HomeMy WebLinkAboutHE Recommendation Z 2020-001 Bush CITY OF PASCO HEARING EXAMINER
FINDINGS OF FACT, CONCLUSIONS OF LAW,AND RECOMMENDATION
Rezone Z 2020-001, Bush
June 1, 2020
1. FINDINGS OF FACT
1.1 Proposal. Request to rezone a 1.76-acre parcel from RS-20 (Suburban) zoning to
RS-12 (Suburban).
1.2 Applicant and Location:
Applicant: Tim Bush c/o Paul Knutzen, 11920 Harris Road, Pasco, WA 99301.
Location: 11920 Harris Road, Pasco, WA 99301.
Legal Description: Lot 2, Short Plat 2003-19 (Parcel No. 126-170-036).
1.3 Site Use. Developed with a single-family residence.
1.4 Land Use Designations/Site and Surrounding Area. The Comprehensive Plan
designates the site as Low-Density Residential, which allows for RS-20, RS-12, RS-1, R-1, or R-
lA zoning. Surrounding land uses include:
North: RT, industrial/gravel mining (across Harris Road)
East: RS-20, single-family residences
South: RS-20, Columbia River to the southwest
West: RS-20, industrial sheds
A rezone to RS-12 would allow for subdivision of the parcel into four single-family lots
rather than the three currently allowed under the RS-20 zoning designation.
1.5 Evidence Reviewed. The Examiner admitted the Community and Economic
Development Department's ("Department") Staff Report, which attached maps of the site and
surrounding area (overview, vicinity, land use, zoning, and plan), photographs, DNS, and
comments from neighbors and the Confederated Tribes of the Colville Reservation. Except as
revised, the Staff Report is incorporated into these findings.
1.6 SEPA (State Environmental Policy Act, Ch. 43.21C RCW). The Department
issued an unappealed Determination of Non-Significance. SEPA review is complete.
1.7 Hearing. A properly noticed open record public hearing was held May 13, 2020.1
Due to COVID-19 restrictions, the hearing was conducted remotely, with the Examiner,
1 Public notice was mailed to property owners within 300 feet and published in the Tri-City Herald. PMC
25.210.040.
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Recommendation,Bush Rezone Z 2020-001
Department, and Applicant calling in. Access information was available to the public to allow
citizens to join via either a video link or telephone call-in. There were no reported technical
difficulties during the call or afterwards. However, in case any citizens who wished to comment
had difficulty calling in, the record was kept open for five days, through May 18. No additional
written comments were received. The Department summarized the project, and the Applicant,
through Mr. Knutzen, addressed Hearing Examiner questions. No person from the public
indicated a wish to testify.
1.8 Public Comment/Written. Comment was received from nearby property owners
Mark and Kim Coronado, who are concerned with river view obstruction and decreased property
values. Comment was also received from Arrow Coyote, archaeologist with the Confederated
Tribes of the Colville Reservation, who requested an archaeological assessment or investigation.
1.9 Utilities. Water and sewer service are available from Harris Road.
1.10 Access. Harris Road.
1.11 Rezone Considerations. A rezone to RS-12 implements the Comprehensive
Plan, and is in accord with its goals and policies. The rezone provides additional flexibility for
site development while maintaining the low-density nature of the site. The creation of a slightly
higher density residential neighborhood provides more affordable housing opportunities for
Pasco residents.
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 add two new
homes, which could have the same effect depending on their size and location.
2. CONCLUSIONS
The Examiner issues a rezone recommendation based on whether:
(a) The proposal is in accord with the goals and policies of the Comprehensive
Plan;
(b) The effect of the proposal on the immediate vicinity will be materially
detrimental;
(c) There is merit and value in the proposal for the community as a whole;
(d) Conditions should be imposed in order to mitigate any significant adverse
impacts from the proposal;
(e) A concomitant agreement should be entered into between the City and the
petitioner, and if so, the terms and conditions of such an agreement.2
z PMC 25.210.060;PMC 2.50.080; Staff Report,p.4.
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Recommendation,Bush Rezone Z 2020-001
As the Findings detail, the rezone follows these criteria. The proposed zoning is
consistent with the Comprehensive Plan Land Use Map; the site is surrounded by R5-20 and RT
zoning. Surrounding uses include single-family residences, and to the north, across Harris Road,
industrial uses. The rezone allows a modest density increase, in keeping with Plan objectives to
accommodate planned growth within the City. This is a non-project proposal, meaning it does
not authorize a specific project. Conditions on cultural resources concerns would be evaluated at
the project stage. There is no material detriment to the area. The request would result in
significant improvements to the site and so provides merit and value to the community. Due to
the modest increase and regulatory structure, there is no need for a concomitant agreement. The
requested rezone meets the City's rezone criteria.
RECOMIVIENDATI4N
The Hearing Examiner recommends approval of the rezone from RS-20 to RS-12.
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RECOMMENDATION entered June 1, 2020.
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City of Pasco Baring Examiner
Susan Elizabeth Drummond
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Recommendation, Bush Rezone Z 2020-001