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HomeMy WebLinkAboutHE Recommendation Z 2019-014 Rezone Lundquist CITY OF PASCO HEARING EXAMINER FINDINGS OF FACT, CONCLUSIONS OF LAW,AND RECOMMENDATION Rezone Z 2019-014 Travis Lundquist/Sandy Heights RV Park LLC February 26, 2020 1. FINDINGS OF FACT 1.1 Proposal. Request to rezone the western portion of a parcel (approximately 5 acres) from CR(Regional Commercial) zoning to C-1 (Retail Business). 1.2 Applicant and Location: Applicant: Travis Lundquist/Sandy Heights RV Park LLC, 8801 St. Thomas Drive, Pasco, WA 99301. Location: 8200 block of Chapel Hill Boulevard, Pasco, WA 99301. Legal Description: Originally, 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 No. 115 520 020). At the hearing, City of Pasco Community and Economic Development Department staff clarified that the lot has since been combined with the eastern lot, Lot 4. 1.3 Site Use. Vacant. 1.4 Land Use Designations/Site and Surrounding Area. The Comprehensive Plan designates the site for Commercial, which allows for O, BP, C-1 through C-3, and CR zoning. Surrounding land uses include: North: CR zoning with Tacoma Screw and a Sandy Heights RV mini-storage area; East: C-1 zoning with Sandy Heights RV Park; South: R-1 zoning with single family dwelling units; and, West: CR zoning, vacant with Broadmoor RV Leasing storage A rezone to C-1 would allow for expansion of an existing RV park by Special Permit, per PMC 26.160.060(1) and PMC 25.200.080. 1.5 Evidence Reviewed. The Examiner reviewed the Staff Report, which attached photographs of the site and area, application notice, and documented surrounding zoning. At Examiner request,the Mitigated Determination of Significance(MDNS)was forwarded following the hearing. The Examiner conducted a site visit before the hearing. 1.6 SEPA (State Environmental Policy Act, Ch. 43.21C RCW). The City issued an MDNS, which requires a traffic impact analysis to determine the impacts of the additional vehicle trips and the need for traffic mitigation measures. The analysis would be submitted with the Special Permit application. City of Pasco Hearing Examiner Page 1 of 3 Recommendation,Lundquist Rezone Z 2019-014 Additional right-of-way at the northeast corner of the Chapel Hill Boulevard and St. John Drive intersection is required to be dedicated to allow larger vehicles to navigate the corner when heading westbound on Chapel Hill Boulevard. The MDNS was not appealed. SEPA review is complete. 1.7 Hearing. A properly noticed hearing was held on February 12, 2020.1 The Department identified key points from the Staff Report,and the Applicant,through Mr. Lundquist, addressed Hearing Examiner questions. No person from the public indicated a wish to testify. 1.8 Public Comment/Written. None. 1.9 Utilities. Water is available from Chapel Hill Boulevard, St. John Drive, and St. Thomas Drive; sewer service is available from St. Thomas Drive. 1.10 Access. The parcel has access from Chapel Hill Boulevard, St. John Drive, and St. Thomas Drive. 1.11 Rezone Considerations. A rezone to C-1 implements the Comprehensive Plan, and is in accord with its goals and policies,which provide for landscaped and attractively designed commercial uses at this location. Plan objectives have been implemented through regulations tailored to the expected site use. These regulations require Special Use permit review and include requirements specific to RV-Parks, at Ch. 25.160 PMC. The Special Use process allows for the attachment of conditions to the expected use. Also, the site is within the I-182 Overlay District, which imposes additional requirements to ensure projects are attractively designed, at Ch. 25.130 PMC. This is coupled with the landscaping and screening requirements specific to RV-Parks, at PMC 25.160.070. With these measures, a rezone to C-1 would allow for development consistent with Plan objectives. The Staff Report provides further detail, including on the existing R-V Park's permitting history, and is incorporated. 2. CONCLUSIONS The Examiner issues 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; i Public notice was mailed to property owners within 300 feet and published in the Tri-City Herald. PMC 25.210.040. City of Pasco Hearing Examiner Page 2 of 3 Recommendation,Lundquist Rezone Z 2019-014 (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.' As the Findings detail,the rezone follows these criteria. The proposed zoning is consistent with the Comprehensive Plan Land Use Map; the site is surrounded by R-1, CR, and C-1 zoning. Surrounding uses include retail, single-family residences, and the existing RV-Park. Conditions should be imposed consistent with the SEPA review,to address traffic impacts and necessary infrastructure improvements, when the site is developed, and additional permit applications are submitted. While a concomitant agreement could be used for this, it is unnecessary, given the MDNS and upcoming Special Permit review process. With these conditions, and code requirements,there is no material detriment to the area. The request would result in significant improvements to the site and so provides merit and value to the community. The requested rezone meets the City's rezone criteria. RECOMMENDATION The Hearing Examiner recommends approval of the rezone from CR to C-1 with these 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. RECOMMENDATION entered February 26, 2020. City of Pasc eanng xaminer Susan Elizabeth Drummond 'PMC 25.210.060;PMC 2.50.080; Staff Report,p.4. City of Pasco Hearing Examiner Page 3 of 3 Recommendation,Lundquist Rezone Z 2019-014