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Home My WebLink AboutHearing Examiner Packet 2020-02-12 City a f AGENDA a"--" s� "Vco HEARING EXAMINER MEETING City Hall-525 North Third Avenue Council Chambers WEDNESDAY,FEBRUARY 12,2020 6:00 PM I. CALL TO ORDER II. PUBLIC HEARINGS A. Rezone Travis Lundquist/Sandy Heights RV Park,LLC-Rezone the western portion of a parcel at the 8200 Block of Chapel Hill Boulevard from CR (Regional Commercial) to C-1 (Retail Business) (Z2019-014) B. Preliminary Plat Joel's Addition (PP 2019-006) III. NEW BUSINESS IV. 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. G LY of PUBLIC HEARING City Hall—525 North Third Avenue—Council Chambers DATE: WEDNESDAY, February 12, 2020 6:00 PM MASTER FILE#: Z 2019-014 APPLICANT: Travis Lundquist/Sandy Heights RV Park LLC 8801 St.Thomas Drive Pasco WA 99301 REQUEST: REZONE: Rezone the western portion of a parcel at the 8200 Block of Chapel Hill Boulevard from CR (Regional Commercial) to C-1 (Retail Business). BACKGROUND 1. PROPERTY DESCRIPTION: Leal: A portion of Section 8, Township 9 North Range 29 East defined as follows: Lot 5, Binding Site Plan 98-2 (the western part of Parcel # 115 520 020). General Location:The 8200 Block of Chapel Hill Boulevard, Pasco WA 99301. Property Size: Approximately 5 Acres (220,474.84 Square feet). 2. ACCESS: The parcel has access from Chapel Hill Boulevard, St.John Drive and St.Thomas Drive. 3. UTILITIES: Water service is available from Chapel Hill Boulevard, St. John Drive and St. Thomas Drive; sewer service is available from St.Thomas Drive. 4. LAND USE AND ZONING: The lot is zoned CR (Regional Commercial) and is vacant. Surrounding properties are zoned and developed as follows: NORTH: CR Retail EAST: C-1 Sandy Heights RV Park SOUTH: R-1 SFDUs WEST: CR Commercial 5. Comprehensive Plan: The Comprehensive Plan designates the site for Commercial. Goal LU-1: take deliberate,consistent,and continuous actions to improve the community's quality of life and achieve the vision; Policy LU-1-B: Enhance the physical appearance of development within the community through land use regulations, design guidelines, and performance and maintenance standards including landscaping, screening, building facades, color, signs, and parking lot design and appearance.Goal LU-2.: maintain established neighborhoods and ensure new neighborhoods are safe and enjoyable places to live. Policy LU-2-D: Require all development to be landscaped through the review and approval of permits using adopted regulations and guidelines. Policy LU- 3-B: Encourage infill and density including planned unit developments to, protect open space and critical areas,and provide recreational areas and amenities in support of more intensive,walkable neighborhoods. Policy LU-3-E: Designate areas for higher density residential development where utilities and transportation facilities enable efficient use of capital resources. Policy LU-4-A: Locate commercial facilities at major street intersections to avoid commercial sprawl and avoid 1 disruptions of residential neighborhoods,and leverage major infrastructure availability. Goal H-1: encourage housing for all economic segments of the city's population. Policy H-1-B: Encourage the location of medium and high density housing in locations that will avoid the need for access through lower density residential neighborhoods. Policy H-1-D: Avoid large concentrations of high-density housing. H-2. GOAL: strive to maintain a variety of housing consistent with the local and regional market. H-2-A Policy: Allow for a full range of residential environments including single-family homes,townhouses,condominiums,apartments,and manufactured housing. Policy H-4-A: Encourage innovative techniques in the design of residential neighborhoods and mixed use areas to provide character and variety in the community. Goal H-5: support efforts to provide affordable housing to meet the needs of low and moderate income households in the community. Policy H-5-A: Residential neighborhoods and mixed-use areas should exhibit a consistent level of quality and appearance. Policy H-5-C:The city shall work with public and private sector developers to ensure that lower income housing is developed on scattered sites and in such a manner that it blends in with surrounding neighborhoods. 6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. Based on the SEPA checklist, the adopted City Comprehensive Plan, City development regulations, and other information, a threshold determination resulting in a Mitigated Determination of Non- Significance (MDNS) was issued for this project on January 7, 2020 under WAC 197-11-158. The MDNS calls for a traffic impact analysis (TIA) to determine the impacts of the additional vehicle trips and the need for traffic mitigation measures will be required. Additional right-of-way at the northeast corner of the intersection of Chapel Hill Boulevard and St John Drive is required to be dedicated to allow larger vehicles to navigate the corner when heading westbound on Chapel Hill Boulevard. ANALYSIS Request Applicant is seeking to rezone the west portion of a parcel at the 8200 Block of Chapel Hill Boulevard from CR (Regional Commercial) to C-1 (Retail Business), in view of expanding an existing recreational vehicle (RV) park. Since application submittal the site (Lot 5, Binding Site Plan 98-2;formerly Parcel #115510018) was combined with the adjacent lot to the east (Lot 4, Binding Site Plan 98-2; Parcel #115520019) containing the Sandy Heights RV Park to form parcel#115 520 020. Both sites are under the ownership of Sandy Heights RV Park LLC. Property Details The lot is approximately 5 Acres(220,474.84 Square feet),and is vacant.Surrounding properties are zoned and developed as follows: to the north: CR/Tacoma Screw and a Sandy Heights RV mini-storage area; to the east:C-1/Sandy Heights RV Park;to the south: R-1/SFDUs;and to the west:CR/vacant with Broadmoor RV Leasing storage. 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." 2 History The site was annexed into the City and assigned RT (Residential Transition) zoning in 1982 (Ordinance 2388).According to PMC 25.25.010,the RT district is intended to be applied or assigned to areas that are essentially undeveloped, however, ultimately intended for suburban or urban residential use. The area was rezoned in 1994 (Ordinance 3002) as a part of the "Broadmoor Business Park" from RT to BP(Business Park), and from BP to C-1 (Retail Business) in 1997 (Ordinance#3207);subsequently from C- 1 to CR (Regional Commercial) in 1991 (Ordinance#3381). A Special Permit for an RV park was obtained for adjacent Lot#4 of parcel#115 520 020 and the site was developed as an RV park in 1998 (MF #SP 1998-002). Conditions established under Special Permit 1998- 002 were as follows: 1)The Special Permit shall be personal to the applicant; 2) The RV Park shall be developed in accordance with the site plan and private operational regulations submitted; 3) Only one freestanding sign shall be permitted on the property; 4) The 6-foot solid fencing requirement of P.M.C. 22.69.060 does not include chain-link or wire fencing with slats; 5)The special permit shall be null and void if a valid City of Pasco Business License is not obtained by December 31, 1999. Applicant wishes to rezone the parcel from CR to C-1 to allow for the expansion of the RV park use to Lot #5 of the same parcel. 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 site was annexed and assigned RT(Residential Transition)zoning in 1982;then rezoned from RT to BP in 1994;from BP to C-1 in 1997;and finally from C-1 to CR in 1991. 2. The changed conditions, which are alleged to warrant other or additional zoning: The site has been vacant since annexation. Applicant is seeking to rezone Lot 5, Binding Site Plan 98-2 of the parcel located at the 8200 Block of Chapel Hill Boulevard from CR(Regional Commercial)to C-1 (Retail Business),in view of expanding an existing recreational vehicle(RV)park currently located on Lot 4,Binding Site Plan 98-2 located just to the east. 3. Facts to justify the change on the basis of advancing the public health,safety and general welfare: The Comprehensive Plan designates the property"Commercial,"which allows for"0,"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."RV Parks may be located in a C-1 zoning district upon issuance of a Special Permit;the Special Permit review process allows the City to attach conditions designed to mitigate possible impacts on the surrounding neighborhood.As well, RV Parks are required to conform to landscape and screening criteria found in PMC 25.160.070(8). 4. The effect it will have on the value and character of the adjacent property and the Comprehensive Plan: 3 The general character of the neighborhood is commercial to the east, north and west and residential to the south. The site is vacant and has been used as an RV storage yard until present. RV Parks may be located in a C-1 zoning district upon issuance of a Special Permit; the Special Permit review process allows the City to attach conditions designed to mitigate possible impacts on the surrounding neighborhood. As well, RV Parks are required to conform to landscape and screening criteria found in PMC 25.160.070(8). 5. The effect on the property owner or owners if the request is not granted: If the property is not rezoned to C-, the property may continue to be used as a vacant, graveled dry storage lot. 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 and posted in the Tri-City Herald on January 24, 2020. 2. Applicant is seeking to rezone a parcel from CR (Regional Commercial)to C-1 (Retail Business) 3. The parcel is located at the 8200 Block of Chapel Hill Boulevard. 4. Parcels 115510018 and 115520019 (Lots 5 &4 respectively, of Binding Site Plan 98-2)were combined since receipt of the application. The new parcel number of the combined lots is 115 520020. 5. Lots 4&5 are both under Sandy Heights RV Park LLC ownership. 6. Applicant wishes to expand an existing recreational vehicle (RV) park. 7. Lot 5 is approximately 5 Acres (220,474.84 Square feet) 8. Lot 5 is vacant. 9. Surrounding properties are zoned and developed as follows: a. to the north: CR/Tacoma Screw and a Sandy Heights RV mini-storage area; b. to the east: C-1/Sandy Heights RV Park; c. to the south: R-1/SFDUs; and d. to the west: CR/vacant with Broadmoor RV Leasing storage. 10. The Comprehensive Plan designates the property"Commercial," 11. The Commercial Comprehensive Land Use designation allows for"O," BP, C-1, C-2, C-3, or CR zoning. 12. The Commercial designation is described as including "Neighborhood, community and regional shopping and specialty centers, business parks, service and office uses." 13. The site was annexed into the City in 1982 (Ordinance 2388). 14. The site was assigned RT(Residential Transition) zoning at the time of annexation in 1982 (Ordinance 2388). 15. According to PMC 25.25.010 the RT district is intended to be applied or assigned to areas that are essentially undeveloped, however, ultimately intended for suburban or urban residential use. 16. The parcel was rezoned from C-1 to CR (Regional Commercial) in 1991 (Ordinance#3381). 17. The area was rezoned from RT to BP (Business Park) in 1994 (Ordinance 3002) as a part of the "Broadmoor Business Park". 18. The parcel was rezoned from BP to C-1 (Retail Business) in 1997 (Ordinance#3207). 19. A Special Permit was obtained in 1998 for an RV park for adjacent Lot#4 (MF#SP 1998-002). 4 20. Adjacent Lot#4 was developed as an RV park in 1998. 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; 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." 2. The effect of the proposal on the immediate vicinity will not be materially detrimental. The general character of the neighborhood is commercial to the east, north and west and residential to the south. The site is vacant and has been used as an RV storage yard until present. RV Parks may be located in a C-1 zoning district upon issuance of a Special Permit;the Special Permit review process allows the City to attach conditions designed to mitigate possible impacts on the surrounding neighborhood. As well, RV Parks are required to conform to landscape and screening criteria found in PMC 25.160.070(8). 3. There is merit and value in the proposal for the community as a whole. The general character of the neighborhood is commercial to the east, north and west and residential to the south. The site is vacant and has been used as an RV storage yard until present. RV Parks may be located in a C-1 zoning district upon issuance of a Special Permit; the Special Permit review process allows the City to attach conditions designed to mitigate possible impacts on the surrounding neighborhood. A Special Permit for an RV park was obtained for adjacent Lot#4 of parcel#115 520 020 and the site was developed as an RV park in 1998 (MF#SP 1998-002). Conditions established under Special Permit 1998- 002 were as follows: 1) The Special Permit shall be personal to the applicant; 2) The RV Park shall be developed in accordance with the site plan and private operational regulations submitted; 3)Only one freestanding sign shall be permitted on the property; 4) The 6-foot solid fencing requirement of P.M.C. 22.69.060 does not include chain-link or wire fencing with slats, 5) The special permit shall be null and void if a valid City of Pasco Business License is not obtained by December 31, 1999. As well, RV Parks are required to conform to landscape and screening criteria found in PMC 25.160.070(8). Finally, the property lies within the 1-182 Overlay District, The purpose of the purpose of which"is to provide additional development regulations to create aesthetically attractive buildings and commercial development."As such, the enhanced building and landscape standards in PMC 25.130 apply. 4. Conditions should be imposed in order to mitigate any significant adverse impacts from the proposal. The site is vacant and has been used as an RV storage yard until present. RV Parks may be located in a C- 1 zoning district upon issuance of a Special Permit; the Special Permit review process allows the City to attach conditions designed to mitigate possible impacts on the surrounding neighborhood. A Special 5 Permit for an RV park was obtained for adjacent Lot#4 of parcel#115 520 020 and the site was developed as an RV park in 1998(MF#SP 1998-002). Conditions established under Special Permit 1998-002 were as follows: 1) The Special Permit shall be personal to the applicant; 2) The RV Park shall be developed in accordance with the site plan and private operational regulations submitted; 3)Only one freestanding sign shall be permitted on the property; 4) The 6-foot solid fencing requirement of P.M.C. 22.69.060 does not include chain-link or wire fencing with slats, 5) The special permit shall be null and void if a valid City of Pasco Business License is not obtained by December 31, 1999. RV Parks are required to conform to landscape and screening criteria found in PMC 25.160.070(8). Also, the property lies within the 1-182 Overlay District, The purpose of the purpose of which" is to provide additional development regulations to create aesthetically attractive buildings and commercial development."As such, the enhanced building and landscape standards in PMC 25.130 apply. As part of the SEPA Mitigated Determination of Non-Significance(MDNS)issued by the City, traffic impact analysis will be required to determine the impacts of the additional vehicle trips and the need for traffic mitigation measures. Additional right-of-way at the northeast corner of the intersection of Chapel Hill Boulevard and St John Drive is required to be dedicated to allow larger vehicles to navigate the corner when heading westbound on Chapel Hill Boulevard. The SEPA MDNS conditions must be met; any mitigation detailed in the TIA must be completed in conjunction with development. 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. RV Parks may be located in a C-1 zoning district upon issuance of a Special Permit; the Special Permit review process allows the City to attach conditions designed to mitigate possible impacts on the surrounding neighborhood.As well, RV Parks are required to conform to landscape and screening criteria found in PMC 25.160.070(8).As such, concomitant agreement would not be required in this circumstance. RECOMMENDATION Based on the Findings of Fact and Conclusions Staff recommends that Lot 5, Binding Site Plan 98-2, be rezoned from CR to C-1,with the following conditions: 1) A traffic impact analysis shall be required to determine the impacts of the additional vehicle trips and the need for traffic mitigation measures; and 2) Right-of-way shall be dedicated at the northeast corner of the intersection of Chapel Hill Boulevard and St John Drive, as per City of Pasco Engineering Department requirements. 6 Rezone: ■ Overview ■ !pRV Park LLC W E Map File Z 2019-014 + • • �■ __ f__ _ � Y�;i..E ...._..-.._.—_ _ -1 r�- ___ _- t~- - �.,,I�- Key i�u _ ��i = �C L .I li • ra �. �.. .y„--_-- L �:Y"•Mie �'. �,�,. _ �r�Ctts.r 7>t,�:,• . .�� J1 II � � ¢�li�;• �-- �� ! ,' .t r� ,rT^ 1 i � - �1•� lam, 11 If ' 4 ��' �� OEM— lip •A 10 "` • v 41�h �r7N ��+01� � ��i J L' Y.i � �. J r • -•J�1..- 1 .. c- - Ir —41 Ell -T ILL r rl�H�x� "f' ,�!!/ �'r,ryµ � _ ••t-1-' -� _ -�+� • - _. - _ `�_' . 'i0� r � •r r If _._'''�� - _ __•S X23 f_YRr a Je _— _ - .. i .rte=___� �. _' - __ - .� .Y1� _r-_—�.=____ � • � •1 ��I "� _ _ _ �•_ :' _ 111 .{ � �+� _, � . 1 _- �_ �' f• ,� 1 :�! . i �_� �: .�_. �J!I } L.'. ,.Y •, .'-1 l�' t el • ' Q { ? �4- _ •„ ��;L i�� ; ■ �� dj�� moi' Will ni - ! �i� iili�"':�■�� 1 640 1,300 1,900 2,6011Feet or M Vicin Item: Rezone: CR to C-I N 'tY Applicant: Travis Lundquist/Sandy Heights ■ V Park LLC W E Map File Z 2019-014 , In,.ter ��- - r - tel' �� ► _�� 4 • jforf 4f. 41 2" fir d _ !d 9►r►. ►t • _ AM& 1 '•,vn� W YM -t r rr r' p! r . u a`a' Js.lr 1 x 1 or or i+ ISI L f kv AM 41 : 140 280 560 840 is A L*�.� � r � : ■ ,; �� _ . .: rTL Land Use Item: Rezone: CR to C-1 N Applicant: Travis Lundquist/Sandy Heights RV Park LLC w E Map File #: Z 2019-014 S Outle 11 Vacant I I� 1Z FLU D o f \ I � — �\� IOPICCADILLY DRa - J �c�H EATH ROW I O ---- _/ Z CT I Vac z CT SFDU w ant IIw ( wKINGSBURY DR ru \ Uj > I U SFDU Q 0OZ a �n R�Sa/e I r82 1 LL o > ST TyO s \� � x i Ix O \a�J Mq &04&0 �eOR � In L'�V �N 1 d�stria/ Retail \�\� o fu S ITE Retail 2 RV Service 0 Park U --- CHAPEL HILL BLVD SFDU \\ Vaunt MUSTANGS SF U � — "LIVER ------ \ \ � l i ER DR OLIVER DR \ \ Ilk- PALO INu I ILU� DR Z w ANGUS p Z \\ O _ Z t_ � � f. 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Proposal:Pasco/Tri-Cities KOA has submitted an application to rezone a 5-acre parcel(Lot 5 of Parcel#115520020)immediately west of the current KOA RV Park addressed 8801 St Thomas Drive from CR (Regional Business)to C-1 (Retail Business) (MF#Z2019-014) in Pasco,Washington.The proposal is subject to regulations contained in the Pasco Municipal Code. Public Comment Period: Written comments submitted to the Community Development Department by 5:00 p.m. on February 12, 2020 will be included in the Hearing Examiner's meeting packet. You may also submit comments at the Hearing Examiner meeting advertised below. If you have questions on the proposal, contact the Planning Division at (509) 545-3441 or via e-mail to: adamsj@pasco-wa.gov Open Record Hearing: The Hearing Examiner will conduct an open record hearing at 6:00 p.m. on February 12, 2020 in the Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco,Washington.The Hearing Examiner will consider public testimony concerning the above application at this meeting. Determination of Completeness: The application has been declared complete for the purpose of processing. Environmental Documents and/or Studies Applicable to this Application: Environmental Determination No.SEPA2019-061 has been assigned to this proposal. The SEPA comment period ended on January 3, 2020. A Mitigated Determination of Non-Significance was issued for this proposal (WAC 197.11.355 optional DNS process).A traffic impact analysis to determine the impacts of the additional vehicle trips and the need for traffic mitigation measures will be required. Additional right-of-way at the northeast corner of the intersection of Chapel Hill Boulevard and St John Drive is required to be dedicated to allow larger vehicles to navigate the corner when heading westbound on Chapel Hill Boulevard. Project Permits Associated with this Proposal: No permits are currently associated with this proposal. Preliminary Determination of Regulations Used for Project Mitigation: Title 25 (Zoning), regulations of the Pasco Municipal Code, and the land use policies contained in the Pasco Comprehensive Plan. Estimated Date of the Decision:The City Council is estimated to make a decision on the application on March 2, 2020. To Receive Notification of the Environmental Determination:Contact the Pasco Planning Division at the address ortelephone number below. Prepared 01/17/2020 by:Jeffrey B.Adams,Associate Planner, PO Box 293 Pasco,WA 99301 (509)545-3441 The City of Pasco welcomes full participation in public meetings by all citizens. No qualified individual with a disability shall be excluded or denied the benefit of participating in such meetings. If you wish to use auxiliary aids or require assistance to comment at this public meeting, please contact the Community Development Department at(509)545-3441 or TDD(509)585-4425 at least ten days prior to the date of the meeting to make arrangements for special needs. j Heathrowt Pit adillyDr �t�p�fr fir Wa rIlff/ . ° ,� fl � / , 4 111 St7 f]f Dr - iJp{f} If, 1 � i ; k { 4p + ILI w1 1 �1 rNIKI y •Ilapel LFIM Blvd - a F 4 i IL n us Dr � � � �'� 'k� 1 _ ' * ` • t Tan7wort h Ln * I w4co REPORT TO HEARING EXAMINER PUBLIC LAND USE HEARING City Hall—525 North Third Avenue—Council Chambers WEDNESDAY February 12, 2020 6:00 PM MASTER FILE#: PP 2019-006 APPLICANT: Story Family Five, LLC P.O. Box 2289 Richland, WA 99352-0100 REQUEST: PRELIMINARY PLAT: Joel's Addition (18-Lot Single-Family Subdivision) BACKGROUND 1. PROPERTY DESCRIPTION: Leal: Short Plat 2012-07 Lot 2; South West % of the North East % of Section 27, Township 09 North, Range 29 East W.M. (Franklin County Assessor's Tax Parcel#119 631 090). General Location: 804 Road 56 Property Size: The site consists of one parcel approximately 6.44 acres (280,526 square feet). 2. ACCESS: The property has access from W Sylvester Street and Road 56. 3. UTILITIES: Municipal water and sewer are available from Cedar Avenue. 4. LAND USE AND ZONING: The lots are currently vacant and zoned R-S-1 (Residential Suburban). Surrounding properties are zoned and developed as follows: NORTH: RS-20 SFDUs EAST: RS-20; SFDUs SOUTH: RS-12 SFDUs WEST: RS-20 SFDUs S. Comprehensive Plan: The Comprehensive Plan indicates the site is intended for low-density residential development; surrounding Comp Plan Land Use designations is low-density residential. Low-density Residential specifies 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 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. Based on the SEPA checklist, the adopted City Comprehensive Plan, City development regulations, testimony at the public hearing and other information, a Determination of Non-Significance (DNS) was issued for this project on 12/16/2019 (WAC 197-11-355). 1 ANALYSIS LOT LAYOUT:The proposed plat contains 18 residential lots utilizing a shared-frontage layout with lots 1—6 being accessed from three 10' access and utility easements. Lots 6— 16 accessed via a proposed cul-de-sac. Lots 17 and 18 will be accessible via N Road 56. The lots vary in size from 10,357— 22,058 square feet. The average lot size is 14,044 square feet. The proposal is consistent with the density requirements of the RS-1 zoning district on the site.The minimum lot size for the R-S-1 zone is 10,000 square feet. RIGHTS-OF-WAY: Lots 6-16 will have public frontage on the proposed cul-de-sac. Lots 17 and 18 will have frontage on N Road 56, an existing street. Applicant will be required to dedicate three 20' access and utility easements to access lots 1-6. UTILITIES:Municipal water and sewer are available along W Sylvester Street.Municipal Sewer is also available on N Road 56.The applicant will be required to extend to each lot. The City Engineer will determine the specific placement of fire hydrants and streetlights when construction plans are submitted. Generally,fire hydrants are located at street intersections and with a maximum interval of 500 feet between hydrants on alternating sides of the street; streetlights are located at street intersections, with a maximum interval of less than 300 feet on residential streets, and with a maximum interval of 150 feet on arterial streets. The intervals for streetlight placements are measure along the centerline of the road. Streetlights are placed on alternating sides of the street. IRRIGATION:There is no irrigation services in this neighborhood. WATER RIGHTS: The assignment of water rights is a requirement for subdivision approval per Pasco Municipal Code Section 26.04.115(B) and Section 3.07.160. If no water rights are available to transfer to the City the property, owner/developer must pay a water right fee in lieu thereof. STAFF FINDINGS OF FACT State law (RCW 58.17.110 ) and the Pasco Municipal Code require the City to develop Findings of Fact as to how this proposed subdivision will protect and enhance the health, safety, and general welfare of the community.The following is a listing of proposed "Findings of Fact": Prevent Overcrowding: Density requirements of the R-S-1 are established to provide a low-density residential environment, permitting up to four dwelling units per acre.The Comprehensive Plan suggests the property in question be developed with 2 to 5 dwelling units per acre. The proposed plat has a density of approximately 2.81 units per acre.The lot size requirements of the R-S-1 zoning district are met with 10,000 square foot minimum lot sizes. No more than 40%of each lot is permitted to be covered with structures per the R-S-1 standards. Parks Open Space/Schools: Wade Park is located approximately 0.16 miles Southeast of the site along W Sylvester Street and Road 54. Chiawana Park is located approximately 2.95 miles to the East on W Court Street and Road 92. Park impact fees will be collected at the time of permitting to be used for park development. The Pasco School District provides K-12 educational facilities via the following: Mark Twain Elementary is located 1.59 North East(W Court Street/Road 40); Mcloughlin Middle School located 2.93 miles North West of the site (W Livingston Road / Road 88); Chiawana High School, located 2.32 miles North West of the site (W Argent/Road 84). The City is required by RCW 58.17.110 to make a finding that adequate provisions are being made to mitigate the impacts of the proposed subdivision on the School District.At the request of the School District,the City enacted a school impact fee in 2012.The imposition of this impact fee addresses the requirement to ensure 2 there are adequate provisions for schools. A school impact fee in the amount of$4,700 will be charged for each new dwelling unit at the time of building permit issuance. Effective Land Use/Orderly Development:The plat is laid out for single-family development as identified in the Comprehensive Plan.The maximum density permitted under the Comprehensive Plan is 5 dwelling units per acre.The developer is proposed a density of 2.81 units per acre. Safe Travel & 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 to the standards of the American's with Disabilities Act (ADA). Adequate Provision of Municipal Services: All lots within the plat will be provided with water, sewer, and other utilities. Provision of Housing for State Residents:This Preliminary Plat contains 18 residential building lots, providing an opportunity for the construction of 18 new dwelling units in Pasco. Adequate Air and Light: The maximum lot coverage limitations, building height restrictions, and building setbacks will assure that adequate movement of air and light is available to each lot. Proper Access &Travel: The plat will be developed to City standards to assure proper access is maintained to each lot. The proposed plat provides connections for lots 1-16 via the proposed cul-de-sac south to W Sylvester Street. Lots 17 and 18 will have public frontage and access via N Road 56.The preliminary plat was submitted to the Transit Authority for review (The discussion under "Safe Travel" above also applied to this section). Comprehensive Plan Policies & Maps: The Comprehensive Plan designates the plat site for Low Density Residential development; Low-Density Residential specifies residential development at a density of 2 to 5 dwelling units per acre. Surrounding Comprehensive Plan Land Use designations include Low Density Residential to the immediate north, south, east and west.The Court Street corridor, approximately 0.5 miles to the north contains Mixed Residential and Mixed Residential/Commercial land use designations. Policies of the Comprehensive Plan encourage the advancement of home ownership and suggest the City strive to maintain a variety of housing for residents.The developer is proposed 18 units at a density of 2.81 dwelling units per acre. The developer is utilized the shared frontage design for access to lots 1-6 available via Pasco Municipal Code 21.20.050(5) Ordinance 4444. This recent code amendment supports Comprehensive Plan Goal LU-3-B which encourages "infill and density development to protect open space and critical areas, and to accommodate population increases and provide support for more walkable neighborhoods." Other Findings: The Public Notice was mailed out on 01/03/2020 and published in the Tri-City Herald on 01/05/2020 however due to the late notification; a secondary notice was mailed to property owners within 300 feet on 01/24/2020. Written comments will be accepted at the Community Development Department until 5pm on February 12, 2020. 1. The site is within the Pasco Urban Growth Boundary. 2. The State Growth Management Act requires urban growth and urban densities to occur within the Urban Growth Boundaries. 3. The site is relatively flat. 4. The site is currently vacant. 5. The site is not considered a critical area, a mineral resource area or a wetland. 3 6. The site's Comprehensive Plan designation is for Low Density Residential development; Low-density Residential specifies Residential development at a density of 2 to 5 dwelling units per acre. 7. The site is zoned R-S-1 (Residential Suburban). 8. The proposed subdivision is in conformance with the zoning requirements of the site. 9. The minimum lot area in the R-S-1 zone is 10,000 square feet. 10. The developer is proposing 2.81 dwelling units per acre. 11. The Housing Element of the Comprehensive Plan encourages the advancement of programs that promote home ownership and development of a variety of residential densities and housing types. 12. The Transportation Element of the Comprehensive Plan encourages the interconnection of neighborhood streets to provide for the disbursement of traffic. 13. The interconnection of neighborhood streets is necessary for utility connections (looping) and the provision of emergency services. 14. Per the ITE Trip Generation Manual 9th Edition,the proposed subdivision,when fully developed,will generate approximately 172 vehicle trips per day. 15. The current park impact fee is$1,575 per dwelling unit. 16. RCW 58.17.110 requires the City to make a finding that adequate provisions have been made for schools before any preliminary plat is approved. 17. The City of Pasco has adopted a school impact fee ordinance compelling new housing developments to provide the School District with mitigation fees. The fee was effective April 16, 2012. 18. Past correspondence from the Pasco School District indicates impact fees address the requirement to ensure adequate provisions are made for schools. 19. Plat improvements within the City of Pasco are required to comply with the 2018 Standard Drawings and Specification as approved by the City Engineer.These improvements include but are not limited to water, sewer and irrigation lines, streets, street lights and storm water retention. The handicapped-accessible pedestrian ramps are completed with the street and curb improvements prior to final plat approval. Sidewalks are installed at the time permits are issued for new houses, except sidewalks along major streets,which are installed with the street improvements. 20. The assignment of water rights is a requirement for subdivision approval per Pasco Municipal Code Section 26.04.115(B) and Section 3.07.160. 21. The developer is responsible for all costs associated with construction, inspection, and plan review service expenses incurred by the City Engineering Office. 22. The City has nuisance regulations(PMC 9.60)that require property owners(including developers)to maintain their properties in a manner that does not injure, annoy, or endanger the comfort and repose of other property owners. This includes controlling dust, weeds and litter during times of construction for both subdivisions and buildings including houses. 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 (P.M.C. 21.25.060)therefrom as to whether or not: 4 (1) Adequate provisions are made for the public health, safety and general welfare and for open spaces, drainage ways, streets, alleys, other public ways, water supplies, sanitary wastes, parks, playgrounds, transit stops, schools and school grounds, sidewalks for safe walking conditions for students and other public needs; The proposed plat will be required to develop under the standards of the Pasco Municipal Code and the standard specifications of the City Engineering Division. These standards for streets, sidewalks, and other infrastructure improvements were designed to ensure the public health, safety, and general welfare of the community. These standards include provisions for streets, drainage, water and sewer service and the provision for dedication of right-of-way. The preliminary plat was forwarded to the PUD, the Pasco School District, Cascade Gas,Charter Cable, Franklin County Irrigation District, and Ben-Franklin Transit Authority for review and comment. The proposed plat specifies the connection to existing water and sewer utilities on W Street Sylvester (sanitary sewer; water) and N Road 56 (water)thus reducing concerns for the looping of utilities. Based on the School District's Capital Facilities Plan the City collects school mitigation fees for each new dwelling unit. The fee is paid at the time of building permit issuance. The school impact fee addresses the requirements of RCW 58.17.110.All new developments participate in establishing parks through the payment of park fees at the time of permitting. (2) The proposed subdivision contributes to the orderly development and land use patterns in the area; The proposed plat is an infill development. It is designed to make the most efficient use of a vacant parcel of land per the designated zoning. (3) The proposed subdivision conforms to the policies, maps, and narrative text of the Comprehensive Plan; The Comprehensive Plan land use map designates the site for Low Density Residential development and may be developed with modified factory-assembled homes and single-family dwelling units. Adjacent areas are have Comprehensive Plan Land Use designations of Low Density Residential. Low-density Residential specifies Residential development at a density of 2 to 5 dwelling units per acre. Policies of the Comprehensive Plan encourage the advancement of home ownership and suggest the City strive to maintain a variety of housing for residents. The plat indicates a density of 2.81 dwelling units per acre, which meets the density range established by the Comprehensive Plan.The plat utilizes the shared frontage design permitted via Pasco Municipal Code (PMC) 21.20.050(5)for"Lots without Public Street Frontage" approved by City Council as Ordinance 4444 in support of Comprehensive Plan Goal LU-3-B which is to encourage "infill and density development to protect open space and critical areas and to accommodate population increases." The Housing Element of the Plan encourages the promotion of a variety of residential densities and suggests the community should support the advancement of programs encouraging home ownership.The Plan also encourages the interconnection of local streets for inter-neighborhood travel for public safety as well as providing for traffic disbursement. (4) The proposed subdivision conforms to the general purposes of any applicable policies or plans which have been adopted by the City Council; Development plans and policies have been adopted by the City Council in the form of the Comprehensive Plan. The proposed subdivision utilizes the shared street frontages design (Ordinance 4444). The Pasco Municipal Code 21.20.060(a) states: "Allowed in residential zones where construction of a public street would prevent the achievement of the minimum residential density of the underlying zone designation" and PMC 21.20.060(b) "permitted only where, due to geometric, topographic, or other physical features in 5 proportion to the size of the development, it would be impractical to extend or build a publically dedicated street" Additionally, PMC 21.20.060(2) refers to the city preferred standard for lot configuration requiring every lot to abut on a public street (PMC 21.20.050(a)). The proposed subdivision may deter from the efficient movement of people including access via the proposed cul-de-sac. Under Transportation Goal TR-1-G, the policy states the "development of an interconnected network of streets,trails and other public ways while preserving neighborhood identity." (5) The proposed subdivision conforms to the general purposes of the subdivision regulations. The general purposes of the subdivision regulations have been enumerated and discussed in the staff analysis and Findings of Fact.The Findings of Fact indicate the subdivision is in conformance with the general purposes of the subdivision regulations provided certain mitigation measures (i.e., school impact fees are paid). The applicant submitted an additional four preliminary plat layouts demonstrating the use of public roads (per city requirement) and the impacts on total lots and use of land.The total lots decreased from 18 in the original preliminary plat to 14 to 15. The decrease in lots were due to the extension of the proposed cul-de-sac connecting east to N Road 56.The extension to N Road 56 would provide all lots access to W Sylvester and N Road 56. The preliminary plat (attached) provides lots#17 and#18 with public frontage and access to N Road 56. Traffic counts conducted on W Sylvester east of the proposed site indicate that there was a 34%decrease in the average daily vehicles travelling from 2016—2018. W Sylvester is forecasted to remain below the 70%volume to capacity ratio in the City's 2038 transportation modeling effort. The preliminary plat as proposed and submitted would not be cause for traffic concerns in the future. (6) The public use and interest will be served by approval of the proposed subdivision. The proposed plat, if approved, will be developed in accordance with all City standards designed to ensure the health, safety and general welfare of the community are met. The Comprehensive Plan will be implemented through development of this plat. These factors will ensure the public use and interest are served. During the SEPA comment process, the Washington State Department of Archaeology and Historic Preservation (DAHP) recommended a professional archaeology survey due to the proximity to the Columbia River and the high potential for archaeology resources.The recommended survey is to be conducted prior to the plat construction and with consultation with applicable Tribe's. (See Exhibit#1) TENTATIVE PLAT APPROVAL CONDITIONS 1) All improvements shall be in accordance to the Pasco Municipal Code. The Pasco Municipal Code adopts the most recent versions of the City of Pasco Standard Specifications, the Washington State Department of Transportation Standard Specifications for Road, Bridges, and Municipal Construction, the International Building Code, and the International Fire Code. If there are any conflicting regulations in any of these documents,the more stringent regulation shall apply. 2) The face of the plat shall include this statement: "As a condition of approval of this preliminary plat the owner waives the right to protest the formation of a Local Improvement District for sewer/water/road/sidewalk improvements to the full extent as permitted by RCW 35.43.182. 3) Any existing water rights associated with the subject property shall be transferred to the City as a condition of approval. If no water rights are available then the property owner, in accordance with PMC 21.05.120, shall pay to the City, in lieu thereof, a water rights acquisition fee as established in the City Fee Summary Ordinance as identified in PMC 3.35. 6 4) Only City and Franklin County Irrigation District (FCID) maintained utilities are allowed in the public right of way. Any existing non-city or non-FCID owned utilities located in the right of way must be relocated to a utility easement outside of the right of way at the developer's expense. Overhead utilities shall be placed underground. 5) It shall be the responsibility of the property owner/developer to contact all utility owners to determine their system improvement requirements. Prior to subdivision construction plan submittal and/or review the property owner/developer shall provide to the City of Pasco written support/approval of the proposed development from all outside utilities, public and private. 6) Name of the proposed public road shall conform to the requirement of PMC 21.15.010(4) 7) Professional archaeology survey must be conducted per the recommendation of the Washington State Department of Archaeology and Historic Preservation. RECOMMENDATION Staff recommends approval of the Preliminary Plat with conditions as per above. 7 z A PORTION OF THE SW 1 /4 OF THE NE 1 /4 OF SEC , 27, TWN . 09 N . , RGE . 29 E . W. M . oj � 0. cv 0 u PASCO, WASHINGTON 25 >, CD CD C/1) CD z CD 00 SP 2016-22 CONNECTION TO cy F- EXISTING WATER W PARCEL: 119631035 PARCEL: 119631034 PROJECTINFO PARCEL: 119631037 PARCEL: 119631036 f VICINITY MAP /N 0 Lu Nag' 2,3' 22"E ......... ............. ............. ................ ...................... I SITE INFORMATION a. 151.0125.0' 637.72' "'v------------LU46"777777 � I , NTS . ........ ...... ...... -- - - - - - - - - - - -'\- - - - - - - - - - - - - --- PARCEL: 119631090 W ARGENT RD --H 20.0, SITE ADDRESS: 804 ROAD 56, PASCO, WA 99301 F- 7 lap PARCEL AREA: 6.44 AC (280,590 SF) Cr 4�1 11,886 SF cr W WERNETT RD 13,342 5r 10.0, OWNERAPPLICANT: 3 PRIVATE F LJ�� co cm SEWER ESMI 18,153 SF 15.544 SF CN cn [if fm STORY FAMILY FIVE, LLC 133.7-' W COURT ST 16.361 SF PO BOX 2289 k, 20.0 Ln RICHLAND, WA 99352-0100 UTIL ESMT ry 20.0 PH. 509.634.6062 Ld Ii w Lr cn to W SYLVESTER ST CONTACT* TODD STORY 1517.......... 94.1' vi Cot t)kfRIA 2C 0 6-) 81 V6'R ACCESS AND 140.1, UTIL ESMT 100' PROTECTIVE z J� i \L WELL RADIUS 10.0, SITE 20.0' 60' EX UTIL ESMT X OW CIVIL ENGINEER F SP 2012-07 "CD C-� E ENGINEERING (3) J K.-4 _4 Z LEGAL DESCRIPTION: 2705 ST ANDREWS LOOP, SUITE C 13,892 SF 10,357 SF 00 c 0 22,058 SF -359 -07, RECORDED IN PASCO, WA 99301 O WELL ESMT LOT 2, CITY OF PASCO SHORT PLAT 2012 AFN# 1782664 r. 12,661 SF VOLUME 1 OF SHORT PLATS ON PACE 882, UNDER AUDITOR'S FILE PH. 509.845.0208 - - - _ / 17.4' NUMBER 1782664, RECORDS OF FRANKLIN COUNTY, WASHINGTON. CONTACT' CALEB STROMSTAID, PE . ...... �EX HOUSE uj C14 15=0 N88"59' 25""E 1375rn - -. - - - - - - - - Ln I. 130. 20.0' 1 w.. KEY NOTES D SURVEYOR ACCESS AN ... .... EX WELL HOUSE vl� UTIL ESMT EX SHED EMERGENCY VEHICLE TURNAROUNDS PER APPENDIX D 60.0 10.0, (FIRE APPARATUS ACCESS ROADS) OF THE 2015 'SO, 061 4VE AHBL, INC 116.0' 115.95' o - _.. I f I ROW ; UTIL ESMT ,, � ' _.\ 4 ii 47.3:i - 567�,4 1 cl� N89' 35 INTERNATIONAL FIRE CODE. cn cr, 5804 ROAD 90, SUITE H 13,892 F 1ZO52 SF PROPOSED STREET PER CITY STANDARD DETAIL ST-2A C) J V4 bb" C� PASCO, WA 99301 Lo LOCAL ACCESS STREET. N cz) CD 0 C -.4-1 20.0' cri cr) ., ❑ An� LOT 18 SEWER CONNECTION PROVIDED VIA EASEMENT - co 11J65 SF PH. 509.380.5883 ACROSS LOT 17. .. ...... 2 CONTACT: JOHN BECKER, PLS UNDERGROUND INFILTRATION FACILITIES PROPOSED FOR 15�.'O U) 131.0, DRAINAGE MANAGEMENT. U V) LLJ C) BASIS OF BEARING EMERGENCY VEHICLE j PARCEL AREA NAD 1983/11 TURNAROUND (TYP) TABLE WASHINGTON STATE PLANE SOUTH PROJECTION, BASED ON GPS (m cl, �7' LOT # AREA OBSERVATIONS USING WSRN AND GEOID 1012A. 9 PARCEL: 11963108 UNITS OF MEASUREMENT ARE US SURVEY FEET. 13,892 SF 2,052 SF 1 15,516 SF 41L Ig" cr EX SHOP 11,824 SF 5, Pl 2 13,892 SF - - - - - - - �....... - 35� ..f a I4 3 13,892 SF c� VERTICAL DATUM 0 co co Z� cy) 0 151.0 137o 4 13,892 SF 13 18,153 SF NGVD 29 05, z 5 CITY OF PASCO BENCHMARK 474-73 X, 20 0' ACCESS AND • 6 15,544 SIF UTIL ESMT BRASS DISK AT SYLVESTER AND RD 52 z 354 o 7 10,357 SF ELEV: 365.91 Ln 00 Lq 8 12,052 SF Ln w E EX BOUNDARY cr SF 01. 9 12,052 SF w PROPOSED LOT --- ]5,516 J `SF .......... -,. �- I r-- UTILITIESISERVICES U R 2o.o' 14,629 4 cr, .z R, sI 10 14,629 SF 10.0, ROADS WATER SEWER: CITY OF PASCO v 11 12,918 SIF NUMBER (TYP) 60' \.PROPOSED LOTS EX UTIL ESMT coo EX ROW POWER: FRANKLIN PUD c 0 N �3 12 11,824 SF AREA (TYP) C) (D --j SP 2012 07 ----------- ------ ...... NATURAL GAS: CASCADE NATURAL GAS CORPORATION --19 39,46h ---- ---------- 13 11,765 SF In H 3: O� COMMUNICATION: CHARTER COMMUNICATION & CENTURY LINK Ld 107.0' 77 6' ............ 14 12,661 SF sag, ZV 38'W Lr) O 15 16,361 SF ............ ---------- ---- ---------- na . ........... PROPOSED LOT V) 16 13,342 SF ........... PRE PLAT INFORMATION Lo DIMENSION (TYP) ............... S, S-�.-SS.,------SS......................... .... ...................... SS-------�-SS S'-" ------------- ss ss s s 17 11,886 SF N 80. ........ W Int TOTAL PLAT AREA: 6.44 AC EOE ............... -"EX ROW 01 40. 18 22,058 SF -FAMILY RESIDENTIAL PROPOSED USE: SINGLE GOVT ROW RESERVATION k, .......... D W YL,-- w �w................. ROW 27,796 SF EE ............ CONTAINED IN NUMBER OF LOTS: 18 -1 OH '); 4 D D F� ..DEED.... 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It - it IL -eq 4�., 41 IP I %. , 11,a" CdW,T3;-4 '-L:. -�.r:-I L " N 4 *k %- %�` _ - Land Use Preliminary Plat - Joel's Addition N Ma Applicant: Story Family Five, LLC W+E Map File #: PP 2019-006 s SFDU SFDU SFDU SFDU SFDU SFDU Multi-Farn N SFDU 04 SF DU VacantLn o LL Z Z SF U SFDU SFDU Z SFDW r SF U SFDJ SFDU SFDU SFDU SFEU SFDU FDU W Sylvester St FD SFDU SMIJ FDIJ SFDU GOVERNMENT SFDU OPEN SPACE / PARK Feet 0 195 390 780 Overview Preliminary Plat - Joel's Addition N Applicant: Story Family Five, LLC W+E Map File #: PP 2019-006 S o Z0 Z Z FFM -ULEE MTF TE W_Sylvester St Feet 0 550 1,100 2,200 Vicinity Preliminary Plat - Joel's Addition N Applicant: Story Family Five, LLC W+E Map File #: PP 2019-006 S 777�- CN N w 0 L R w O Z .� ti•I�" O 4 Z Z ;L�M ,, t -FF-� W Sylvester St M1116 Feet 0 210 420 840 Zoning Preliminary Plat •'l's Addition _t • 1� • 1 Applicant:r ! • 00• .■.i■■■■■■. ..■.. �■. �..■..... rt//1�r �� ■■aaiirr■irlirirw�w■■■■rr■r■I■■rr■r■r■rr� rrrrrrrrrrarrrarrrrl■arerrrrlrslrrrrrrrrrrr r. ■■■w■■■■i■■■r■a■■■■■■a■■■■■■■■■r■I!■rN■■■w■■■! -. . � rririracer■raririrri■a■■■■r■tar■Irir■_■r■race! ■ mmmmms,araaarrrlrraarrrarrrrrirrlrrl• NEESE ��o��sAr. ■■�i�iiii�isrsrssrsr■s■sl!!r■s■s■arrr ■ 'arm // �:w:w::::w:�:�r�:�l■i■ai:iiiw::�a■n�w::moi '�� rrrarrrarrr■r■■■rrrirrrrrrrrrrrrr �� rlrrrrlr�----------------------- ¢ a�wrrllrrlrr luiirr■■ aiiwl.■■■■■■■■■■■■■■■!■■■■■■■! w ■ low r lrr rrrrrrr■rrrrrrrrrrrrr■err MEN * • • Wrrrrwrrrrlrlswrlr■■r■� rlrrwr■ ■rrra■■rr Is!lrrr ' rrlrsr r!r!!rlrr no 0� Ir ■rr■ rlEmma MENEM war � wl■■■r !■■tri �■��rr�i �®r / / M �:i rr: :i::::= :i:rrrarli rrmmmlrl = G ■ rr ■i■ir■ri! i■r■■aI r■aal ' �■� rrrll r■w■wl ::::wWi% ® ::w �:�:::� :::iw:rw:wur■Ni:a: � Ntir■■■1 rrr arrrrr so om rrrrlrlrrMENNENrrrrrrar■rr ■I Msrrrl Nr rrslrrw ■■rarlrlrrsr¢■ars■■■al � ■rr■a■rr ■slrlr!■rrrrliw / � :a-n rarwwiw :EN:E:a ii■Ni ■Mo Me MO ■Y■■! / / �l , ■■■. ■� Ce no IIS/. w / F mom r■■■■I■■■rl■■■!I■■■!I■rr!1■mom ■! 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Comment Period Deadlines: Plat application: January 8, 2020 SEPA: December 13,2019 Proposal:Story Family Five, LLC has submitted an application for approval of an 18-lot single-family residential subdivision on 6.4 acres located at 804 Road 56 (Parcel #119-631-090) in Pasco, Washington (MF# PP2019-006). The proposal is subject to regulations contained in the Pasco Municipal Code. Public Comment Period: Written comments submitted to the Community Development Department by 5:00 p.m.on January 8,2020 will be included in the Hearing Examiner's meeting packet.You may also submit comments at the Hearing Examiner meeting advertised below. If you have questions on the proposal, contact the Planning Division at (509) 545-3441 or via e-mail to: bourcierd@pasco- wa.gov Open Record Hearing: The Hearing Examiner will conduct an open record hearing at 6:00 p.m. on January 8, 2020 in the Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco,Washington.The Hearing Examiner will consider public testimony concerning the above application at this meeting. Determination of Completeness: The application has been declared complete for the purpose of processing. Environmental Documents and/or Studies Applicable to this Application: Environmental Determination No.SEPA2019-060 has been assigned to this proposal. The SEPA comment period will end December 13, 2019. It is probable that a Determination of Non- Significance or Mitigated Determination of Non-Significance will be issued for this proposal (WAC 197.11.355 optional DNS process). This may be the only opportunity to comment on the environmental impacts of this proposal or to appeal any State Environmental Policy Act related decisions. Project Permits Associated with this Proposal: Right-of-way and grading permits will be required for infrastructure improvements. Preliminary Determination of Regulations Used for Project Mitigation: Titles 12 (Streets and Sidewalks), 16 (Buildings and Construction),21(Urban Area Subdivision Regulations),25(Zoning),regulations of the Pasco Municipal Code,and the land use policies contained in the Pasco Comprehensive Plan. Estimated Date of the Decision:The Hearing Examiner is estimated to make a decision within ten (10)days of the public hearing. To Receive Notification of the Environmental Determination:Contactthe Pasco Planning Division atthe address ortelephone number below. Prepared 11/27/19 by: Darcy Bourcier, Planner I, PO Box 293 Pasco,WA 99301(509)545-3441 The City of Pasco welcomes full participation in public meetings by all citizens. No qualified individual with a disability shall be excluded or denied the benefit of participating in such meetings. If you wish to use auxiliary aids or require assistance to comment at this public meeting, please contact the Community Development Department at(509)545-3441 or TDD(509)585-4425 at least ten days prior to the date of the meeting to make arrangements for special needs. p EXHIBIT#1 Gaoled the ahjp�It1E 10- J04 AlEyson Brooks Ph.D.,Director State Historic Preservafion Officer December 2, 2019 Darcy Bourcier Planner I Dept. of Community & Economic Development City of Pasco 525 N. 3rd Avenue Pasco, WA 99301 In future correspondence please refer to: Project Tracking Code: 2019-12-09032 Property: City of Pasco_Story Property Joel's Addition Subdivision Re: Survey Requested Dear Darcy Bourcier: Thank you for contacting the Washington State Historic Preservation Officer (SHPO) and Department of Archaeology and Historic Preservation (DAHP) and providing documentation regarding the above referenced project. A desktop review of our Statewide Predictive Model has identified the proposed project area as having high potential for archaeological resources. This is due, in part, to the proposed project area's proximity to the Columbia River, an important resource for both historic and prehistoric people. There are also multiple previously recorded archaeological sites adjacent to the proposed project area. Furthermore, an historic trail runs just south of the proposed project area, which may indicate the presence of additional cultural resources. Finally, the scale of the proposed ground disturbing actions would destroy any archaeological resources present. Identification during construction is not a recommended detection method because inadvertent discoveries often result in costly construction delays and damage to the resource. Therefore, we recommend a professional archaeological survey of the project area be conducted prior to ground disturbing activities. We also recommend consultation with the concerned Tribes' cultural committees and staff regarding cultural resource issues. These comments are based on the information available at the time of this review and on behalf of the SHPO in conformance with Washington State law. Should additional information become available, our assessment may be revised. Thank you for the opportunity to comment on this project and we look forward to receiving the survey report. Please ensure that the DAHP Project Number (a.k.a. Project Tracking Code) is shared with any hired cultural resource consultants and is attached to any communications or submitted reports. Should you have any questions, please feel free to contact me. ��STATp State of Washington • Department of Archaeology& Historic Preservation o4 IN P.O. Box 48343 • Olympia, Washington 98504-8343 • (360) 586-3065 Q www.dahp.wa.gov Sincerely, ,S?,MVA--- Sydney Hanson Transportation Archaeologist (360) 586-3082 Sydney.Hanson@dahp.wa.gov STATF State of Washington • Department of Archaeology& Historic Preservation o4 P.O. Box 48343 • Olympia, Washington 98504-8343 • (360) 586-3065 Q www.dahp.wa.gov From: Caleb Stromstad Exhibit #2 To: Jacob Gonzalez: Dan Ford Cc: Todd Story(toddstorv23CalomaiLcoml Subject: RE: PP2019-006-Joel"s Addition Date: Wednesday,January 8,2020 8:21:41 AM External Email Warning! This email has originated 111-0111Outsideof the City of Pasco. Do not click links or open attachments Unless you recognize the sender and know the content is safe. Jacob and Dan, Below are revised plat approval conditions we will ask the Hearing Examiner to consider recommending to Council. Are you able to provide a recommendation for or against these proposed revisions? Condition.#4 Staff_Reoort Condition #4: Only City maintained utilities are allowed in the public right of way. Any existing non-city owned utilities located in the right of way must be relocated to a utility easement outside of the right of way at the developer's expense. Overhead utilities shall be placed underground. AaoLcant's Recommended Revision to Condition #4: Only City and Franklin County Irrigation District(FCID) maintained utilities are allowed in the public right of way. Any existing non-city or non-FCID owned utilities located in the right of way must be relocated to a utility easement outside of the right of way at the developer's expense. Overhead utilities shall be placed underground. Justification-for revised_Condition#4:Without revision,the applicantcould be required to relocate the existing FCID main in Rd 56 simply because it is in the City right of way. FCID has existing infrastructure within right of way throughout the City. It would be a new precedent to require FCID mains and infrastructure to be relocated outside of the City right of way without further justification. The City and FCID have adopted construction standards to determine whether a pipe or related infrastructure should be relocated, upsized, and/or upgraded. Per Condition#1, the adopted standards should be the basis for determining whether relocation of FCID infrastructure is necessary. Condition#5 Staff_Reoort-Condition #5: It shall be the responsibility of the property owner/developer to contact all utility owners to determine their system improvement requirements. Prior to subdivision construction plan submittal and/or review the property owner/developer shall provide to the City of Pasco a written letter of support/approval of the proposed development from all outside utilities, public and private. ADolicant's Recommended Revision to Condition#S: It shall be the responsibility of the property owner/developer to contact all utility owners to determine their system improvement requirements. Prior to subdivision construction plan submittal and/or review the property owner/developer shall provide to the City of Pasco written support/approval of the proposed development from all outside utilities, public and private. Justification for revised.Condition #5:The City's new construction standards require a signature block on the construction plans for all utility owners to sign. The City will not grant plan approval until these signatures are gathered.The applicant understands the utility signatures required on the face of the plans provide the written support/approval the City is seeking. Requiring an additional letter of approval would be redundant and appears unnecessary to achieve the City's desired intent. Condition_# Staff,Reoort_Condition #6: Professional archaeology survey must be conducted per the recommendation of the Washington State Department of Archaeology and Historic Preservation. Aobiicants.Recommended Revision.to_Condilion 47: Remove condition in its entirety. Justification_for revised_Condtiori#7: In their letter dated 12/02/19,the Washington State Department of Archaeology& Historic Preservation recommends a professional archaeological study be conducted to mitigate the risks associated with discovering archaeological artifacts during construction.The applicant acknowledges the associated risks and believes the recommendation from the State is sufficient. The applicant believes the City needs to provide further justification and cause before an archaeological study can rightfully be required. Thank you, Caleb Stromstad, PE I Principal Engineer Aqtera Engineering 2705 Saint Andrews Loop, Suite C Pasco, WA 99301 509.845.0208 From:Jacob Gonzalez<gonzalezjb@pasco-wa.gov> Sent:Thursday,January 2, 2020 5:17 PM To:Caleb Stromstad<caleb@agtera.com> Subject: PP2019-006-Joel's Addition [External Sender] Caleb- Please see the attached staff report for the Preliminary Plat at Joel's Addition.Staff is recommending approval upon proposed conditions. Please note that this includes a survey recommendation from the Washington State Department of Archaeology and Historic Preservation (included). Thank you for your patience. I will be out of the office tomorrow, but back on 01/06 if you have any questions. Thank you. Jacob B.Gonzalez Senior Planner Paso Department of Community& Economic Development 525 N.3rd Avenue I Pasco,WA 99301 (509)545-34411 aonzaleziW@oasco-wa.eov 2020 United States Census This email and your response are considered a public record and will be subject to disclosure under Washington's Public Records Act. From: Sandy Lo EXHIBIT#3 To: Jacob Gonzalez Cc: loril 62nd vahoo.com Subject: 804 Road 56 Date: Sunday,January 12, 2020 7:25:33 PM External Email Warning! This email has originated fro1n outside of the City of Pasco. Do not click links or open attachments unless you recognize the sender and know the content is safe. City Planner, I am writing concerning the property located at 804 Road 56. First I feel I should give some back history. When the property became available for purchase, we made contact to put in an offer that was rejected, stating that the owner had decided to hold a silent auction. A lot Of work went into deciding a final bid. We were never able to place a bid because the property sold before bidding was closed. Although this is not illegal it was unethical. We were interested in the property for two reasons. First, our property backs up to the mentioned property. Second, we wanted to make sure the area stayed zoned RS-20, keeping in common with the surrounding properties. Dropping the lot size, reduces the value of the surrounding properties. This also increases the need for privacy fencing. With the larger lot size, homes are not so close together so an open fencing is adequate. Smaller lot size does not allow for privacy without expensive privacy fencing. Next, I have made contact with 6 neighbors and only one states that they received an earlier letter making them aware of the zoning changes. All others said they did not receive a letter and all except one is NOT in favor of small lot size(rezoning)!!! The one person that did not have interest is a renter so it does not effect them. Two neighbors said they went to the city about the concern of the rezoning and they were told there was nothing they could do and that it had already been decided. I have driven by the property many times and have not seen a posting notifying the proceedings for a zone change. I know that I did not receive a letter and I have been watching for it because of my concern with what would happen with the property. My understanding is that adequate notice and post on the property must be given in order for a rezoning to take place. I think the rezoning should be reversed. Surrounding property owners were not given adequate notice. The only letter I received came last week on the ninth, A DAY AFTER THE RECORD HEARING!, and the same for my neighbors. I do not understand why the letter states that it was prepared on 12/19/2019, but not mailed until the 3rd of January. The property was purchased in what seemed to be an unethical manner and now it seems that the rezoning is falling into the same category. I know the city receives an impact fee for every home built. The city also receives monies for permits, sewer, ambulance, water etc. I can see why the City of Pasco favors the rezoning, but the surrounding property owners build in this area with the knowledge that they would live in an area with larger lot sizes. Shouldn't the property owners have a right to say what is being changed around them? Does the city really have the right to make these changes without any thought to surrounding property owners? I would like a copy of the earlier letter that I should have received. I would like to know when the rezoning took place. And I would like proof that the first letter was actually sent to me. You can contact me at 509-851-8384. Thank you, Sandra Lott Lori L. Anderson EXHIBIT 4 Mark A. Passmore 5610 Castle Holly Court Pasco, WA 99301 City Planer, I am writing this letter concerning my neighborhood and the undeveloped lots behind our house. The address is 804 Road 56, I live on Castle Holly Court,and the lots are up against my back yard. When we bought our house we were under the understanding that if that property was developed they would be the same lot size as ours,which is 1/2 acre. We have never received any information regarding what was happening with the property until last week, in which the letter stated that the lots are going to be much smaller than ours. We believe this will bring down the value of our house,plus cost us several thousand dollars in a privacy fence. The fact that every time we made plans to attend a meeting concerning this property the meeting had already happened without public knowledge, or was cancelled, again without public knowledge. There was no notice sign posted on the property,which I believe is the law, and we received nothing in the snail pertaining to the change in zoning until last week. I know that the City makes a lot of revenue off of the smaller lot size,but to make these changes without letting the surrounding property owners have a say in the matter looks very unethical for our City Leaders. I believe that another meeting should be held so that all the neighbors that will be affected by this rezoning can attend and have a say in the matter. That would be the ethical thing to do, since it has not happened in the past. I would like a copy of the first letter you sent out that we never received,and if there is going to be any other changes we would like the opportunity to respond and attend the meeting. Please feel free to call me at 509-987-0376 or Mark at 509-947-6511. Sincerely, Lori L. Anderson Mark A. Passmore