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HomeMy WebLinkAboutHearing Examiner Packet 2020-05-13 AGENDA HEARING EXAMINER MEETING co M City Hall—525 North Third Avenue Council Chambers WEDNESDAY, MAY 13,2020 6:00 PM I. CALL TO ORDER II. PUBLIC HEARINGS A. Preliminary Plat TDJK Road 84 (PP 2020-001) B. Preliminary Plat Empire Estates (PP 2020-004) C. Special Permit Pasco Koa Expansion (SP 2019-011) D. Special Permit Fun Kids Daycare (SP 2020-001) E. Special Permit Goodwill- Wrigley Drive (SP 2020-002) F. Rezone Bush RS-20 to RS-12 (Z 2020-001) III. NEW BUSINESS IV. ADJOURNMENT To best comply with Governor's Inslee's Emergency Proclamation and Extension regarding Open Public Meetings Act,the City asks all members of the public that would like to comment regarding items on the agenda to fill out a form via the City's website (www.pasco-wa.gov/publiccomment) to obtain access information to comment. Requests must be received by 4:00 p.m. on the day of the meeting. Please register for Pasco Hearing Examiner meeting on May 13, 2020 6:00 PM PDT at: https://attendee.gotowebinar.com/register/4514948093588696590 After registering,you will receive a confirmation email containing information about joining the webinar. Attendee Call-in info: United States +1(562) 247-8422 Access Code: 788-922-965 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. w4co REPORT TO HEARING EXAMINER PUBLIC LAND USE HEARING City Hall—525 North Third Avenue—Council Chambers WEDNESDAY May 13, 2020 6:00 PM MASTER FILE#: PP 2020-001 APPLICANT: TDKJ Residential Property, LLC PO Box 903 Richland, WA 99352 REQUEST: PRELIMINARY PLAT: Road 84 Plat (16 Single-Family Lots) BACKGROUND 1. PROPERTY DESCRIPTION: Lel That portion of the Northwest Quarter of the Southwest Quarter of Section 16,Township 9 north, Range 29 east,Willamette Meridian, Franklin County,Washington, lying northerly of the Franklin County Irrigation District canal, easterly of the easterly right of way line of Road 84 per the right of way deed recorded under Auditor File Number 1869069 and southerly of the line described as follows: commencing at the northwest corner of above said Northwest Quarter; thence north 89°17'14"east along the northerly line thereof, 40.01 feet to the point on the easterly right of way line of Road 84 per the right of way deed recorded under Auditor File Number 1869069, records of Franklin County; thence south 01°10'30"west 547.60 feet to the true point of beginning;thence south 78°49'30"east 52.52 feet to the beginning of a curve to the right, the radius of which bears south 11°10'30"west 800.00 feet; thence southeasterly along said curve 67.66 feet;thence south 73°58'44"east,488.23 feet to the beginning of a curve to the left,the radius of which bears north 16°01'16"east 1500.00 feet;thence southeasterly along said curve 330.06 feet; thence south 86°35'10"east 119.76 feet to the beginning of a curve to the right, the radius of which bears south 03°24'50"west 1000.00 feet; thence southeasterly along said curve 68.52 feet;thence south 82°39'37"east, 130.61 feet to the beginning of a curve to the right the radius of which bears south 07°20'23"west 500.00 feet;thence southeasterly along said curve 50.22 feet to the point of terminus and easterly boundary of above said Northwest Quarter. Except Massey Drive. General Location:The southeast corner of Road 84 and Massey Drive. Property Size: The site consists of one parcel approximately 3.76 acres (163,648 square feet). 2. ACCESS: The property has access from Road 84 and Massey Drive. 3. UTILITIES: Municipal water and sewer are available in Road 84 and Massey Drive. 4. LAND USE AND ZONING: The site is currently vacant and zoned R-1 (Low Density Residential). Surrounding properties are zoned and developed as follows: NORTH: R-1 Three Rivers Elementary School EAST: R-1 SFDUs SOUTH: RP Pathfinder Mobile Home Park WEST: R-1 SFDUs 1 5. Comprehensive Plan: The Comprehensive Plan indicates this site is intended for Low-Density Residential development. According to the Comprehensive Plan, Low-Density Residential development means 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 low-density 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. 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 Determination of Non-Significance (DNS) was issued for this project on January 29, 2020 (WAC 197-11-355). ANALYSIS LOT LAYOUT:The proposed preliminary plat contains 16 single-family lots which will have access from Massy Drive. The lots range from 9,687 square feet to 11,251 square feet, the average lot size being 10,227 square feet.The proposal is consistent with the development standards of the R-1 zoning district per PMC 25.45.050. RIGHTS-OF-WAY: All lots have frontage on streets which have been previously dedicated. The right-of-way extent of Massey Drive from Road 80 to Road 84 will be fully improved and completed with this subdivision. UTILITIES: Municipal water and sewer are available in Road 84 and Massey Drive. The applicant will be required to extend utilities 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 measured along the centerline of the road. Streetlights are placed on alternating sides of the street. IRRIGATION:An existing Franklin County Irrigation District (FCID) line is located in Massey Drive. All lots will have irrigation service. 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-1 zone are designed to address overcrowding concerns.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 4.2 units per acre. No more than 40 percent of each lot is permitted to be covered with structures per the R-1 standards. 2 Parks Open Space/Schools: Liberty Park is located at the western end of Massey Drive approximately half a mile west of the edge of the plat. The FCID canal lies directly south of the plat area; the City has identified this canal for a Bicycle/Pedestrian Pathway Study (Road 76 to Road 100) that will connect the pathway to existing and future neighborhoods. The plat will dedicate an access easement aligned with Road 80 to connect the plat with the future canal pathway. Three Rivers Elementary School, which finished construction in 2020, lies immediately north of the plat site. Chiawana High School lies approximately 1,000 feet to the south of the site on Road 84. McLoughlin Middle School is across from Chiawana High School on W Argent Road, approximately a third of a mile from the plat site. 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 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 designed 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 proposing a density of 4.2 units per acre. Safe Travel&Walking Conditions:The proposed plat includes adequate 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: The proposed plat contains 16 single-family lots providing the opportunity for the construction of 16 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.Connections to the community will be provided by the extension of Massey Drive.The preliminary plat was submitted to the Transit Authority for review (the discussion under "Safe Travel" above applies to this section also). Ben Franklin Transit's Route 66 has a stop closest to the plat site at the intersection of Massey Drive and Road 84. Comprehensive Plan Policies & Maps: The Comprehensive Plan designates the plat site for low-density residential development. Policies of the Comprehensive Plan encourage the advancement of home ownership and suggest the City strive to maintain a variety of housing for residents. Housing Goals and Policies of the Comprehensive Plan that pertain to this development include: H-1: Encourage housing for all economic segments of the city's population; H-2: Strive to maintain a variety of housing consistent with the local and regional market; Policy H-2-A:Allow for a full range of residential environments including single family homes, townhomes, condominiums, apartments and manufactured housing. The applicant is proposing to construct 16 single-family lots at a density of 4.2 dwelling units per acre to meet the intent of the Comprehensive Plan. 3 Other Findings:The Public Notice was mailed out on May 6,2020 and published in the Tri-City Herald on May 6, 2020.Written comments will be accepted at the Community Development Department until 5pm on April 8, 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 currently vacant. 4. The site is not considered a critical area, a mineral resource area or a wetland. 5. The site's Comprehensive Plan designation is for Low Density Residential development, which specifies residential development of 2 to 5 dwelling units per acre. 6. The site is zoned R-1 (Low Density Residential). 7. The proposed subdivision is in conformance with the zoning requirements of the site. 8. The minimum lot area in the R-1 zone for single-family dwellings is 7,200 square feet. 9. The developer is proposing 4.2 dwelling units per acre. 10. 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. 11. The Transportation Element of the Comprehensive Plan encourages the interconnection of neighborhood streets to provide for the disbursement of traffic. 12. The interconnection of neighborhood streets is necessary for utility connections (looping) and the provision of emergency services. 13. Per the ITE Trip Generation Manual 9th Edition,the proposed subdivision,when fully developed,will generate approximately 153 vehicle trips per day. 14. The current park impact fee is$1,626 per dwelling unit. 15. 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. 16. 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. 17. Past correspondence from the Pasco School District indicates impact fees address the requirement to ensure adequate provisions are made for schools. 18. 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. 19. The assignment of water rights is a requirement for subdivision approval per Pasco Municipal Code Section 26.04.115(8) and Section 3.07.160. 20. The developer is responsible for all costs associated with construction, inspection, and plan review service expenses incurred by the City Engineering Office. 4 21. 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: (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. 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 have Comprehensive Plan Land Use designations of Low Density Residential (to the north, east, and west) and Mixed Residential(to the south). Low Density Residential specifies 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 4.2 dwelling units per acre, which meets the density range established by the Comprehensive Plan. 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; 5 Development plans and policies have been adopted by the City Council in the form of the Comprehensive Plan. The proposed subdivision conforms to the policies, maps, and narrative text of the Plan as noted in number three above. (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). (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. 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 final plat shall include this statement: "As a condition of approval of this final 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) The face of the final plat shall include this 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." 4) The face of the final plat shall include this statement: "The developer shall install a common "Estate"type fence/wall six feet in height along Road 84 as part of the infrastructure improvements associated with the plat.The fence/wall must be constructed of masonry block. Fence design and material must be approved by the Community and Economic Development Director. An approved vision triangle at the intersection of streets will be required. Following construction of the masonry fence/wall,the City may make repairs or replace the fencing as needed. Property owners adjoining said fence shall be responsible for payment of all costs associated with maintenance and upkeep of the fence/wall." 5) The face of the final plat shall include this statement: "Excess right-of-way along Road 84 must be landscaped. Said landscaping shall include irrigation,turf, and trees. Trees shall be planted at 50- foot intervals.The species of the trees will be determined by the Parks Department." 6) The developer/builder shall pay the City a "Common Area Maintenance Fee" of$475 per lot upon issuance of building permits for homes.These funds shall be placed in a fund and used to finance the maintenance of arterial boulevard strips.The City shall not accept maintenance responsibility for the landscaping abutting said street until such time as all fees are collected for each phase that abut said streets. 7) The face of the final plat shall include this statement: "A 10-foot pedestrian and bicycle path shall 6 be provided, improved (paved), and maintained on the "Access and Utility Easement" on Lot 16. The developer shall also be responsible for the construction of a solid fence along each side of the pathway. Fence design and material must be approved by the Community and Economic Development Director." 8) 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. 9) 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. 10) 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. RECOMMENDATION Staff recommends approval of the Preliminary Plat with conditions per above. 7 to 0 D 0 D D Cjy QUADRA DR BURDEN U qAF BURDEN RD BLVD =_ �, -D @� <y7 � + mrn VO 4 ODEO DR y r Q o CE — VIC m 1A 1A •5 Om0 1 1 C 0 m � _\ d W ' Lo G. 00 O\ Q O PRELIMINARY PLAT x 0 LOCATED IN THE NW 1 /4 OF THE SW 1 /4 OF SECTION 16, TOWNSHIP 9 NORTH, RANGE 29 EAST, W.M . - �� 10 ti FUTURE CITY OF PASCO, FRANKLIN COUNTY, WASHINGTON Scale 1 - 50 SITE O HILLBLVDX 0 25 50 100 W D CgHq� a 00 �P o c\05C111° rAtl ° D VICINITY MAP NOT TO SCALE i OWNER: ENGINEER: ZONING CLASSIFICATION: Uj Q TDKJ RESIDENTIAL PROPERTY, LLC PBS - RYAN BILLEN R-1 (LOW DENSITY RESIDENTIAL) O Z P.O. BOX 03 400 BRADLEY BLVD, SUITE 106 7,200 SF MINIMUM LOT AREA) LU RICHLAND, WA 99352 RICHLAND, WA 99352 (' U) I n I I ......... / // //�`� •� I (509) 942-160Q \\ I Z \ _ D�VELOPER: \ I 2 0 J o—\ I — TDKJ RESIDENTIAL PROPERTY, LLC SURVEYOR: \ ��� I � / TRIG \ J — — \ X 01S-Mc N --- -� P.O. 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BLOCK ESTATE FENCE WILL BE PROVIDED ON ROAD 84 LL Full Size Sheet Format Is 22x34; If Printed Size Is Not 22x34, Then This Sheet Format Has Been Modified & Indicated Drawing Scale Is Not Accurate. SHEET 1 OF 2 Overview Preliminary Plat: Road 84 Plat N Applicant: TDKJ Residential p' Map NINE VNE fr �p pp pp �■ ■ ■ � �� ■■ �� ■i �■ �■� ■■ ■ ■ CD ■0 Cr MEW".. .... .... .. C ■■ 4'g, 1 MINION ,��� Cjfi<-o'1�G'aSSGko �D e Vicinit Preliminary Plat: Road 84 Plat Y " Applicant: TDKJ Residential Property, LLC W+E Map File #: PP2020-001 S , 1 asse _ �y. �r r - SITE /� A* Canal - .. 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Proponent: TDKJ Residential Properties PO Box 903 Richland, WA 99352 Location of Proposal: The southeast corner of the intersection of Massey Drive and Road 84 (Parcel #117-582-019) in Pasco, WA. Lead Agency: City of Pasco The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. 0 This DNS is issued after using the optional DNS process in WAC 197-11-355. There is no further comment period on the DNS. Appeals must be filed within 14 days of this determination. Responsible Official: Rick White Position/Title: Community & Economic Development Director Address: PO Box 293, Pasco, WA 99301-0293 Phone: (509) 545-3441 Date: 1/29/2020 Signature: ED Number: SEPA2020-003 w4co REPORT TO HEARING EXAMINER PUBLIC LAND USE HEARING City Hall—525 North Third Avenue—Council Chambers WEDNESDAY May 13, 2020 6:00 PM MASTER FILE#: PP 2020-004 APPLICANT: Empire Bros. Construction, LLC 204105 E Schuster Rd Kennewick,WA 99337 REQUEST: PRELIMINARY PLAT: Empire Estates (28 Single-Family Lots) BACKGROUND 1. PROPERTY DESCRIPTION: Leal: Parcel #113-881-015:WASHINGTON ADD ALL BLK 4 13 Parcel#113-882-014: WASHINGTON ADD LOTS 1 &2 BLK 3 a Parcel#113-882-023: WASHINGTON ADD LOTS 3 TO 22 BLK 3 13 Parcel#113-883-013: WASHINGTON ADD BLK 2 General Location: East of Heritage Boulevard, roughly aligned with East Helena Street Property Size: The site consists of four parcels comprising approximately 8.43 acres. ACCESS:The site currently does not have access from any public street.The extension of E Helena Street from Heritage Boulevard will provide access to the site with the development.The future extension of Primavera Drive to meet with E Helena Street will also provide a connection to the Tierra Vida neighborhood to the east. 2. UTILITIES: Both water and sewer will need to be extended from either Primavera Drive to the east and/or at the intersection of Heritage Boulevard and E Helena Drive to the west. Utilities may also be extended northward from E "A" Street. 3. LAND USE AND ZONING: The lots are currently vacant and are zoned R-1 (Low Density Residential). Surrounding properties are zoned and developed as follows: NORTH: C-3 Salvaged Auto Storage EAST: R-1 Vacant SOUTH: RT, C-3 Vacant WEST: RT Vacant 4. Comprehensive Plan: The Comprehensive Plan indicates this site is intended for Low-Density Residential development. According to the Comprehensive Plan, Low-Density Residential development means 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 low-density 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 1 encourages the maintenance of established neighborhoods and the creation of new neighborhoods that are safe and enjoyable places to live. 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 Determination of Non-Significance (DNS) was issued for this project on April 22, 2020 (WAC 197-11-355). ANALYSIS LOT LAYOUT: The proposed preliminary plat contains 28 single-family lots which will have access from the extension of E Helena Street as well as the continuation of "Road C' from E "A" Street which has yet to be named. The lots range from 7,200 square feet to 8,439 square feet, the average lot size being 7,635 square feet.The proposal is consistent with the development standards of the R-1 zoning district per PMC 25.45.050. RIGHTS-OF-WAY: All lots will have frontage on public streets—some of which have been previously dedicated, and others of which will be dedicated with this plat. A portion of the right-of-way extent of E Helena Street from Heritage Boulevard to the easternmost edge of the plat area will be improved with this subdivision.The design engineer for both Empire Estates and Tierra Vida is to submit street engineering plans for both developments concurrently for the benefit of both plats; thus, both E Helena Street and Primavera Drive shall connect and be improved at roughly the same time. A vacation petition is being reviewed by staff simultaneously. Said petition involves the potential vacation of portions of rights-of-way (streets and alleys) within the existing plat of Washington Addition. The public hearing for this vacation shall occur after preliminary plat approval of Empire Estates so as to prevent any vacation of rights-of-way that will be required to provide sufficient access to the proposed plat as well as the surrounding area. UTILITIES: Both water and sewer will need to be extended from either Primavera Drive to the east and/or at the intersection of Heritage Boulevard and E Helena Drive to the west. Utilities may also be extended northward from E "A" Street.The developer is responsible for providing utilities 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 measured along the centerline of the road. Streetlights are placed on alternating sides of the street. IRRIGATION:There are existing City of Pasco irrigation lines within E Helena Street and Primavera Drive which will be extended to serve the development.All lots will have irrigation service. 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": 2 Prevent Overcrowding: Density requirements of the R-1 zone are designed to address overcrowding concerns.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 3.3 units per acre. No more than 40 percent of each lot is permitted to be covered with structures per the R-1 standards. Parks Open Space/Schools: Tierra Vida Park is located within the Tierra Vida neighborhood approximately 900 feet east of the proposed development via the fastest route. Kurtzman Park,though farther away, is still under a mile to the northwest of the site. The closest school to the site is Robinson Elementary School, lying immediately north of Kurtzman Park.The only other school in the vicinity is Ochoa Middle School, which is approximately 1.5 miles north of the site. 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 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 designed 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 proposing a density of 3.3 units per acre. Safe Travel &Walking Conditions:The proposed plat includes adequate 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: The proposed plat contains 28 single-family lots providing the opportunity for the construction of 28 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.Connections to the community will be provided by the extension of E Helena Street and Primavera Drive. Future connections will include the extensions of Road B and Road C northward, should the property abutting the plat site to the north be developed.The preliminary plat was submitted to the Transit Authority for review(the discussion under"Safe Travel"above applies to this section also). Ben Franklin Transit's closest stop to the development site is located near the intersection of Manzanita Lane and E "A" Street. Comprehensive Plan Policies & Maps: The Comprehensive Plan designates the plat site for low-density residential development. Policies of the Comprehensive Plan encourage the advancement of home ownership and suggest the City strive to maintain a variety of housing for residents. Housing Goals and Policies of the Comprehensive Plan that pertain to this development include: H-1: Encourage housing for all economic segments of the city's population; H-2: Strive to maintain a variety of housing consistent with the local and regional market; Policy H-2-A:Allow for a full range of residential environments including single family homes, townhomes, condominiums, apartments and manufactured housing. The applicant is proposing to construct 28 single-family lots at a density of 3.3 dwelling units per acre to meet the intent of the Comprehensive Plan. 3 Other Findings:The Public Notice was mailed out on May 6,2020 and published in the Tri-City Herald on May 6, 2020. Written comments will be accepted at the Community Development Department until 5pm on May 13, 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 currently vacant. 4. The site is not considered a critical area, a mineral resource area or a wetland. 5. The site's Comprehensive Plan designation is for Low Density Residential development, which specifies residential development of 2 to 5 dwelling units per acre. 6. The site is zoned R-1 (Low Density Residential). 7. The proposed subdivision is in conformance with the zoning requirements of the site. 8. The minimum lot area in the R-1 zone for single-family dwellings is 7,200 square feet. 9. The developer is proposing 3.3 dwelling units per acre. 10. 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. 11. The Transportation Element of the Comprehensive Plan encourages the interconnection of neighborhood streets to provide for the disbursement of traffic. 12. The interconnection of neighborhood streets is necessary for utility connections (looping) and the provision of emergency services. 13. Per the ITE Trip Generation Manual 9th Edition,the proposed subdivision,when fully developed,will generate approximately 267 vehicle trips per day. 14. The current park impact fee is$1,626 per dwelling unit. 15. 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. 16. 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. 17. Past correspondence from the Pasco School District indicates impact fees address the requirement to ensure adequate provisions are made for schools. 18. 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. 19. 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. 20. The developer is responsible for all costs associated with construction, inspection, and plan review service expenses incurred by the City Engineering Office. 4 21. 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: (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. 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 area 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 have Comprehensive Plan Land Use designations of Commercial (to the north), Low Density Residential (to the south and east), and Mixed Residential/Commercial (to the west). Low Density Residential specifies 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 3.3 dwelling units per acre, which meets the density range established by the Comprehensive Plan. 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; 5 Development plans and policies have been adopted by the City Council in the form of the Comprehensive Plan. The proposed subdivision conforms to the policies, maps, and narrative text of the Plan as noted in number three above. (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). (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. 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 final plat shall include this statement: "As a condition of approval of this final 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) The face of the final plat shall include this 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." 4) Connections to both Heritage Boulevard and Primavera Drive must be complete as a condition of final plat approval. 5) An inadvertent discovery protocol must be established for the potential discovery of cultural or historical artifacts before or during improvements/construction. 6) The developer must contribute to the cost of the SR 12/ E "A" Street turn restriction improvements as directed by the Washington State Department of Transportation. 7) 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. 8) 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. 9) 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 6 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. RECOMMENDATION Staff recommends approval of the Preliminary Plat with conditions per above. 7 Overview Preliminary Plat: Empire Estates (28 lots) N Applicant: Empire Bros. Construction, LLC W+E Map File #: PP2020-004 S >rr a s's-.4Lff' ia• 1,1W, — t y •r�. . A: 1 Iva it . , SITE ►:. r �E HELENA ST ' f fr. rn D dD i D Z r. 275 550 1,100 Fee A ' _ Citypf Pasco,d i Vicinit Preliminary Plat: Empire Estates (28 lots) N Y Applicant: Empire Bros. Construction, LLC W+E Map File #: PP2020-004 S r rRl���gyp.� .� F x, •- �.�`�b �.� L JO V SITE r-1 F�fFI'Ifds-�F�k FF�i'N FFr F� = .5 � , r X -E HELENA f p*4� 'm rn ��a E .Z 180 360 720 Fee 1 F7Z z F Land Use Preliminary Plat: Empire Estates (28 lots) N Applicant: Empire Bros. Construction, LLC W+E Map File #: PP2020-004 S VACANT AUTO SALVAGE YARD SFDUs SITE SFDUs VACANT A"/41 E HELENA ST '90 R M 70 D VACANT G1 D M z z v � D 180 360 720 Fee Ft Z II i ■1 EMPIRE ESTATES PRELIMINARY PLAT A PORTION OF THE SE 1 /4 OF THE SE 1 /4 OF SEC . 28 , TWNm 9 N . RGE . 30 E . W. M . CITY OF PASCO , FRANKLIN COUNTY, WASHINGTON . Iv( ERNIE � ® TACOMA • SEATTLE • SPOKANE TRI-CITIES ®�� SITE 5804 Road 90, Suite H Pasco, WA 99301 ° IML511 ® 509.380.5883 TEL 253.383.2572 www.ahbl.com WEB NH�HNPLEWIS ST Project Title: OOa PARCEL: TO TN�� EMPIRE ESTATES 113-870-143 ��' ®�®® 171 y/C MENDOZA INVESTMENT PROPERTIES LLC N 1 PARCEL: - - ROAD A - - - - A � E ST A ST HENRY — — I — — I LOT 16 — B �8 DE[1E 0E D0 Client: r e U0 BE Em EW EMPIRE BROS. l I CONSTRUCTION F LOT 28 LOT 27 LOT 26 LOT 25 LOT 2 I . LOT 23 LOT 22 LOT 21 LOT 20 LOT 19 LOT 18 LOT 1 I I I LOT 15 I PARCEL: PARCEL: I I m I 113-730-500 113-884-049 I I I : BROETJE ORCHARDS GRAPHIC SCALE �' HILARIO ZARAGOZA � REED � � PARCEL: I I I I I � I I I I I I I Q . 113-884-058 I I I I I I I I I I Q LOT 14 0 50 100 200 FEET BROETJE I I I p I I VICINITY MAPI) NOT TO SCALE PARCEL: LOT 1 LOT 2 LOT 3 LOT 4 LOT 51 I LOT 6 LOT 7 LOT 8 LOT 9 LOT 10 LOT 11 LOT 12I I I I 1" = 100 FEET 113-884-067 LOT 13 Job No. MCDOWELL 2190079.10 UTILITIES OWNER/APPLICANT EAST HELENA ST - — — — WATER: CITY OF PASCO EMPIRE BROS. CONSTRUCTION, LLC. Issue Set & Date: SEWER: CITY OF PASCO 204105 EAST SCHUSTER ROAD PRELIMINARYKENNEWICK, WA 99337 PLAT "RAMGAR ESTATES" I I I I IRRIGATION: CITY OF PASCO PH: 509.366.2252 SDIV2019-014 I I POWER: FPUD CONTACT: HILARIO ZARAGOZA II UNDER CONSTRUCTION PARCEL: 113-882-103 PAELI PARCEL: COMM: CHARTER PARCEL: 113-882-096 w CIVIL ENGINEER 04.27.2020 113-884-076 113-883-022 I EMPIRE BROS ALMARAZ GAS: CNGC AHBL INC. US CONNECTIONS LLC BROETJE CONSTRUCTION REFUSE: BASIN DISPOSAL 5804 ROAD 90, SUITE H PASCO, WA 99301 PH:rxQ 509.38 .5883 LAND USE TABLE CONTACT:0KALEB MAPSTEAD, EIT — _ L — — a _ — PA EL: — — I SITE AREA: 8.43 AC i 113-881-024TOTAL LOTS: 28 SURVEYOR — — MON�TALVO I FMIN. LOT AREA: 7,200 SF AHBL INC. 5804 ROAD 90 MAX LOT AREA: 8,439 SF SKEWFI T , SUITE H ` PASCO, WA 99301 �+��of WASNj��1��9 AVERAGE LOT AREA: 7,635 SF PH: 509.380.5883 PARCEL: PARCEL: I I I CONTACT: JOHN BECKER, PLS sobi 113-882-112 113-882-121 TOTAL ROW AREA: 3.53 AC GONZALEZ GARCIA ZONE: R-1 i SITE ADDRESS LAND USE: LOW DENSITY RESIDENTIAL UNDETERMINED �SSIONAL � — — — — I PASCO, WA 99301 X4/28/2020 PARCEL NO. NOTICE PARCEL: 113-883-013, 113-882-023, 113-882-014, 113-881-015 ALTERATION OF THIS DOCUMENT SHALL INVALIDATE THE PROFESSIONAL SEAL AND SIGNATURE PUBLICATION OF THIS DOCUMENT DOES NOT DEROGATE FROM RESERVED ONERSHIP RIGHTS IN IT.THIS DOCUMENT IS FOR USE I BASIS O F BEARING ONLY FOR THE P BE U IDENTIFIED R IN THE TITLE OR AND IS NOT TO BE USED FOR REPAIR,REMODEL OR ADDITION TO THAT PRO,ECT OR FOR ANY OTHER PROJECT. NAD 1983 WASHINGTON STATE PLANE SOUTH PROJECTION, BASED ON GPS OBSERVATIONS USING WSRN AND GEOID 2012A. UNITS OF MEASUREMENT ARE US SURVEY FEET. VERTICAL DATUM NAVD 1988 VERTICAL DATUM ON ORTHOMETRICALLY A. — — � — — I I IL_ — CORRECTED GPS OBSERVATIONS USING WSRN AND — GEOID 2012A. A. LEGAL DESCRIPTION PER ASSESSORS RECORDS LOTS 1-22 BLOCK 2, LOTS 3-22 BLOCK 3, AND LOTS 1-22 2 BLOCK 4, WASHINGTON ADDITION TO PASCO, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME B OF PLATS, PAGE 54, RECORDS OF FRANKLIN A. COUNTY, WASHINGTON. Revisions: o — — — — — — — — — — — — — THIS SURVEY WA PERFORMED WITHOUT THE BENEFIT OF � A TITLE REPORT AND DOES NOT PURPORT TO SHOW ANY EASEMENTS OF RECORD. Sheet Title: EAST Ste— - - - - - - - - - COVER Designed bar. Drawn bv. Checked by. KDM KDM EMF 0 0 Sheet No. coolQ Know what's below. Call before you dig. 1 of 4 Sheets DATE: April 27, 2020 FILENAME: Q:\2019\2190079\10_CIV\CAD\2190079-SH-PRELIMINARY PLAT.dwg 2190079-SH-PRELIMINARY PLAT.DWG COVER EMPIRE ESTATES = PRELIMINARY PLAT A PORTION OF THE SE 1 /4 OF THE SE 1 /4 OF SEC . 28 , TWNm 9 N . RGE . 30 E . W. M . CITY OF PASCO , FRANKLIN COUNTY, WASHINGTON . 131DOM I TACOMA • SEATTLE • SPOKANE • TRI-CITIES PARCEL: 113-870-143 5804 Road 90, Suite H Pasco, WA 99301 TEMPORARY GATED MENDOZA INVESTMENT PROPERTIES LLC 509.380.5883 TEL 253.383.2572 www.ahbl.com WEB EMERGENCY VEHICLE ACCESS & GRAVEL ROAD EXISTING PROPERTY LINE p I Project Title: 0 + 1 SI: CL-ROAD A STA: 8+93.29 = I EMPIRE ESTATES C002 —xx—xxxx—xx x xxxxxx -xxx—x—x—x—x x x—x—x=x SI: CL-ROAD A STA: 3+82.55 = x—xx— CL-ROAD B STA: 3+50.03 OHP =- - - - OHP - - _= OHP - - - - — IC P — — CL-SPOKANE ST ST,, ,,13±5D-.00— 21' — — OHP - - OHF - - — — — OHP — 114 - - OHP — — — — OHP - - - OHP — — — - - 9+00 1 T9+43 N 0+00 —X PARCEL: TRONA I k� LOT 16 113-884-012 iv HENRY I • . •• . I� I 8172 Client: '-6 2'— •60' 60' 60'• 46'• • L �,2 ' 52' 64' 64' 64' 64' 64' • 51' EMPIRE BROS. - - — N p -� N` p I I I CONSTRUCTION 10' i TIL -SMT (TYP) 2 I co o 114' C002 � 38' FC TO FC 38' FC TO IFC I L T 1 - GRAPHIC SCALE HILARIO ZARAGOZA LOT 28 Nl LOT 27 0l LOT 26 Nl LOT 25 Nl LOT 24 1 l_ I LOT 23 0l LOT 22 Nl LOT 21 Nl LOT 20 CAl LOT 19 0l LOT 18 0l LOT 17 I Iti 08265 5 7302 CA 7200 CNI 7200 �I 7200 �I 7218 I o1 C.0 7878 �I 7680 �I 7680 �I 7680 7680 �I 7680 I 7873 zo p1 I I S F 1 0 25 50 10o FEET S.F. S.F. S.F. S.F. S.F. I S.F. S.F. S.F. S.F. S.F. S.F. S.F. _X — I I I I „ �X—x—x— I 1" = 50 FEET ih 114' Job No. jt^2 o m 10' UTIL ESMT (TYP) C002 PARCEL: 60' _ 1 60' _ 1_ 60' _1 _ 60' 1 _ 6 o p I I 66' _ 1 64'_ 1 64'_ 1 64_ 4_1 64_ 1 _6 1 _ 67' o 2190079.10 113-884-058 I I I I N o I I I I I I N Q I LOT 14 NI Issue Set & Date: BROETJE I 1 M I I I O I 8265 N s.F. PARCEL: PRELIMINARY PLAT • I I I � 0 113-730-500 00 I� I I � �- 114' BROETJE ORCHARDS 20 N LOT 1 N1 LOT 2 0l LOT 3 NI LOT 4 N1 LOT 5 I �1 I� LOT 6 01 LOT 7 0l LOT 8 01 LOT 9 �I LOT 10 �I LOT 11 01 LOT 12 I 60' Row 7200 7200 7200 7680 7680 7680 8064 7211 �I I I I 7218 o I 7878 �I 7680 �I 7680 �1 I I �I 1 04.27.2020 S.F. S.F. S.F. S.F. S.F. I 1 Iz S.F. S.F. S.F. S.F. S.F. S.F. S.F. I Ib I LOT 1 3 �1 40' CD I k Row 1 11 1 8439 10' UTIL ESMT (TYP) I C: 002 o S.F. � $ 100' 0 60' _ 60_ _ 60' 46' 52' _ 64_ 64_ _ 64' _ 64' 64' 54_ 29' FC TO EOP • 1+00 •° 2+00 3+00 I 4+00 29' FC TO EOP 5+00 30 6+00 7+00 8+00 +00 10+00 10+94 N�9 44' 12 E1 329.40 — — �_ _� — — _19' 44' 12"E 329.40' — — 44' 12"E 185.38' 89° 44' 12"E 200.00' — SI — r — �- - � ��KEW FIT / — 40 - of wasgl�c2rp — _ — — — — SI: CL-EAST HELENA ST STA: 7+08.79 = SI: CL-EAST HELENA ST STA: 8+94.1 CL-SPRAGUE_ST_STA: 5+50.00 CL-ROAD B STA: 0+50.00 `�1 _ _ _ IY. + C SI: CL-EAST HELENA ST STA: 3+79.40 = o - — - o EAST HELENA ST TO CONNECT TO 1=7 CL-SPOKANE ST STA: 10+50.01 I 1 �- I PRIMAVERA DRIVE AS PART OF TIERRA VIDEC) F LO x 2 PHASE 3. ENGINEERING FOR BOTH 64—'5_15-' v 4� PROJECTS WILL BE SUBMITTED ��SSIONAL �� I I I I I I I I I I UTINCURRENTLY LITY TY CONSTRU FORROADWAYAND I l � 04/28/2020 PARCEL: I I ALTERATION OF THIS DOCUMENT STALL INVALIDATE THE 113-882-103 PARCEL: W PROFESSIONAL SEAL AND SIGNATURE PUBLICATION OF PARCEL: 113-882-096 p THIS DOCUMENT DOES NOT DEROGATE FROM RESERVED EMPIRE B RO S o I ONNERSHP RIGIM N IT.THIS DOCUMENT IS FOR USE 1 3-884-076 I 113-883-022 o I I I ALMARAZ I o i I I Ir PRaLONLY FOR THE O " µTHE TITLE IRDICKTM CONSTRUCTION p AND IS NOT TO BE USED FOR REPAIR,REMODEL OR . 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Location of Proposal: Four parcels aligned with E Helena Street east of Heritage Boulevard (Parcel#ts 113- 881-015, 113-882-014, 113-882-023, and 113-883-013) in Pasco,WA. Mitigation: An inadvertent discovery protocol must be established for the potential discovery of cultural or historical artifacts before or during improvements/construction. The developer must contribute to the cost of the SR 12/ E "A" Street turn restriction improvements as directed by the Washington State Department of Transportation. Lead Agency: City of Pasco The City of Pasco, acting as lead agency for this proposal, has determined that it does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21C.030(2)(c).This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. This MDNS is issued after using the optional DNS process in WAC 197-11-355.There is no furthercomment period on the MDNS. Ap eals must e fil ;d within 14 days of this determination. S ` n Responsible Official• --�1 Rick White, Community& Economic Development Director Address: PO Box 293, Pasco, WA 99301-0293 Phone: (509)545-3441 CityOf SCO Community Development Department PdPO Box 293, 52S N 3'd Ave, Pasco, WA 99301 P: 509.545.3441 /F:509.545.3499 Appeals:You may appeal this determination of non-significance by submitting an appeal to the address below no later than May 6, 2020(14 days from issuance).The appeal must be in written form, contain a concise statement of the matter being appealed and the basic rationale for the appeal. A fee is required per the City's Fee Resolution. Please note that failure to file a timely and complete appeal shall constitute a waiver of all rights to an administrative appeal under City code. All comments or appeals are to be directed to the City of Pasco Planning Department, PO Box 293, Pasco,WA,99301,Attn: Rick White. Pi� 4co REPORT TO HEARING EXAMINER PUBLIC HEARING Iq City Hall—525 North Third Avenue—Remote WEDNESDAY, May 13, 2020 6:00 PM MASTER FILE#: SP 2020-002 APPLICANT: Goodwill Industries of the Columbia, Inc. 815 N. Kellogg St., Suite A Kennewick WA 99336 REQUEST: SPECIAL PERMIT: Goodwill donation-based retail thrift store, warehousing and donations site, employment center, and central Goodwill Corporate offices BACKGROUND 1. PROPERTY DESCRIPTION: Legal: BINDING SITE PLAN 2015-03 LOT 2. General Location:The southeast corner of Road 76 and Wrigley Drive (Parcel#116 150 071). Property Size: Approximately 4.96 acres (215,966.98 square feet). 2. ACCESS: The site has access from both Road 76 and Wrigley Drive. 3. UTILITIES:Water and sewer service are available from both Road 76 and Wrigley Drive,and water service is also available in an existing right-of-way easement along the south property line. 4. LAND USE AND ZONING: The site is currently zoned C-1 (Retail Business), and is vacant. Surrounding properties are zoned and developed as follows: NORTH: C-1 Library; Vacant EAST: C-1 Retail Commercial SOUTH: C-1 Retail Commercial (Wal-Mart) WEST: R-1 SFDUs 5. COMPREHENSIVE PLAN: The current Comprehensive Plan land use designation for the site is "Commercial."As such,the property may be zoned "0," BP, C-1,C-2,C-3, or CR.The Commercial designation is described as including "Neighborhood, community and regional shopping and specialty centers, business parks, service and office uses." Comprehensive Plan Land Use goals and policies include the following: Goal LU-1: take deliberate, consistent, and continuous actions to improve the community's quality of life and achieve the vision. Policy LU-1-C: Encourage cluster commercial development and discourage strip commercial development. Goal Lu-4: encourage high quality community and regional shopping facilities and commercial and industrial development. 1 Policy LU-4-A: Locate commercial facilities at major street intersections to avoid commercial sprawl and avoid disruptions of residential neighborhoods,and leverage major infrastructure availability. Policy LU-4-B: Plan for major commercial centers which promote functional and economical marketing and operations and produce sustainable clusters of shopping and services. Policy LU-3-C: Maintain and apply design standards and guidelines that will result in attractive and efficient centers. Similarly, Comprehensive Plan Economic Development goals and policies include the following: Goal Ed-2: assure appropriate location and design of commercial and industrial facilities. Policy ED-2-B: Encourage development of a wide range of commercial and industrial uses strategically located to support local and regional needs. Goal Ed-3: maintain development standards and design guidelines to ensure that commercial and industrial developments are good neighbors. Policy ED-3-A: Enhance compatibility of commercial and industrial development with residential and mixed use neighborhoods through the use of landscaping, screening, and superior building design standards and guidelines. Policy ED-3-B: Avoid excessive outdoor illumination and ostentatious identification of business activities. Policy ED-3-C: Provide sufficient, accessible, and attractive off-street parking facilities. Policy ED-3-E: Use sufficient landscaping and appropriate screening as well as other methods to buffer less intensive uses from utilitarian parts of commercial and industrial facilities. 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 March 10, 2020, under WAC 197-11-158. Mitigation shall include a traffic impact analysis to determine the impacts of the additional vehicle trips and the need for traffic mitigation measures will be required.The City shall produce the traffic impact analysis and the developer shall pay the cost.An inadvertent discovery protocol must be established for the potential discovery of cultural or historical artifacts before or during improve ments/construction_ ANALYSIS Request Applicant is proposing a 20,000-square-foot Goodwill donation-based retail thrift shop, warehousing and donations site with an employment center,and two-story,25,000 square-foot office building for their central Goodwill Corporate offices. Site The proposed project site is located at the southeast corner of Road 76 and Wrigley Drive (Parcel #116 150 071) and is approximately 4.96 acres(215,966.98 square feet).The current site is relatively flat and is vacant. 2 Water and sewer service are available from both Road 76 and Wrigley Drive, and water service is also available in the right-of-way easement along the south property line. Surrounding properties to the north,east,and south are zoned commercial(C-1)and developed with a library to the north and retail commercial uses, including a Wal-Mart to the south. The land surrounding the library to the north is vacant, but plans have been submitted for commercial office space. The properties on the west side of Road 76 are zoned residentially(R-1) and developed with single family homes. The site was annexed into the City in 1982 (Ordinance 2388) and assigned C-1-D (Designated Shopping Center) (Resolution 1396)zoning.The C-1-D(Designed Shopping Center)zone was deleted in its entirety and replaced with the C-1 (Retail Business) zoning designation in 1995 (Ordinance 3093). The property has retained the C-1 zoning designation since that time. Code Requirement According to PMC 25.165.170(1), Thrift shops . . . may operate in the C-1 (retail business district . . . upon issuance of a special permit, as per the requirements found in Chapter 25.200 PMC; however, no new thrift shop may locate closer than 1,000 feet from an existing consignment store,thrift store, or pawn shop." As per Pasco Municipal Code (PMC)25.15.220, "Thrift shop" means a retail establishment having any portion of its stock-in-trade in secondhand personal property. . . which has been donated by the public, and at least 80 percent of its total floor space devoted to retail sales." Goodwill intends to build and operate a donation- based retail thrift shop, warehousing and donations site. As such, they would qualify as a "thrift Shop" as defined in the PMC. PMC 25.165.170(3) specifies that "All business activities of thrift shops in the C-1 (retail business district), C- 2 (central business district), and C-3 (general business district) zones shall be conducted entirely within an enclosed structure. " People drop items off at donation-dependent operations as a matter of course;these items ranging in value from "lightly used" to junk. While secondhand stores often strive to control the flow of castoffs, "midnight drop-offs" are virtually inevitable, and result in visual blight and nuisance. Thus, visual blight, declining property values and probable increased costs for code enforcement are issues for consideration. This activity can and should be mitigated through site management(signage,store policies,cameras)and site design (additional landscaping, walls, fencing and drop-off facilities). The proposed donation (drop-off) area of the store is located on the west side of the building facing Road 76 and the estate fence of the residential area beyond. To afford the residential area protection from the outdoor activity that will occur around the donation area additional screening is recommended, along with an extension of the landscaping buffer along Road 76, and the inclusion of a raised landscaped island in front of and around either end of the donation area. Signage warning against after hour deposits posted on the main building and in the donation area along with a warning sign indicating the donation area is monitored by surveillance cameras would provide additional assurances the donation area will not become an unsightly dumping ground after hours. INITIAL 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. 3 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 March 20. 2020, and again on May 4th and 11th, rspectively. 2. Applicant is proposing a 20,000-square-foot Goodwill donation-based retail thrift shop,warehousing and donations site with an employment center, and two-story, 25,000 square-foot office building for their central Goodwill Corporate offices. 3. The proposed project site is located at the southeast corner of Road 76 and Wrigley Drive (Parcel #116 150 071) 4. The proposed site is approximately 4.96 acres (215,966.98 square feet). 5. The site is relatively flat. 6. The site is vacant. 7. Water service is available from both Road 76 and Wrigley Drive, and in the right-of-way easement along the south property line. 8. Sewer service is available from both Road 76 and Wrigley Drive. 9. Surrounding properties to the north, east, and south are zoned commercial (C-1) 10. Surrounding properties to the north, east, and south are developed with a library to the north and retail commercial uses, including a Wal-Mart to the south. 11. The land surrounding the library to the north is vacant 12. Plans to build commercial office space have been submitted for the vacant land to the north. 13. The properties west of Road 76 are zoned residentially (R-1) 14. The properties west of Road 76 are developed with single family homes. 15. The site was annexed into the City in 1982 (Ordinance 2388) 16. The site was assigned C-1-D in 1982 during annexation (Resolution 1396) 17. The C-1-D zone was replaced with the C-1 zoning designation in 1995 (Ordinance 3093). 18. The property is currently zoned C-1. 19. Special Permit review is required for thrift shops in C-1 zones, as per PMC 25.165.170(1). 20. No new thrift shop may locate closer than 1,000 feet from an existing consignment store,thrift store, or pawn shop. 21. A "Thrift shop" is a retail establishment having any portion of its stock-in-trade in secondhand personal property.. . which has been donated by the public,and at least 80 percent of its total floor space devoted to retail sales." As per Pasco Municipal Code (PMC) 25.15.220 22. Goodwill qualifies as a thrift shop. 23. All thrift shop activities in C-1 zones must be conducted entirely within an enclosed structure, as per PMC 25.165.170(3). 24. Donation-dependent operations have drop-off centers. 25. Donated items include junk; "midnight drop-offs" are virtually inevitable, and result in visual blight and nuisance. 4 26. Thrift store drop-off facilities typically increase the incidence of visual blight, declining property values and increased costs for code enforcement. 27. The proposed donation drop-off area faces a residential area to the west across Road 76. 28. The development will trigger improvement requirements along Road 76, including but not limited to street width paving, curb, gutter, sidewalk, landscaping, and utilities,to be installed by Applicant. 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. 26.24.070)therefrom as to whether or not: 1. Will the proposed use be in accordance with the goals, policies, objectives and text of the Comprehensive Plan? a. The Plan stresses the importance of siting necessary facilities in appropriate locations and the protection of life and property. The site is located within a developed and growing portion of the community and on a major arterial, which provides excellent access to the surrounding neighborhoods. 2. Will the proposed use adversely affect public infrastructure? a. The proposal will generate little demand for public utilities such as water and sewer. Road 76 would need to be developed by Applicant to City standards. Traffic generation of the proposal could be accommodated by the required road improvements and the existing road system. The utility demands of the proposed facility are lower than many of the infrastructure demands generated by uses permitted in the C-1 zone. 3. Will the proposed use be constructed, maintained and operated to be in harmony with the existing or intended character of the general vicinity? a. The general vicinity is commercial to the north, east, and south, and residential to the west. The building design would be required to meet the 1-182 Overlay Design Standards similar to surrounding structures. b. The building would support a variety of uses, including a donation-based retail thrift shop, warehousing and donations site, an employment center, and offices. 4. Will the location and height of proposed structures and the site design discourage the development of permitted uses on property in the general vicinity or impair the value thereof? a. The C-1 zoning district allows for building heights to 35 feet.The structure is two stories tall. 5. Will the operations in connection with the proposal be more objectionable to nearby properties by reason of noise,fumes, vibrations, dust, traffic, or flashing lights than would be the operation of any permitted uses within the district? a. The thrift store will include a donations drop-off area facing west towards a residentially zoned area. Customers would be dropping off items that have the potential of becoming a nuisance due to the used, sometimes junky nature of donated items. b. A traffic impact analysis (TIA) to identify the need for traffic mitigation measures will be required prior to development of any portion of this project. The recommendations of the TIA must be incorporated into the Special Permit as Conditions of Approval. 5 6. Will the proposed use endanger the public health or safety if located and developed where proposed, or in any way will become a nuisance to uses permitted in the district? a. It is expected that the proposed facility will not cause harm to public health and safety. All anticipated uses are either permitted outright or may be permitted as conditional use in the C-1 zoning district. APPROVAL CONDITIONS 1. The Special Permit shall apply to tax Parcel #116 150 071 and any subsequent subdivisions thereof; 2. The site shall be developed in substantial conformity to the site plan and building plans submitted; 3. A traffic impact analysis (TIA) to identify the need for traffic mitigation measures will be required prior to development of any portion of this project.The recommendations of the TIA must be incorporated into the Special Permit as Conditions of Approval.The developer must mitigate all impacts identified. 4. The ADA ramp crossing the driveway on Wrigley Drive shall meet current City of Pasco/ADA requirements. If the receiving ramp on the east side does not match, it shall be retrofitted as part of the project. 5. The ADA ramp at the corner of Road 76 and Wrigley must be retrofit to meet current City of Pasco/ADA requirements. 6. Road 76 shall be developed to City standards by Applicant. 7. Road 76 is identified in the 2011 Bike/Pedestrian Plan for Bicycle Lane facilities from 1-182 to Sandifur Pkwy; Bicycle Lane facilities shall be installed as per City of Pasco Design and Construction Standards and Specifications for Public Works Improvements (Ordinance Number 4457) by Applicant. 8. Separated sidewalk consistent with surrounded development will be required on Road 76. 9. Additional landscaping& screening along with an extension of the landscaping buffer shall be installed along Road 76, 10. A raised landscaped island shall be installed in front of and around either end of the donation area. 11. Signage warning against after hour deposits shall be posted on the main building and in the donation area. 12. A monitoring plan shall be submitted to the Director of Community& Economic Development for approval. 13. A warning sign indicating the donation area is monitored by surveillance cameras shall be posted would provide additional assurances the donation area will not become an unsightly dumping ground after hours. 14. Surveillance cameras shall be installed to deter theft and illegal dumping. 15. The Special Permit may be revoked if the monitoring plan is not instituted and followed, or if the site becomes a chronic nuisance as defined in PMC 9.95.020. 16. No outdoor storage of equipment or materials shall be allowed; 17. The Special Permit shall be null and void if all necessary building permits have not been obtained by within one calendar year of Special Permit approval. 6 RECOMMENDATION Staff recommends approval of the 20,000-square-foot Goodwill donation-based retail thrift shop, warehousing and donations site with an employment center, and two-story, 25,000 square-foot office building located at the southeast corner of Road 76 and Wrigley Drive (Parcel #116 150 071) in a C-1 zoning district, with conditions as set forth herein. 7 SpecialPermit f . Store ! District Overview Item: ! !dwill Ini of i Map - - : SP 2020-00 1 [!�- x Y �' r r_ r' �� 1F� _;,w �S' �I r r r� _ �. LL1 of `Af`i`• � �' ^I �.J ,•� � � ��� ��� _� _ r }-� i•• �- l fti l t r ter.. r E � 7-71 PA rL ntr Vr I``h: V.al -- r 777i r- - �•_ I ; I of--,— a_. � a � -'� � "` �� I E "•�'T +r- Irl f '1 rt ' � � L C ,•sr fir,' .1r_rr ., ` —■� A. t 210 430 850 1,300 0: Special + ! Zoning District Vicin Item: 'ty Applicant: Goodwill Industries of the Columbia, Inc. W E ' File SP 2020-002 S Fr Pill Mi- oil 1 .,z ■. R � 1 � �G� - inp � •.4• _ r �• .sem ■ ,.7 .' ■ � �� ;;+ rt or .11 110 210 420 630 841 Feet . •r• r J i Land Use Item: Special Permit - Thrift Store in a C-1 Zoning District N Applicant: Goodwill Industries of the Columbia, Inc. w E Map File #: SP 2020-002 S SFDU SAVARY Dr 64 - Services - Repair \Jaca�� de n 59 "ether 83 - Resource Va ant - Agriculture Current Use GALIANO Dr LL 71 - 58rade Recreational Office - Cultural pr\rkm9 � �I U a i WRIGLEY Dr -%C s \Estate o ro " nCe lea SITE THETIS Dr o prink�n9 0 � � BONILLA Dr 0 59_grade .Other ESTEVAN Dr F o � I mmerd\a\ 61 - Services - o, Co Financ Insurance/RealEst e c - CORDERO Dr - 110 210 420 630 840 1 58 - Trade E 777F F-41 �lllllllgl DU I - Eating & ;_ Feet Drinking U Zoning Item: Special Permit - Thrift Store in a C-1 Zoning District N Applicant: Goodwill Industries of the Columbia, Inc. W E Map File #: SP 2020-002 S SAVARY Dr C-1 GALIANO Dr IR 1 1 LU WRIGLEY Dr z a LU SITE El: THFTIS Dr t n D LJC-1 BONILLA Dr C-1 ' R] E1 ESTEVAN Dr CORDERO Dr 110 210 420 634 84 Feet Exhibit Item: Special Permit - Thrift Store in a C-1 Zoning District N Applicant: Goodwill Industries of the Columbia, Inc. w E #1 File #: SP 2020-002 S SAVARY Dr GALIANO Dr C: J W D a WRIGLEY Dr z O J d SITE THETIS Dr d BONILLA Dr ESTEVAN Dr CORDERO Dr c � 110 210 420 630 84 Feet 1 - PER PMC 25.180.070(1)THE FIRST 5 FEET OF NEW T-0"WIDE COMMERCIAL SIDEWALK 10 U B L C PROPERTY ABUTTING LOCAL ACCESS PER CITY OF PASCO DESIGN STANDARDS UTILITY B S P I� STREETS SHALL BE LANDSCAPED ) " , 200,3-05'F_.-----'. VV R �\ LEY D R \ ' E C 1 N 89059 02 E ; 33 4. 6 4EASEMEN318. 10 N 89 °59 ' 02 E. 10 1 4pe:=tk l SITE INFORMATION \ /_T0 -- SAS MENTPARCEL #: 116150071 LOT 2, 4.95 ACRES , HJT i30 .i/ Z ZONE: C-1 (RETAIL BUSINESS)(D a PARKING REQUIRED: \ \ 01 � — — \ 1, RETAIL @ 1 SPACE PER 300 SQ FT — 20,000 1 300 — 67 SPACES 10 OFFICES @ 1 SPACE PER 300 SQ FT, FIRST FLOOR 00 1 7 1 a a 9 TJX FIRST FLOOR = 15,000 SQ FT / 300 = 50 SPACES \ 40' R/W ;.; . ISLAND :::::::, " ' OFFICES @ 1 SPACE PER 500 SQ FT, SECOND FLOOR ESTATES �;'; � a a as a � �� \ SECOND FLOOR = 10,000 SQ FT / 500 = 20 SPACES PH 7 (D-206) a . .,Y;;Y;' . TOTAL PARKING REQUIRED = 137 SPACES (INCLUDING 6 HANDICAP) \ \ - I , �1 4-O °, . .e. . .. . N I PARKING PROVIDED. \ \ 216 SPACES (INCLUDING 9 HANDICAP) 1 r , 40' R/VV \ \ a 32 BSP KEYED NOTE 1 .. a S 2003-05 9 I"II' U a 8 I TURNING CLEARANCE FOR FIRE APPARATUS. TURNING RADIUS SHOWN IS 43'-2" OUTSIDE O \ 40 ..::.. cl . . a �' / \ 7 .: AND 23'-9" INSIDE. C2 ..... � RETAIL BUILDING Via: co � O TURNING CLEARANCE FOR WB-65 SEMI TRUCK & TRAILER. \ b oo. \ f¢ — a-° - — PARKING @ 1:300= \ \ a lK, d 6.FTHIGHCMU d a �- s7sPACEs o 3O RUBBER PARKING BUMPER HANDICAP PARKING SIGN RAMP AND PAINTED STRIPING PER :: : - a SCREENING WALL, � . . \ , " a a '° REQUIREMENTS OF WAC 51-50 AND THE 2015 INTERNATIONAL BUILDING CODE. \ \ PROPOSED LOCATION OF BUSINESS STREET SIGN. \ \ APPROXIMATE O sad a a a--- a r a v LOCATION OF NEW - - - - - - a9` ROADWAY PAVING 5 LOADING AND SERVICE AREAS ADJACENT TO OR ACROSS A PUBLIC STREET OR ALLEY FROM A .q9 C = ` ::: � RESIDENTIALLY ZONED DISTRICT SHALL BE SCREENED WITH A SIGHT-OBSCURING STRUCTURE "d: r. . 6` \ MATCHING THE ARCHITECTURE OF THE BUILDING: J' (a) THE STRUCTURE SHALL BE SET AT THE BACK OF ANY REQUIRED LANDSCAPE BUFFER. \ \ \un (b) THE STRUCTURE SHALL NOT ENCROACH INTO ANY REQUIRED LANDSCAPED AREA. J b 1 as � (c) ANY REQUIRED LANDSCAPE BUFFERS SHALL BE GRADED WITH A 15 PERCENT SLOPE, \ \ Q I m a - CREATING A BERM THAT TERMINATES IN THE SCREENING WALL. - - 10 FT HIGH g' 102°° rr °�� (d) THE STRUCTURE MUST BE 10 FEET IN HEIGHT AS MEASURED FROM THE FINAL GRADE OF a 5 SCREENING' 0 WALLVNITH ,.. .:;:. �•(� THE LANDSCAPED BERM. z .,Y .;:.; LANDSCAPING a. °A - - - , O LJ".. \ \ w +� 4 (e) LIVE VEGETATION REQUIREMENTS IN THE LANDSCAPE BUFFER SHALL BE INCREASED TO THE a w FOLLOWING RATES: z¢ as TREES SHALL BE PROVIDED AT A MINIMUM RATE OF ONE TREE FOR EVERY 10 LINEAR FEET ° � w N - OF PROPERTY LINE AND PLANTED IN GROUPINGS OF THREE TREES, WITH GROUPINGS \ ws s SPACED NO MORE THAN 30 FEET ON CENTER. \ \ w rY, m� a t: .. . . ii SHRUBS SHALL BE PROVIDED AT A MINIMUM RATE OF ONE PER FIVE LINEAR FEET OF C.� a ff ( ) OFFICE BUILDING A o PROPERTY LINE AND SPACED NO MORE THAN 10 FEET APART ON CENTER. \ I _ vt 1 ST FLOOR 15,000 SQ FT \ r^ \ t t PARKING @1:300=50 SPACES V 2ND FLOOR 10,000 SQ FT zPARKING @1:500=20 SPACES e 1<<` ^ LOT v' P 4 t�\ z Z I j :# :# : i l % 16 ::: ::.. x . 52 ACRES GROSS \ 1 \ N W , : :e .<< 0 ...:::...:. :.:: x . 00 ACRES NET :: : 1 .::<<::: :.:. :::, ZONING . C-1 ; ,. . , ( RETAIL BUSINESS) 5 PER PMC 25.180.070(1) ) ° "" 1 l THE FIRST 5 FEET OF as n 1 PROPERTY ABUTTING / pa : t2 PROPERTY 1 V ' LOCAL ACCESS STREETS SHALLBELANDSCAPED \ _ _ — _ - v;: °a _ ::: •: •:' .. . :; P-a \ 1 /� ::::::. : . . .. . .. . . . . . . :.:.::: . .. . .. . .. .. . . . :. ACRES N ET 1 6 \ LOT 1 1O PUBLIC Q9 ° SHORT 2004 - 1 � UTILITY EASEMENT = ( VO L . 1 , P (1 , 6 BSP 2003-05 REC U -7 — 2 — 04 ZONING : C-1 ( RETAIL BUSINESS) 37 5 I SCHEMATIC SITE PLAN NEW SIDEWALK AND LANDSCAPING . AT STREET TO ALIGN WITH EXISTING ;;;::; ;;; `:<<<-:°; SCALE: 1" — 30 0° (24X36) N SID EUIlALK AT SOUTH PROPERTY ZONING : C 1 (RETAIL BUSINESS) GOODWILL INDUSTRIES - NEW FACILITY ARCH I BALD & Co WRIGLEY DRIVE I PASCO, WA A R C H I - S , P S 2020 Jan 17 55-19 w. 4 441 . 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Ic From: Arrow Coyote(HSY) To: Darcy Bourcier Cc: Guy Moura(HSY) Subject: proposed Goodwill Date: Monday,February 24,2020 3:02:59 PM External Email Warning! This email has originated from outside of the City of Pasco. Do not click links or open attachments unless you recognize the sender and know the content is safe. T'il' xast- Hello RE: proposed Goodwill Location: Wrigley Dr. ; T9N/R29E/Sec.9 Please be advised your proposed undertaking lies near the traditional territory of the Palus Tribe. The Palus Tribe is a constituent member of and represented by the Confederated Tribes of the Colville Reservation [Colville Confederated Tribes (CCT)]. The CCT is governed by the Colville Business Council (CBC). The CBC delegated to the Tribal Historic Preservation Officer(THPO) the responsibility of representing the CCT with regard to cultural resources management issues throughout these traditional territories of our constituent tribes under Resolution 1996-29. This area includes most of eastern Washington, parts of northeastern Oregon, south central British Columbia, and parts of north central Idaho. In 1996, the CCT also entered into an agreement with the National Park Service to assume state historic preservation officer responsibilities as outlined in Section 101 (d) (2) of the National Historic Preservation Act. The assumption agreement explicitly tasks the Tribal Historic Preservation Officer(THPO), to advise and assist Federal and State agencies and local governments in carrying out their historic preservation responsibilities and for the CCT to carry out their responsibilities for review of federal undertakings in regard to cultural resources matters. The project entails the construction of a Goodwill. According to the SEPA checklist there has been no investigation regarding cultural resources. There is insufficient data to assess impacts of this project on cultural resources. Therefore we request an archaeological assessment or investigation be conducted in the project APE and the resulting report be sent for review prior to the commencement of the project. Lamlamt-thank you Arrow Coyote, Archaeologist History/Archaeology Program Confederated Tribes of the Colville Reservation PO Box 150 Nespelem, WA. 99155 509-634-2736 office 509-634-1280 cell arrow.coyote(@colvilletribes.com �e�a ity°� Community Development Department V(_ � � PO Box 293, 525 N 311 Ave, Pasco,WA 99301 P: 509 545 3441 /F: 509 545.3499 MITIGATED DETERMINATION OF NON-SIGNIFICANCE Description of Proposal: Construction of a new Goodwill retail thrift store and associated administration offices on 4.9 acres. Mitigation: A traffic impact analysis to determine the impacts of the additional vehicle trips and the need for traffic mitigation measures will be required.The City shall produce the traffic impact analysis and the developer is to pay the cost. An inadvertent discovery protocol must be established for the potential discovery of cultural or historical artifacts before or during improvements/construction. Proponent: Archibald & Co. Architects, PS 660 Symons Street Richland, WA 99354 Location of Proposal: One parcel located at the southeast corner of the intersection of Wrigley Drive and Road 76(Parcel #116-150-071) in Pasco, WA. Lead Agency: City of Pasco The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. E3 This MDNS is issued after using the optional DNS process in WAC 197-11-355.There is no further comment period on the MDNS. Appeals must be filed within 14 days of this determination. Responsible Official: Rick White Position/Title: Community & Economic Development Director Address: PO Box 293, Pasco, WA 99301-0293 Phone: (509) 545-3441 Date: 3/10/2 Signature: r;L ED Number: SEPA2020-010 Master File Number: SP2020-002 Pi� 4co REPORT TO HEARING EXAMINER PUBLIC HEARING Iq m City Hall—525 North Third Avenue—Remote Meeting WEDNESDAY, May 13, 2020 6:00 PM MASTER FILE#: SP 2019-011 APPLICANT: Travis Lundquist 8801 St Thomas Drive Pasco WA 99301 REQUEST: SPECIAL PERMIT: Sandy Heights KOA RV Park Expansion BACKGROUND 1. PROPERTY DESCRIPTION: Leal:A portion of Section 8,Township 9 North Range 29 East defined as follows: Lots 4 and 5, Binding Site Plan 98-2 (Parcel #115 520 020). General Location:The 8200 Block of Chapel Hill Boulevard, Pasco WA 99301. Property Size: Approximately 15.38 Acres (669,959.48 Square feet). 2. ACCESS: The parcel has access from Chapel Hill Boulevard, Saint John Drive and Saint Thomas Drive. 3. UTILITIES: Water service is available from Chapel Hill Boulevard, Saint John Drive and Saint Thomas Drive; sewer service is available from Saint Thomas Drive. 4. LAND USE AND ZONING: The lot is zoned C-1 (Retail Business) and is partially developed (eastern portion) with a recreational vehicle (RV) park. Surrounding properties are zoned and developed as follows: NORTH: CR US 1-182; Commercial; mini-storage EAST: N/A US 1-182 SOUTH: R-1 SFDUs WEST: CR Vacant; RV storage 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-1-13: 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-3-13: 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 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-1-13: Encourage the location of 1 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 proposing to expand an existing KOA recreational vehicle (RV) park by 55-pads on a vacant lot located at the 8200 Block of Chapel Hill Boulevard. 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 lots are under the ownership of Sandy Heights RV Park LLC.The lot is adjacent an existing KOA RV Park and would be an expansion of the current facility. All sites will be provided with electrical, water, sewer and cable TV hookups. Property Details The lot (Lot 5, Binding Site Plan 98-2) 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 east (Lot 4, Binding Site Plan 98-2); 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 "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." 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 2 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). In March of this year,the lot was rezoned from CR back to C-1 (Retail Business) in view of expanding the RV park(Ordinance No.4484). In 1998 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(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 expand the RV park use to Lot#5 of the same parcel. Special Permit Review Pasco Municipal code (PMC) 25.160 outlines the requirements for the development of RV parks. According to PMC 25.160.030 RV parks are subject to the Special Permit review process. PMC 25.160.050 states that"All required site improvements and other conditions of the special permit shall be met prior to occupancy of any site by a recreational vehicle; provided, that completion may be accomplished by phases if such phases are identified and approved in the special permit." PMC 25.160.060 requires that RV parks may only be established on property within the City of Pasco which meets the following criteria: (1) Recreational vehicle parks may be permitted only in the C-1 and C-3 zoning districts; (2) The minimum site area of a park shall be four acres; and (3) Parks shall be located within 2,000 feet of a state or interstate highway. As mentioned above, applicant obtained a rezone from CR (Regional Commercial) zoning to C-1 (Retail Business) zoning on March 2, 2020 (Ordinance No. 4484); also as mentioned above, the lot is approximately 5 Acres;the site is slightly over 450 feet to 1-182 as the crow flies, and adjacent an existing RV park owned by the same company. The site shall be required to comply with the minimum design standards for recreational vehicle parks found in PMC 25.160.070. The submitted site plan does not comply with all standards, as follows: 3 PMC 25.160.070 (5)(b): "Roads other than the main road shall have a width of not less than 14 feet per each travel lane." The current plan shows in some places only 12'-12.5' road travel lane widths. PMC 25.160.070 (7): "Setbacks. No recreational vehicle site shall be closer than 15 feet from any exterior park property line abutting upon a major street or shoreline or 10 feet from any other exterior park property line. Permanent structures within a park shall have minimum front and rear yards of 15 feet each, and minimum side yards of five feet each.Yard space shall be measured from the wall of the building. Building yard setbacks do not supersede other more restrictive setbacks." Chapel Hill Boulevard is a major street; site plan shows only 10' setbacks where 15' setbacks are required. PMC 25.160.070(8)(a) "The first 15 feet of the park exterior abutting upon a major street or shoreline shall be landscaped. Said landscaped area shall contain one shade tree (one-and-one-half-inch caliper) every 40 feet and a grouping of three or more small trees or shrubs every 50 feet. The remainder of the setback area exposed to public view shall be treated with lawn or various ground cover." Chapel Hill Boulevard is a major street; landscaping plan shows no landscaped buffers where 15' landscaped buffers are required. PMC 25.160.070(8)(c) "All exterior boundaries of a recreational vehicle park shall contain a six-foot solid fence. Required fencing along park exterior boundaries abutting upon a major street or shoreline shall be set back 15 feet from the property line(s)." The parcel lies within the 1-182 Corridor Overlay District; 1-182 Corridor Overlay District Standards shall apply. INITIAL 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. The Hearing Examiner must make findings of fact and conclusions whether or not: (1) The location and size of the proposed use, nature and intensity of the proposed operation, size of the site in relation to the proposed use, location of the site in relation to existing and future streets will be compatible with the orderly development of the district; The location, size, size of the site in relation of the proposed use, and location of the site in relation to the existing and future streets is consistent with the plans and policies of the Comprehensive Plan. The nature of the activity is compatible with the existing land uses to the north and uses planned for this area. (2) The location and height of the proposed structures and the site design will discourage the appropriate development of adjacent lands and buildings or impair the value thereof; The location and height of the structures, which are much lower than the heights permitted outright in the C-1 zone will not discourage appropriate development of surrounding properties. 4 (3) The operations in conjunction with the proposed development will be more objectionable to nearby properties by reason of noise,fumes, vibrations or flashing lights than would be the operation of any permitted uses. The operations will not generate more noise,fumes,vibrations or flashing lights than would the operation of any uses permitted in the C-1 zoning district. Other Findings 1) Public notice of this hearing was sent to property owners within 300 feet of the property on 6 May 2020 and posted in the Tri-City Herald on 11 May 2020. 2) Applicant is proposing to expand an existing KOA recreational vehicle (RV) park by 55-pads. 3) The site is vacant 4) The site is located at the 8200 Block of Chapel Hill Boulevard. 5) Since application submittal the site was combined with the adjacent lot to the east to form parcel #115 520 020. 6) Both lots are under the ownership of Sandy Heights RV Park LLC. 7) The lot is adjacent an existing KOA RV Park 8) The proposal would be an expansion of the current facility. 9) All sites will be provided with electrical, water, sewer and cable TV hookups. 10) The lot (Lot 5, Binding Site Plan 98-2) is approximately 5 Acres (220,474.84 Square feet. 11) Surrounding properties are zoned and developed as follows: a. north: CR Tacoma Screw and a Sandy Heights RV mini-storage area; b. east: C-1 Sandy Heights RV Park east(Lot 4, Binding Site Plan 98-2); c. south: R-1 SFDUs; d. west: CR/vacant with Broadmoor RV Leasing storage. 12) The Comprehensive Plan designates the property"Commercial." 13) The Commercial Comprehensive Plan land use designation allows for "0," BP, C-1, C-2, C-3, or CR zoning. 14) The Commercial designation is described as including "Neighborhood, community and regional shopping and specialty centers, business parks, service and office uses." 15) The site was annexed into the City and assigned RT(Residential Transition)zoning in 1982(Ordinance 2388). 16) The area was rezoned in 1994(Ordinance 3002) as a part of the "Broadmoor Business Park"from RT to BP (Business Park), 17) The area was rezoned in 1997 (Ordinance#3207); from BP to C-1 (Retail Business) 18) The area was rezoned in 1991 (Ordinance#3381)from C-1 to CR (Regional Commercial 19) The lot was rezoned In March 2020 (Ordinance No. 4484) from CR back to C-1 (Retail Business) in view of expanding the RV park 20) A Special Permit for an RV park(MF#SP 1998-002)was obtained In 1998 for adjacent Lot#4 of parcel #115 520 020 21) The site was developed as an RV park. 22) Conditions established under Special Permit 1998-002 were as follows: a. The Special Permit shall be personal to the applicant; b. The RV Park shall be developed in accordance with the site plan and private operational regulations submitted; c. Only one freestanding sign shall be permitted on the property; d. The 6-foot solid fencing requirement of P.M.C. 22.69.060 does not include chain-link or wire fencing with slats; 5 e. The special permit shall be null and void if a valid City of Pasco Business License is not obtained by December 31, 1999. 23) Applicant wishes to expand the RV park use to Lot#5 of the same parcel. 24) RV parks are subject to the Special Permit review process according to PMC 25.160.030. 25) PMC 25.160.060 requires that RV parks may only be established on property within the City of Pasco which meets the following criteria: a. Recreational vehicle parks may be permitted only in the C-1 and C-3 zoning districts; applicant obtained a rezone from CR (Regional Commercial) zoning to C-1 (Retail Business) zoning on March 2, 2020 (Ordinance No. 4484) b. The minimum site area of a park shall be four acres;the lot is approximately 5 Acres and c. Parks shall be located within 2,000 feet of a state or interstate highway. the site is slightly over 450 feet to 1-182 as the crow flies, and adjacent an existing RV park owned by the same company 26) The site shall be required to comply with the minimum design standards for recreational vehicle parks found in PMC 25.160.070. 27) The submitted site plan does not comply with all standards. 28) PMC 25.160.070 (5)(b) requires that "Roads other than the main road shall have a width of not less than 14 feet per each travel lane." 29) The current plan shows in some places only 12'-12.5' road travel lane widths. 30) PMC 25.160.070 (7): states"Setbacks. No recreational vehicle site shall be closer than 15 feet from any exterior park property line abutting upon a major street or shoreline or 10 feet from any other exterior park property line. Permanent structures within a park shall have minimum front and rear yards of 15 feet each, and minimum side yards of five feet each.Yard space shall be measured from the wall of the building. Building yard setbacks do not supersede other more restrictive setbacks." 31) Chapel Hill Boulevard is a major street; site plan shows only 10' setbacks where 15' setbacks are required. 32) PMC 25.160.070(8)(a) notes "The first 15 feet of the park exterior abutting upon a major street or shoreline shall be landscaped. Said landscaped area shall contain one shade tree (one-and-one-half- inch caliper) every 40 feet and a grouping of three or more small trees or shrubs every 50 feet. The remainder of the setback area exposed to public view shall be treated with lawn or various ground cover." 33) Chapel Hill Boulevard is a major street; landscaping plan shows no landscaped buffers where 15' landscaped buffers are required. 34) PMC 25.160.070(8)(c) requires "All exterior boundaries of a recreational vehicle park shall contain a six-foot solid fence. Required fencing along park exterior boundaries abutting upon a major street or shoreline shall be set back 15 feet from the property line(s)." 35) The parcel lies within the 1-182 Corridor Overlay District; 1-182 Corridor Overlay District Standards shall apply. 6 APPROVAL CONDITIONS 1. The Special Permit shall apply to tax Parcel #115 520 020 and any subsequent subdivisions thereof; 2. All exterior boundaries of a recreational vehicle park shall contain a six-foot solid fence that complies with the standards of the 1-182 Corridor Overlay zone. 3. Required fencing along park exterior boundaries abutting upon a major street shall be set back 15 feet from the property line(s). 4. The first 15 feet of the park exterior abutting upon a major street shall be landscaped. Said landscaped area shall contain one shade tree (one-and-one-half-inch caliper) every 40 feet and a grouping of three or more small trees or shrubs every 50 feet. The remainder of the setback area exposed to public view shall be treated with lawn or various ground cover. 5. A traffic impact analysis (TIA) to identify the need for traffic mitigation measures will be required prior to development of any portion of this project. The recommendations of the TIA must be incorporated into the Special Permit as Conditions of Approval. 6. A secondary fire department access shall be provided off Chapel Hill Blvd. 7. No outdoor storage of equipment or materials shall be allowed. 8. A site plan meeting all development requirements of PMC 25.160.070 shall be submitted for approval. 9. The site shall be developed in substantial conformity to a City-approved site plan as per PMC 25.160.070, and city-approved building plans. 10. The Special Permit shall be null and void if all necessary building permits have not been obtained by 15 May 2021. RECOMMENDATION Staff recommends approval of the RV Park extension located at The 8200 Block of Chapel Hill Boulevard (Parcel #115 520 020) in a C-1 zoning district, with conditions as set forth herein. 7 R ■ Applicant:w Item: Special Permit - Expansion of Sandy Heights RV Park N RV Park LLC Map File ■ 2019-014 all- Pil M-- _ ri� _ . .. irk "1•`~" � .r - � —_- --,�� _ _' ': � i jL - � __ �5�� �� • � ,•' J .Y. Ir - � - ' r _-� , I ,'� 1� .l�I ¢�; -~ _ •i SII _. �, . -; !■ r s3€r {j$�r — v `�.. �� J .f-, J.rL J-.J.. � •�,\�i �� Ike.!!� +� ®��i �r'. Ij IL .. 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S,. ` +43•x• e: �kx4,�fy'.-� .eF,: _ ':c4x� r� �`� 3 Fr�b#, }� _� ,�• rr�, nn j��y���yt•� _N B.Y.�,•:r A J if r ��.EFrS� xY 1 r � •�. -� �C .��? �w�~ � �. Nis Looking East Along Chapel Hill 4: F Elmo— i Looking South LookingAlong West St Thomas AM 4 f fir.-J•-� - .��s� � � _ - - �—� ar* --- - - FC!/T�l���'. •fie. +�.�-'.;1 r� ��- •�/�•�. • rte.-..�. ��}�__' ' y�y� � r��+ - — - F+IC'�i _ Tia�r�'�l�' •j!I-r l�l^�}Ly.F� '7:a•+!�v _ _ y �� LookingDirectly West - - -- � '---_ r —— �_ _._ �_ Wit^`_-�`. __ _ .-.. ..� �_ -.- [ � T • - — -_- � .. - __. Y^ r �a�r �: -•-- ..:. - .T_ ..,r .��. �l_ rtl�r_ — _ � _'�,, .,. _ � _.{-'� � �r;I� � J '1�,,,�= +,:�+�- .. ice. * lipp- � t 1 ..-wr-lam`~' x— ,- _ - i - �+-t�`#. _ �'."�is e�d•� �h�� .t� _ .�d � �.,�' r.•R�� '+d�`t_,�� .•fir -• � _ - K-: -7w•�..��.`.�"' -" Mo,y'+� .:�`- Y _ - � rr�' „r �?Y`'•'°pyL. '+ t - :r .�. y� _ •- r- +�.w- �_. .. .'_ - - ' r-ra,- � _ _ _ +�` - �„_;�_.�=�_ r T:1� '• � �� _. .:.,,� f,- . _ ��« ,.,fir'-v` - % .1; Looking West Along Chapel Hill mmqwmmw-:�- M- .- _ - - . q 30'.-� Mm I 719 2nd Ave., Suite 1250 Seattle, WA 98104-1706 206.382.9800 www.dksassociates.com MEMORANDUM DATE: February 11, 2020 TO: Dan Ford I City of Pasco FROM: Richard Hutchinson, PE, PTOE DKS Christian Thompson, EIT I DKS SUBJECT: KOA Traffic Analysis (P#19065-005) DKS Associates has been tasked with analyzing the impacts of restricting the left turn from Road 100 (also known as Broadmoor Boulevard) onto St Thomas Drive. The turn restriction will be considered with the expected expansion of the Kampground of America (KOA) further west along St Thomas Drive. The proposed KOA expansion would use approximately 5 acres to add 53 campsites to the campground facility, located at the eastern terminus of Saint Thomas Drive north in Pasco, Washington. ANALYSIS Turn Restriction To assess the impact of removing the left turn from Rd 100 to St Thomas Dr, turning movement counts were collected on the typical weekday of January 7, 2019 during the PM peak period (4:00 PM to 6:00 PM) while schools were in session. The peak hour volumes are shown below in Figure 1. KOA Traffic Analysis February 11, 2020 1 Page 2 N Peak Hour 1� N a' N M O O m N O LU ST THOMAS DR L 102 0 0 ni r fo ❑ C 0 M J W CO o � M M m N CO r W Figure 1: PM Volumes at Rd 100 & St Thomas Dr As shown, approximately only 57 southbound left turns would be affected by the turn restriction during the PM peak hour. This equates to approximately 4.4% of the total southbound volume at this intersection. With this restriction, these turning movements would occur further south where vehicles would have to turn left at the intersection of Rd 100 & Chapel Hill Blvd and then turn left at either St Francis Ln or St Paul Ln to access St Thomas Dr. To assist in this analysis, volumes collected in 2019 at the intersection of Rd 100 & Chapel Hill Blvd during the PM peak hour were reviewed and are presented below in Figure 2. KOA Traffic Analysis February 11, 2020 1 Page 3 75 04 0: in 57 LU 3 284 21 Broadmoor Figure 2: PM Volumes at Rd 100 & Chapel Hill Blvd As shown, the southbound left turn is approximately equal to the southbound through movement and could overlap in the future with the westbound right turn movement which also serves a high demand. Preliminary analysis shows that the southbound left turn movement can accommodate an increase in traffic from the closure of the left turn upstream at St Thomas Dr. Therefore, no significant impact is expected in the PM peak hour at Rd 100 & Chapel Hill Blvd due to the left turn restriction at Rd 100 & St Thomas Dr. Rerouted Turns The closure would force vehicles coming from the 1-182 interchange to access St Thomas Dr via Chapel Hill Blvd as shown in Figure 3 on the following page. KOA Traffic Analysis February 11, 2020 DKS Page . Current Route :.. Reroute via St Frards Ln Reroute via St Paul Ln St Thomas Dr cc CD LL cc Fr I 1 Hill Blvd Figure 3: Rerouted Paths with Left Turn Restriction - '�ij��c/ryNmxfa,�?8� 'd6yyl� s♦ f`f :1� ♦.U� _u _i__:—><t: � i ra_i :moo.lull It_��-.s'�.� �•r� 1 1 �-������� r 4 .�,.� �--�--r--�-+!ar� I-�T�-�----- �.' ,.-T„�'t�� aiJ ��.aaY�.a�_L uJ 4�: _u �. •� OA Traffic Analysis February2020 1 Page 5 As for the other businesses and the school on St Thomas Dr, the following bullet points describe any impacts they may anticipate: • Tri-Cities Prep Catholic High School: The school's PM peak hour occurs before the roadway system peak hour, therefore only an off-peak level of demand is anticipated during the PM peak hour. Additionally, the school was in session when the traffic counts were collected which showed only 57 left turns from Rd 100 to St Thomas Dr. Any trips to the school would be rerouted to St Francis Ln. • Thunder Alley Motorsports: Closes on weekdays at 5 PM, therefore few inbound trips are expected during the PM peak hour. Outbound trips would not be affected by the left turn restriction. • Broadmoor RV Superstore: The dealership closes at 6 PM, therefore some trips to the dealership are captured in the 57 left turns collected at St Thomas Dr and would be rerouted. It is likely that these rerouted trips would utilize St Paul Ln. • Tacoma Screw Products: Closes on weekdays at 5 PM, therefore inbound trips would be minimal. Outbound trips are not affected by the left turn restriction. In summary, there are no major impacts expected for the businesses and school on St Thomas Dr in the PM peak hour with the implementation of the left turn restriction at Rd 100 & St Thomas Dr. KOA Expansion The preliminary site plan for the expansion shows 53 additional campsites. Using the ITE 10th Edition Trip Generation Manual, a fully occupied campground/RV park (Land Use Code 416) of this size will generate 16 total trips during the PM peak hour (10 inbound, 6 outbound) as shown in Table 1 below. Table 1: KOA Trip Generation Land Use Size PIVI Generated Trips Total Inbound Outbound Campground/RV Park 53 sites 16 10 6 These trips would be distributed throughout the network towards Rd 100, W Argent Rd, and Rd 68 according to trip purpose and local traffic patterns. However, to assume the worst-case scenario, 100% of trips were distributed onto Rd 100 north of St Thomas Dr. The addition of 10 inbound trips is not expected to cause any noticeable impact to the operations on Rd 100 and Chapel Hill Blvd, even when accounting for heavy vehicle factors. KOA Traffic Analysis February 11, 2020 1 Page 6 CLOSING COMMENTS Considering the left turn restriction at St Thomas Dr, the rerouted trips, and the expansion of the KOA generating additional traffic, it is possible that the City of Pasco will soon need to perform a left turn lane warrant analysis at the intersection of Chapel Hill Blvd & St Francis Ln to determine if a left turn pocket (similar to the configuration at Chapel Hill Blvd & St Paul Ln) is required to accommodate the higher demand. Traffic counts were not collected at this intersection, so further data collection and study would be required to see if this movement is approaching the warrant thresholds. Additionally, the segment of St Paul Ln north of Chapel Hill Blvd is not yet fully built out to its final width and lane configuration. With the expected increase in traffic on St Paul Ln, this roadway may need to be built to its final configuration to serve demand as development continues in this area. In summary, the restriction of the left turn movement from Rd 100 onto St Thomas Dr and the expansion of the KOA are not expected to cause traffic issues in the PM peak period. Specific concerns may be addressed in the future if problems arise as the area develops. KOA Traffic Analysis February 11, 2020 uty°f Community Development Department '! s�co PO Box 293, 525 N 3"Ave, Pasco, WA 99301 P:509.545.3441/F: 509.545.3499 MITIGATED DETERMINATION OF NON-SIGNIFICANCE Description of Proposal: Rezone one vacant 5-acre parcel from CR (Regional Business)to C-1 (Retail Business) and expand the adjacent KOA RV park into aforementioned parcel to create 55 new RV stalls. Mitigation: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. Proponent: Pasco/Tri-Cities KOA 8801 St Thomas Drive Pasco, WA 99301 Location of Proposal: The parcel immediately west of the KOA RV park addressed 8801 St Thomas Drive (Parcel #115-510-018) in Pasco, WA Lead Agency: City of Pasco The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21C.030(2)(c).This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. 0 This MDNS is issued after using the optional DNS process in WAC 197-11-355.There is no further comment period on the MDNS. Appeals must be filed within 14 days of this determination. Responsible Official: Rick White Position/Title: Community & Economic Development Director Address: PO Box 293, Pasco, WA 99301-0293 Phone: (509) 545-3441 Date: 11712,02"-- Signature: /7/2,02"—Signature: ED Number: SEPA2019-061 Master File Numbers: SP2019-011 & Z2019-014 �4i REPORT TO HEARING EXAMINER I P ico PUBLIC HEARING City Hall—525 North Third Avenue—Remote Wednesday May 13, 2020 6:00 PM MASTER FILE#: SP 2020-001 APPLICANT: Jessica Morales 3909 Equinox Ct. PASCO. WA 99301 REQUEST: SPECIAL PERMIT: Fun Kids Daycare Center BACKGROUND 1. PROPERTY DESCRIPTION: Legal: The East 295.16' of the South 147.58' of the north 442.74' of the Northeast % of the Northeast % of the Northeast%of Section 26,Township 29 North, Range 09 East (Franklin county Tax Parcel#119 491 113). General Location:The 1300 block of Road 36 Property Size: .92 acres (39,873.95 square feet) 2. ACCESS:The site has access from Road 36 3. UTILITIES: Water and sewer service are both available in Road 36. 4. LAND USE AND ZONING: The property is currently zoned C-1 (Retail Business) and is vacant. Surrounding properties zoned as follows: North C-1 Commercial East C-3 US Post Office South C-1 Contractor shop West R-1 SFDUs 5. COMPREHENSIVE PLAN: The Comprehensive Plan indicates the site is primarily intended for Commercial,with a curved triangular area extending from the southwest corner eastward approximately 48' and northward approximately 92' designated for Low-Density Residential (see attached Comp. Plan Map). Plan goal OF-5 suggests provisions should be made for educational facilities throughout the Urban Growth Area. 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 March 10, 2020, under WAC 197-11-158. An inadvertent discovery protocol must be established for the potential discovery of cultural or historical artifacts before or during improvements/construction. ANALYSIS Proposal Applicant wishes to construct and run a daycare facility to be located at the 1300 block of Road 36. 1 Applicant plans to build a 4,895-square-foot building to serve the daycare use, along with another 6,000- square-foot commercial tenant space on the lot. Property Description The site is located at approximately the 1300 block of Road 36 across from the US Post Office and about a block south of West Court Street, which is a major east/west arterial; as such,the site has good access. History The site was annexed into the City (Ordinance 2535) and assigned C-1 zoning (Ordinance 2540) in 1985. The site is vacant and has been used for illegal parking of Post Office contract semi-trucks off and on over the last few years. Code Requirements Daycare facilities are considered Community Service Facilities, level one, and as such, require Special Permit review under the provisions of Pasco Municipal Code (PMC) 25.200.020(4) Unclassified uses. Community service facilities of the level one category include day-care centers, nursery schools, hospitals, sanitariums, nonprofit community health clinics,governmental and quasi-governmental activities,and related uses,which provide similar services for citizens. Educational facilities (schools)and daycares are typically located in or near residential neighborhoods. While the proposed facility is not a public school, it will operate somewhat like a school. Mark Twain Elementary School is located approximately 800 feet north and west of the site. Pasco Municipal Code requires lot and street frontage improvements, including curb, gutter, sidewalk, landscaping, and utility installation in conjunction with any new construction. The City of Pasco population has grown from 44,190 to 75,290 over the last 15 years or so. Population growth has created a demand for preschool and daycare facilities. Pasco Municipal Code 25.185.170 requires one parking space for each employee and one space per 6 children (0.17 per child). The proposed facility would house up to 4 employees and 40 children, ranging in age from 18 months to 5 years old. Based on these numbers, the total parking requirement would be 11 spaces, as follows: Proposed Number Spaces per Total Required Employees 4 1.00 4 Students 40 0.17 7 Total 11 According to the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9t" edition, daycare centers (code 565)generate approximately 4.38 trips per student,which translates to around 175.2 trips per weekday with 40 students (32 trips during AM peak hours). Office spaces (code 710)generate an average of 11.03 trips per 1,000 square feet, which calculates to 66.18 trips per weekday for a 6,000 square-foot building; specialty retail centers (code 826) generate around 44.32 trips per square foot, or 265.92 trips per weekday. Thus, the range for both buildings would be between 241.37 and 441.12 trips per day, depending on the ultimate use of the office building. 2 INITIAL 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, posted in the City's website, and in the Tri-City Herald on March 20, 2020, and again on May 4th and 11th, respectively. 2. Applicant wishes to construct and run a daycare facility to be located at the 1300 block of Road 36. 3. Applicant plans to build a 4,895-square-foot building to serve the daycare use. 4. A second, 6,000-square-foot commercial tenant space is also planned. 5. The site is located at approximately the 1300 block of Road 36 6. The site is about a block south of West Court Street 7. Court Street is a major east/west arterial; 8. The site has good transportation access. 9. The site was annexed into the City in 1985 (Ordinance 2535) 10. The site was assigned C-1 zoning in 1985 in conjunction with the annexation (Ordinance 2540). 11. The site is vacant. 12. The site has been used for illegal parking for years. 13. Daycare facilities require Special Permit review under PMC 25.200.020(4). 14. Day-care centers and nursery schools are considered Level One Community Service Facilities. 15. Educational facilities (schools) and daycares are typically located in or near residential neighborhoods. 16. The proposed facility would operate much like a school. 17. Mark Twain Elementary School is located approximately 800 feet northwest of the site. 18. Pasco Municipal Code requires lot and street frontage improvements with new construction. 19. Frontage improvements, including curb, gutter, sidewalk, landscaping, and utility installation would be required. 20. The City of Pasco population has grown from 44,190 to 75,290 over 15 years. 21. Population growth has created a demand for preschool and daycare facilities. 22. PMC 25.185.170 requires one parking space for each employee 23. PMC 25.185.170 requires one parking space per 6 children (0.17 per child). 24. The proposed facility would house up to 4 employees and 40 children, 25. The children will ranging from 18 months to 5 years old. 3 26. According to the ITE daycare centers generate approximately 4.38 trips per student 27. Projected trips with 40 students equal 175.2 per weekday. 28. Offices average 11.03 trips per 1,000 square feet. 29. Projected total trips for the 6,000 square-foot office is 66.18 trips per weekday. 30. Specialty retail centers average 44.32 trips per square foot, 31. Projected trips for Specialty Retail is 265.92 trips per weekday. 32. The range for both buildings would be between 241.37 and 441.12 trips per day. 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 (PMC 25.200.080 and 25.200.100)therefrom as to whether or not: 1. Will the proposed use be in accordance with the goals, policies, objectives and text of the Comprehensive Plan? The Comprehensive Plan goal OF-5 encourages educational facilities to be located throughout the Urban Growth Area. 2. Will the proposed use adversely affect public infrastructure? The proposed facility is located within a block or so of an arterial street that is capable of handling significant traffic. The preschool and daycare use of the property will increase water usage at the site slightly. The proposed building will be required to hook up to City sewer. 3. Will the proposed use be constructed, maintained and operated to be in harmony with existing or intended character of the general vicinity? The proposed building shall be built according to PMC commercial retail standards. Surrounding properties are already fully developed. 4. Will the location and height of proposed structures and the site design discourage the development of permitted uses on property in the general vicinity or impair the value thereof? Surrounding properties are fully developed with commercial to the north, east, and south, and residential to the west. The proposed daycare facility would be required to conform to the height parameters and setbacks specified for the C-1 zoning district and would be required to follow City building codes. 5. Will the operations in connection with the proposal be more objectionable to nearby properties by reason of noise, fumes, vibrations, dust, traffic, or flashing lights than would be the operation of any permitted uses within the district? The proposed use will create some increased traffic and noise. However, other uses allowed in the C-1 zoning district without Special Permit review could potentially generate more noise, fumes, vibrations, dust and traffic than operation of a preschool/daycare. 6. Will the proposed use endanger the public health or safety if located and developed where proposed, or in any way will become a nuisance to uses permitted in the district? Daycare uses typically do not endangered public health, nor create a nuisance. 4 PROPOSED APPROVAL CONDITIONS 1) The special permit shall apply to Parcel #119 491113; 2) The applicant must receive approval from the applicable City development review process. 3) ROW shall be dedicated considerate of cul-de-sac to the east. 4) Parking shall be provided as per PMC 25.185.170; 5) All improvements must be as per current minimum standards. 6) The building and grounds of the daycare/preschool must be maintained in a professional manner at all times; 7) The applicant must maintain all necessary DSHS licenses; 8) The special permit shall be null and void if a City of Pasco building permit is not within one calendar year of City Special Permit approval. RECOMMENDATION Staff recommends approval of the 4,895-square-foot preschool/daycare use to be located at the 1300 block of Road 36 (Franklin county Tax Parcel #119 491 113) in a C-1 zoning district, with conditions as set forth herein. 5 Overview Item: Special ' - / .yeare Center in C-I Zoning District Applicant: Jessica Morales ' ' 00 7 r"ii, 11 .. fir. 4 . . ` fi R4r 13" ■E��.,I. �� - n., 4.. . -� i• .r,� 4•k � s d 40 �.. • Fit_ .i k'�vT q•A01 S.'�;. .-� df `x ,i f ' :a' •+ '`S. ..- r . ■ _ T 1. AR �64 i .; , { JL two" w at 17 1�k WE Arm L __ � '' �.. .� _a .� � - � �� P .. .,o .-- � -. - !Iii ... � � ® � '� � •.. ... -,! _�' :7���r -"'• .'y�..�- ■ r f� PIP r yr - ea,... =--- L+'r• �:,� .�,,� T' � -.y�1 ..•^w �. �•�:� * �` a y. - �� ■p, ,- �1MMIrd. jml 11,1. �_ - J - __ .. ., r � _ �. J- _ � + df*• + �[Ls[l +!-r.l.l� Yom. '.■P I OA .'-�. * s - 4 cr _ J' .'7 ;.. _ 'lriL?.-111+'! i, t - �, .r.� # '.4 .••fie sr IL �: a •,. � !J 11 1 VL - _ I` 91k IP4 firm, A I. ' IL 1 �• � � ,_. ,� '1 �,,.�„��; �.� '=., j� 320 640 1,300 1,900 1 � .' Vicin Item: Special i . District 'ty Applicant: Jessica Morales W-11--E ' ' 00 I :I 74 + - - �. AVaa F: f R 1 1 140 280 420 5611 * �'• Feet i �� Land Use Item: Special Permit - Daycare Center in C-1 Zoning District N Applicant: Jessica Morales w E Map File #: SP 2020-001 s - - isc W RUBY St ELL U o ffice S DU o Commercial U Commercial O O¢ > 0 W COURT St Lo U v Commercial ;_ E L 75 SITE] ra E " Multi-Fam E E o cn E EU UQ) U U U W BROWN St00 ° MU M Ln SFDU o Commercial o o U 4-1 z V) �f 0 CL LL V) W MARIE St U LL M C ro M 0 Q 7 70 140 280 420 560 � o FeEChurch Vacant i Com Plan Item: Special Permit - Daycare Center in C-1 Zoning District Comp Applicant: Jessica Morales w _- E Map File #: SP 2424-441 W RUBY St COMMERCIAL r p 10, 71 W CURT St I / SITE I W BROWN St - LOW DES11TY -RESIDE TIA� m M M Q M W MARIE St Q D 70 140 280 420 56 Feet .1 ma Constructian Company,3nc. 29' 15' -i 29' 501 N.QUAY ST.,BLDG.C-101 K-nick,WA 49336 I! ((509)38-25525 Fm:Fax:(309)736-2339 Oregon Liunsa 9:34140 1 C Washington Lic"m M OBRIECC93531 naso-T.:,r_ B' 16'-2° 1 p' A' FUN KIDS DAYCARE 10, 8' PASCO,WA 99301 g5' _ � 7- d !3' MN4f DATE DESC91PnCN _ Y'-06x19 PROJECT M4 19It%C MDOELFlIE 31'-6 DCRNK BBY BENNINNwaCDALL eoaeA w SNEEr TRE FLOOR PLAN —31'-2" 73' 11-13-19 �1FUN KIDS i}AYCARE FLOOR PLAN A-1 1 9WIE.urs A—1 KEYED NOTES: KEYED NOTES: z REOUlRED DAYCARE: 6, OFFICE: 20 0 PROPERTY UNE o 1' TOTAL: 26 PARKING STALLS O2 TRASH ENCLOSURE PROVIDED: 43 O3 ADA STALL I ® ADA PEDESTRIAN PATH 0 ASPHALT PAVING F ' r © NEW SIDEWALK TO MEET CITY STANDARDS I r 70 DASALT ROCK a ® GRASS � I ( FENCE ' 1 p SIDWALK PRE TRUCK TURNAROUND a � ZONE: C-1 I ZONE: C-1 ' ! a 1 270.00 W x---x 77 4 m b ZONE: R-1 Z p 1jP a V p y ------------------------------_____ ________ ______------._ i I p 5 V at NEW BUILDING: 4,895 SQ. FT. v x PARCEL: 119491113 L______-__-- ZONING: C-1 - _ ----- ---- ------------- 9 e . 19 \` � 4 � e � t a > 15 , � P° � b P c e p a 111 I c 0 W Q NEW BUILDING: 6,000 SQ. FT. L---- -- zQ U o P D p Of ZONE: R-1 (601x1001) 9 Q a co LL X b r e � P O✓ � P 1 AP a 2 U a P w LJ L _ a N 270.00 SITE PLAN SHEET NUMBER: 1 SCALE:I" 10' ZONE: C-1 f A-1 01 onsuucnan Company,Fc. 4 _ - - _ 501 N.QUAY ST-,BLDG-C-101 Kenn—ick,WA 99336 Office:(504)5825525 �p Fz.(509)736-2359 i2'-G- Ate` wagon ions once �F.FYE NEfQiI� - G_tl. EnTiF HEIGHT _ -- _ — gBRIECC935JI +3 tlF >71 _ �%a'�-:.�G- ��SH fL00R (/ 1 FRONT ELEVATION S�AEE,NT5 '�ERYE HEl-6HT FUN KIDS DAYCARE SLI�r w�r� V'z G.-O. $f,Nl$H FLOCK PA5CO,WA 99301 —,10IDE ELEVATION — 16'-0- — �EnY -HEla l - - \ 4_VANDRE OESCNPTION RRO.IECT N07 121%1M ,mlff. FuYaR / / CRAYAW, WNWOOOALL —v e, .. 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J�•.�0.'Y%��•�`�• '1'�' •'�.:.`-- �r'.�.J 'x' � :sem "y:: a-�.;.:"';ti-" _._ ..,_ '�_11.r_ _ .Y_.:�. '!i'.. ..r.✓_s�M..;S _.. _ _ .._.. _ ".ti�`i���'�Ix�'i� i�..._...a�.�_ [+nr.i.._ r7__mL,7,. '�+.`�s i.._ '.'F. ,ty '.57U�.�...•�.,�,:.:_.�.".fir•+:�-:+'.i .r.ei�.-fd::,}C,LY.. is`!S'.r.. '�tIL'.Srir_'sc' "�-'+ Uty0f Community Development Department PidSco PO Box 293, 525 N 3`d Ave, Pasco,WA 99301 P:509.545 3441/ F• 509 545.3499 MITIGATED DETERMINATION OF NON-SIGNIFICANCE Description of Proposal: Construction of a new 4,895 square-foot daycare center and 6,000 square-foot multi-tenant commercial building on 0.9 acres (FunKids Daycare). Mitigation: An inadvertent discovery protocol must be established for the potential discovery of cultural or historical artifacts before or during improvements/construction. Proponent: Jessica Morales 3909 Equinox Ct Pasco,WA 99301 Location of Proposal: One parcel in the 1300 block of Road 36 approximately 260 feet south of W Court Street (Parcel#119-491-113) in Pasco, WA. Lead Agency: City of Pasco The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21C.030(2)(c).This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. 0 This MDNS is issued after using the optional DNS process in WAC 197-11-355.There is no further comment period on the MDNS. Appeals must be filed within 14 days of this determination. Responsible Official: Rick White Position/Title: Community& Economic Development Director Address: PO Box 293, Pasco, WA 99301-0293 Phone: (509) 545-3441 Date: 3/10/2020 Signature: ED Number: SEPA2020-008 Master File Number: SP2020-001 G LY of PUBLIC HEARING City Hall—525 North Third Avenue—Remote DATE: WEDNESDAY, May 13, 2020 6:00 PM MASTER FILE#: Z 2020-001 APPLICANT: Tim Bush c/o Paul Knutzen 11920 Harris Rd Pasco WA 99301 REQUEST: REZONE: Rezone a parcel on 1405 ROAD 38 from RS-20 (Suburban)to RS-12 (Suburban). BACKGROUND 1. PROPERTY DESCRIPTION: Legal: Lot 2, SHORT PLAT 2003-19 (Parcel# 126 170 036). General Location: 11920 Harris Road, Pasco WA 99301. Property Size: Approximately 1.76 Acres (76,649.18 Square feet). 2. ACCESS: The parcel has access from Harris Road. 3. UTILITIES:Water and sewer service are both available from Harris Road. 4. LAND USE AND ZONING: The lot is zoned RS-20 (Suburban) and is developed with a single-family dwelling unit. Surrounding properties are zoned and developed as follows: NORTH: RT Industrial/Gravel Mining EAST: RS-20 SFDUs SOUTH: RS-20 Columbia River WEST: RS-20 Industrial sheds 5. Comprehensive Plan: The Comprehensive Plan Land Use designation for the property is Low- Density Residential. Under the current Comprehensive Plan Land Use designations of Low-Density Residential the property may be zoned R-S-20, R-S-12, R-S-1, R-1, or R-1-A. The Low-Density Residential designation includes"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 low- density residential uses when or where sewer is available; the location is suitable for home sites,- and ites;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, and 1 other information, a threshold determination resulting in a Determination of Non-Significance (DNS) was issued for this project on March 10, 2020 under WAC 197-11-158. ANALYSIS Request Applicant is seeking to rezone the parcel located at 11920 Harris Road from RS-20 (Suburban) to RS-12 (Suburban) in order to subdivide the lot into four single-family lots. Property Details The lot is approximately 1.76 Acres (76,649.18 Square feet), and contains one single-family dwelling unit built in 1995. Surrounding properties to the east, south and west are zoned RS-20 (Suburban)with SFDUs developed to the east;the property to the north is zoned RT(Residential Transition)and has been a gravel mining/concrete batch plant operation since 1982 (Conditional Use Permit 82-44-CUP). The site was annexed into the City(Ordinance 3570), and assigned RS-20 zoning(ordinance 3571)in 2002. The Comprehensive Plan designates the property "Low-Density Residential." Under the current Comprehensive Plan Land Use designations of Low-Density Residential the property may be zoned R-S- 20, R-S-12, R-S-1, R-1, or R-1-A. The Low-Density Residential designation includes "Residential development at a density of 2 to 5 dwelling units per acre." Discussion Rezoning the property to RS-12 (Suburban)would allow Applicant to subdivide the parcel into four single- family lots, rather than three currently allowed under the RS-20 zoning designation. 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 into the City in 2002 (Ordinance 3570), and zoning was assigned as part of that annexation (ordinance 3571); the current zoning classification has been in place since its annexation. 2. The changed conditions, which are alleged to warrant other or additional zoning: The City is revising its Urban Growth Area (UGA) as part of the Comprehensive Plan Update. The UGA update will likely be smaller than current projections for low-density residential growth as developed in the past would allow;as such, residential lots would be needed within the current UGA. 3. Facts to justify the change on the basis of advancing the public health, safety and general welfare: The Comprehensive Plan designates the property 'Low-Density Residential." Under the current Comprehensive Plan Land Use designations of Low-Density Residential the property may be zoned R-S-20, R-S-12, R-S-1, R-1, or R-1-A. The Low-Density Residential designation includes "Residential development at a density of 2 to 5 dwelling units per acre." 2 The proposed zoning request is consistent with the Comprehensive Plan which has been determined to be in the best interest of advancing public health, safety and general welfare of the community. The rezone will lead to the creation of a slightly higher density residential neighborhood providing more affordable housing opportunities for Pasco residents. The rezone will provide additional flexibility for site development while maintaining the low-density nature of the site envisioned in the Comprehensive Plan. The general welfare will be supported by additional in- fill development that will contribute to the cost of providing municipal services. 4. The effect it will have on the value and character of the adjacent property and the Comprehensive Plan: The general character of the neighborhood is industrial to the north and west, and residential to the east, the Columbia River flows along the south property line. The site has been developed with a single-family dwelling unit since 1995. The rezone would increase the allowable residential density in the area, allowing for a replat and the addition of one additional lot on the subject property. The proposed zoning is in alignment with the Comprehensive Plan Land Use designation for the area. The possible construction of three new homes may alter some existing views of the river, however dividing the lot into a currently-allowable three-lot subdivision would allow for two new homes, which, depending on the size and location of said homes could have the some effect. 5. The effect on the property owner or owners if the request is not granted: If the property is not rezoned to RS-12 the Applicant will be limited to a maximum three-lot subdivision rather than being able to subdivide to four lots. 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 March 10, 2020; notice was mailed out and re-posted on May 4th and 11th, respectively. 2. Applicant is seeking to rezone the parcel located at 11920 Harris Road from RS-20 (Suburban) to RS-12 (Suburban) 3. Applicant wishes to subdivide the parcel into four single-family lots. 4. The lot is approximately 1.76 Acres (76,649.18 Square feet), 5. The lot contains one single-family dwelling unit (SFDU). 6. The SFDU on site was built in 1995. 7. Surrounding properties to the east, south and west are zoned RS-20 (Suburban) with SFDUs developed to the east; 8. The property to the north is zoned RT(Residential Transition). 9. The property to the north has been a gravel mining/concrete batch plant operation since 1982. 10. The site was annexed into the City in 2002. 11. The site was assigned RS-20 zoning in 2002. 12. The Comprehensive Plan designates the property"Low-Density Residential." 13. Under the Low-Density Residential land use designation the property may be zoned R-S-20, R-S- 12, R-S-1, R-1, or R-1-A. 3 14. The Low-Density Residential designation includes "Residential development at a density of 2 to 5 dwelling units per acre." 15. Rezoning the property to RS-12 (Suburban) would allow Applicant to subdivide the parcel into four single-family lots, rather than three currently allowed under the RS-20 zoning designation. TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of a rezone,the hearing Examiner 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 Land Use Map designates the property "Low-Density Residential." Under the current Comprehensive Plan Land Use designations of Low-Density Residential the property may be zoned R-S-20, R-S-12, R-S-1, R-1, or R-1-A. The Low-Density Residential designation includes "Residential development at a density of 2 to 5 dwelling units per acre." 2. The effect of the proposal on the immediate vicinity will not be materially detrimental. The existing structure has been in place for approximately 25 years, and has not been a detriment to the area. Surrounding properties to the east, south and west are zoned RS-20 with SFDUs developed to the east;the property to the north is zoned RT and has been a gravel mining/concrete batch plant operation since 1982. Rezoning the property to RS-12 would allow for the current lot to be subdivided into four lots rather than the currently allowable three, and the development of one additional SFDU. 3. There is merit and value in the proposal for the community as a whole. The City is revising its Urban Growth Area (UGA) as part of the Comprehensive Plan Update. The UGA update will likely be smaller than current projections for low-density residential growth as developed in the past would allow;as such, more residential lots are needed within the current UGA. 4. Conditions should be imposed in order to mitigate any significant adverse impacts from the proposal. The proposal is for increased density; Under the current Comprehensive Plan Land Use designations of Low-Density Residential the property may be zoned R-S-20, R-S-12, R-S-1, R-1, or R-1-A. As such, no special conditions would be required. As well, the City is revising its Urban Growth Area (UGA) as part of the Comprehensive Plan Update. The UGA update will likely be smaller than current projections for low-density residential growth as developed in the past would allow,as such, more residential lots are needed within the current UGA. 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. A concomitant agreement would not be required in this circumstance. 4 RECOMMENDATION Staff recommends based on the Findings of Fact and Conclusions that the parcel at 11920 Harris Road, described as Lot 2, SHORT PLAT 2003-19 (Parcel # 126 170 036), be rezoned from RS-20 to RS-12. 5 G LY of PUBLIC HEARING City Hall—525 North Third Avenue—Remote DATE: WEDNESDAY, May 13, 2020 6:00 PM MASTER FILE#: Z 2020-001 APPLICANT: Tim Bush c/o Paul Knutzen 11920 Harris Rd Pasco WA 99301 REQUEST: REZONE: Rezone a parcel on 1405 ROAD 38 from RS-20 (Suburban)to RS-12 (Suburban). BACKGROUND 1. PROPERTY DESCRIPTION: Legal: Lot 2, SHORT PLAT 2003-19 (Parcel# 126 170 036). General Location: 11920 Harris Road, Pasco WA 99301. Property Size: Approximately 1.76 Acres (76,649.18 Square feet). 2. ACCESS: The parcel has access from Harris Road. 3. UTILITIES:Water and sewer service are both available from Harris Road. 4. LAND USE AND ZONING: The lot is zoned RS-20 (Suburban) and is developed with a single-family dwelling unit. Surrounding properties are zoned and developed as follows: NORTH: RT Industrial/Gravel Mining EAST: RS-20 SFDUs SOUTH: RS-20 Columbia River WEST: RS-20 Industrial sheds 5. Comprehensive Plan: The Comprehensive Plan Land Use designation for the property is Low- Density Residential. Under the current Comprehensive Plan Land Use designations of Low-Density Residential the property may be zoned R-S-20, R-S-12, R-S-1, R-1, or R-1-A. The Low-Density Residential designation includes"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 low- density residential uses when or where sewer is available; the location is suitable for home sites,- and ites;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, and 1 other information, a threshold determination resulting in a Determination of Non-Significance (DNS) was issued for this project on March 10, 2020 under WAC 197-11-158. ANALYSIS Request Applicant is seeking to rezone the parcel located at 11920 Harris Road from RS-20 (Suburban) to RS-12 (Suburban) in order to subdivide the lot into four single-family lots. Property Details The lot is approximately 1.76 Acres (76,649.18 Square feet), and contains one single-family dwelling unit built in 1995. Surrounding properties to the east, south and west are zoned RS-20 (Suburban)with SFDUs developed to the east;the property to the north is zoned RT(Residential Transition)and has been a gravel mining/concrete batch plant operation since 1982 (Conditional Use Permit 82-44-CUP). The site was annexed into the City(Ordinance 3570), and assigned RS-20 zoning(ordinance 3571)in 2002. The Comprehensive Plan designates the property "Low-Density Residential." Under the current Comprehensive Plan Land Use designations of Low-Density Residential the property may be zoned R-S- 20, R-S-12, R-S-1, R-1, or R-1-A. The Low-Density Residential designation includes "Residential development at a density of 2 to 5 dwelling units per acre." Discussion Rezoning the property to RS-12 (Suburban)would allow Applicant to subdivide the parcel into four single- family lots, rather than three currently allowed under the RS-20 zoning designation. 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 into the City in 2002 (Ordinance 3570), and zoning was assigned as part of that annexation (ordinance 3571); the current zoning classification has been in place since its annexation. 2. The changed conditions, which are alleged to warrant other or additional zoning: The City is revising its Urban Growth Area (UGA) as part of the Comprehensive Plan Update. The UGA update will likely be smaller than current projections for low-density residential growth as developed in the past would allow;as such, residential lots would be needed within the current UGA. 3. Facts to justify the change on the basis of advancing the public health, safety and general welfare: The Comprehensive Plan designates the property 'Low-Density Residential." Under the current Comprehensive Plan Land Use designations of Low-Density Residential the property may be zoned R-S-20, R-S-12, R-S-1, R-1, or R-1-A. The Low-Density Residential designation includes "Residential development at a density of 2 to 5 dwelling units per acre." 2 The proposed zoning request is fairly consistent with the Comprehensive Plan which has been determined to be in the best interest of advancing public health, safety and general welfare of the community. The rezone will lead to the creation of a slightly higher density residential neighborhood providing more affordable housing opportunities for Pasco residents. The rezone will provide additional flexibility for site development while maintaining the low-density nature of the site envisioned in the Comprehensive Plan. The general welfare will be supported by additional in- fill development that will contribute to the cost of providing municipal services. 4. The effect it will have on the value and character of the adjacent property and the Comprehensive Plan: The general character of the neighborhood is industrial to the north and west, and residential to the east, the Columbia River flows along the south property line. The site has been developed with a single-family dwelling unit since 1995. The rezone would increase the allowable residential density in the area, allowing for a replat and the addition of one additional lot on the subject property. The proposed zoning is in alignment with the Comprehensive Plan Land Use designation for the area. The possible construction of three new homes will significantly affect, or possibly eliminate some existing views of the river, likely diminishing the value of some neighboring properties (However dividing the lot into a currently-allowable three-lot subdivision would allow for two new homes, which, depending on the size and location of said homes could have the some view-blocking effect). 5. The effect on the property owner or owners if the request is not granted: If the property is not rezoned to RS-12 the Applicant will be limited to a maximum three-lot subdivision rather than being able to subdivide to four lots. 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 on March 10, 2020, and posted in the Tri-City Herald on November 15, 2019; notice was mailed out and re-posted on May 4th and 11th, respectively. 2. Applicant is seeking to rezone the parcel located at 11920 Harris Road from RS-20 (Suburban) to RS-12 (Suburban) 3. Applicant wishes to subdivide the parcel into four single-family lots. 4. The lot is approximately 1.76 Acres (76,649.18 Square feet), 5. The lot contains one single-family dwelling unit (SFDU). 6. The SFDU on site was built in 1995. 7. Surrounding properties to the east, south and west are zoned RS-20 (Suburban) with SFDUs developed to the east; 8. The property to the north is zoned RT(Residential Transition). 9. The property to the north has been a gravel mining/concrete batch plant operation since 1982. 10. The site was annexed into the City in 2002. 11. The site was assigned RS-20 zoning in 2002. 12. The Comprehensive Plan designates the property"Low-Density Residential." 3 13. Under the Low-Density Residential land use designation the property may be zoned R-S-20, R-S- 12, R-S-1, R-1, or R-1-A. 14. The Low-Density Residential designation includes "Residential development at a density of 2 to 5 dwelling units per acre." 15. Rezoning the property to RS-12 (Suburban) would allow Applicant to subdivide the parcel into four single-family lots, rather than three currently allowed under the RS-20 zoning designation. TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of a rezone,the hearing Examiner 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 Land Use Map designates the property "Low-Density Residential." Under the current Comprehensive Plan Land Use designations of Low-Density Residential the property may be zoned R-S-20, R-S-12, R-S-1, R-1, or R-1-A. The Low-Density Residential designation includes "Residential development at a density of 2 to 5 dwelling units per acre." Demand for residential units exceeds that for commercial in the City. As well, uses to the north and south are both residential. 2. The effect of the proposal on the immediate vicinity will not be materially detrimental. The existing structure has been in place for approximately 25 years, and has not been a detriment to the area. Surrounding properties to the east, south and west are zoned RS-20 with SFDUs developed to the east;the property to the north is zoned RT and has been a gravel mining/concrete batch plant operation since 1982. Rezoning the property to RS-12 would allow for the current lot to be subdivided into four lots rather than the currently allowable three,and the development of one additional SFDU,which may diminish the value of surrounding properties, depending on the size, location, and quality of the structure. While any home built on a future subdivision of the land could block existing views of the Columbia River,the likelihood of that view blockage is increased by the addition of one more housing unit. 3. There is merit and value in the proposal for the community as a whole. The City is revising its Urban Growth Area (UGA) as part of the Comprehensive Plan Update. The UGA update will likely be smaller than current projections for low-density residential growth as developed in the past would allow,as such, more residential lots are needed within the current UGA. 4. Conditions should be imposed in order to mitigate any significant adverse impacts from the proposal. The proposal is for increased density; Under the current Comprehensive Plan Land Use designations of Low-Density Residential the property may be zoned R-S-20, R-S-12, R-S-1, R-1, or R-1-A. As such, no special conditions would be required. As well, the City is revising its Urban Growth Area (UGA) as part of the Comprehensive Plan Update. The UGA update will likely be smaller than current projections for low-density residential growth as developed in the past would allow,as such, more residential lots are needed within the current UGA. 4 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. A concomitant agreement would not be required in this circumstance. RECOMMENDATION Staff recommends based on the Findings of Fact and Conclusions that the parcel at 11920 Harris Road, described as Lot 2, SHORT PLAT 2003-19 (Parcel # 126 170 036), be rezoned from RS-20 to RS-12. 5 Overview Item: Rezone - RS-20 to RS-12 r� Applicant: Paul Knutzen/Tim Bush w E Map File #: Z 2020-001 •r. �- .sd r f k 'IRISRd S1 . + = HARRIS Rd w � � r 4-. • •r r. - 360 710 1,400 2,100 2,80 &`' b Feet V1Clriit Item: Rezone - RS-20 to RS-12 N Applicant: Paul Knutzen/Tim Bush vv Map File #: Z 2020-001 s F .ate .-... � ,_ ,.H � ! ` _�-f'�- r�• - :+,r , �.,' HARRIS Rd - �'� HARRIS Rd SITE.- �WA�ERS EDGE[fir f el J 1 rs 140 280 560 840 1,10 �c7 Feet ,f Land Use Item: Rezone - RS-20 to RS-12 N Applicant: Paul Knutzen/Tim Bush w E Map File #: Z 2020-001 S industroal �a�dnt HARRIS Rd HARRIS Rd SITE SFD WAFERS EDGE Dr c S .� z /YpR��INF ii c� 1 CTy �o�Rr S s 140 280 566 840 1,10 Feet �� Rezone to ■ / ! i 1 •iii!!`,iilulrr--- �walMR►_r■■rRRrMw>y■MMlwMaw■MrrM■iM! ® rR■■R■tt■■R■It■ ■rRRa■n■arRl �!■u■.■■■!ur■au■■■■ru■u■u_ ■i■r■■u■■■■le■ ■■■■!■n■ra■I �MOM !l.+wa!■!■!!11111■■■!■r■■■■f! -=•11r■1■lei ■■■!■tl■!!■I ■!■■��■N■!■aN■■■■■■■ ■■■II■a■■Ita R■ia!■■tl■liRl flArir■M■MrMrrrrrrii rrrtlrrr■! 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FND. NAIL SHORT P LA's NO . FND. 3-1/2" USCOE BRASS CAP IN CONC N89'59I43-W 1287.34'(M) S8759'34"E 1405.92'(M) LOT 2, SHORT PLAT 2003-19 S89'59'15"E 1286.75' (P) S89'59.15"E 1405.93' (P) 12+7 9,a.z3 J�NO'00'17"E 40.01' T — � —/ � 1 — LOCATED IN A PORTION OF GOVERNMENT LOT 1, N89-53.25-W 30.28'(M) FIARRIS R°AD T FND. BRASS CAP INJ SECTION 13, TOWNSHIP 9 NORTH, RANGE 28 EAST, W.M. 89-58-43-W 2- ITER) p MON. CASE CITY OF PASCO, FRANKLIN COUNTY, WASHINGTON FND. 1/2" SW59' NOT HELD SEE NARRATIVE S89'S9'43"E 198.07'(C) N89-58.43'W 198.07 (R) _ LEGAL DESCRIPTION a CITY OF PASCO NOTES: ,(L 33.07' 20.00' 145.00' _ — �! — LOT 2, SHORT PLAT DS OF F ACCORDING T THE SURVEY THEREOF RECORDED UNDER AUDITOR'S FILE — — — 1. THE UTILITY EASEMENTS SHOWN HEREON ARE HEREBY GRANTED FOR THE USE, ACCESS AND MAINTENANCE BY THE SHORT PLATTED PROPERTY'S CURRENT UTILITY PROVIDER. SAID UTILITY N0. 1629864,RECORDS OF FRANKLIN COUNTY,WASHINGTON, TOGETHER WITH THAT PORTION OF COURT STREET ADJOINING VACATED BY CITY OF PASCO ORDINANCE NO. 3605 RECORDED ON MAY 12, 2003 q,F, 10' PUO ESMT ------ EASEMENTS ARE FOR THE USE,ACCESS AND MAINTENANCE OF ELECTRIC POWER, TELEPHONE, a UNDER AUDITOR'S FILE NO. 1624278. �5' IRR ESM'T7 A.F. (/442053 i CABLE AND OTHER DEFINED UTILITIES, TO AND OR THROUGH SAID TRACT. A.F. #1629864 10' UTILITY ESMT 2z� A.F. #1629864 2. ADDRESSES NOTED IN BRACKETS: [XXXX] ARE SUBJECT TO CHANGE BY THE CITY OF PASCO.{ SURVEYOR NOTES: a Z x LOT 1 XXX { 1. BASIS OF BEARING:WASHINGTON STATE PLANE, SOUTH ZONE, NAO-83 2011. DISTANCES ARE N R 4 ,3 18,452 SOFT ( ) a o „i 0.44 AC. 'GROUND' SCALED FROM STATE PLANE GRID USING A COMBINED FACTOR OF 0999929633 CALCULATED w FNO. 1/2' REBAR W/ +? �, �? FROM LATITUDE: 4616'12.3• N. LONGITUDE: 119'14'54.4"W. e PLASTIC CAP STAMPED . "HACKWITH LS11003" V '1`F Y { j 2. O =DENOTES SET 5/8"REBAR W/ CAP STAMPED "DPB 41028" o� � I 3' UTILITY ESMT o FND. t/2' REBAR # i.Ei i A.F. ]11629864 3. • =DENOTES FOUND 1/2"REBAR, UNLESS OTHERWISE NOTED. 's BENT NORTH(TIED AT BEND) L.4? 3LD:j_1:: { 4.0=DENOTES FOUND MONUMENT AS NOTED �x F-- N26'16.37"E 44.61 I -"--`"-- 5. (M) = MEASURED (R) = RECORD (C) = COMPUTED 6. EQUIPMENT AND PROCEDURES USED: DUAL FREQUENCY GNSS RECEIVERS USING REAL TIME KINEMATIC METHODS & A 5" [2mm + 2ppm] TOTAL STATION USING CLOSED TRAVERSE & RADIAL SURVEY METHODS. U N89'32'21'E 144.28' v L' APPROVALS LOT 2 IINCLUD NG THE YEAR THAT THE TAX PARCELHILAND7 DESCRIBED ED HEREON HAVE BEEN PAID TO AND 20,001 AC. OWNERS CERTIFICATE � 0.46 AC. � ::1- - { .I. WE, THE UNDERSIGNED, HEREBY CERTIFY THAT WE ARE THE OWNERS OF THE TRACT OF LAND FRANKLIN COUNTY TREASURER DATE DESCRIBED HEREON, THAT WE HAVE CAUSED SAID LAND TO BE SURVEYED AND SHORT PLATTED o INTO LOTS AS SHOWN WITH OUR CONSENT AND IN ACCORDANCE WITH OUR DESIRES AND THAT u q { :% THE EASEMENTS ON THE SHORT PLAT ARE HEREBY GRANTED FOR THE USES SHOWN THEREON. e e HOUSE ^� THE UTILITY EASEMENTS SHOWN HEREON ARE HEREBY APPROVED FOR THE FRANKLIN COUNTY P.U.O. tft 94, n TIMOTHY T. BUSH, TRUSTEE KATHRYN L. BUSH, TRUSTEE i FRANKLIN COUNTY P.U.D. DATE BUSH LIVING TRUST BUSH LIVING TRUST 00 �ib UOC ACKNOWLEDGMENT • NOT SET in w THE ANNEXED SHORT PLAT IS HEREBY APPROVED BY AND FOR THE CITY OF PASCO, COUNTY OF I aSTATE OF � LIES IN CENTER FRANKLIN, STATE OF WASHINGTON. lccp� OF BLOCK WALL m n COUNTY OF WASHINGTON_ SS b CITY OF PASCO COMMUNITY DEVELOPMENT DIRECTOR DATE THIS IS TO CERTIFY THAT ON THIS —SAY OF 2019, PERSONALLY APPEARED x x S8934 30"E 92.07' BEFORE ME TIMOTHY T. BUSH AND KATHRYN t. RUSH TRUSTEES OF THE BUSH LIVING TRUST, TO ME KNOWN TO BE THE INDIVIDUAL(S) IN AND WHO EXECUTED THE FOREGOING "OWNERS CERTIFICATE", AND RECIPROCAL ACCESS ESMT If THE ANNEXED SHORT PLAT IS HEREBY APPROVED BY AND FOR THE CITY OF PASCO, COUNTY OF ACKNOWLEDGED TO ME THAT THEY SIGNED THE SAME AS THEIR VOLUNTARY ACT AND DEED. IN WITNESS \ A.F. #X%%XXXX FRANKLIN, STATE OF WASHINGTON. THEREOF, I HAVE SET MY HAND AND OFFICIAL SEAL THE DAY AND YEAR FIRST ABOVE WRITTEN. 8' RIVER ACCESS ES 4r A.F. #%%%X%XX CITY OF PASCO ENGINEER DATE NOTARY PUBLIC IN AND FOR THE STATE OF WASHINGTON RESIDING AT 1"= 40' LOT 4 MY COMMISSION EXPIRES: 20 0..446 AC . a r f IRRIGATION APPROVAL 1HEREBY CERTIFY THAT THE PROPERTY DESCRIBED HEREON IS LOCATED WITHIN THE BOUNDARIES OF THE FRANKLIN COUNTY IRRIGATION DISTRICT m AND THAT THIS PROPERTY IS CLASSIFIED AS IRRIGABLE LAND AND IS LOT 3 Y SOFT. ENTITLED TO IRRIGATION WATER UNDER THE EXISTING OPERATING RULES 18,1LO AND REGULATIONS OF THIS DISTRICT. I FURTHER CERTIFY THAT THE 0.42 AC. IRRIGATION EASEMENTS SHOWN ON THIS SHORT PLAT ARE ADEQUATE TO SERVE ALL LOTS SHOWN HEREON PER THE REQUIREMENTS OF ROW B�' N 58.17.310. 10' UTILITY ESM7 AND THAT ALL ASSESSMENTS HAVE BEEN PAID THROUGH THE YEAR 20_. SURVEYOR'S CERTIFICATE: qy .J I fir` A.F. !1629864 I, DAVID P. BAALMAN, A REGISTERED LAND SURVEYOR. HEREBY CERTIFY THAT /2• FRANKLIN COUNTY IRRIGATION DISTRICT A THE SHORT PLAT AS SHOWN IS BASED UPON ACTUAL FIELD SURVEY OF THE LAND DESCRIBED HE EON CORRECTLY S OWN AND ATHAT THE I COURSESSTANCES.AND R LOT CORNERS HAVEBEENSTAKED SITE ON THE GROUND AS SHOWN ON THE MAP. 3' UTILITY ESMT _I DATE HARRIS RD 8 A.F. #1629864 40. V.� 4ySryar� E. p� 0 . � %0? �-Y _ 1�r DAVID P. BAALMAN, REG# 41029 °�G� n¢,°��, ge�0 'O+.Jl _ � SURVEYOR'S NARRATIVE p O XXX R 0 37 T.yY C R�,oxe DATE VICINITY MAP m FOUND 1/2"REBAR N.TS. LLAt� DESTROYEQ IN WALL CONSTRUCTION RESET 51W REBAR W/ CAP -DPB 41028- . REV., NONE AUDITOR'S CERTIFICATE CLIENT JOB TIM BUSH FILED FOR RECORD THIS DAY OF . 20—, AT M. ROGERS 38419 S P. . IN BOOK— OF SHORT PLATS, AT PAGE � AT THE REQUEST OF ROGERS SURVEYING INC., PROJECT SHORT PLAT SURVEYING. ao zo D ao ao ]2a 1455 COLUMBIA PARK TRAIL RICHLAND WA. 99352 PTN GOV. LOT 1, S.13, T.9N., R.28E., W.M. PHONE (509) 783-41`41 SCALE IN FEET wwu (509) 8e8n994� DRN. BY MPL SCALE 1•= 5Q' F. B. NO. BG07 SHEET 1 FRANKLIN COUNTY AUDITOR AUDITOR'S FILE NUMBER 919 9 APPROVED ACAD VER -C3019 DPB GATE 12/31/2019 FILE: 38419.DWG OF 1 Looking R PF `r ?c- �•. �. .� - ��` Ate: r. r �1 Lookin y - - - �'.,>_ Vis• - ;`�, -`i:• _ :'�;SC�, ��'_� - -•1-.. 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V ,} i , Looking Southwest to the River 1 1p W3i - _� - _ � •=moi-�_ - '- f� c - } Jeff Adams From: Mark Coronado <240mac@gmail.com> Sent: Tuesday, April 7, 2020 4:46 PM To: Jeff Adams; Darcy Bourcier Subject: Comments on Master File#Z 2020-001 Rezone Application: April 8, 2020 - Bush Harris Road Rezone Attachments: comments Harris Road Rezone proposal.docx; Comments on Rezone application.docx External Email Warning! This email has originated from outside of the City of Pasco. Do not click links or open attachments unless you recognize the sender and know the content is safe. Mr. Adams, I would like to provide these comments in response to the above referenced proposed rezone application. I request that these comments be entered into the record for consideration. Please advise if I should be providing these comments via another mechanism, or if this is the correct means to enter comments into the record for the proposal. I have provided two sets of comments, one on the original petition for zone change (Master File#Z 2020-201) as well as the file Z 2020-001 Packet Harris Road - Bush PDF that you provided me via email. I would greatly appreciate it if you will please acknowledge receipt of this email. Please feel free to call me if you have any questions or concerns. Thank you, Mark Coronado i March 7, 2020 To: Pasco Community Development Department P.O. Box 293, 525 North 3rd Avenue Pasco, WA 99301 C/O Mr.Jeffrey Adams Subject: Comments on Rezone Application: April 8, 2020—Bush Harris Road Rezone—Master File Z 2020-001 To whom it may concern: I would like to offer the following comments on the proposed rezone of: Lot 2, SHORT PLAT 2003-19 (Parcel#126 170 036) from it's current zoning designation of RS-20 to RS-12. I believe the materials prepared for the April 8t" public hearing are incorrect or incomplete in multiple areas of the analysis related to the rezone criteria as detailed below. On page 2 of the document, item 2 of the review criteria is speculative in nature, if as indicated in the document,the City has not yet approved a revision to its Urban Growth Area. Item 3 on page two does not appear to be responsive to the review criteria as it does not"justify the change on the basis of advancing the public health, safety and general welfare". Rather it describes how the proposed rezoning would be consistent with "The Comprehensive Plan". The analysis of item 4 does not discuss the effect the proposed rezone will have on the value and character of the adjacent property and the comprehensive plan. My wife and I are located adjacent to the east of the property in question, at the northernmost end of the subject property. The proposed rezoning will allow a replat of the subject property that will allow for the establishment of a new building lot and eventual construction of a new home that will significantly effect, or possibly eliminate altogether our existing view of the river. If allowed,this will diminish the value of our property. The analysis as written does not identify or take into account this impact. The current analysis simply describes the general character of the neighborhood and does not reflect the changes that would take place to it if the rezone is approved nor does it discuss the effect the proposed rezoning will have on the adjacent property. Item 5 of the analysis of the review criteria is accurate, but I do not believe it provides compelling justification for the rezone. Tentative Conclusions Based on Initial Staff Findings of Fact I believe the review of criteria 2, "The effect of the proposal on the immediate vicinity will not be materially detrimental" is not correct. The justification provided discusses how the past use of the property has not been a detriment, describes the zoning of surrounding properties, and states that rezoning the property to RS-12 would allow the development of one additional SFDU. It does not describe in any way the effect of the proposal on the immediate vicinity, and does not account for the likely diminished value of our property, or potentially other adjacent property, if the proposal is approved. Based upon the issues and concerns I have addressed above; I am opposed to approval of the requested rezoning of the subject property. Thank you for the opportunity to comment and for your consideration of them. Sincerely, Mark and Kim Coronado 4712 Shoreline Court Pasco, WA 99301 Comments on Rezone application I would like to provide the following comments on the petition for zone change Master File#Z 2020- 001. Since the questions on the application are not numbered, I have restated the question below and provide my comments on the information provided on the application. What conditions warrant the proposed rezone? The only reason provided is because the owner desires to put in a four lot subdivision the existing rezone density will only allow three. How will the proposed rezone advance the health,safety, and general welfare of the community? The applicant states that it will allow a greater number of applicants to have direct access to the Columbia River. I do not believe this to be correct. The current plan for the subdivision has two additional water front lots and one that is not water front. I believe it would be possible to establish two new river front lots without approval of the zoning request. Even if the benefit as described is to be considered, it is of very minimal benefit to the community as a whole as the increased river access would only be available to the owners of the two new river front lots. What effect will the proposed change have on the value and character of adjacent property? The applicant states that when sold,future lots will be sold as "River Front Property"thus future sales would potentially increase surrounding property values. The land in question is currently river front property that has been nicely developed and landscaped. It is unlikely that creating two additional lots will increase the value of the existing property(creating more of something does not generally create the value of existing inventories, if anything it tends to reduce the value of existing inventories). The proposal also does not acknowledge that the current river views of three existing properties in River Shore Estates will be partially to almost completely obstructed. This will very likely result in decreased value to these three properties. The most likely net impact to the value of adjacent properties is a decrease, not increase. From: Arrow Coyote(HSY) To: Darcy Bourcier Cc: Guy Moura(HSY) Subject: Bush Harris Rd.rezone project Date: Monday,February 24,2020 2:36:26 PM External Email Warning! This email has originated from outside of the City of Pasco. Do not click links or open attachments unless you recognize the sender and know the content is safe. T'il' xast- Hello RE: Bush Harris Rd. rezone project Location:T9N/R28E/Sec. 13 Please be advised your proposed undertaking lies near the traditional territory of the Palus Tribe. The Palus Tribe is a constituent member of and represented by the Confederated Tribes of the Colville Reservation [Colville Confederated Tribes (CCT)]. The CCT is governed by the Colville Business Council (CBC). The CBC delegated to the Tribal Historic Preservation Officer(THPO) the responsibility of representing the CCT with regard to cultural resources management issues throughout these traditional territories of our constituent tribes under Resolution 1996-29. This area includes most of eastern Washington, parts of northeastern Oregon, south central British Columbia, and parts of north central Idaho. In 1996, the CCT also entered into an agreement with the National Park Service to assume state historic preservation officer responsibilities as outlined in Section 101 (d) (2) of the National Historic Preservation Act. The assumption agreement explicitly tasks the Tribal Historic Preservation Officer(THPO), to advise and assist Federal and State agencies and local governments in carrying out their historic preservation responsibilities and for the CCT to carry out their responsibilities for review of federal undertakings in regard to cultural resources matters. The project entails a request to rezone a single lot from RS-20 to RS-12 in order to subdivide the lot into four single family lots. According to the SEPA checklist (page 11 c.) a search of WISAARD was negative for cultural resources, but the project APE is within the Tri-Cities Archaeological District. Also (page 11 d.) states that in case of cultural resources discovered, "the City of Historic Preservation Department of said discovery'—not sure what that means? There is insufficient data to assess impacts of this project on cultural resources. Therefore we request an archaeological assessment or investigation be conducted in the project APE and the resulting report be sent for review prior to the commencement of the project. Lamlamt-thank you Arrow Coyote, Archaeologist History/Archaeology Program Confederated Tribes of the Colville Reservation PO Box 150 Nespelem, WA. 99155 509-634-2736 office 509-634-1280 cell arrow.coyote(@colvilletribes.com Lara W4co06 Community Development Department • PO Box 3P: 509.5453441/F35 9ve, Pasco, WA 99301 545.3499 DETERMINATION OF NON-SIGNIFICANCE Description of Proposal: Rezone of a 1.8-acre parcel from RS-20 (Suburban) to RS-12 (Suburban) to facilitate platting (Bush Rezone). Proponent: Knutzen Engineering 5401 Ridgeline Dr. Ste 160 Kennewick, WA 99338 Location of Proposal: 11920 Harris Road (Parcel #126-170-036) in Pasco, WA. Lead Agency: City of Pasco The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. 0 This DNS is issued after using the optional DNS process in WAC 197-11-355. There is no further comment period on the DNS. Appeals must be filed within 14 days of this determination. Responsible Official: Rick White Position/Title: Community & Economic Development Director Address: PO Box 293, Pasco, WA 99301-0293 Phone: (509) 545-3441 Date: 3/10/2020 Signature: ED Number: SEPA2020-005 Master File Number: Z2020-001