HomeMy WebLinkAboutHE Recommendation PP 2019-002 Preliminary Plat East FranklinCity of Pasco Hearing Examiner Page 1 of 5
Decision, Preliminary Plat, PP 2019-002
CITY OF PASCO HEARING EXAMINER
FINDINGS OF FACT, CONCLUSIONS OF LAW, AND DECISION
East Franklin Preliminary Plat
PP 2019-002
July 29, 2019
_______________________________________________
1. FINDINGS OF FACT
1.1 Proposal. 14-lot single family plat on a vacant and relatively flat 3.12 acre site,
with no critical areas.
1.2 Applicant. Juan Ochoa, 4903 Antigua Drive, Pasco, WA 99301.
1.3 Location. Southeast corner of East Helena Street and Heritage Boulevard, Pasco,
WA. Tax Parcel No. 113-884-076. (All of block 8, Washington Addition, together with
adjacent vacated street and alleys).
1.4 Land Use Designations/Site and Surrounding Area. The site is zoned R-1-A
(Low Density Residential Alternate District). Surrounding zoning and land uses are:
North: RT, Vacant
East: C-3, Vacant
South: C-3, Vacant
West: R-1-A, Single Family Dwelling Units
1.5 Evidence Reviewed. The Examiner admitted the Community and Economic
Development Department's Staff Report (Exhibit 1), which attached the proposed plat and land
use maps of the site and surrounding area, and the DNS (Determination of Non-Significance)
(Exhibit 2). The Examiner conducted a late afternoon site visit on July 10, 2019. Except as
revised, the Staff Report is incorporated into these findings.
1.6 SEPA (State Environmental Policy Act, Ch. 43.21C RCW). The Department
issued a DNS on July 9, 2019. No appeals were filed or comments received. SEPA review is
complete.
1.7 Hearing. A hearing was held on July 10. 2019. Planning Staff summarized the
proposal. The Applicant further addressed the proposal, confirming there was no objection to the
proposed conditions. No member of the public indicated a wish to comment. The record was
kept open through July 24, 2019, to allow for SEPA comment/appeals to be addressed. No
additional materials were submitted.
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Decision, Preliminary Plat, PP 2019-002
1.8 Notice. Hearing notice was mailed to property owners within 300 feet on June
21, posted on the City's website, and published in the Tri-City Herald on June 26. The plat was
forwarded to the PUD, Pasco School District, Cascade Gas, Charter Cable, Franklin County
Irrigation District, and Ben-Franklin Transit Authority for review and Comment. PMC notice
requirements were met.1
1.9 Lay-Out. The plat is laid out as a cul-de-sac due to commercial zoning to the
east and south. Lots vary from 7,500 to 8,783 square feet, meeting minimum lot size
requirements of 7,200 square feet. Densities are consistent with the Comprehensive Plan.2
1.10 Utilities/Right-of-Way. Plat improvements must comply with the 2015 Standard
Drawings and Specification as approved by the City Engineer. Improvements include but are not
limited to, water, sewer and irrigation lines, streets, street lights and storm water retention.
Handicapped-accessible pedestrian ramps are completed within the street and curve
improvements before final plat approval. Sidewalks are installed when permits are issued for
new houses, except sidewalks along major streets, which are installed with the street
improvements.
All lots have street frontage, which will be dedicated as part of the plat. A utility
easement will be required along the first ten feet of street frontage of all lots. Final location and
width 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 buildable areas. The City Engineer will determ ine the specific
placement of fire hydrants and streetlights when construction plans are submitted. Water and
sewer service are available, with the assignment of water rights a code requirement.3 If no water
rights are available to transfer to the City, the property owner/developer must pay a water right
fee in lieu thereof.
1.11 Transportation. The current transportation impact fee is $709 per unit.
1.12 Parks/Open Space. Terra Vida Park is about 15,00 feet east. Current park
impact fees are $1,575 per unit.
1.13 Schools. Adequate provision is made to address school impacts. Current school
impact fees are $4,700 per unit.
1.14 Safe Walking Conditions. The plat will connect to the community through the
existing network of streets and sidewalks. Curb, gutter, and sidewalk shall be installed and
constructed to current City standards and consistent with ADA requirements.
1 PMC 21.25.050.
2 See Comprehensive Plan, Vol. 2a, pg. 17.
3 See e.g., PMC 21.05.120, 3.35.160.
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Decision, Preliminary Plat, PP 2019-002
1.15 Conditions. To ensure project development consistent with City requirements and
findings, the Department's proposed conditions should be imposed without substantive revision.
One condition was added requiring compliance with the PMC and application materials.
2. CONCLUSIONS
The Examiner may approve a preliminary plat if it is consistent with:
(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;
(2) The proposed subdivision contributes to the orderly development and land
use patterns in the area;
(3) The proposed subdivision conforms to the policies, maps and narrative
text of the Comprehensive Plan;
(4) The proposed subdivision conforms to the general purposes of any
applicable policies or plans which have been adopted by the City Council;
(5) The proposed subdivision conforms to the general purposes of this title;
(6) The public use and interest will be served by approval of the proposed
subdivision.4
As the findings and Staff Report detail, the preliminary plat is consistent with these
criteria and should be approved. This conclusion is based on the code imposed mitigation and
compliance with City engineering and street improvement requirements, payment of impact fees
(on which no objection was raised), and the provisions made for open space, drainage, public
ways, water and waste, parks, transit, schools, and sidewalks for safe walking conditions. As
these issues are addressed, adequate provision is made for the public health safety and welfare,
and the plat will contribute to the orderly development of the area. As the Staff Report
addresses, as mitigated, the plat is consistent with the Comprehensive Plan, and conforms to City
adopted policies, Title 21 purposes, and serves the public use and interest.
4 PMC 21.25.070 and .060, as amended; PMC 2.50.080.
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Decision, Preliminary Plat, PP 2019-002
DECISION
The Hearing Examiner approves the requested preliminary plat, subject to these
conditions.
1. No utility vaults, pedestals, or other obstruction 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.
3. A 6-foot architectural block "estate" fence shall be placed between the proposed
subdivision and Heritage Boulevard, which is both an arterial street and a major truck route.
4. The final plat shall contain a 10-foot utility easement parallel to all streets unless
otherwise required by Franklin County PUD.
5. The final plat 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."
6. All development activities are subject to the concurrency development standards
established in PMC 12.36.
7. All right of way improvements and extensions of City maintained utilities shall
conform to the standard specifications of the City of Pasco in place at time of development.
8. All work in the right of way must be designed by a professional engineer licensed
in the State of Washington, and are reviewed on a first come first serve basis.
9. Prior to acceptance of final plats developers are required to prepare and submit
record drawings. All record drawings shall be created in accordance with the requirements detail
in the Record Drawing Requirements and Procedure form provided by the Engineering Division.
This form must be signed by the developer prior to construction plan approval.
10. All utility lines serving the subdivision, including but not limited to power,
telephone and television cables shall be installed underground. Adequate easements shall be
provided for all such utility lines, which will not be located within the right-of-way. All existing
non-City maintained utility lines must be relocated outside the right-of-way.