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HomeMy WebLinkAboutHE Recommendation Z 2020-004 Solano CITY OF PASCO HEARING EXAMINER FINDINGS OF FACT, CONCLUSIONS OF LAW,AND RECOMMENDATION Rezone Z 2020-004, Solano October 29, 2020 1. FINDINGS OF FACT 1.1 Proposal. Rezone a 3.39-acre parcel from R-3 (Medium Density Residential) to R-4 (High Density Residential). • Location. 909 N. 3rd Avenue, Pasco, WA 99301. Assessor No. 112-023-042. • Applicant. Terence Thornhill c/o Santos Solano, 5804 Road 90, Suite E, Pasco, WA 99301. 1.2 Site Use. The site is developed with an older home, which has been converted to an office. Approximately one-third of the lot fronting N. 3rd Avenue is paved, with the balance undeveloped. 1.3 Land Use Designations/Site and Surrounding Area. The Comprehensive Plan designates the site as High-Density Residential, which allows for R-4 zoning. Surrounding land uses include: North: C-1, commercial East: R-3, Housing Authority multi-family residences South: RP, mobile homes West: R-1, city park, commercial A rezone to R-4 would allow for increased density multi-family development. The R-4 zone permits multiple unit apartments or condominiums at a density exceeding 20 units per acre. 1.4 SEPA. The Community and Economic Development Department ("Department") issued an unappealed Mitigated Determination of Non-Significance ("MDNS"), requiring: a. An inadvertent discovery protocol for the potential discovery of cultural or historical artifacts must be prepared and submitted to the City before any ground-disturbing permits are issued; and b. A traffic impact analysis to determine the impacts of additional vehicle trips and the need for traffic mitigation measures shall be prepared in accordance with the City of Pasco's most recent Design and Construction Standards and Specifications. The analysis must examine the potential significant impacts to the state highway system, City of Pasco Hearing Examiner Page 1 of 3 Recommendation, Solano Rezone Z 2020-004 particularly at the I-182/N. 4th Ave. interchange. The results of the analysis must be incorporated into conditions of approval for the building permit(s) as applicable.' These conditions apply to planned construction of a 94-unit apartment complex. 1.5 Evidence Reviewed. The Examiner admitted the Department's Staff Report, which attached maps (overview, vicinity, use, zoning, comprehensive plan), site plan, photographs of the site and surrounding area, and the MDNS. Except as revised, the Staff Report is incorporated into these findings. 1.6 Hearing. A properly noticed open record public hearing was held on October 14, 2020.2 Due to COVID-19 restrictions, the hearing was conducted remotely, with the Examiner, 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 through October 16. No additional written comments were received. The Department summarized the project. Ms. Jones, Executive Director of the Housing Authority of City of Pasco and Franklin County, oversees neighboring property to the east and south. She raised a question on whether there are plans for fencing for security, given the adjacent public housing and shop. Mr. Adams explained that fencing would not be addressed at this rezone stage, but could be considered with site specific development. 1.7 Utilities. The site is currently served only by municipal water. There is a septic system on site. The sewer line lying approximately 240 feet south of the site is not available to serve the site due to its shallow depth. There is a sewer line which terminates near the northeast corner of the site; however, the line is on Pasco Housing Authority private property. It is uncommon for sewer lines to be extended from adjacent private parcels. A private sewer lift- station may be needed. 1.8 Access.North 3rd Avenue. 1.9 Rezone Considerations. A rezone to R-4 implements the Comprehensive Plan, and is in accord with its goals and policies, which encourage infill and higher density to protect open space and critical areas in support of more walkable neighborhoods; and in locations where utilities and transportation facilities enable efficient use of capital resources. The creation of a higher density residential neighborhood provides more affordable housing opportunities for Pasco residents. Adjacent parcels to the east and south are developed with multi-family and single-family residential developments aimed mostly at providing housing opportunities for low- to moderate-income families. Street enhancements, including a new roundabout along N. 3rd and 4th Avenues, were installed about five years ago. Development of this site would contribute to the City's recent investment in right-of-way infrastructure along the N. 4th Avenue corridor, thereby enhancing the overall character of the vicinity. 1 Staff Report,p. 1 and attached MDNS. 2 Staff Report,p. 3;PMC 25.210.040.No notice concerns were raised. City of Pasco Hearing Examiner Page 2 of 3 Recommendation, Solano Rezone Z 2020-004 Increasing the allowable density would make development more financially practicable per unit cost. The Applicant may not wish to proceed with any site development if it cannot be high-density residential. 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.3 As the Findings detail, the rezone follows these criteria. The proposed zoning is consistent with the Comprehensive Plan Land Use Map. Surrounding uses include multi-family, .mobiles, a city park, and commercial development. The rezone allows a 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. SETA conditions apply to fixture development. The requested rezone meets the City's rezone criteria. RECOMMENDATION The Hearing Examiner recommends approval of the rezone from R-3 to R-4. RECOMMENDATION entered October 24, 2020. City of Pasco Hearing Examiner Susan Elizabeth Drummond 3 PMC 25.210.060;PMC 2.50.080;Staff Report,p.4. City of Pasco Hearing Examiner Page 3 of 3 Recommendation, Solano Rezone Z 2020-004