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HomeMy WebLinkAboutHE Recommendation Z 2019-010 Rezone Story Family Sylvester St CITY OF PASCO HEARING EXAMINER FINDINGS OF FACT, CONCLUSIONS OF LAW,AND RECOMMENDATION Rezone MF# Z 2019-010, Story Family Five, LLC September 25, 2019 1. FINDINGS OF FACT 1.1 Proposal. Request to rezone 6.44-acre parcel from R-S-20 (Residential Suburban) zoning to R-S-1 (Residential Suburban) in anticipation of subdividing the land for future sale and residential development. 1.2 Applicant/Property Owner and Location: Applicant/Property Owner: Story Family Five, LLC/Todd Story/Agterra Engineering, 2705 St. Andrews Loop, Suite C, Pasco, WA 99302. Location: Corner of West Sylvester Street and Road 56, Pasco, WA 99301. Lot 2, Short Plat 2012-07 (Parcel No. 119-631-090). 1.3 Site Use. The site is vacant except for a small house along the east property line on Road 56. 1.4 Land Use Designations/Site and Surrounding Area. The Comprehensive Plan designates the site 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 two to five dwelling units per acre. Surrounding land uses include: North: R-S-20 zoning with single-family residences and vacant lots East: R-S-20 zoning with single-family residences South: R-S-12 zoning with single-family residences and vacant lots West: R-S-20 zoning with single-family residences and vacant lots A rezone to R-S-1 would allow for residential development consistent with the Comprehensive Plan's Low-Density Residential Land Use designation. 1.5 Evidence Reviewed. The Examiner reviewed the Staff Report, which attached photographs of the site and area, and documented surrounding zoning; and public comment from Mr. Devilleneuve. Also reviewed were the application, SEPA Checklist, and SEPA determination. The Examiner conducted a site visit before the hearing. 1.6 SEPA (State Environmental Policy Act, Ch. 43.21C RCW). The City of Pasco issued a Determination of Non-Significance, which was not appealed. SEPA review is complete. City of Pasco Hearing Examiner Page 1 of 3 Recommendation, Story Family Rezone MF#Z 2019-010 1.7 Hearing. A properly noticed hearing was held on September 11, 2019.1 The Community Development Department identified key points from the Staff Report. Following the Department summary, the Applicant, through Mr. Stromstad, further addressed the proposal. No person from the public indicated a wish to testify. 1.8 Public Comment/Written. An e-mail comment opposing the rezone was received by the Department from Mr. Devilleneuve. 1.9 Utilities. Water is available on West Sylvester Street and Road 56; sewer is available on West Sylvester Street. 1.10 Access. The parcel has access from West Sylvester Street and Road 56. 1.11 Rezone Considerations. A rezone to R-S-1 implements the Comprehensive Plan, and is in accord with its goals and policies. The Applicant wishes to subdivide the land for future sale and residential development. The R-S-1 zoning will double the density to four dwelling units per acre, and would allow 10,000 rather than 20,000 square-foot minimum lot sizes. Surrounding properties include vacant land, and have been gradually developing with single-family residences. A regional park entrance is across the street. The City is revising its urban growth area as part of the Comprehensive Plan Update; boundaries will likely be smaller than current projections for low-density residential growth as developed in the past would allow. Smaller lots and higher densities would better utilize urban lands, creating community value in a proposal, which lacks material detriment. If the property is not rezoned, the lot may be developed at a lower density or remain undeveloped. The Staff Report provides further detail, and is incorporated. 2. CONCLUSIONS The Examiner may issue a rezone recommendation based on whether: (a) The proposal is in accord with the goals and policies of the Comprehensive Plan; (b) The effect of the proposal on the immediate vicinity will be materially detrimental; (c) There is merit and value in the proposal for the community as a whole; (d) Conditions should be imposed in order to mitigate any significant adverse impacts from the proposal; (e) A concomitant agreement should be entered into between the City and the petitioner, and if so, the terms and conditions of such an agreement.2 i Public notice was mailed to nearby property owners and published in the Tri-City Herald. z PMC 25.210.060;PMC 2.50.080; Staff Report,p.4. City of Pasco Hearing Examiner Page 2 of 3 Recommendation, Story Family Rezone MF#Z 2019-010 As the Findings detail, including at � 1.11, the R-S-1 rezone follows these criteria and a concomitant agreement and further mitigation is unnecessary. The proposed zoning is consistent with the Comprehensive Plan Land Use Map; the site is surrounded by R-S-20 and R-S-12 zoning; and, surrounding parcels are primarily vacant lots or developed with single-family residences. RECOMMENDATION The Hearing Examiner recommends approval of the rezone from R-S-20 to R-S-1. RECOMMENDATION entered Se tem er 255 2019. City of Pasco Heafing Examiner Susan Elizabeth Drummond City of Pasco Hearing Examiner Page 3 of 3 Recommendation, Story Family Rezone MF#Z 2019-010