLC/John Ramsey) (M F#Z 2019-009) F. Rezone Rezone from RS-20 (Residential Suburban) to RS-1 (Residential Suburban) Sylvester Street (Story Family Five, LLC/Todd Story/Agterra Engineering) (MF#Z 2019-010) III. ADJOURNMENT This meeting is broadcast live on PSC-TV Channel 191 on Charter Cable and streamed at www.pasco-wa.com/psctvlive. Audio equipment available for the hearing impaired;contact staff for assistance. CityREPORT TO HEARING EXAMINER wkmi" PUBLIC HEARING City Hall—525 North Third Avenue—Council Chambers Wednesday September 11, 2019 6:00 PM MASTER FILE#: SP 2019-007 APPLICANT: Kimberly Pack 27 N Quebec St Kennewick WA 99336 REQUEST: SPECIAL PERMIT: Explore & Learn Preschool 34' X 58' Expansion BACKGROUND 1. PROPERTY DESCRIPTION: Legal: Lot 1, Short Plat 2006-04 (Franklin county Tax Parcel#118 322 100). General Location: 8610 West Court Street Property Size: .83 acres (36,496.42 square feet) 2. ACCESS: The site has access from Court Street 3. UTILITIES: Water and sewer service are both available on Court Street. 4. LAND USE AND ZONING: The property is currently zoned R-S-20 (Suburban Residential) and developed with a 3,200 square-foot preschool facility. Surrounding properties in the City (south of Court Street) are also zoned R-S-20 and are developed with single-family dwellings. 5. COMPREHENSIVE PLAN: The Comprehensive Plan indicates the site is intended for low-density residential development. Plan goal OF-5 suggests provisions should be made for educational facilities throughout the Urban Growth Area. 6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. An environmental determination will be made after the public hearing for this project. Based on the SEPA checklist, the adopted City Comprehensive Plan, City development regulations, and other information, a threshold determination resulting in a Determination of Non-Significance (DNS) was issued for this project on August 19, 2019 under WAC 197-11-158. ANALYSIS Applicant wishes to expand an existing 3,200 square-foot preschool/daycare use located at 8610 W. Court Street by 1,972 square feet (34' X 58'). City Council approved a special permit for a daycare facility at the location in 2005 (Master File #04-184-SP), and again in 2007 (Master File #SP 07-009). Prior to that special permit a church occupied the site. Conditions attached to the 2004 Special Permit were as follows: Conditions: 1) The special permit is personal to the applicant; 2) The applicant must obtain and maintain all necessary DSHS licenses; 3) A secured outdoor play ground must be maintained as required by DSHS; 4) Site landscaping and the building must be restore within 120 days of City Council approval of the special permit; 1 5) The special permit shall be null and void if the applicant has not obtained the necessary DSHS and City Licenses by July 5, 2005. Conditions attached to the 2007 Special Permit were as follows: Conditions: 1) The special permit shall be personal to the applicant; 2) The building and grounds of the day care must be maintained in a professional manner at all times; 3) The applicant must obtain and maintain all necessary DSHS licenses; 4) A secured outdoor playground must be maintained as required by DSHS; 5) The special permit shall be null and void if a business license has not been obtained by October 1, 2007. The site contains the abovementioned 3,200 square-foot building, a parking lot, and a fenced playground area. Staff is unaware of any complaints generated by surrounding property owners as a result of the current daycare activities on the site. The City of Pasco population has grown from 44,190 to 75,290 since the initial daycare approval nearly 15 years ago. Population growth has created a demand for preschool and daycare facilities. Educational facilities(schools) and daycares are typically located in or near residential neighborhoods. While the proposed facility is not a public school,it will operate somewhat like a school. Ruth Livingston Elementary School to the north on Road 84 has had a functioning daycare. The site is located on West Court Street, a major east/west arterial and as such, has good access.The existing traffic generated by the daycare is being accommodated on Court Street and said traffic has had minimal impact to nearby residential neighborhoods. Pasco Municipal Code 25.185.170 requires one parking space for each employee and one space per 6 children (0.17 per child). The current facility houses a total of 8 employees and 52 children, requiring 17 parking spaces. Applicant proposes to add 4 additional staff and 40 children for a total of 12 employees and 92 children. Based on these numbers,the total parking requirement would be 27 spaces, as follows: Proposed Number Spaces per Total Required Employees 12 1.00 12 Students 92 0.17 15 Total 27 INITIAL STAFF FINDINGS OF FACT Findings of Fact must be entered from the record. The following are initial findings drawn from the background and analysis section of the staff report. The Hearing Examiner may add additional findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1. Public notice of this hearing was sent to property owners within 300 feet of the property on June 24, 2 2019, posted in the City's website, and in the Tri-City Herald on June 26, 2019. 2. The Applicant wishes to expand an existing 3,200 square-foot preschool/daycare use. 3. The preschool/daycare is located at 8610 W. Court Street 4. Applicant plans to add 1,972 square feet (34'X 58'). 5. The city approved a preschool/daycare special permit at this location approximately 15 years ago. 6. A church occupied the site over 15 years ago. 7. The site contains a 3,200 square-foot building. 8. The site contains a parking lot. 9. The site contains a fenced playground area. 10. Staff is unaware of any complaints against the current preschool/daycare center. 11. The City of Pasco has grown from 44,190 to 75,290 people in the last 15 years. 12. Population growth has created a demand for preschool and daycare facilities. 13. Educational facilities (schools) and daycares are typically located in or near residential neighborhoods. 14. The proposed facility will operate somewhat like a school. 15. Nearby Ruth Livingston Elementary School has had a functioning daycare. 16. The site is located on West Court Street 17. West Court Street is a major east/west arterial 18. The existing traffic generated by the daycare is being accommodated on Court Street 19. Court Street traffic has had minimal impact to nearby residential neighborhoods. 20. Pasco Municipal Code 25.185.170 requires one parking space for each employee and one space per 6 children (0.17 per child). 21. The current facility houses a total of 8 employees and 52 children, requiring 17 parking spaces. 22. Applicant proposes to add 4 additional staff and 40 children for a total of 12 employees and 92 children. 23. Based on these numbers,the total parking requirement would be 27 spaces. TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of the proposed plat the Hearing Examiner must develop findings of fact from which to draw its conclusion (PMC 25.200.080 and 25.200.100)therefrom as to whether or not: 1. Will the proposed use be in accordance with the goals, policies, objectives and text of the Comprehensive Plan? The Comprehensive Plan goal OF-5 encourages educational facilities to be located throughout the Urban Growth Area. 2. Will the proposed use adversely affect public infrastructure? The proposed facility is located on an arterial street that is capable of handling significant traffic. The expansion of the existing preschool and daycare use of the property will increase water usage at the site slightly. The building is served by City sewer. 3. Will the proposed use be constructed, maintained and operated to be in harmony with existing or 3 intended character of the general vicinity? The building in question has been located on the site for at least 45 years. Surrounding properties are already fully developed. In the past, the building has been used for a church and more recently has been a daycare facility. The existing daycare facility has operated in harmony with the neighborhood 4. Will the location and height of proposed structures and the site design discourage the development of permitted uses on property in the general vicinity or impair the value thereof? The existing daycare facility that been in operation for about 15 years. The addition would be required to follow City Building codes. 5. Will the operations in connection with the proposal be more objectionable to nearby properties by reason of noise, fumes, vibrations, dust, traffic, or flashing lights than would be the operation of any permitted uses within the district? Expanding that use will create some increased traffic and noise due to children playing outside. However, existing traffic on Court Street creates more noise,fumes, vibrations,dust and traffic than would be associated with the operation of a preschool and daycare. 6. Will the proposed use endanger the public health or safety if located and developed where proposed, or in any way will become a nuisance to uses permitted in the district? Use of the property as a daycare has not endangered public health and did not create a nuisance. PROPOSED APPROVAL CONDITIONS 1) The special permit shall apply to Parcel #118 322 100; 2) The applicant must maintain all necessary DSHS licenses; 3) The building and grounds of the day care must be maintained in a professional manner at all times; 4) Parking shall be provided as per PMC 25.185.170; 5) The applicant must receive approval from the applicable City development review process. 6) The special permit shall be null and void if a City of Pasco building permit is not obtained by September 30, 2020. RECOMMENDATION Staff recommends approval of the 2,040 square-foot expansion of the existing 3,200 square-foot preschool/daycare use located at 8610 West Court Street in the RS-20 zoning district. 4 Overview Item: Special Permit - Preschool/Daycare Expansion N Applicant: Kimberly Pack W E Map - 2019-007 1 9�s "V •` 7W a oil d4 d Ir 14 .Wit, ON j • �r Y �r -�''-�.. 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'.K-�Tj-•.-..-.-_ F.. �ti-=..��. _ - - -�_- ��� •.yam,. � •� ,� -��'"". `�'��35..'� ,,._ .�".-, 1..� -� - -_ . .- _ . v �..-.-: � r: •'k'; .r`. � `ta'.r-Y•' .�.-%: ���r�� .,.. _ i.. .z�.�r•��Qr- .• r .ham:_. �ir'w�_._ 7!�:'i �[ ��. ,_.-�i:. _..-•_-_-�_ . -. ,�.r�.;' �-t ice •.�5,-;+����-`-.. - - L l t)-f Riko PUBLIC HEARING City Hall—525 North Third Avenue—Council Chambers DATE: WEDNESDAY, September 11, 2019 6:00 PM MASTER FILE#: Z 2019-007 APPLICANT: Franklin County Irrigation District (FCID)#1 PO Box 3907 Pasco WA 99302 REQUEST: REZONE: Rezone 1 parcel from RS-20(Residential Suburban)to RS-12 (Residential Suburban). BACKGROUND 1. PROPERTY DESCRIPTION: Legal: A portion of Government lots 1, 2 & 3 in Parcel B, Section 18,Township 29 North, Range 9 East(APN # 118 192 484). General Location: 11020 West Court Street, Pasco WA 99301 Property Size: 91,344.53 square feet or 2.09 acres. 2. ACCESS: The parcel has access from West Court Street 3. UTILITIES: Both water and sewer are available off of West Court Street 4. LAND USE AND ZONING: The lot is occupied by an irrigation pump house and a single-family residence, and zoned RS-20 (Residential Suburban). Surrounding properties are zoned and developed as follows: NORTH: RS-12 SFDUs, City H2O Filtration Plant EAST: RS-20, 12 SFDUs SOUTH: (N/A) Columbia River WEST: RS-20 SFDUs, Freeway Bridge 5. Comprehensive Plan:The Comprehensive Plan Land Use designation for the property is"Low- Density Residential." Under the current Comprehensive Plan land use designations of "Low- Density Residential"the property may be zoned R-S-20, R-S-12, R-S-1, R-1, or R-1-A.The Low- Density Residential designation is described as including "Residential development at a density of 2 to 5 dwelling units per acre."The criteria for allocation under the future land use section of Volume II of the Comprehensive Plan (Vol. II, page 17) encourages development of lands designated for low-density residential uses when or where sewer is available; the location is suitable for home sites; and there is a market demand for new home sites. Policy H-1-E encourages the advancement of home ownership, and Goal H-2 suggests the City strive to maintain a variety of housing options for residents of the community.Goal LU-2 encourages the maintenance of established neighborhoods and the creation of new neighborhoods that are safe and enjoyable places to live. 6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. An environmental determination will be made after the public hearing for this project. Based on 1 the SEPA checklist, the adopted City Comprehensive Plan, City development regulations, and other information,a threshold determination resulting in a Determination of Non-Significance (DNS) was issued for this project on August 19, 2019 under WAC 197-11-158. ANALYSIS Applicant is seeking to rezone the parcel located at 11020 West Court Street, (on the south side of West Court Street across from the City of Pasco Water Treatment Facility)from RS-20(Residential Suburban)to RS-12 (Residential Suburban), in anticipation of subdividing the land into 3 lots for future sale and residential development. The KID hopes to be able to upgrade and modernize their infrastructure and make other need improvements utilizing funds from the sale of some of its surplus property. The site fronts on the Columbia River to the south-southwest, and contains 91,344.53 square feet or 2.09 acres. Franklin County Irrigation District No. 1 was formed in 1919, and supplies irrigation water from the Columbia River to 4,000 acres of land in and around west Pasco. The site was annexed into the City in 2001 (Ordinance 3462) and was designated RS-20 at the same time. The site is developed with the FCID pump station and a single-family residence. Surrounding properties are largely developed with single-family homes. The Comprehensive Plan designates the property "Low-Density Residential," which allows for R-S-20 (Suburban), R-S-12 (Suburban), R-S-1 (Suburban), R-1 (Low-Density Residential), or R-1-A (Low-Density Residential Alternate) zoning. The Low-Density Residential designation is described as allowing for "Residential development at a density of 2 to 5 dwelling units per acre." Staff has recommended the parcel be rezoned to R-S-12 (Suburban), which would allow for residential development congruent with development found across West Court Street, and concurrent with the Comprehensive Plan "Low-Density Residential" Land Use designation. Rezone Criteria The initial review criteria for considering a rezone application are explained in PMC.25.88.030.The criteria are listed below as follows: 1. The date the existing zone became effective: The current zoning classification has been in place since its annexation in 2001. 2. The changed conditions,which are alleged to warrant other or additional zoning: Applicant is seeking subdivide the land into 3 lots for future sale in order to upgrade and modernize their infrastructure and make other need improvements utilizing funds from the sale of some of its surplus property. The City is revising its Urban Growth Area(UGA)as part of the Comprehensive Plan Update. The UGA update will likely be smaller than current projections for low-density residential growth as developed in the past would allow, as such, smaller lots and higher densities are currently being recommended for better utilization of the land within the UGA. 3. Facts to justify the change on the basis of advancing the public health,safety and general welfare: The Comprehensive Plan designates the property "Low-Density Residential," which allows for R-S-20 (Suburban), R-S-12 (Suburban), R-S-1 (Suburban), R-1 (Low-Density Residential), or R-1-A (Low-Density 2 Residential Alternate) zoning. The Low-Density Residential designation is described as allowing for "Residential development at a density of 2 to 5 dwelling units per acre." 4. The effect it will have on the value and character of the adjacent property and the Comprehensive Plan: A change in zoning classification may ultimately result in the development of three new residential Single- family homes. The Comprehensive Plan allows for"Low-Density Residential,"zoning, described as R-S-20 (Suburban), R-S-12 (Suburban), R-S-1 (Suburban), R-1 (Low-Density Residential), or R-1-A (Low-Density Residential Alternate) zoning. The Low-Density Residential designation allows for "Residential development at a density of 2 to 5 dwelling units per acre." 5. The effect on the property owner or owners if the request is not granted: If the property is not rezoned to RS-12 the lot will likely remain partially undeveloped. STAFF FINDINGS OF FACT Findings of fact must be entered from the record. The following are initial findings drawn from the background and analysis section of the staff report.The Planning Commission may add additional findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1. Public notice of this hearing was sent to property owners within 300 feet of the property on August 21, 2019 and posted in the Tri-City Herald on August 27, 2019. 2. Applicant is seeking to rezone the parcel located at 11020 West Court Street from RS-20 (Residential Suburban)to RS-12 (Residential Suburban), 3. Applicant wishes to subdivide the parcel into 3 lots for future sale and residential development. 4. Applicant hopes to utilizing funds from the sale of some of its surplus property to upgrade and modernize their infrastructure and make other need improvements. 5. The site fronts on the Columbia River to the south-southwest. 6. The site contains 91,344.53 square feet or 2.09 acres. 7. Franklin County Irrigation District (FCID) No. 1 was formed in 1919. 8. KID supplies irrigation water from the Columbia River to 4,000 acres of land in and around west Pasco. 9. The site was annexed into the City in 2001 (Ordinance 3462) 10. The site was designated RS-20 at the time of annexation. 11. The site is developed with the KID pump station and a single-family residence. 12. Surrounding properties are largely developed with Single-family homes. 13. The Comprehensive Plan designates the property"Low-Density Residential." 14. The Comprehensive Plan "Low-Density Residential" designation allows for R-S-20, R-S-12, R-S-1, R-1, or R-1-A zoning. 15. The Low-Density Residential designation allows for 2 to 5 dwelling units per acre. 16. A concomitant agreement would not be required. 3 TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of a rezone,the Planning Commission must develop findings of fact from which to draw its conclusions based upon the criteria listed in PMC 25.210.060. The criteria are as follows: 1. The proposal is in accordance with the goals and policies of the Comprehensive Plan. The proposal is in accordance with the Comprehensive plan; under the current Comprehensive Plan The Comprehensive Plan designates the property "Low-Density Residential," which allows for R-S-20 (Suburban), R-S-12 (Suburban), R-S-1 (Suburban), R-1 (Low-Density Residential), or R-1-A (Low-Density Residential Alternate) zoning. The Low-Density Residential designation is described as allowing for "Residential development at a density of 2 to 5 dwelling units per acre." 2. The effect of the proposal on the immediate vicinity will not be materially detrimental. The immediate area is shown in the Comprehensive Plan for The Comprehensive Plan designates the property "Low-Density Residential," which allows for R-S-20 (Suburban), R-S-12 (Suburban), R-S-1 (Suburban), R-1 (Low-Density Residential), or R-1-A (Low-Density Residential Alternate) zoning.The Low- Density Residential designation is described as allowing for"Residential development at a density of 2 to 5 dwelling units per acre." 3. There is merit and value in the proposal for the community as a whole. The proposed zoning is consistent with the Comprehensive Plan Land Use Map; the site is surrounded by RS-20 and RS-12 zoning on three sides. Surrounding parcels are developed with Single Family housing units. 4. Conditions should be imposed in order to mitigate any significant adverse impacts from the proposal. The Pasco Municipal Code includes design standards for both commercial and residential development. As such, no special conditions would be required. 5. A Concomitant Agreement should be entered into between the City and the petitioner, and if so, the terms and conditions of such an agreement. A concomitant agreement would not be required in this circumstance. RECOMMENDATION RECOMMENDATION: Staff recommends based on the Findings of Fact and Conclusions the parcel located at 11020 West Court Street (APN # 118 192 484) be rezoned from RS- 20 to RS-12. 4 TO RICHLAND CIO �` �O Rezone 1 to RS-12 N Overview Item: Applicant: Franklin County • . 1 • 1 File #: Z 2019-00 D k C � 1 • F � 1 fg � x � '9.�!. ,i1 �i � v p �. r. � r♦.��'�+ ,�1 o^�J'\��: _ h� i 14 ';t» �4�, A� � ilk � ` 4S ■ 1 .1 710 1,400 2,100 2,8011 �V Feet A VicinItem: Rezone - RS-20 to RS-12 N y Applicant: Franklin County Irrigation District (FCID) #1 w E Map File #: Z 2019-007 S ' I S IT E CN, \ R rD I O 0 140 280 560 840 1,10 Feet Land Use Item: Rezone - RS-20 to RS-12 N Applicant: Franklin County Irrigation District (FCID) #1 w E Map File #: Z 2019-007 S es Shop S DU = F �g Vacant ii Cr S,c S C: IN sy'g0 `SF�G oPO yeti o LL o� o Pp^ cl�C SITE 0 ,4% LL D U) lTs �'� CoQ- oPo^ Q- ��� opo d J � a qRc o FtiT v, 'c0 G 140 280 560 840 1,10 Feet Jaya IP,iu 9 r. 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S�ja`-.,•:::)a'il:c�', .e��•,.. .. - - 'ify —• ,�, +I. .r sit:�+. a� :+3"'My�'::"�:., ,�., ';,:.:,�;;.,!�i. <.. ,�' _ :-+.w "•s. - +�" Win. 0 Pt - f :'.k•.I�,.� „ilx � � k� .. ,.•.;-'.:a':�rii� _ ,w3 �4�' ...i{':Si l�r:.ti' -_ '. .:.:_ �wr_ - - _ . T. • r Iii. r •� .- __•�_ I -. -r - _L ZPIr• - -. 1 i -�11 � '�� ��r ' �- � r �1+,� til r � '� �• r y •1' jti r TL 1.11. I�J ' r i f L l t)-f Riko PUBLIC HEARING City Hall—525 North Third Avenue—Council Chambers DATE: WEDNESDAY, September 11, 2019 6:00 PM MASTER FILE#: Z 2019-008 APPLICANT: Story Family Five, LLC/Todd Story/Agterra Engineering 2705 St.Andrews Loop, Suite C Pasco WA 99302 REQUEST: REZONE: Rezone one parcel on West Court Street from R-S-20 (Residential Suburban)to R-S-1 (Residential Suburban). BACKGROUND 1. PROPERTY DESCRIPTION: Legal: Lot 2, Short Plat 80-21 (APN #118 442 070). General Location: At the convergence of West Court Street and Road 84, Pasco WA 99301 Property Size: 113,411.71 square feet or 2.60 acres. 2. ACCESS: The parcel has access from West Court Street 3. UTILITIES: Both water and sewer are available off of West Court Street 4. LAND USE AND ZONING: The lot is occupied by a lean-to shed, and is zoned RS-20 (Residential Suburban). Surrounding properties are zoned and developed as follows: NORTH: RS-20 SFDU,Vacant (Livestock Pen) EAST: RS-20 Vacant (Livestock Pen) SOUTH: RS-20 SFDU, Flood Canal, Church WEST: RS-20 Fire Station, SFDUs 5. Comprehensive Plan:The Comprehensive Plan Land Use designation for the property is Low- Density Residential. Under the current Comprehensive Plan Land Use designations of Low- Density Residential the property may be zoned R-S-20, R-S-12, R-S-1, R-1, or R-1-A. The Low- Density Residential designation includes "Residential development at a density of 2 to 5 dwelling units per acre." The criteria for allocation under the future land use section of Volume II of the Comprehensive Plan (Vol. II, page 17) encourages development of lands designated for low-density residential uses when or where sewer is available; the location is suitable for home sites; and there is a market demand for new home sites. Policy H-1-E encourages the advancement of home ownership, and Goal H-2 suggests the City strive to maintain a variety of housing options for residents of the community. Goal LU-2 encourages the maintenance of established neighborhoods and the creation of new neighborhoods that are safe and enjoyable places to live. 6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. An environmental determination will be made after the public hearing for this project. Based on the SEPA checklist, the adopted City Comprehensive Plan, City development regulations, and 1 other information,a threshold determination resulting in a Determination of Non-Significance (DNS) was issued for this project on August 15, 2019 under WAC 197-11-158. ANALYSIS Applicant is seeking to rezone the parcel located at the convergence of West Court Street and Road 84 (across from the Franklin County fire District#3 Fire Station) from RS-20 (Residential Suburban) to R-S-1 (Residential Suburban), in anticipation of subdividing the land forfuture sale and residential development. The site fronts on West Court Street as it converges with Road 84 and contains 113,411.71 square feet or 2.60 acres. The site was annexed into the City in 2015 (Ordinance 4222) and was concurrently assigned RS-20 zoning (Ordinance 4221).The site and surrounding properties are currently zoned RS-20. The site is vacant except for a horse shelter located at the northwest portion of the parcel near West court Street. Surrounding properties to the north, south and west are developed with houses, with livestock pens to the north and east; Franklin County Fire Station#34 is located to the west across West Court Street.There is a church to the south and a floodplain and a federal canal along the south property line. The floodplain intersects approximately the southeast half of the property; Title 16 (Buildings and Construction) and Chapter 24.20 (Flood Hazard Protection) of the City of Pasco Municipal Code regulate proposed activities in all areas of special flood hazards. If allowed, any structures permitted in the designated flood areas are subject to the flood-proofing and elevation regulations provided in Title 16 and Chapter 24.20. The Comprehensive Plan designates the property "Low-Density Residential," which allows for R-S-20 (Suburban), R-S-12 (Suburban), R-S-1 (Suburban), R-1 (Low-Density Residential), or R-1-A (Low-Density Residential Alternate) zoning. The Low-Density Residential designation is described as allowing for "Residential development at a density of 2 to 5 dwelling units per acre." Staff has recommended the parcel be rezoned to R-S-1 (Suburban), which would allow for residential development concurrent with the Comprehensive Plan "Low-Density Residential" Land Use designation. Rezone Criteria The initial review criteria for considering a rezone application are explained in PMC.25.88.030.The criteria are listed below as follows: 1. The date the existing zone became effective: The current zoning classification has been in place since its annexation in 2015(Ordinance 4221). 2. The changed conditions,which are alleged to warrant other or additional zoning: Applicant is seeking subdivide the land for future sale/residential development. Property to the north has recently been subdivided and developed with single-family units. The City is revising its Urban Growth Area (UGA) as part of the Comprehensive Plan Update. The UGA update will likely be smaller than current projections for low-density residential growth as developed in the past would allow, as such, smaller lots and higher densities are currently being recommended for better utilization of the land within the UGA. 3. Facts to justify the change on the basis of advancing the public health,safety and general welfare: 2 The Comprehensive Plan designates the property "Low-Density Residential," which allows for R-S-20 (Suburban), R-S-12 (Suburban), R-S-1 (Suburban), R-1 (Low-Density Residential), or R-1-A (Low-Density Residential Alternate) zoning. The Low-Density Residential designation allows for "Residential development at a density of 2 to 5 dwelling units per acre." 4. The effect it will have on the value and character of the adjacent property and the Comprehensive Plan: A change in zoning classification may ultimately result in the development of residential Single-family homes. The Comprehensive Plan allows for "Low-Density Residential," zoning, described as R-S-20 (Suburban), R-S-12 (Suburban), R-S-1 (Suburban), R-1 (Low-Density Residential), or R-1-A (Low-Density Residential Alternate) zoning. The Low-Density Residential designation allows for "Residential development at a density of 2 to 5 dwelling units per acre." 5. The effect on the property owner or owners if the request is not granted: If the property is not rezoned to RS-12 the lot may be developed at a lower density or remain undeveloped. STAFF FINDINGS OF FACT Findings of fact must be entered from the record. The following are initial findings drawn from the background and analysis section of the staff report.The Planning Commission may add additional findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1. Public notice of this hearing was sent to property owners within 300 feet of the property on July 23, 2019 and posted in the Tri-City Herald on August 2, 2019. 2. Applicant is seeking to rezone the parcel located at the convergence of West Court Street and Road 84 (across from the Franklin County fire District#3 Fire Station)from RS-20(Residential Suburban)to R-S-1 (Residential Suburban). 3. The site fronts on West Court Street at the convergence of Road 84; 4. The parcel contains 113,411.71 square feet or 2.60 acres. 5. The site was annexed into the City in 2015 (Ordinance 4222); 6. The site was assigned RS-20 zoning in 2015 (Ordinance 4221). 7. Surrounding properties are currently zoned RS-20. 8. The site is vacant except for a horse shelter located at the northwest portion of the parcel near West court Street. 9. Surrounding properties to the north, south and west are developed with houses. 10. Properties to the north and east are used as livestock pens. 11. Franklin County Fire Station#34 is located to the west across West Court Street. 12. There is a church to the south. 13. A floodplain and a federal canal are located along the south property line. 14. The floodplain intersects approximately the southeast half of the property; 15. Title 16 (Buildings and Construction) and Chapter 24.20 (Flood Hazard Protection) of the City of Pasco Municipal Code regulate proposed activities in all areas of special flood hazards. 16. Any structures permitted in the designated flood areas are subject to the flood-proofing and elevation regulations provided in Pasco Municipal Code (PMC)Title 16 and Chapter 24.20. 17. The Comprehensive Plan designates the property"Low-Density Residential," 18. Comprehensive Plan Low-Density Residential designation allows for R-S-20 (Suburban), R-S-12 (Suburban), R-S-1 (Suburban), R-1 (Low-Density Residential), or R-1-A (Low-Density Residential Alternate) zoning. 3 19. The Low-Density Residential designation allows for"Residential development at a density of 2 to 5 dwelling units per acre." TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of a rezone,the Planning Commission must develop findings of fact from which to draw its conclusions based upon the criteria listed in PMC 25.210.060. The criteria are as follows: 1. The proposal is in accordance with the goals and policies of the Comprehensive Plan. The proposal is in accordance with the Comprehensive plan; under the current Comprehensive Plan The Comprehensive Plan designates the property "Low-Density Residential," which allows for R-S-20 (Suburban), R-S-12 (Suburban), R-S-1 (Suburban), R-1 (Low-Density Residential), or R-1-A (Low-Density Residential Alternate) zoning. The Low-Density Residential designation allows for "Residential development at a density of 2 to 5 dwelling units per acre." 2. The effect of the proposal on the immediate vicinity will not be materially detrimental. The Comprehensive Plan designates the property "Low-Density Residential," which allows for R-S-20 (Suburban), R-S-12 (Suburban), R-S-1 (Suburban), R-1 (Low-Density Residential), or R-1-A (Low-Density Residential Alternate) zoning. The Low-Density Residential designation allows for "Residential development at a density of 2 to 5 dwelling units per acre." 3. There is merit and value in the proposal for the community as a whole. The proposed zoning is consistent with the Comprehensive Plan Land Use Map; the site is surrounded by RS-20 zoning. Surrounding parcels are developed with Single Family housing units, livestock pens, and a church. 4. Conditions should be imposed in order to mitigate any significant adverse impacts from the proposal. The Pasco Municipal Code includes design standards for both commercial and residential development. As such, no special conditions would be required. 5. A Concomitant Agreement should be entered into between the City and the petitioner, and if so, the terms and conditions of such an agreement. A concomitant agreement would not be required in this circumstance. RECOMMENDATION RECOMMENDATION: Staff recommends based on the Findings of Fact and Conclusions that Lot 2, Short Plat 80-21 (APN #118 442 070) located at the convergence of West Court Street and Road 84 be rezoned from RS-20 to R-S-1. 4 Vicin Item: Rezone - RS-20 to RS-12 N 'tY Applicant: Story Family Five, LLC w i 1 q4. Oc ir u ao �o �r /7n yin k �v137D ..y c r' w � 'Lt.. yF,• ` Mai �, _ .� , w _ _1 .�. }� • �SIL � �:� �� ����� a-r �, - � . '� _ ��' r _ .. � _ P �� a y J • • d -s W • � •' � T� ..� ,• � em G3D1` [M�1[Ek, QCT o •+° o i Q M]n GQ U� _S 4 )*L- �- Q40L � a - o 00 ^� y Ort17 F Ot um 11 360 710 1,400 2,100 2,8011 � � � �� �"` ��� •,mss°« •.• � '� 2�.��� �_ Feet vicinItem: Rezone - RS-20 to RS-12 N y Applicant: Story Family Five, LLC w E Map File #: Z 2019-008 s swr r 3 . p , U1; ' r t s t ` i WHIFFLE �.,. 4� r- AE - - :. 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'� .. .�:"i''� t" ..`t•.�''�r' i��i Y.�_c:h.�{x��r5f�+';{�'~y4�• -'��` sr�i• � `x• - k� .. _ • - � Imo_' - .�:•r�,�: .,:!•<-t�;r�'i':�,'.c•'.�-�- � n - .ti'`. r L l t)-f Riko PUBLIC HEARING City Hall—525 North Third Avenue—Council Chambers DATE: WEDNESDAY, September 11, 2019 6:00 PM MASTER FILE#: Z 2019-009 APPLICANT: YESMAR Properties LLC./John Ramsey PO Box 2384 Pasco WA 99302 REQUEST: REZONE: Amend the Concomitant Zoning Agreement for a restricted C-3 (General Business) zoned parcel. BACKGROUND 1. PROPERTY DESCRIPTION: Leal: Loviisa Farms II Phase 6 Tract"A" (APN #118010147) General Location: 8425 Chapel Hill Boulevard; Northwest Corner of Road 84 and Chapel Hill Boulevard Property Size: The site consists of one parcel comprising approximately 3.13 acres. 2. ACCESS: The parcel has access from Chapel Hill Boulevard. 3. UTILITIES: Both water and sewer are available on Chapel Hill Boulevard; Irrigation is located along the full length of the north property line. 4. LAND USE AND ZONING: The parcel is currently occupied by two commercial buildings and is zoned C-3 (General Business) with a restrictive concomitant agreement attached. Surrounding properties are zoned and developed as follows: NORTH: C-1 RV Park EAST: R-3 Vacant SOUTH: R-1 SFDUs WEST: R-1 SFDUs 5. Comprehensive Plan: Under the current Comprehensive Plan land use designations of "Commercial" the property may be zoned "0," BP, C-1, C-2, C-3, or CR. The Commercial designation is described as including "Neighborhood, community and regional shopping and specialty centers, business parks, service and office uses." Comprehensive Plan Land Use goals and policies include the following: LU-1. Goal: take deliberate, consistent, and continuous actions to improve the community's quality of life and achieve the vision. LU-1-C Policy: Encourage cluster commercial development and discourage strip commercial development. Lu-4. Goal: encourage high quality community and regional shopping facilities and commercial and industrial development. 1 LU-4-A Policy: Locate commercial facilities at major street intersections to avoid commercial sprawl and avoid disruptions of residential neighborhoods, and leverage major infrastructure availability. LU-4-B Policy: Plan for major commercial centers which promote functional and economical marketing and operations and produce sustainable clusters of shopping and services. LU-3-C Policy: Maintain and apply design standards and guidelines that will result in attractive and efficient centers. Similarly, Comprehensive Plan Economic Development goals and policies include the following: Ed-2. Goal: assure appropriate location and design of commercial and industrial facilities. ED-2-B Policy: Encourage development of a wide range of commercial and industrial uses strategically located to support local and regional needs. Ed-3.Goal: maintain development standards and design guidelines to ensure that commercial and industrial developments are good neighbors. ED-3-A Policy: Enhance compatibility of commercial and industrial development with residential and mixed use neighborhoods through the use of landscaping, screening, and superior building design standards and guidelines. ED-3-B Policy: Avoid excessive outdoor illumination and ostentatious identification of business activities. ED-3-C Policy: Provide sufficient, accessible, and attractive off-street parking facilities. ED-3-D Policy: Require existing commercial and industrial facilities to conform to city design and site amenity standards, when expansion and/or new facilities are proposed. ED-3-E Policy: Use sufficient landscaping and appropriate screening as well as other methods to buffer less intensive uses from utilitarian parts of commercial and industrial facilities. 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 Determination of Non-Significance (DNS) was issued for this project on August 19, 2019 under WAC 197-11-158. ANALYSIS Applicant is seeking to amend the concomitant zoning agreement for 8425 Chapel Hill Boulevard (located at the northwest corner of Chapel Hill Boulevard and Road 84)to allow for small contractors,distributors, warehouses, and parking of business vehicles in view of Chapel Hill Boulevard. The site was annexed into the City in August 16, 1982(Ordinance 2388),and subsequently platted in 2005 as "Tract A" of the Loviisa Farms II Phase 6 subdivision. The site now contains two commercial shop buildings. Surrounding properties have been developed as follows: The Sandy Heights Recreational Vehicle park to the north; Vacant land to the east which was rezoned to R-3 in 2014 as a part of the DNR land sale (lands just south of this parcel are zoned R-1 and are in process of single-family development); 2 and the Loviisa Farms residential subdivision to the south and west, platted between 2003 and 2005 and fully developed with single-family homes. The Comprehensive Plan designates the property Commercial, which allows for "O," BP, C-1, C-2, C-3, or CR zoning.The Commercial designation is described as including"Neighborhood,community and regional shopping and specialty centers, business parks, service and office uses." The two current structures on the site were built with C-1 zoning. The design of the structures does not conform to most of the 1-182 design standards, as there are multiple loading bays directly facing Chapel Hill Boulevard. Staff approved the building design in error; as such they are both "legal nonconforming" buildings. In the previous rezone application (Master file 2019-004) Applicant suggested the following uses on the site: All Uses in "O" All Uses in C-1 All Uses in C-2", except for: • Grocery Store • Theaters • Parking Lots • Dwelling Units Only the following uses in "C-3": • Laundry • Wholesale Business • Warehouse Applicant has also suggested Language for a concomitant Agreement as follows: Wholesale Business uses allowed in the agreement are intended for small scale wholesale sales and distribution. Typical users will likely sell both perishable and non-perishable goods and distribution would be from box delivery trucks or smaller vehicles. - Warehouse uses allowed in the agreement are intended for small to medium scale commercial storage needs. Likely to be with racking. Other warehouse type uses would be for, but not limited to recreational/indoor sports usage which require open space and high ceilings; contractor or sub- contractor use for equipment, supply and inventory storage. Single user not to exceed 10,500 sf. - Under no conditions will lay down yard,fenced storage or any type of exterior/open air storage be allowed. In response to Applicant's request Staff recommended approval of all uses allowed in the "O", C-1 and C-2 zoning districts (most of which are already allowed in the C-1 zoning district), but did not recommend outright approval of all wholesale business and warehouse uses. Staff recommended limiting wholesale business and warehouse uses to those with 1-182 compatible retail storefronts and intended for small scale wholesale/retail sales and distribution. Following Staff's recommendation, Council approved the rezone with the following Conditions: The following design standards are required: 1. Uses shall be restricted to the following: a. All uses allowed in the "O", C-1, and C-2 Zoning district 3 b. Retail/wholesale Business uses with 1-182-compatible retail storefronts intended for small-scale retail/wholesale sales and distribution, including i. Microbreweries; and ii. Warehouse uses limited to recreational/indoor sports uses; 2. Any and all future improvements shall comply with the development regulations as contained in PMC 25.130 1-182 Corridor Overlay District." 3. Any and all business vehicles shall be stored inside building or off-site. 4. Single user not to exceed 10,500 sf. 5. Under no conditions will lay down yard,fenced storage or any type of exterior/open air storage be allowed. The property lies within the 1-182 Corridor Overlay District. Two standards which apply specifically to properties and businesses located in the 1-182 Corridor Overlay District are as follows: 25.130.090 Screening standards. (1) All equipment, material or goods not housed or stored within the primary structure shall be within a 100 percent sight-obscuring fence,wall or structure. 25.130.120 Loading area standards. No loading or receiving dock shall be accessed directly from a public street. Loading and receiving docks shall not be permitted in the front yard portion of a building or building site. [Ord. 3515 § 1, 2001; Code 1970 § 25.58.110.] Likewise, Pasco Municipal Code (PMC) 25.180.040(a) requires any outdoor storage to be "screened from any adjacent residential zones and from residential zones across a public street or alley," PMC and 25.180.040(c) also specifies"Outdoor storage and trash collection areas located in a commercial or industrial zone with existing or new development and upon a lot adjacent to or visible from the following streets shall be so screened as to obscure vision of such outdoor storage afforded from . . . Chapel Hill Boulevard." Significantly, "Outdoor storage" is defined in PMC 25.180.030 as "all materials, equipment, merchandise or objects kept or placed on the lot, or not within an enclosed structure, for preservation or later use or disposal." "Automobiles . . . and other vehicles, farm machinery, irrigation and heavy construction equipment . . ." are exempted from this provision if and only if they "are being kept primarily for immediate sale or rental to others." The intent of the outdoor storage provision was to prohibit the look and feel of general commercial enterprises (such as contractor layout yards, typified by box vans, heavy-duty work trucks, tractors and work trailers, equipment and materials) in a retail commercial zoning district. Even auto sales, where the vehicles stored are intended for retail sale, and parking lots for overflow customer parking require issuance of a Special Permit in the C-1 zoning district. Thus, contractor yards and the parking of work vehicles would not be allowed regardless of a change in zoning, short of significant changes to the subject property. Staff's intent was to both enforce the 1-182 Corridor Overlay District standards and to mitigate effects of commercial uses directly adjacent the residential area. 4 Rezone Criteria The initial review criteria for considering a rezone application are explained in PMC.25.88.030.The criteria are listed below as follows: 1. The date the existing zone became effective: The current zoning classification from C-1 (Retail Business) to restricted C-3 (General Business) became effective on June 8, 2019(Ordinance 4440). 2. The changed conditions,which are alleged to warrant other or additional zoning: Since the most current rezone on June 8, 2019, there have been no substantial changes to the site or the surrounding neighborhood to justify more intensive commercial or industrial uses. 3. Facts to justify the change on the basis of advancing the public health,safety and general welfare: The proposed zoning request is consistent with the Comprehensive Plan, which allows for "O,"BP, C-1, C- 2, C-3, or CR zoning. However the 1-182 Corridor Overlay District does not allow for street facing loading bays; PMC PMC) 25.180.040(x) and (c) do not allow for unscreened outdoor storage adjacent or across from residential neighborhoods or adjacent Chapel Hill Boulevard, respectively. 4. The effect it will have on the value and character of the adjacent property and the Comprehensive Plan: The Comprehensive Plan allows for "O," BP, C-1, C-2, C-3, or CR zoning at the site. The character of the surrounding properties is primarily residential(RV Park to the north;Multi family zoning to the east;SFDUs to the southeast, south, and west), with access to Chapel Hill Boulevard, an arterial street. The uses contemplated would be in violation of 1-182 Overlay district restrictions, and PMC 25.180.040(a)and(c). 5. The effect on the property owner or owners if the request is not granted: If the property is not rezoned to a less-restrictive C-3 zoning it will continue to be subject to the requirements of the C-1 zoning district, the signed concomitant agreement, and the 1-182 Overlay district. STAFF FINDINGS OF FACT Findings of fact must be entered from the record. The following are initial findings drawn from the background and analysis section of the staff report.The Planning Commission may add additional findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1. Public notice of this hearing was sent to property owners within 300 feet of the property on August 19, 2019 and posted in the Tri-City Herald on August 27, 2019. 2. Applicant is seeking to amend the Concomitant Zoning Agreement for 8425 Chapel Hill Boulevard to allow for small contractors, distributors, warehouses, and parking of business vehicles in view of Chapel Hill Boulevard and the surrounding residential uses. 3. The property is located at the northwest corner of Chapel Hill Boulevard and Road 84 4. The Comprehensive Plan designates the property Commercial 5. Comprehensive Plan "Commercial" designation allows for"O," BP, C-1, C-2, C-3, or CR zoning. 6. The Commercial designation recommends"Neighborhood,community and regional shopping and specialty centers, business parks, service and office uses." 7. The site was annexed into the City in August 16, 1982(Ordinance 2388),and subsequently platted in 2005 as "Tract A" of the Loviisa Farms II Phase 6 subdivision. 8. The site now contains two commercial shop buildings. 5 9. Surrounding properties have been developed as follows: a. The Sandy Heights Recreational Vehicle park to the north; b. Vacant land to the east which was rezoned to R-3 in 2014 as a part of the DNR land sale c. Lands just southeast of this parcel are zoned R-1 and are in process of single-family development; and d. the Loviisa Farms residential subdivision to the south and west, platted between 2003 and 2005 and fully developed with single-family homes. 10. The Comprehensive Plan designates the property Commercial. 11. The two current structures on site were inadvertently approved by the City contrary to both the then C-1 Zoning, and the 1-182 Corridor Overlay District. 12. The two current structures on site have multiple loading bays directlyfacing Chapel Hill Boulevard; 13. The two current structures on site are both considered "legal nonconforming" buildings. 14. In the previous rezone application (Master file 2019-004)Applicant suggested the following uses on the site: a. All Uses in "O" zoning district as follows: i. Administrative and professional offices, such as lawyers, engineers, real estate, accountants and insurance offices; ii. Medical and dental offices; iii. Museums and art galleries; iv. Governmental offices, excluding police and fire stations; and v. Funeral homes. [Ord. 3354§ 2, 1999; Code 1970 § 25.41.020.] b. All Uses in C-1 zoning district as follows: i. All uses permitted in the O office district; ii. Automobile detail shops and automobile rental or leasing; iii. Banks; iv. Dancing schools; v. Hotels and motels; vi. Printing shops; vii. Restaurants; viii. Stores and shops for the conduct of retail business; ix. Stores and shops for repair and similar services such as: 1. Bakeries, retail for distribution from the premises 2. Barbershops and beauty shops; 3. Catering establishments; x. Garage and filling stations, provided: 1. All outdoor repair work is "minor" as defined by PMC 25.15.150; and 2. The garage or filling station conducting outdoor repair work was in existence and conducting outdoor auto repair prior to September 1, 2013; and 3. The number of vehicles undergoing outdoor repair does not exceed the capacity of the existing outdoor repair facilities, or no more than two vehicles if there are no existing outdoor repair facilities; and 4. The number of vehicles stored outdoors and awaiting customer pick-up cannot exceed the capacity of the indoor and outdoor auto repair facilities; and further provided, that all vehicles must be kept on the business premises; and 5. Pumps, lubrication or other devices are located at least 15 feet from any street property line; and 6 6. All stored automobile parts and dismantled or inoperable automobiles are contained within the building, except material on outdoor display racks. xi. Laundromats and dry-cleaning establishments employing not more than five persons; xii. Locksmith shops; xiii. Offices; xiv. Membership clubs; xv. Photo shops; xvi. Shoe repair shops; xvii. Upholstery shops. xviii. Sign shops, commercial (no outdoor storage of materials); xix. Theaters; xx. Veterinarian clinics for household pets (no boarding or outdoor treatment facilities); xxi. Parking lots within 500 feet of a C-2 district boundary, provided such lots are paved and half of the required landscape is live vegetation; and provided further, that any such property adjacent to a residential zoned parcel shall provide a sight- obscuring fence along the common lot line(s) in accordance with residential fence height requirements; and xxii. Car washes provided they are located more than 300 feet from a residential district. c. All Uses in C-2" zoning district, as follows: i. Antique stores as defined by PMC 25.15.030; ii. Artist and office supplies; iii. Bakeries; iv. Banks and financial institutions; v. Barber and beauty shops; vi. Bookstores, except adult bookstores; vii. Clothing, shoes and accessories, and costume rentals (new/unused materials only); viii. Consignment stores (PMC 25.165.160) and thrift shops (PMC 25.165.170); ix. Crafts, stationery and gift shops; x. Department and drug stores; xi. Electronic sales and repair stores with at least 50 percent of the stock and floor space devoted to the sale of new equipment; xii. Fresh and frozen meats, including seafood; xiii. Florists; xiv. Furniture and home appliance stores; xv. Galleries for art and restored or refinished antiques; xvi. Hardware and home improvement stores; xvii. Import shops; xviii. Jewelry and gem shops, including custom work; xix. Offices for medical and professional services; xx. Restaurants, sandwich shops, cafeterias and delicatessens; xxi. Sporting goods; xxii. Tailoring and seamstress shops; xxiii. Public markets for fresh produce and craft work; 7 xxiv. Micro-breweries, micro-wineries; xxv. Research, development and assembly facilities for component devices and equipment of an electrical, electronic or electromagnetic nature; and xxvi. Home brewing and/or winemaking equipment sales. d. except for: i. Grocery Store ii. Theaters iii. Parking Lots iv. Dwelling Units e. Only the following uses in "C-3": i. Laundry ii. Wholesale Business iii. Warehouse 15. Applicant has also suggested Language for a concomitant Agreement as follows: a. Wholesale Business uses allowed in the agreement are intended for small scale wholesale sales and distribution. Typical users will likely sell both perishable and non-perishable goods and distribution would be from box delivery trucks or smaller vehicles. b. Warehouse uses allowed in the agreement are intended for small to medium scale commercial storage needs. Likely to be with racking. Other warehouse type uses would be for, but not limited to recreational/indoor sports usage which require open space and high ceilings; contractor or sub-contractor use for equipment, supply and inventory storage. Single user not to exceed 10,500 sf. c. Under no conditions will lay down yard, fenced storage or any type of exterior/open air storage be allowed. 16. Staff recommended approval of all uses allowed in the "O", C-1 and C-2 zoning districts, but did not recommend outright approval of all wholesale business and warehouse uses. 17. Staff recommended limiting wholesale business and warehouse uses to those with 1-182 compatible retail storefronts and intended for small scale wholesale/retail sales and distribution. 18. Council approved the following Conditions: a. Uses shall be restricted to the following: i. All uses allowed in the "O", C-1, and C-2 Zoning district ii. Retail/wholesale Business uses with 1-182-compatible retail storefronts intended for small-scale retail/wholesale sales and distribution, including 1. Microbreweries; and 2. Warehouse uses limited to recreational/indoor sports uses; b. Any and all future improvements shall comply with the development regulations as contained in PMC 25.130 1-182 Corridor Overlay District." c. Any and all business vehicles shall be stored inside building or off-site. d. Single user not to exceed 10,500 sf. e. Under no conditions will lay down yard, fenced storage or any type of exterior/open air storage be allowed. 19. The property lies within the 1-182 Corridor Overlay District. 20. Two standards which apply specifically to properties and businesses located in the 1-182 Corridor Overlay District are as follows: a. 25.130.090 Screening standards. (1) All equipment, material or goods not housed or stored within the primary structure shall be within a 100 percent sight-obscuring fence, wall or structure. b. Work service vehicles are considered to fall within the interpretation of"equipment." 8 c. 25.130.120 Loading area standards. No loading or receiving dock shall be accessed directly from a public street. Loading and receiving docks shall not be permitted in the front yard portion of a building or building site. [Ord. 3515 § 1, 2001; Code 1970 § 25.58.110.1 21. Pasco Municipal Code (PMC) 25.180.040(x) requires any outdoor storage to be "screened from any adjacent residential zones and from residential zones across a public street or alley," 22. PMC and 25.180.040(c) states "Outdoor storage and trash collection areas located in a commercial or industrial zone with existing or new development and upon a lot adjacent to or visible from the following streets shall be so screened as to obscure vision of such outdoor storage afforded from said streets: . . . Chapel Hill Boulevard" 23. Outdoor storage is defined in PMC 25.180.030 as "all materials, equipment, merchandise or objects kept or placed on the lot, or not within an enclosed structure, for preservation or later use or disposal." 24. Allowed Outdoor Storage only applies to automobiles, and other vehicles, farm machinery, irrigation and heavy construction equipment if they are being kept primarily for immediate sale or rental to others. 25. The intent of the outdoor storage provision was to prohibit the look and feel of general commercial enterprises (such as contractor layout yards, typified by box vans, heavy-duty work trucks,tractors and work trailers, equipment and materials) in a retail commercial zoning district. 26. Auto sales lots(i.e.,outdoor storage of vehicles for retail sale) require issuance of a Special Permit in the C-1 zoning district. 27. Parking lots (i.e., storage of vehicles as overflow customer parking) require issuance of a Special Permit in the C-1 zoning district. 28. The parking of work vehicles in a contractor's storage yard within open view of Chapel Hill Boulevard would not be allowed regardless of a change in zoning to C-3, short of significant changes to the subject property. 29. The parking of work vehicles in a contractor's storage yard within open view of adjacent residential zoning would not be allowed regardless of a change in zoning to C-3,short of significant changes to the subject property. 30. Contractor yards would not be allowed regardless of a change in zoning to C-3, unless significant changes were made to the structures on the subject property. Staff's intent in conditioning the original rezone application with the concomitant agreement was to both enforce the 1-182 Corridor Overlay District standards and to mitigate effects of commercial uses directly adjacent the residential area. Given the current legal nonconformity and the restrictions found in the 1-182 Corridor Overlay Zone, any new concomitant agreement would need to be nearly identical to the previous agreement. TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of a special permit the Planning Commission must develop findings of fact from which to draw its conclusions based upon the criteria listed in PMC 25.86.060. The criteria are as follows: 1. The proposal is in accordance with the goals and policies of the Comprehensive Plan. Under the current Comprehensive Plan land use designations of"Commercial"the property may be zoned "O," BP, C-1, C-2, C-3, or CR. The Comprehensive Plan also requires the City to take adjacent uses into 9 consideration when deciding zoning. The Commercial designation is described as including"Neighborhood, community and regional shopping and specialty centers, business parks, service and office uses." Adjacent uses are primarily residential(RV Park to the north;Multi family zoning to the east;SFDUs to the southeast, south, and west), with access to Chapel Hill Boulevard, an arterial street. Policy LU-1-C requires the city to "Encourage cluster commercial development and discourage strip commercial development," and Policy LU-4-B says "Plan for major commercial centers which promote functional and economical marketing and operations and produce sustainable clusters of shopping and services."This use would be considered a strip development, as it is not clustered with any similar general commercial uses. Policy LU-4-A urges the city to "Locate commercial facilities at major street intersections to avoid commercial sprawl and avoid disruptions of residential neighborhoods, and leverage major infrastructure availability," and Policy ED-2-B states "Encourage development of a wide range of commercial and industrial uses strategically located to support local and regional needs." The proposed use is at the intersection of two minor arterial streets, Chapel Hill Boulevard and Road 84. Policy LU-3-C requires the City to "Maintain and apply design standards and guidelines that will result in attractive and efficient centers,"and Goal Ed-2, "assure appropriate location and design of commercial and industrial facilities."Goal Ed-3, "maintain development standards and design guidelines to ensure that commercial and industrial developments are good neighbors,"and Policy ED-3-A "Enhance compatibility of commercial and industrial development with residential and mixed use neighborhoods through the use of landscaping, screening, and superior building design standards and guidelines." The current legal nonconforming structures do not meet 1-182 design standards, nor are they compatible with surrounding residential uses. 2. The effect of the proposal on the immediate vicinity will not be materially detrimental. The immediate area is shown in the Comprehensive Plan for Commercial and Low-Density Residential zoning. The Commercial designated areas may be zoned "O,"BP, C-1, C-2, C-3, or CR, as appropriate. The Low-Density Residential designation allows for R-S-20, R-S-12, R-S-1, R-1, and/or R-1-A zoning district. Given the proximity of low-density residential zoning to the south and west, the proposal would need to contain considerations for both screening and aesthetic improvements in order to mitigate detrimental effects on the surrounding properties of the proposed small contractors, distributors, warehouses, and parking of business vehicles. The current concomitant agreement was an attempt at such mitigation. 3. There is merit and value in the proposal for the community as a whole. The proposed zoning is consistent with the Comprehensive Plan Land Use Map. The site is proximal to residential zoning districts to the east, south and west, and it is also located at the intersection of two minor arterial streets, Chapel Hill Boulevard and Road 84;as such it has potential of being a benefit to the community if proper aesthetic considerations are followed to mitigate its proximity to residential neighborhoods.A concomitant agreement was entered into for this very purpose;limiting the uses to those found in the C-1 zoning district, with the addition of those found in the agreement, and adding some aesthetic considerations.Any changes to the agreement would negate the usefulness of the agreement. 4. Conditions should be imposed in order to mitigate any significant adverse impacts from the proposal. The Pasco Municipal Code includes design and screening standards for both commercial and residential development. Any adjustment of the signed Concomitant agreement toward Applicant's proposal would 10 likely violate those standards. The 1-182 Overlay District limits the location of loading bays; the two buildings on-site are already in violation of this standard. The executed concomitant agreement limiting the uses to those found in the C-1 zoning district,with the addition of those uses listed in the concomitant agreement partially mitigates the existing nonconformity. 5. A Concomitant Agreement should be entered into between the City and the petitioner, and if so, the terms and conditions of such an agreement. A concomitant agreement has already been signed limiting the uses to those found in the C-1 zoning district, with the addition of microbreweries, and adding specific conditions pertaining to design standards. Staff does not recommend expanding those uses to those proposed by Applicant, as they would be in violation of the PMC sections listed above, and negate the original intent of the agreement. RECOMMENDATION RECOMMENDATION: Staff recommends denial of the request to amend the concomitant zoning agreement for 8425 Chapel Hill Boulevard to allow for small contractors, distributors, warehouses, and parking of business vehicles in view of Chapel Hill Boulevard and surrounding residential neighborhoods. 11 ORDINANCE NO. 14 Li 440 AN ORDINANCE OF THE CITY OF PASCO, WASHINGTON REZONING ONE PARCEL ALONG CHAPEL HILL BOULEVARD FROM C-1 (RETAIL BUSINESS) TO C-3 (GENERAL BUSINESS) WITH RESTRICTIONS AS CONTAINED IN THE CONCOMITANT AGREEMENT. WHEREAS,a complete and adequate petition for change of zoning classification has been received and an open record hearing having been conducted by the Pasco Planning Commission upon such petition; and, WHEREAS, that the effect of the requested change in zoning classification shall not be materially detrimental to the immediate vicinity;and, WHEREAS, based upon substantial evidence and demonstration of the Petitioner, that: (A) the requested change for the zoning classification is consistent with the adopted Comprehensive Plan; (B) the requested change in zoning classification is consistent with or promotes the goals and objectives of the Comprehensive Plan serving the general public interest in the community; and (C) there has been a change in the neighborhood or community needs or circumstances warranting the requested change of the zoning classification; and(D) the Planning Commission developed findings which are hereby adopted by the City Council; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PASCO, WASHINGTON DO ORDAIN AS FOLLOWS: Section 1. That the Zoning Ordinance for the City of Pasco, Washington, and the Zoning Map,accompanying and being part of said Ordinance shall be and hereby is changed from C-1 (Retail Business) to C-3 (General Business) for the real property as shown in the Exhibit "1"attached hereto and described as follows: Loviisa Farms H Phase 6 Tract"A"(APN#118010147) Section 2.This ordinance shall take full force and effect five(5)days after its approval, passage and publication as required by law. Passed by the City Council of the City of Pasco this day of -30 , 2019. Matt Watkins, Mayor ATTEST: APPROVED AS TO FORM: JitV1kA Pr Ker5FE�on Law Group Exhibit Item: YESMAR Rezone - C-1 to C-3 N Applicant: YESMAR Properties Inc. w E #1 File #: Z 2019-004 S KING BURY DR O LOPEZ DR z oc Lu T -i � ij 3 ul) MADEIRA DR I 0 � p 0 p Z G) [j± z M LANGARA DR tio�eo z RN IN 3 Sr T D a� NOMAS�R 2 v SPIEDEN DR I.r82 O SITE UADRA DR CHAPEL HILL BLVD OLIVER DR TAMWORTH LN N oo KUBOTA LN z o Y FR�R J Q V v 140 280 560 840 1,100 J� MURIS LN Feet tNF l CONCOMITANT ZONING AGREEMENT WHEREAS, the City of Pasco, Washington, a non-charter code city, under the laws of the State of Washington (Chapter 35A.63 R.C.W. and Article 11, Section 11 of the Washington State Constitution) has authority to enact laws and enter into agreements to promote the health, safety and welfare of its citizens, and thereby control the use and development of property within its jurisdiction; and WHEREAS, the Owner(s) of certain property have applied for a rezone of such property described below within the City's jurisdiction; and WHEREAS, the City pursuant to R.C.W. 43.12(c), the State Environmental Policy Act, should mitigate any adverse impacts which might result because of the proposed rezone; and WHEREAS, the City of Pasco and the Owner(s) are both interested in compliance with the Pasco Municipal Code provisions relating to the use and development of property situated in the City of Pasco, described as follows: Loviisa Farms H Phase 6 Tract "A" (APN 9118010147) WHEREAS, the Owner(s) have indicated willingness to cooperate with the City of Pasco, its Planning Commission and Planning Department to ensure compliance with the Pasco Zoning Code, and all other local, state and federal laws relating to the use and development of the above described property; and WHEREAS, the City, in addition to civil and criminal sanctions available by law, desires to enforce the rights and interests of the public by this concomitant agreement, NOW, THEREFORE, In the event the above-described property is rezoned by the City of Pasco to C-3 (General Business) and in consideration of that event should it occur, and subject to the terms and conditions hereinafter stated, the applicant does hereby covenant and agree as follows: 1. The Owner(s) promise to comply with all of the terms of the agreement in the event the City, as full consideration herein grants a rezone on the above-described property. 2. The Owner(s) agrees to perform the terms set forth in Section 4 of this agreement. 3. This agreement shall be binding on their heirs, assigns, grantees or successors in interest of the Owner(s) of the property herein described. 4. Conditions: The following design standards are required: 1. Uses shall be restricted to the following: a. All uses allowed in the"O", C-1, and C-2 Zoning district b. Retail/wholesale Business uses with I-182-compatible retail storefronts intended for small-scale retail/wholesale sales and distribution, including 1. Microbreweries; and 1>,. Warehouse uses limited to recreational/indoor sports uses; 2. Any and all future improvements shall comply with the development regulations as contained in PMC 25.130 1-182 Corridor Overlay District." 3. Any and all business vehicles shall be stored inside building or off- site. 4. Single user not to exceed 10,500 sf. 5. Under no conditions will lay down yard, fenced storage or any type of exterior/open air storage be allowed. The person(s) whose names are subscribed herein do hereby certify that they are the sole holders of fee simple interest in the above-described property: YESMAR PROPERTIES, LLC i ST TE OF WASHINGTON ) ) ss. County of Franklin ) On this 14th day of June_ 2019, before me, the undersigned, duly commissioned and sworn, personally appeared John A. Ramsey for Yesmar Properties,LLC, to me known to be the individual(s) described above and who executed the within and foregoing instrument as an agent of the owner(s) of record, and acknowledged to me that he/she/they signed the same as his/her/their free and voluntary act and deed, for the uses and purposes therein mentioned, and on oath stated that he/she/they is/are authorized to execute the said instrument. 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'.MM'-..*ca - '� - � L l t)-f Riko PUBLIC HEARING City Hall—525 North Third Avenue—Council Chambers DATE: WEDNESDAY, September 11, 2019 6:00 PM MASTER FILE#: Z 2019-010 APPLICANT: Story Family Five, LLC/Todd Story/Agterra Engineering 2705 St.Andrews Loop, Suite C Pasco WA 99302 REQUEST: REZONE: Rezone one parcel from R-S-20 (Residential Suburban)to R-S-1 (Residential Suburban). BACKGROUND 1. PROPERTY DESCRIPTION: Legal: Lot 2, SHORT PLAT 2012-07 (APN #119 631 090). General Location:At the corner of West Sylvester Street and Road 56, Pasco WA 99301 Property Size: 280,535.42 square feet or 6.44 acres. 2. ACCESS: The parcel has access from both_West Sylvester Street and Road 56. 3. UTILITIES: Water is available in both West Sylvester Street and Road 56; Sewer is available along West Sylvester Street. 4. LAND USE AND ZONING: The lot is occupied by a small house, and is zoned RS-20 (Residential Suburban). Surrounding properties are zoned and developed as follows: NORTH: RS-20 SFDUs, Vacant Lots EAST: RS-20 SFDUs SOUTH: RS-12 SFDUs, Vacant Lots WEST: RS-20 SFDUs,Vacant lots 5. Comprehensive Plan:The Comprehensive Plan Land Use designation for the property is Low- Density Residential. Under the current Comprehensive Plan Land Use designations of Low- Density Residential the property may be zoned R-S-20, R-S-12, R-S-1, R-1, or R-1-A. The Low- Density Residential designation includes "Residential development at a density of 2 to 5 dwelling units per acre." The criteria for allocation under the future land use section of Volume II of the Comprehensive Plan (Vol. II, page 17) encourages development of lands designated for low-density residential uses when or where sewer is available; the location is suitable for home sites; and there is a market demand for new home sites. Policy H-1-E encourages the advancement of home ownership, and Goal H-2 suggests the City strive to maintain a variety of housing options for residents of the community. Goal LU-2 encourages the maintenance of established neighborhoods and the creation of new neighborhoods that are safe and enjoyable places to live. 6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. An environmental determination will be made after the public hearing for this project. Based on the SEPA checklist, the adopted City Comprehensive Plan, City development regulations, and 1 other information,a threshold determination resulting in a Determination of Non-Significance (DNS) was issued for this project on August 19, 2019 under WAC 197-11-158. ANALYSIS Applicant is seeking to rezone the parcel located at the corner of West Sylvester Street and Road 56(across from west entrance of the Wade Park)from RS-20(Residential Suburban)to R-S-1(Residential Suburban), in anticipation of subdividing the land for future sale and residential development. The RS-20 zoning district requires a 20,000 square-foot minimum lot size; the R-S-1 zoning has a 10,000-square-foot lot minimum. The site fronts both West Sylvester Street and Road 56 and contains 280,535.42 square feet or 6.44 acres. The site was annexed into the City in 2012 (Ordinance 4077) and was concurrently assigned RS-20 zoning (Ordinance 4078). The site and surrounding properties to the north, east, and west are currently zoned RS-20; lots to the south across Sylvester Street are zoned RS-12. In 2012 a 1-acre corner lot containing a large garage with residential unit above was divided off as part of a two-lot subdivision. The site is vacant except for a small house located along the east property line on Road 56. Surrounding properties have a mix of single-family dwelling units(SFDUs)and undeveloped land.The west entrance of Wade Park is located across Sylvester Street to the south. The Comprehensive Plan designates the property "Low-Density Residential," which allows for R-S-20 (Suburban), R-S-12 (Suburban), R-S-1 (Suburban), R-1 (Low-Density Residential), or R-1-A (Low-Density Residential Alternate) zoning. The Low-Density Residential designation is described as allowing for "Residential development at a density of 2 to 5 dwelling units per acre." Staff has recommended the parcel be rezoned to R-S-1 (Suburban), which would allow for residential development concurrent with the Comprehensive Plan "Low-Density Residential" Land Use designation. Rezone Criteria The initial review criteria for considering a rezone application are explained in PMC.25.88.030.The criteria are listed below as follows: 1. The date the existing zone became effective: The current zoning classification has been in place since its annexation in 2012 (Ordinances 4077/4078). 2. The changed conditions,which are alleged to warrant other or additional zoning: Applicant is seeking subdivide the land for future sale/residential development. Surrounding properties have been gradually developing with single-family units. 3. Facts to justify the change on the basis of advancing the public health,safety and general welfare: The Comprehensive Plan designates the property "Low-Density Residential," which allows for R-S-20 (Suburban), R-S-12 (Suburban), R-S-1 (Suburban), R-1 (Low-Density Residential), or R-1-A (Low-Density Residential Alternate) zoning. The Low-Density Residential designation allows for "Residential development at a density of 2 to 5 dwelling units per acre." 4. The effect it will have on the value and character of the adjacent property and the Comprehensive Plan: 2 A change in zoning classification may ultimately result in the development of residential Single-family homes. The Comprehensive Plan allows for "Low-Density Residential," zoning, described as R-S-20 (Suburban), R-S-12 (Suburban), R-S-1 (Suburban), R-1 (Low-Density Residential), or R-1-A (Low-Density Residential Alternate) zoning. The Low-Density Residential designation allows for "Residential development at a density of 2 to 5 dwelling units per acre." 5. The effect on the property owner or owners if the request is not granted: If the property is not rezoned to RS-12 the lot may be developed at a lower density or remain undeveloped. STAFF FINDINGS OF FACT Findings of fact must be entered from the record. The following are initial findings drawn from the background and analysis section of the staff report.The Planning Commission may add additional findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1. Public notice of this hearing was sent to property owners within 300 feet of the property and posted in the Tri-City Herald on August 2, 2019. 2. Applicant is seeking to rezone the parcel located at the corner of West Sylvester Street and Road 56 from RS-20 to R-S-1. 3. The parcel is located across from west entrance of the Wade Park 4. Applicant desires to subdivide the land for future sale/residential development. 5. The minimum lot size for RS-20 zoning district is 20,000 square-feet. 6. The minimum lot size for R-S-1 zoning district is 10,000 square-feet. 7. The site fronts both West Sylvester Street and Road 56 8. The site contains 280,535.42 square feet or 6.44 acres. 9. The site was annexed into the City in 2012 (Ordinance 4077). 10. The site was assigned RS-20 zoning in 2012(Ordinance 4078). 11. The site and surrounding properties to the north, east, and west are currently zoned RS-20. 12. Lots to the south across Sylvester Street are zoned RS-12. 13. The parcel is part of a 2012 2-lot subdivision. 14. The site is vacant except for a small house located along the east property line on Road 56. 15. Surrounding properties have a mix of single-family dwelling units (SFDUs) and undeveloped land. 16. The west entrance of Wade Park is located across Sylvester Street to the south. 17. The Comprehensive Plan designates the property"Low-Density Residential." 18. Comprehensive Plan "Low-Density Residential" designation allows for R-S-20, R-S-12, R-S-1, R-1, or R-1-A zoning. 19. The Low-Density Residential designation allows "Residential development at a density of 2 to 5 dwelling units per acre." 3 TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of a rezone,the Planning Commission must develop findings of fact from which to draw its conclusions based upon the criteria listed in PMC 25.210.060. The criteria are as follows: 1. The proposal is in accordance with the goals and policies of the Comprehensive Plan. The proposal is in accordance with the Comprehensive plan; under the current Comprehensive Plan The Comprehensive Plan designates the property "Low-Density Residential," which allows for R-S-20 (Suburban), R-S-12 (Suburban), R-S-1 (Suburban), R-1 (Low-Density Residential), or R-1-A (Low-Density Residential Alternate) zoning. The Low-Density Residential designation allows for "Residential development at a density of 2 to 5 dwelling units per acre." 2. The effect of the proposal on the immediate vicinity will not be materially detrimental. The Comprehensive Plan designates the property "Low-Density Residential," which allows for R-S-20 (Suburban), R-S-12 (Suburban), R-S-1 (Suburban), R-1 (Low-Density Residential), or R-1-A (Low-Density Residential Alternate) zoning. The Low-Density Residential designation allows for "Residential development at a density of 2 to 5 dwelling units per acre." The R-S-1 zoning will double the density of the lot from 20,000 to 10,000 square-foot minimum lot size. 3. There is merit and value in the proposal for the community as a whole. The proposed zoning is consistent with the Comprehensive Plan Land Use Map; the site is surrounded by RS-20 zoning on three sides and RS-12 zoning to the south. Surrounding parcels are a mix of vacant land and Single Family housing units; a regional park entrance is located across the street. The lot borders on West Sylvester Street, an arterial street 4. Conditions should be imposed in order to mitigate any significant adverse impacts from the proposal. The Pasco Municipal Code includes design standards for both commercial and residential development.A traffic impact study may be required as the development density potential would be doubled. 5. A Concomitant Agreement should be entered into between the City and the petitioner, and if so, the terms and conditions of such an agreement. A concomitant agreement would not be required in this circumstance. RECOMMENDATION RECOMMENDATION: Staff recommends based on the Findings of Fact and Conclusions that Lot 2, Short Plat 2012-07 (APN #119 631 090) located at the corner of West Sylvester Street and Road 56 be rezoned from RS-20 to R-S-1. 4 Jeff Adams Subject: FW: story family five From: devillgolfl@aol.com <devillgolfl@aol.com> Sent:Tuesday, September 3, 2019 12:38 PM To: Darcy Bourcier<bourcierd@pasco-wa.gov> Subject: story family five I'm opposed to the application to rezone property addressed 804 road 56 (parcel #119-631-090) from rs-20 to Rs-1. Floyd Devilleneuve 5521 w. Sylvester st. 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