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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. City of Pasco Hearing Examiner Page 2 of 5 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. City of Pasco Hearing Examiner Page 3 of 5 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. City of Pasco Hearing Examiner Page 4 of 5 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.