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Home My WebLink AboutHearing Examiner Packet 2020-12-09 REV AGENDA HEARING EXAMINER MEETING co M City Hall—525 North Third Avenue Council Chambers WEDNESDAY,December 9,2020 6:00 PM I. CALL TO ORDER II. PUBLIC HEARINGS A. Appeal Big Sky Burn Road SEPA 2020-011 (APPL 2020-001) B. Preliminary Plat Big Sky Burns Road (MF#PP 2020-002) C. Preliminary Plat 7HA LLC "Seven Sisters" (MF#PP 2020-003) D. Preliminary Plat Barker Ranch (MF#PP 2020-005) E. Rezone Story Family(MF# Z 2020-006) F. Special Permit Riverview SDA Church(MF# SP 2020-012) Continued 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. 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. Cep MEMO TO THE HEARING EXAMINER HEARING EXAMINER MEETING City Hall—525 North Third Avenue—Council Chambers WEDNESDAY, December 9, 2020 6:00 PM TO: Susan Drummond, Hearing Examiner FROM: Jacob Gonzalez, Senior Planner SUBJECT: SEPA MDNS Appeal (MF#APPL 2020-001) APPELLANT: Big Sky Developers, LLC LEAD AGENCY: City of Pasco, Washington PROCEDURAL BACKGROUND: The appellant seeks review of the SEPA Responsible Official's decision to issue a Mitigated Determination of Non-Significance ("MDNS") (Exhibit #A) on June 26, 2020 for the Preliminary Plat (MF# PP2020-002) Burns Road Duplexes (Exhibit#B). On July 6, 2020, the City received an appeal to the MDNS issued by the Lead Agency filed by Aqtera Engineering, attached as Exhibit#C. Public hearings on the proposed preliminary plat have been on hold at the request of the applicant (Big Sky Developers, LLC). Staff presented the preliminary plat before the City of Pasco Hearings Examiner on April 8, 2020 and July 8, 2020 with recommendations to continue. The public hearing for the preliminary plat is scheduled to be held before the Pasco Hearing Examiner on December 9, 2020. The City withdrew its first MDNS, attached as Exhibit#D on April 22, 2020 at the request of applicant. Appeal filed by Aqtera Engineering on behalf of Big Sky Developers, LLC: The appellant claims the City issued the MDNS with two illegal conditions. The City has provided responses to the primary claims raised in the appeal. 1. The appellant claims that issuance of the MDNS prior to the review a transportation impact analysis ("TIA") violates SEPA and deprives the applicant of its appeal rights. The appellants stated position is that the preliminary plat ("plat") as submitted meets City street design standards and will not have a significance adverse impact requiring additional mitigation measures. The appellant also indicates that issuance of the MDNS shall not occur prior to the completion and approval of the TIA by the City. 2. The appellant claims that the City has no legal authority to require a fire mitigation fee on a per dwelling unit basis. The appellant argues that the City does not have a Fire Impact Fee Ordinance adopted by the City Council as required by the Growth Management Act. Therefore, City officials shall have not have discretion of such fees and/or forced on the applicant through future Development Agreements. 1 The appellant asserts that there is no basis to require a GMA based Development Agreement for a Plat meeting development standards and any requirement to pay a fire mitigation fee would be an illegal tax under RCW 82.02.020. Lead Agency Response to Claims on Appeal: 1. Transportation Impact Analysis It is the position of City staff that the preliminary plat, as designed does not comply with Title 12 (Streets and Sidewalks) and Title 21 (Pasco Urban Area Subdivision Regulations) of the Pasco Municipal Code(see: PMC 12.15, PMC 12.35.050(2), PMC 21.21.010, PMC 21.20.020). The proposed plat also does not comply with the 2008 Comprehensive Plan's Land Use Map, which indicates a minimum density of 20 dwelling units per acre. In the staff report to the Hearing Examiner (Exhibit #E), tentative plat approval conditions included compliance with the above stated requirements of the Pasco Municipal Code. Condition #9 of the tentative plat approval conditions indicated the completion of all mitigation measures identified through the SEPA Determination. A traffic impact analysis was determined as a mitigation measure after review of the SEPA Checklist submitted by the applicant (Exhibit #F). The Pasco Design and Construction Standards and Specifications for Public Works Improvements require a traffic impact analysis when 25 or more peak hour trips are generated by a development. The SEPA Checklist identifies that a total of 686 weekday trips are anticipated per day. The SEPA Checklist does not require the trip amounts per peak hours although the applicant does provide the peak volumes to occur between the hours of 7:00 AM —8:30 AM and 4:00 PM —6:00 PM. The SEPA MDNS were included as tentative plat approval conditions to ensure that that the analysis performed through the TIA would be performed on an approved preliminary plat design. This condition would also ensure that specific improvement and mitigation measures indicated as a result of the TIA would be required to be completed by the applicant. The City considers its implementation of the SEPA is compliant with the intended purpose of WAC 197-11-030(2)(a-g) and WAC 197-11-060. The applicant has since completed and submitted a TIA to the City based on the existing preliminary plat design. The public hearing for the preliminary plat is scheduled for December 9, 2020 and has not received a formal decision of approval from the Pasco Hearing Examiner. 2. Fire Mitigation Fee The Pasco Municipal Code adopts sections 197-11-040 — 197-11-268 of the Washington Administrative Code (WAC) by reference in Pasco Municipal Code, section 23.10.020. 2 RCW 82.02.100(1)states that"a person required to pay a fee pursuant to RCW 43.21C.060 forsystem improvements shall not be required to pay an impact fee under RCW 82.02.050 through 82.02.090 for those same system improvements." The City interprets the reference to RCW 43.21C.060 provides all branches of government, in this case,the City of Pasco as the Lead Agency SEPA Official, can condition or deny a proposal to mitigate specific adverse environmental impacts identified in the environmental documents and that mitigation measures shall be reasonable and capable of being accomplished. The Mitigated Determination of Non-Significance issued by the City references a mitigation fee and does not make reference to an impact fee pursuant to the RCW 82.02.050. The determination of a Fire Mitigation Fee is derived from the authorization given to municipal agencies to mitigate adverse environmental impacts in RCW 43.21.C.060. Section 15 of the SEPA Checklist submitted by the applicant requires the Lead Agency to identify evaluate whether the proposal or project would result in the increased need for public services, such as fire or police protection, public transit, healthcare or schools. Washington State Law (SHB 1756) requires government entities to maintain written policies and requirements on their fire departments services, including turnout times and other performance objectives. The Pasco City Council adopted Resolution 2938 in February 2006 approving response standards for the Pasco Fire Department requiring a response/arrival time within six minutes for the arrival of the first engine to a fire suppression incident. The City determined that the proposal would result in the increased need for fire protection services. The site of the preliminary plat is outside of the six minute response time for existing Fire Station #83 located at 3203 Road 68.The City has also determined that the relocation of Station#83 to Sandifur Parkway and Road 76 will not be able to serve the site within the requirements of Resolution 2938. The Fire Mitigation Fee is being applied through the SEPA decision and in this case, is not being applied to address an existing deficiency in public services. Under the Growth Management Act, a city can specify the amount of the mitigation fee to be imposed for each type of system improvement assuring that the calculation of fees is based on the individualized assessment of a development direct impact on each improvement. The proposal that the SEPA MDNS was issued for is currently under review by the City. The MDNS included a Fire Mitigation of$390. As the proposal is still under a review, a revised/updated amount for Fire Mitigation will need to be prepared by the City but will not be available until a preliminary plat has been approved by the Pasco Hearing Examiner. The City will issue a revised MDNS pending the decision of the Hearing Examiner. For reference only, the City issued a SEPA MDNS in 2018 that required a fire mitigation fee for the relocation of Fire Station #83. That was formalized in Resolution 3852 passed by the Pasco City Council on August 6, 2018. 3 Exhibits: #A: Mitigated Determination of Non-Significance, Issued June 26, 2020 #B: Preliminary Plat (MF# PP2020-002) Burns Road Duplexes #C: SEPA Appeal, dated July 6, 2020 #D SEPA Determination Withdrawal, dated April 22, 2020 Recommendation: Pasco's Department of Community and Economic Development recommends that the Hearing Examiner uphold the Departments threshold determination (MDNS) and deny Appeal No. APPL2020-001. 4 w4co Community Development Department PO Box 293,525 N 3`d Ave,Pasco,WA 99301 EXHIBIT#A P:509.545.3441/F:509.545.3499 MITIGATED DETERMINATION OF NON-SIGNIFICANCE (Optional DNS Process) Issuance Date:June 26, 2020 Project Name: Burns Road Preliminary Plat Project Number: SEPA2020-011 & PP2020-002 Proponent: Big Sky Developers, LLC 12406 Eagle Reach Ct Pasco, WA 99301 Applicant: Aqtera Engineering, LLC 2705 St Andrews Lp, Suite C Pasco, WA 99301 Description of Proposal:Approval of a Preliminary Plat application for a 118-lot single-family residential subdivision (zero-lot-line development) on two parcels consisting of 13 acres. Location of Proposal: The northwest corner of the intersection of Burns Road and Broadmoor Boulevard (Parcel #s 115-180-066 and 115-180-067) in Pasco, WA. Mitigation: 1. A traffic impact analysis to determine the impacts of the additional vehicle trips and the need for traffic mitigation measures will be required. Any analysis produced by the applicant shall be submitted to the City for review and approval for the fulfillment of this condition. 2. A fire mitigation fee of $390 will apply to each dwelling unit in this development for the funding of capital facilities required to maintain current levels of fire protection services necessitated by new development. 3. An inadvertent discovery protocol must be established for the potential discovery of cultural or historical artifacts before or during improvements/construction. 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 � � Community Development Department I �4co P:O509.545.3441/F.509.545 3499WA 99301 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 further comment period on the MDNS. Appeals must be filed within 10 days of.thi,,'determination. V't \ �_ -1 Responsible Official: j L-�C- Rick White, Community& Economic Development Director Address: PO Box 293, Pasco, WA 99301-0293 Phone: (509) 545-3441 Appeals: You may appeal this determination of non-significance by submitting an appeal to the address below no later than July 6, 2020 (10 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. EXHIBIT #B U) W x W J A PORTION OF THE SE 1 /4 OF THE SE 1 /4 OF SEC . 6 TWN . 09 N . RGE . 29 E . W. M . CD o C-) PAS C O, WASHINGTON o Q o / i Q z 00 0 BURNS ROAD DUPLEXES PRELIMINARY PLAT - :2E �4� LLJ z / I 70' BUREAU OF RECLAMATION ROW / _ PARCEL: 115180055 VICINITY MAP 7N7� Q U cn �h K�°�/ o �' ° / � NTS Z / N89' 25' 51"E 495.59' / / x x N89' 25' 51"E 495.59' 30/ 30 30 30 30 30 30 30 X x 30 30 300 30 30 30 30 30 30 30 30 30 30 55 117 44 o / DENT RD I SANITARY SEWER I �� ^/ / 5�0 - / I Of m m CONNECTION TO / o 10 '- I I z o CP BE DETERMINED 3 3 / CD 1Q 20 ® -cc -0c© ® d 10 11 12 13 14 IS 16 17 18 19 ® 21 O O O 0 /�,�ti/ PROPOSED LOT - m BURNS RD NUMBER (TYP) L=10 / / / / / _ \\ \� / I I SITE SANDIFUR PKWY a i - ox 30' � ICD / / ss Ss ss-ss-ss�ss�s� \ EG ® 5 \ �I / ss ss SS S_S SS ss ss S 60' - �S - - 9/ j - - - - - - - INTERVALS (TYP) / ROW I I Q ROADB- w w w j 7 C) J w W7 W w w w w w �r �w�w w w w w w -� t 30 3 1 / / o/ 41 1 It 26 30' 30' 30' / 30 30 30 30' 30' 30- 30 30' 30' 30' 30 30 30' 30' 30'- 30_ 30= 3g' 3� -3� 30 20 �� ) i I I Lu a 10 Iqt / 3 / UTIL ESMT °°/ "�°� ' 1� ��° NN L-3 � ��, EX UTIOL ESMT / LQ, � I SP 2019-09 P ROJ ECT INFO I - - - - - - - - - - - - 918 97 � % 95 94 - 93 / � � � � - - � / I I cn 3 118 117 116 115 114 113 112 111 110 109 IOS 107 106 105 104 103 102 101 100 O O O 0 _ I M V) I I W Q / \ N � 10 000000000 O _ _ 0 1 � ► -510 J I SITE INFORMATION Z Ln �I ( ( ( ( ( ( I 4 �� - c PARCEL NO: 115180066 115180067 0 �' oo I I I I \ I I I I �o' jo' 30' 1 gin' 30' 30 I SITE ADDRESS: 10181 & 10315 BURNS RD, PASCO, WA 99301 3n 30 3o Icn o S2 - I w SITE AREA: 13.15 AC (572,653 SF) J 3 I ( I ( ( ( I ( \ I ( ( II So'(56' 21"w ( I ( ( I I ( ( I 10 60 O \ PARCEL: 115180065 I\ I I W Lon PARCEL: 115180067 577'99 PARCEL: 115180066 UTIL ESMT ROW 1 1 I I I I oc PARCEL: 115180073 - ; v, Z:' O / I I I I Q� OWNER/APPLICANT. a z 3 67 68 69 70 71 72 73 74 75 76 77 78 ® ® 81 ® ® ® ® ® 87 Lo �® �� ® 91 / �, CD BIG SKY DEVELOPERS, LLC / l N \ / / - / / 30 10' 3 N MI ® Il I O 12406 EAGLE REACH COURT 1 - �I I / / I I I PASCO, WA 99301 r ROW 3 � UTIL ESMT _ _ _ r ) � to - - - - - 30' 30' - - - 30' 30'---A- 30' N r2 31' 30' 30' X30' 30' 130' 30' 30 30' 30' / o PH. 509.521.4834 0 I �- M I CONTACT: DAVE GREENO o= 3 �� - _ - NLss ss-ss-ss-ss-ss-SS_ - -Ss�Ss Ss Ss\ SS _ 60' S ROAD D ss - ss s��sT� ss f �o ® _ / / I� EX BOUNDARY & �, _� - ROW �V 3 /M III CIVIL ENGINEERLLj ROW CENTERLINE W W W�W W W W ;' W�W W W W W W W W W W / -W W -�W�/ I �!i / / z N � I 37 PROPOSED LOT / I I AQTERA ENGINEERING F �� 30 30� /30 0 30 30 3-0 30- 30 30 30 3T 30' 30 30� -30 3T 3T 30 30 30 3T 3T 30 30 30 ��_/ N v - - - - - - - , ` DIMENSION (TYP) I I I I 2705 ST ANDREWS LOOP, SUITE C N o N 10' L3 �I , / I ( I PASCO, WA 99301 0 0 O 3 UTIL ESMT / II I PH. 509.845.0208 � O N O N N N N 43 N 42 N 39 CONTACT. CALEB STROMSTAD, PE o 9 66 c:, X64 X63 X62 X61 X60 X59 X58 X57 X56 SSS X54 X53 X52 X51 X50 X49 X48 X47 X46 X45 �® �O �O 0 O NO N M / / / N so111 SURVEYOR AHBL, INC w o 0 �\ 1_ �,�� -O9•� 5804 ROAD 90, SUITE H a \ / 495.53' S89' 22' 40"W -T T - - -T I PASCO, WA 99301 -T - - - - - _- s 4 - - - - -T-495.53=S89' 22' 40"W- - - -0-T - - T- - - - - - - - - - - - - - - - - - - - - -P P- �=P- - -a- - - - -P- - - - -P- -P- - /P- 10 - -P- - -P- - -I - - - � _� -� - 50' P P W � /� - - I - - W PH. 509.380.5883 Z _ o - - - - r _ _ EX UTIL ESMT �- - - W- - - - - W-EX ROW TO CL - - - - W- - - - - - - - - � W - _ -c - - - W - - - W - - - - W - - - - W- - - -� SP 2019-09 � W - CONTACT: JOHN BECKER, PLS s, sus ��o o CONNECTION TO - -_ I BASIS OF BEARING Z m 0 o CONNECTION TO BURNS ROAD _ EXISTING WATER _ _ - G- - - - - G EXISTING WATER_ - - - G- - - - - G- - - - - G- - - - - G SANITARY SEWER - - - v- - - _ _ G- - - - - G- - - - - G- - - - G- - nH nH- nH DN nHG off owl OH � � OH OH -OH OH - OH OH- _ o QI _ _ _ _ G- - - - - - � NAD 1983/11 � � CONNECTION TO - nH - -�H- pH Ski 9k1- - 0#1 nu - -�nN - 1 I � WASHINGTON STATE PLANE SOUTH PROJECTION, BASED ON GPS � w N Q o BE DETERMINED 1 OBSERVATIONS USING WSRN AND GEOID 2012A. a - UNITS OF MEASUREMENT ARE US SURVEY FEET. - o I Z U U \ ZN\ VERTICAL DATUMPARCEL AREA TABLE NAVD 1988 VERTICAL DATUM ON ORTHOMETRICALLY CORRECTED a® col 60' 0 30' 60' 120' GPS OBSERVATIONS USING WSRN AND GEOID 2012A. Z S .� o LOT # AREA 17 3,832 SF 34 2,901 SF 51 3,600 SF 68 3,150 SF 85 3,150 SF 102 3,150 SF � - o SURVEY EQUIPMENT USED 1 7,315 SF 18 3,831 SF 35 2,876 SF 52 3,600 SF 69 3,150 SF 86 3,150 SF 103 3,150 SF n o 00 SCALE: 1 = 60' 3 TOTAL STATION UTILIZING STANDARD FIELD TRAVERSE Q o 2 3,844 SF 19 3,830 SF 36 2,851 SF 53 3,600 SF 70 3,150 SF 87 3,150 SF 104 3,150 SF METHODS FOR CONTROL AND STAKING. � 3 3,843 SF 20 3,829 SF 37 2,827 SF 54 3,600 SF 71 3,150 SF 88 3,150 SF 105 3,150 SF 00 TOPCON GR5 USING WASHINGTON STATE REFERENCE NETWORK. o o 4 3,843 SF 21 3,828 SF 38 2,802 SF 55 3,600 SF 72 3,150 SF 89 3,150 SF 106 3,150 SF GENERAL NOTES UTILITIES/SERVICES 5 3,842 SF 22 3,828 SF 39 2,777 SF 56 3,600 SF 73 3,150 SF 90 3,150 SF 107 3,150 SF ROADS / WATER / SEWER: CITY OF PASCO a PROPOSED STREETS PER CITY STANDARD DETAIL ST-2A 6 3,841 SF 23 3,827 SF 40 3,788 SF 57 3,600 SF 74 3,150 SF 91 3,150 SF 108 3,150 SF 1. POWER: BIG BEND ELECTRIC DST o LOCAL ACCESS STREET. 7'I'�A o 7 3,840 SF 24 3,826 SF 41 5,063 SF 58 3,600 SF 75 3,150 SF 92 4,158 SF 109 3,150 SF UNDERGROUND INFILTRATION FACILITIES PROPOSED FOR NATURAL GAS: CASCADE NATURAL GAS CORPORATION y��A��of wASgjN^ � � 2. DRAINAGE MANAGEMENT. COMMUNICATION: CHARTER COMMUNICATION & CENTURY LINK �� fir,, 5 SE 8 3,839 SF 25 5,968 SF 42 3,600 SF 59 3,600 SF 76 3,150 SF 93 4,114 SF 110 3,150 SF - 9 3,838 SF 26 10,613 SF 43 3,600 SF 60 3,600 SF 77 3,150 SF 94 3,150 SF 111 3,150 SF PRE PLAT INFORMATION 10 3,838 SF 27 12,986 SF 44 3,600 SF 61 3,600 SF 78 3,150 SF 95 3,150 SF 112 3,150 SF 53794 w� LEGAL DESCRIPTION: TOTAL PLAT AREA: 13.15 AC O�� EGI3TER�9 �� o 11 3,837 SF 28 6,933 SF 45 3,600 SF 62 3,600 SF 79 3,150 SF 96 3,150 SF 113 3,150 SF PROPOSED USE: SINGLE FAMILY DUPLEX WITH ZERO-LOT LINES ssIONAL SHORT PLAT 2019-09 LOT 2, TOGETHER WITH; SHORT PLAT 2019-09 LOT 3 ai29i2o 12 3,836 SF 29 3,024 SF 46 3,600 SF 63 3,600 SF 80 3,150 SF 97 3,150 SF 114 3,150 SF NUMBER OF LOTS: 118 SHEET 13 3,835 SF 30 2,999 SF 47 3,600 SF 64 3,600 SF 81 3,150 SF 98 3,150 SF 115 3,150 SF MINIMUM LOT AREA: 2,777 SF 14 3,834 SF 31 2,975 SF 48 3,600 SF 65 3,600 SF 82 3,150 SF 99 3,150 SF 116 3,150 SF MAXIMUM LOT AREA: 12,986 SF 1 ° i 15 3,833 SF 32 2,950 SF 49 3,600 SF 66 5,189 SF 83 3,150 SF 100 3,150 SF 117 3,150 SF AVERAGE LOT AREA: 3,666 SF OF E CIROW AREA: 140,008 SF 16 3,833 SF 33 2,925 SF 50 3,600 SF 67 4,548 SF 84 3,150 SF 101 3,150 SF 118 4,255 SF TY J_ �AQTERA EXHIBIT #C July 6, 2020 Mr. Rick White Community& Economic Development Director City of Pasco Planning Department PO Box 293 Pasco,WA 99301 RE: Appeal of Mitigated Determination of Non-Significance for SEPA2020-01 l (PP2020-002) Applicant/Proponent: Big Sky Developers, LLC 12406 Eagle Reach Ct. Pasco,WA 99301 Dear Mr. White: On behalf of the applicant Big Sky Developers LLC, and based on grounds provided by our client's attorney Mark Fickes of Halverson Northwest Law Group,the Applicant appeals the June 26, 2020 MDNS for the following reasons: 1. The two illegal conditions being appealed are condition#1 requiring a traffic impact analysis and condition#2 requiring a fire mitigation fee. 2. A traffic impact analysis(TIA)is underway and the SEPA threshold determination should be withheld until the TIA is complete and approved by the City. Issuing a determination prior to reviewing the TIA violates SEPA by not analyzing traffic impacts of the Plat up front,and deprives the Applicant of its appeal rights. The Applicant's position is the Plat as designed and submitted meets City street design standards and will not have a significant adverse impact requiring additional mitigation measures. 3. The City has no legal authority to require fire mitigation fees on a per dwelling unit basis. GMA based mitigation or impact fees require an Ordinance adopted by the City Council following public hearings. The City of Pasco has not adopted a fire mitigation fee Ordinance,and such fees cannot be left to the discretion of City officials,or forced on the Applicant through future Development Agreements. To the Applicant's knowledge,no fire mitigation fees have been collected from developers of residential lots within the existing City limits,and to do so for this Plat/Proposal would violate the Applicant's right to equal protection under the law. The City has an obligation to provide fire protection services to property owners within the City limits and designated fire protection districts, and cannot charge developers for such services,which are paid for and funded by general property taxes. There is no basis to require a GMA based Development Agreement for a Plat meeting development standards, located solely with the existing City limits. Any requirement to pay a fire mitigation fee would be an illegal tax under RCW 82.02.020. Any fire mitigation fees imposed as a result of Ordinances or decisions adopted by the City after the Applicant's Plat application would violate the Applicant's vested rights. 2705 St.Andrews Loop, Suite C I Pasco,WA 99301 1 509.845.0208 EEos_' info@aqtera.com iE.,OAI I AQTERA.COM r� Thank you for processing this appeal. I can be reached at caleb aia tera.com or 509.845.0208 if there are any further questions. Sincerely, Caleb Stromstad, P.E. Principal Engineer Aqtera Engineering Enclosures: MDNS for SEPA2020-011 dated 6/26/20 Cc: Dave Greeno, Big Sky Developers Mark Fickes, Halverson Northwest Law Group Mr. Rick White July 6,2020 Page 2 EXHIBIT #D 06—o" atyo} Community Development Department PQ Box 293,525 N 3`°Ave, Pasco,WA 993.71 P_509 545.3441 /F:509.545.3499 MITIGATED DETERMINATION OF NON-SIGNIFICANCE (Optional DNS Process) Issuance Date:June 26, 2020 Project Name: Burns Road Preliminary Plat Project Number:SEPA2020-011 & PP2020-002 Proponent: Big Sky Developers, LLC 12406 Eagle Reach Ct Pasco, WA 99301 Applicant:Aqtera Engineering, LLC 2705 St Andrews Lp,Suite C Pasco,WA 99301 Description of Proposal:Approval of a Preliminary Plat application for a 118-lot single-family residential subdivision (zero-lot-line development) on two parcels consisting of 13 acres. Location of Proposal: The northwest corner of the intersection of Burns Road and Broadmoor Boulevard (Parcel#s 115-180-066 and 115-180-067) in Pasco, WA. Mitigation: 1. A traffic impact analysis to determine the impacts of the additional vehicle trips and the need for traffic mitigation measures will be required. Any analysis produced by the applicant shall be submitted to the City for review and approval for the fulfillment of this condition. 2. A fire mitigation fee of $390 will apply to each dwelling unit in this development for the funding of capital facilities required to maintain current levels of fire protection services necessitated by new development. 3. An inadvertent discovery protocol must be established for the potential discovery of cultural or historical artifacts before or during improvements/construction. 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 �� Community Development Department PO Box 293, 525 N 3f°Ave, Pasco,WA 99301 P:509.545.3441/F:509.545.3499 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 further comment period on the MDNS. Appeals must be filed within 10 da s oftthi determination. Responsible Official: 1 Rick White, Community& Economic Development Director Address: PO Box 293, Pasco, WA 99301-0293 Phone: (509) 545-3441 Appeals: You may appeal this determination of non-significance by submitting an appeal to the address below no later than July 6,2020 (10 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. w4co Community Development Department 1jr PQ Box 293, 525 N 3`d Ave, Pasco, WA 99301 P:509.545.3441/ F:509.545.3499 STATE ENVIRONMENTAL POLICYACT Withdrawal Notice Mitigated Determination of Non-Significance Date of Issuance: 04/22/2020 Lead Agency: City of Pasco, Washington Agency Contact: Rick White Director, Community & Economic Development (509) 545-3441 Description of Proposal: Development of a 112-lot single-family residential subdivision (zero- lot-line development) on two parcels consisting of 13 acres (Burns Road Plat). Location of Proposal: Two (2) parcels at the northwest corner of the intersection of Broadmoor Boulevard and Burns Road (Parcel #s 115-180-066 and 115-180-067) in Pasco, WA. Proponent: Big Sky Developers 12406 Eagle Reach Ct Pasco, WA 99301 ccolre@aol.com 1 (509) 521-4834 The City of Pasco is withdrawing the SEPA threshold of the Mitigated Determination of Non- Significance issued on April 9th, 2020. If a new threshold determination is issued, a new notice and comment period will be provided. Appeal Process: Pasco Municipal Code 23.35.070(1) 2J L1-- Signature: Date: 2- ED Number:5EPA2020-011 Master File Number: PP2020-002 w4co REPORT TO HEARING EXAMINER PUBLIC LAND USE HEARING City Hall-525 North Third Avenue-Council Chambers WEDNESDAY December 9, 2020 6:00 PM MASTER FILE#: PP 2020-002 APPLICANT: Big Sky Developers, LLC 12406 Eagle Ranch Court Pasco, Washington 99301 REQUEST: PRELIMINARY PLAT: Burns Road Duplexes (118 Multi- Family Duplex/Zero-Lot Line Lots) BACKGROUND 1. PROPERTY DESCRIPTION: Lel Short Plat 2019-09 Lot 2; Short Plat 2019-09 Lot 3. Located in a portion of the Southeast % of the Southeast % of Section 06, Township 09 North, Range 29 East W.M. within the City of Pasco, Franklin County, Washington. (Franklin County Assessor's Tax Parcel (115180066, 115180067). GENERAL LOCATION: 10181/ 10315 Burns Road PROPERTY SIZE: The site consists of two parcels approximately 13.15 acres (572,814 square feet). 2. ACCESS: The property has public frontage access via Burns Road. 3. UTILITIES: Municipal water is available on Burns Road.The site will be served by a future trunk line as part of the Northwest Sewer LID. Said trunk line will be extended north from Harris Road and then east, allowing this development to connect via Burns Road. Big Bend Electric would serve property. 4. LAND USE AND ZONING: The site is currently vacant and zoned R-4 (High Density Residential District). Surrounding properties are zoned and developed as follows: NORTH: R-S-1; Vacant EAST: R-1; SFDUs SOUTH: RT; Vacant WEST: R-1; Vacant 5. COMPREHENSIVE PLAN: The 2008 Comprehensive Plan indicates this site is intended for high-density residential development; surrounding land use designations are low-density residential. High-Density Residential is for the purpose of multiple unit apartments or condominiums at a density exceeding 21 units per acre. The primary criteria for high-density 1 residential includes the consideration of sewer availability and transportation (circulation) access and based on market demand. The 2018-2038 Comprehensive Plan (Resolution No 3998) was adopted by the Pasco City Council on October 5, 2020 and awaits certification from Franklin County (expected January 2021). The 2018-2038 Comprehensive Plan indicates this site is intended for Medium-High Density Residential at a density of 8-15 dwelling units per acre. In December 2016, a Comprehensive Plan Amendment was approved for the two parcels that make up this site (#115180066 and#115180067)that were originally part of a larger 17- acre parcel (#115180064). Through Ordinance No 4327, the entire 17-acre parcel was amended from Low-Density Residential to High-Density Residential. The following 2008 Comprehensive Plan Policies are identified for this item: Policy LU-3-E: Designate areas for higher density residential development where utilities and transportation facilities enable efficient use of capital resources; Policy H-1-A: Medium and high-density housing should be located near arterials and neighborhood/community shopping facilities and employment areas; Policy H-2-A:Allow for a full range of residential environments including single-family homes, townhouses, condominiums, apartments and manufactured housing; ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. A Mitigated Determination of Significance (MDNS) was issued on June 26, 2020. ANALYSIS LOT LAYOUT: The proposed preliminary plat contains 118 multi-family style duplexes with zero-lot line configurations. As designed, lots would have access to Burns Road via two access points at Road A and Road B, along with two access points east to Road A via Road B and Road D. The lots range from 2,777 square feet to 12,986 square feet, the average lot size is 3,666 square feet. RIGHTS-OF-WAY: Lots 1-40 would have direct access to proposed Roads B and C. Lots 41—66 would have frontage access to proposed Road D. Lots 67 — 118 will have access to the proposed Road D and Road B. Proposed Road A would intersect with Sandifur Parkway and proposed Roads B and D. UTILITIES: Municipal water is available on Burns Road The site will be served by a future sewer/trunk-line along Harris Road and will connect to Burns Road as part of the Northwest Sewer LID. Electricity for Big Bend Electric Cooperative will provide the preliminary plat. 2 Construction of municipal services or infrastructure (i.e., fire hydrants and streets lights) shall be constructed per the Pasco Municipal Code and the latest version of the Pasco Design and Construction Standards. IRRIGATION: Existing Franklin County Irrigation District (FCID) main located at the intersection of Burns Road and Broadmoor Blvd, approximately 343 feet east of the proposed plat. WATER RIGHTS: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. 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: The density requirements of the R-4 zoning district are established to provide a high-density residential environment permitting up to 29 dwelling units per acre.The 2008 Comprehensive Plan indicates that High Density Land Use Classification should provide a range of units at a density exceeding 20 dwelling units per acre. The proposed plat has a density of 8.74 dwelling units per acre which. Development standards for the R-4 residential district require a minimum lot size of 4,000 square feet for single-family dwellings, and 1,500 for multi-family and/or dwellings part of zero-lot-line developments. The lot size standards of the R-4 zoning district are met as proposed. Parks Open Space/Schools: Vintage Park is located approximately 1.4 miles east of the site on Road 84 south of Burns Road. Chiawana Park is located approximately 3.25 miles south on West Court Street and Road 94. Access to the Sacajawea River Trail is 2.46 miles south of the proposed site located on West Court Street north of Road 111. The City bicycle/pedestrian trail is accessible 0.50 miles south at Broadmoor Blvd and Sandifur Parkway. The Pasco School District is completing the construction of a new elementary school and middle school approximately 0.33 miles east of the proposed plat on Burns Road. Maya Angelou Elementary School on Road 84 is approximately 1.25 miles east of the site. Delta High School, operated by the Pasco, Kennewick and Richland School Districts is 0.39 miles south on Broadmoor Blvd. 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 application of the impact fee addresses the requirement to ensure there are adequate provisions for schools. A school impact fee 3 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 proposed plat is designed as a multi-family style development although each dwelling would have its own lot with a shared lot-line. The maximum density as determined by the R-4 residential zoning district is 29 dwelling units per acre. The proposed plat has a density of 8.74 dwelling units per acre.The 2008 Comprehensive Plan identifies the site for High Density Residential with a minimum density of 20 dwellings per acre. Pasco Municipal Code 21.20.020 requires two tiers of lots per block under normal conditions. Block lengths shall not exceed 1,320 feet per PMC 21.21.010. Safe Travel & Walking Conditions:The proposed plat indicates streets and sidewalks accessible for each lot. Curb, gutter, and sidewalk shall be installed and constructed to current City standards meeting the requirements 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. Pasco Municipal Code 12.36.050(2) requires water and sewer improvements shall be extended through the length of the property being developed. The SEPA determination (MDNS) determined that a Fire Mitigation Fee would apply to each dwelling.The SEPA determination (MDNS) also determined that a Traffic Impact Analysis(TIA)would be required to determine the impacts of the additional vehicle trips and to identify traffic mitigation measures. Provision of Housing for State Residents: The proposed plat contains 118 multi-family duplexes (zero-lot line) providing the opportunity for the construction of 118 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: As proposed, the plat provides two access points to Burns Road via Road A and Road C and two access points west to Road A via Road B and Road D. Ben Franklin Transit operates Routes 66, 67 and 225 available at bus stops located on Sandifur Pkwy approximately 0.58 miles southeast of the site. Comprehensive Plan Policies & Maps: The 2008 Comprehensive Plan designates the site for High Density Residential development. The High Density Residential land use specifies units at a density with a minimum of 20 units per acre. Surrounding Comprehensive Plan Land Use designations include Low Density Residential to the immediate north and west and across Burns Road and Broadmoor Blvd. 4 Housing Goals of the Comprehensive Plan 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 In addition to the goals, specific policies of the Comprehensive Plan relevant to this proposed plat include: Policy H-2-A:Allow for a full range of residential environments including single family homes, townhomes, condominiums, apartments and manufactured housing Policy H-4-A: Encourage innovative techniques in the design of the residential neighborhoods and mixed use areas to provide character and variety in the community; The applicant is proposing to construct 118 multi-family duplex lots utilizing zero-lot lines at a density of 8.74 dwelling units per acre. This is below the established minimum density of the Comprehensive Plan. The 2018-2038 Comprehensive Plan has identified this site for Medium-High Density Residential that permits a range of 8 to 15 dwelling units per acre.The 2018-2038 Comprehensive Plan, adopted by the Pasco City Council on October 5, 2020 awaits certification from Franklin County (expected January 2021). Other Findings: The Public Notice was mailed out on 11/20/2020 to the owners of the parcels within 300 feet of the proposed site, and published in the Tri-City Herald on 11/29/2020. Written comments are to be accepted at the Community Development Department until 5pm on December 9, 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 approximately 13.5 acres. 4. The site of the proposed plat was part of a Comprehensive Plan Land Use Amendment (Ordinance 4327) approving the land use map from Low-Density Residential to High Density Residential, approved by the Pasco City Council on December 16, 2016. 5. The site of the proposed plat was part of a larger 17.1-acre site approved for a mass grading permit. 6. The site is currently vacant. 7. The site is not considered a critical area, a mineral resource area or a wetland. 8. The site's 2008 Comprehensive Plan designation isfor High Density Residential development; High density Residential specifies residential development exceeding a density 20 dwelling units per acre. 9. The proposed preliminary plat does not meet the minimum established density requirement as designated by the 2008 Comprehensive Plan Land Use Map. 5 10. The site is zoned R-4 (High Density Residential District) 11. The proposed subdivision is in conformance with the zoning requirements of the site. 12. The minimum lot area in the R-4 for single-family dwellings is 4,000 square feet and 1,500 square feet for multiple family dwellings and dwellings part of zero-lot-line developments. 13. The average lot size for the preliminary plat is 3,666 square feet, ranging from 2,777 square feet to 12,986 square feet. 14. The developer is proposing 8.74 dwelling units per acre. 15. The block encompassing Lots numbered 1 —40 exceed the maximum block length per PMC 21.21.010 16. The block encompassing Lots numbered 1—40 do not sufficiently accommodate two-tiers of lots per PMC 21.20.020. 17. The Pasco Municipal Code requires water and sewer to be extended through the length of the property being developed per PMC 12.36.050(2) 18. The sewer proposed on Road C does not extend to the eastern limit of the parcel subject to development, as required by PMC 12.336.050(2) of the City Concurrency requirements 19. The Housing Element of the Comprehensive Plan encourages housing for all economic segments of the city's population; maintaining a variety of housing consistent with the local and regional market and encouraging housing design that ensures long term sustainable value. 20. The Transportation Element of the Comprehensive Plan encourages an effective transportation system centered on convenient and integrated street network and an efficient alternate and multi-modal transportation system. 21. The estimated vehicle trip generation is 686 trips per day with anticipated peak periods between 7:00 AM — 8:30 AM and 4:00 PM — 6:00 PM as indicated in the SEPA Checklist submitted to the City. 22. The current park impact fee is $1,575 per dwelling unit. 23. 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. 24. The City of Pasco has adopted a school impact fee ordinance that requires new housing developments to provide the School District with impact fees.The fee was effective April 16, 2012. 25. Past correspondence from the Pasco School District indicates impact fees address the requirement to ensure adequate provisions are made for schools. 26. Plat improvements within the City of Pasco are required to comply with the most recent 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. Handicapped-accessible pedestrian ramps must be 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. 27. The assignment of water rights is a requirement for subdivision approval per Pasco Municipal Code Section 26.04.115(6) and Section 3.07.160. 28. The developer is responsible for all costs associated with construction, inspection, and plan review service expenses incurred by the City Engineering Office. 6 29. 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. 30. The proposed site includes a portion of a larger site issued a Mitigated Determination of Non-Significance (MDNS) for the mitigation of an inadvertent discovery protocol for the potential discover of cultural or historical articles (SEPA 202000842). 31. A public hearing on this item was held before the Hearing Examiner on April 8, 2020, and was recommended to be continued to the May 13, 2020 meeting of the Hearing Examiner. 32. The City, on behalf of the applicant withdrew the SEPA Determination (MDNS) issued on April 9, 2020 on April 22, 2020. 33. The applicant submitted a revised preliminary plat on May 5, 2020 34. The revised SEPA checklist was reviewed and a Mitigated Determination of Significance was issued on June 26, 2020 35. The SEPA MDNS indicated that a traffic impact analysis (TIA), fire mitigation fee and inadvertent discovery protocol are required after review of the completed environmental checklist submitted to the City. 36. The applicant has submitted an appeal (APPL2020-001)to the SEPA MDNS on July 6, 2020. 37. The applicant submitted a Traffic Impact Analysis for the application (as designed) on October 15, 2020. 38. The applicant was notified that a Traffic Impact Analysis would be required to be conducted on an approved preliminary plat application, and that a revised TIA may be required if significant changes to the application, including density,total dwellings, lot arrangement and street layout were revised. 39. The City determined that the TIA submitted by the application was completed and satisfactory. The applicant was notified on October 26, 2020. 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. 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 City Standards and Specifications of the Public Works Department. These standards for streets, sidewalks, and other infrastructure improvements are designed to ensure the public health, safety, and general welfare of the community.These standards include provisions for streets, drainage, and water and sewer service and for the dedication of right-of-way. 7 The proposed plat specifies the connection to existing water on Burns Road at the intersections of proposed Road A and Road C. Sanitary sewer connection is to be near the intersection of Road A and Burns Road. The proposed plat indicates two local access roads connecting to Burns Road. Burns Road is a two- lane collector facility with 50 MPH speed limit. The intersection of Burns Road and Broadmoor Blvd is approximately 375 feet east.The intersection is currently controlled by a two-way stop. Proposed Roads B and Road D provide access west to the proposed Road A. No access roads are available within the preliminary plat to future properties north or east of the site. The City of Pasco Complete Streets Ordinance (PMC 12.15) requires that any new construction shall include Complete Streets infrastructure unless specific exceptions are identified (PMC 12.15.040). Best practice criteria for street design, construction and operations, including references to the American Association of State Transportation Officials (AASHTO), Institute of Transportation Engineers (ITE) and the National Associations of City Transportation Officials (NACTO) are identified. See the following examples below: AASHTO: The 2018 (7t" Edition) of A Policy on Geometric Design of Highways and Streets included various revisions and updates from the 2011 edition including an increased focus on multi-modal levels of service. Specifically, the updated language emphasizes the movement of all users and not solely vehicle movements. Institute of Transportation Engineers: In 2010, the ITE published Designing Walkable Urban Thoroughfares: A Context Sensitive Approach as a response for improving mobility choices and community character through enhancing walkable communities. Identified principles for walkable urban thoroughfares include the transportation network design to efficiently accommodate emergency vehicles, providing multiple routes to reach any block, the formation of a gridlike pattern of continuous thoroughfares, except as precluded by topographic barriers and the connection of access between communities and neighborhoods of all types. National Association of City Transportation Officials: The Transit Design Guide published in 2016 states that a connected grid street network is supportive of multi-modal travel. NACTO also references the Complete Streets, Complete Networks document published by the Active Transportation Alliance. It states that emergency first responders (fire, police, and ambulance) are key stakeholders in Complete Streets Implementations. Specifically, expanding the traditional grid network can help municipalities deliver emergency services more efficiently with the increased route options. Although surrounding properties are currently vacant, the proposed plat does not include considerations for future transportation connections to the north or east. Without adequate considerations for additional access points for future development,the proposed development may limit and/or decrease future mobility options for residents and travelers. Thus, not meeting the 8 intent of the Complete Streets Policy or PMC 21.15.010(1) which states street patterns shall take into consideration access needed to develop adjacent properties. The City is required to implement concurrency provisions required by the Washington State Growth Management Act. The intent is to ensure that the transportation and utility systems of the city will be adequate to serve future development. Concurrency requirements of the City of Pasco are identified in Title 12 of the Pasco Municipal Code. The sewer proposed on Road C does not extend to the eastern limit of the parcel subject to development, as required by PMC 12.336.050(2) of the City Concurrency requirements The Pasco School District's Capital Facilities Plan indicates that the City collect school impact 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 will provide 118 dwelling units at a density of 8.74 dwelling units per acre. The dwelling units as proposed will consist of 118 duplex style housing utilizing zero-lot lines (shared lot line).The exterior of the block that includes lots numbered 1-40 exceeds the maximum block length of 1,320 feet per RCW 21.20.020 by approximately 223 feet. The block that includes lots numbered 1-40 do not meet the requirement of PMC 21.20.020 which requires two tiers of lots under normal conditions. (3) The proposed subdivision conforms to the policies, maps, and narrative text of the Comprehensive Plan, The Comprehensive Plan Land Use for the site is High Density Residential and is appropriate for multi-family dwellings that may include apartments and condominiums with a minimum of 20 units per acre. Low Density Residential land uses are to the north, east, west and south of the proposed site. Housing Policies of the Comprehensive Plan encourages housing for all economic segments of the city's population; maintaining a variety of housing consistent with the local and regional market and encouraging housing design that ensures long term sustainable value. The proposed subdivision adds housing variety via the duplex/zero-lot line design but does not meet the minimum established density of the existing Comprehensive Plan Land Use. The Transportation Element of the Comprehensive Plan includes a variety of Goals and Policies that can be interpreted as in conflict with the Pasco Municipal Code see below: Goal TR-1 of the Transportation Element states: Provide for and maintain an effective transportation system centered on a convenient and integrated street network. 9 Policy TR-1 which discourages cross-city and high-speed vehicle movement on local access streets serving single family neighborhoods is inconsistent with the Policies TR-1-F (provide inter-neighborhood travel connections for safety and transportation disbursement) and TR- 1-G (develop an interconnected network of streets, trails and other public ways while preserving neighborhood identity). Goal TR-2 of the Transportation Element further emphasizes street connectivity through the encouragement of efficient, alternative and multi-modal transportation systems. Policy TR-2-B states that the City shall cooperate with Ben Franklin Transit in programming transit routes,stops and facilities,which optimize user acceptance. Policy TR-2-D encourages greater user of bicycles and walking by providing safe and purposeful routes. Title 21.15.010(1) of the Pasco Municipal Code states that streets shall normally continue as an extension of existing streets unless good planning dictates a different solution. Street patterns shall take into consideration access needed to develop adjacent properties. This code applies to the continuation of existing streets but does not provide guidelines when subdivisions are constructed that leave no opportunity for streets to be extended in the future. The PMC for Local Access Streets (PMC 21.15.060) is inconsistent with the policies identified above as it clearly states that local access streets shall be planned to discourage through traffic to short cut onto collector streets and primary/secondary arterials. Furthermore,the Pasco Comprehensive Plan also includes references to the Benton-Franklin Council of Governments (BFCG) and the adopted Metropolitan/Regional Transportation Plan (M/RTP). RCW 47.80.023 requires all transportation elements of the Comprehensive Plan to be consistent with the adopted M/RTP. The M/RTP does not provide specific code or design language but does contain regionally adopted goals and policies, which include Safety & Security, Preservation, Mobility & Accessibility, Freight Movement & Economic Vitality, and Community & Environmental Sustainability. It should be noted that the references to Title 21 above were adopted in 1999 (Ordinance 3398) while the last Comprehensive Plan was adopted by City Council in 2008 (Ordinance 3866). Staff has determined that the proposed subdivision, as currently designed does not conform to the all policies, maps and narrative (text) of the 2008 Comprehensive Plan. (4) The proposed subdivision conforms to the general purposes of any applicable policies or plans which have been adopted by the City Council; As noted under items #1 and #3; the proposed subdivision as designed does not meet the purpose of the City of Pasco's Complete Street Policy (PMC 12.15). The Pasco City Council adopted the Pasco Bicycle/Pedestrian Master Plan in 2011. The purpose of the plan was to address non-motorized facilities by identifying as required by Engrossed Substitute 10 Senate Bill 5186 approved by the Washington State Legislature in 2005. The plan provides a series of policies and objectives including but not limited to: Policy 1: Connectivity/Access: Bicyclists should have safe access to City destinations accessible my by motorized vehicles, where practical. Policy 2: Comfort and Convenience: Bikeways shall be designed to encourage non-motorized travel citywide. The proposed subdivision meets the safety requirements per City Standards and Specifications of the Public Works Department. However, without consideration for additional travel access to the north or east, the proposed subdivision (as designed) will preclude any future connection, thus limiting route options for vehicles, bicyclists, pedestrians or emergency responders. Staff has identified that the proposed subdivision does not meet the intent of the 2011 Pasco Bicycle/Pedestrian Master Plan. The proposed subdivision conforms to the Comprehensive Plan's Housing Element as identified in item 3. (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 proposed subdivision design is not in conformance with PMC 21.20.010 as the block length for lots numbered 1-40 exceeds the maximum length and PMC 21.20.020 as the block width for lots numbered 1-40 do not sufficiently include two tiers of lots. Staff also raises attention to the surrounding parcels currently undergoing proposals for preliminary plat applications through the Pasco Hearing Examiner. Parcels numbered 115180078, 115180077, 115180076 and 115180075 are currently proposed for residential development. Parcel number 115180078 is expected to be shared with the Pasco Hearing Examiner on December 9, 2020 as Preliminary Plat 2020-005 (Barker Ranch) and staff shares concerns that there may be conflicts with connecting roads in and within the adjacent proposals with the proposal of this application, specifically with Pasco Municipal Code 21.15.020(2) which states that intersections on opposite sides of a common street shall either be aligned or be offset a minimum of 125 feet. (6) The public use and interest will be served by approval of the proposed subdivision served if the proposed preliminary plat if it is redesigned to comply with the requirements of the Pasco Municipal Code. The proposed plat, if approved, will be developed in accordance with all City standards and policies 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. 11 The first SEPA Notice of Application was issued on February 18, 2020. Staff received comments from the Washington State Department of Transportation and the Confederated Tribes of the Colville Reservation. Based on the comments received, the City issued a Mitigated Determination of Non- Significance (MDNS) on April 9, 2020. Comment Summaries (full comments attached to the staff report) • Washington State Department of Transportation o Project is not adjacent to 1-182, but WSDOT expects majority of the traffic generated from the proposed development to utilize the Road 100 / Broadmoor Blvd (Exit 7) interchange. WSDOT indicates it is to the benefit of the City, State and future developers to preserve interchange efficiency and notes that it currently operates within acceptable safety and operational standards. • Confederated Tribes of the Colville Reservation o The project lies near the traditional territory of the Palus Tribe, represented by the Colville Confederated Tribes of the Colville Reservation and governed by the Colville Business Council. An archaeological assessment and/or investigation is requested and results submitted prior to commencement of the project. As noted in Other Findings (#29, #30, #31), at the request of the applicant, the City withdrew the SEPA MDNS on April 22, 2020. A revised preliminary plat was re-submitted, and the SEPA Notice of Application was distributed on May 8, 2020. A SEPA Mitigated Determination of Non-Significance (MDNS) was issued on June 26, 2020. Identified mitigation included the following: • Traffic Impact Analysis (TIA) o The TIA will determine the impacts of the additional vehicle trips and identify traffic mitigation measures on an approved preliminary plat design. • Fire Mitigation Fee o A fee of$390 per dwelling unit for the funding of capital facilities to maintain current levels of fire protection services necessitated by new development. • Inadvertent Discovery Protocol o The Inadvertent Discovery Protocol must be established for the potential discovery of cultural or historical artifacts before or during improvements. The results shall be submitted to the Confederated Tribes of the Colville Reservation and the City of Pasco prior to construction. 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, 12 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 plat shall include this statement: "As a condition of approval of this preliminary 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) 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. 4) 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. 5) 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. 6) A revised preliminary plat must be submitted in conformance with all Concurrency requirements of Title 12, and PMC 12.36.050(2) 7) A revised preliminary plat must be submitted in conformance with PMC 21.15.010, 21.15.020(2), 21.20.10 and PMC 21.20.020 8) A revised preliminary plat must be submitted that is in conformance with the minimum density as identified in the 2008 Comprehensive Plan 9) Revised preliminary plat must be submitted in conformance with PMC 12.15 Complete Streets Policy 10)All mitigation measures identified through the SEPA Determination shall be completed. 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V 0 icinity Preliminary Plat - Bums Road Duplexes N Map Applicant: Big Sky Developers, LLC W+E File #: PP 2020-002 S > 0 E 0 C J tTTT Burns Road Burns Road 5 0-7E�J L 0 E Feet �W7�-70 Co -0 250 500 1,000 0.� Land Use Preliminary Plat - Burns Road Duplexes N Applicant: Big Sky Developers, LLC w- -E Map File #: PP 2020-002 S V LOW DENSITY RESIDENTIAL J m D a Q Cy b0 m v � � J 00 a m m E a 0 m L Q ML V LOW DENSITY RESIDENTIAL I m D a NTIAL Burns Road Burns Road R m 0 0 E R 0 Feet m 0 250 500 1,000 Zoning Preliminary Plat - Burns Road Duplexes N Applicant: Big Sky Developers, LLC W+E Map File #: PP 2020-002 s m L O L m R-1 R F11 Burns Road Burns Road olR RT _> m L °o R-1 M Feet m 1 0 250 500 1,000 U) BURNS ROAD DUPLEXES - LLI x LLL J � A PORTION OF THE SE 1 /4 OF THE SE 1 /4 OF SEC . 6 TWN . 09 N . RGE . 29 E . W. M . C) U-) o CD PAS C O, WASHINGTON o Q o / i Q z 00 0 PRELIMINARY PLAT - � � z / I 70' BUREAU OF RECLAMATION ROW / _ PARCEL: 115180055 LLJ VICINITY MAP 7N7� Q U cn �h K�°�/ o �' ° / � NTS Z / N89' 25' 51"E 495.59' / / x x N89' 25' 51"E 495.59' 30/ 30 30 30 30 30 30 30 X x 30 30 300 30 30 30 30 30 30 30 30 30 30 55 117 44 o / DENT RD I SANITARY SEWER I �� ^/ / 5�0 - / I Of m m CONNECTION TO / o 10 '- I I z o CP BE DETERMINED 3 3 / CD 1Q 20 ® -cc -0c© ® d 10 11 12 13 14 IS 16 17 18 19 ® 21 O O O 0 /�,�ti/ PROPOSED LOT - m BURNS RD NUMBER (TYP) I / L=10' / / / / _ \\ \� / I I SITE SANDIFUR PKWY a i - � I ss -ss-ss-ss-ss�ss�ss� \ EG ® 5 \ �I / ss ss SS S_S SS ss ss S 60 - � - - 9/ j - - � - - - - - INTERVALS (TYP) / ROW I I Q ROADB- -Eq �w�w w W w w�-w w w w w w �r �w�W W w w w w -� �� 26 30' 30' 30' / 30 30 30 30' 30' 30- 30 30' 30' 30' 30 30 30' 30' 30'- - 30= 3g' 3� -3� 30 20 L� I I I Lu a 10 I / 3 / UTIL ESMT °°/ " ' 4 ��° N N L-3 ��, EX UTIOL ESMT / / / - , LQ, I SP 2019-09 P ROJ ECT INFO I 91B 97 % 95 94 93 / o - - � / II cn 3 118 117 116 10 115 114 113 112 111 110 109 IOS 107 106 105 104 103 102 101 100 O O O 0 _ I V) I I Wcn10000 _ f'-71 0 1 � ► -510 J I SITE INFORMATION Z 00 pLn 3 o`' o I s2° �I ( ( ( ( ( ( I 4 �� - � I c PARCEL NO: 115180066 115180067 0 �' oo I� I I I \ I I ' 10' I � m, 3o' 30' 1 gin' 30' 30' � I SITE ADDRESS: 10181 & 10315 BURNS RD, PASCO, WA 99301 IL 0' 30 30 30 I 42 I� 3 . ,I o S2 -N U) - SITE AREA: 13.15 AC (572,653 SF) J 3 I ( I ( ( ( I ( \ I ( ( II SO'(56' 21"w ( I ( ( I I ( ( I 10 60 O \ PARCEL: 115180065 I\ I I W `n PARCEL: 115180067 577'99 PARCEL: 115180066 UTIL ESMT ROW 1 1 I I I I oc PARCEL: 115180073 � ^ i � � � � � � � � � � I - ; v, o I O - / I I � I I Q� I OWNER/APPLICANT. a z 3 67 68 69 70 71 72 73 74 75 76 77 78 ® ® 81 ® ® ® ® ® 87 �® �� ® 91 / / / - �, CD BIG SKY DEVELOPERS, LLC / l - / / 30 10' 3 N MI ® Il I O 12406 EAGLE REACH COURT 1 - �I I / / I I I PASCO, WA 99301 r ROW 3 UTIL ESMT _ _ _ r - - - - - - 30' 30' - - - 30' 30 30' 26' �`� 1 - / / / // N r2 31' 30'-,.- 30' X30' 30' 130' 30' 30' 30' 30' / o PH. 509.521.4834 0 I CONTACT: DAVE GREENO o= 3 �� - - - N ss ss ss _ss ss - ss ss�ss�ss ss ss\ ss _ 60' S ROAD D ss - ss s��sT� ss f �o ® _ / / CD EX BOUNDARY & �, _� - ROW �V 3 /M III CIVIL ENGINEER ROW CENTERLINE 3 W W W�W W W W ;' W�W W W W W W W W W W / -W W -�W�/ I �!i / / z N t � I 37 PROPOSED LOT / I I AQTERA ENGINEERING F �� 30 30� /30 0 30 30 3S 30r 30 30 30 3T 30r 30 30� -30 3T 3T 30 30 30 3T 3T 30 30 30 ��_/ (n v - - - - - - - , ` DIMENSION (TYP) I I I I 2705 ST ANDREWS LOOP, SUITE C N o N 10' L3 �I , / I ( I PASCO, WA 99301 0 0Of 3 UTIL ESMT /I / / II I PH. 509.845.0208 > � O N O N N N N 43 N 42 N CONTACT. CALEB STROMSTAD, PE o 9 X65 X64 X63 C62 X61 X60 X59 X58 X57 X56 SSS X54 X53 X52 X51 X50 C49 p48 X47 X46 X45 C4 �O �O c 0 O �O �O �O �O �O �O �O \ �y N M / / / N SURVEYOR 00 / _ / I AHBL, INC w o 0 �\ 1_ I �0' T �,�� -O9•� 5804 ROAD 90, SUITE H a \ wo / 495.53' S89' 2230 30' 1 ' 40"W -T T - - -T I PASCO, WA 99301 -T - - - - - _- s 4 - - - - -T-495.53=S89' 22' 4- - - - 0-�- - - T- - - - - - - - - - _ _ - - - - - - - - - - - -P P- �=P- - -a- - - - -P- - - - -P- -P- - P- 10 - -P- - -P- - -I - - - n _� -� - 50' P P W � - - I - - W PH. 509.380.5883 Z � o r _ _ EX UTIL ESMT _ � �- - - W- - - - - W-EX ROW TO CL - - - - W- - - - - �- W - - - - w- W- - - -� SP 2019-09 '4 W - CONTACT: JOHN BECKER, PLS s, sus ��o o CONNECTION TO - -_ IT BASIS OF BEARING Z m 0 o CONNECTION TO BURNSROAD _ EXISTING WATER _ _ - G- - - - - G EXISTING WATER_ - - - G- - - - - G- - - - - G- - - - - G SANITARY SEWER - - - - - = G- - - - - G- - - - - G- - - - G- - nH nH- nH DN nHG - r off 0�1 OH � � OH OH -OH OH - OH OH- _ 60 QI _ _ _ _ G- - - - - - NAD 1983/11 < < CONNECTION TO - nH - -OH- DFS Ski 9k1- - 0#1 nu - -�nN - 1 I WASHINGTON STATE PLANE SOUTH PROJECTION, BASED ON GPS N Q o BE DETERMINED 1 OBSERVATIONS USING WSRN AND GEOID 2012A. a - UNITS OF MEASUREMENT ARE US SURVEY FEET. - o I Z U U \ �� VERTICAL DATUM PARCEL AREA TABLE N NAVD 1988 VERTICAL DATUM ON ORTHOMETRICALLY CORRECTED a® 1101 60' 0 30' 60' 120' GPS OBSERVATIONS USING WSRN AND GEOID 2012A. Z S .� o LOT # AREA 17 3,832 SF 34 2,901 SF 51 3,600 SF 68 3,150 SF 85 3,150 SF 102 3,150 SF � - o SURVEY EQUIPMENT USED 1 7,315 SF 18 3,831 SF 35 2,876 SF 52 3,600 SF 69 3,150 SF 86 3,150 SF 103 3,150 SF n o SCALE: 1 = 60' 3 TOTAL STATION UTILIZING STANDARD FIELD TRAVERSE Q o 2 3,844 SF 19 3,830 SF 36 2,851 SF 53 3,600 SF 70 3,150 SF 87 3,150 SF 104 3,150 SF METHODS FOR CONTROL AND STAKING. � 3 3,843 SF 20 3,829 SF 37 2,827 SF 54 3,600 SF 71 3,150 SF 88 3,150 SF 105 3,150 SF 00 TOPCON GR5 USING WASHINGTON STATE REFERENCE NETWORK. o o 4 3,843 SF 21 3,828 SF 38 2,802 SF 55 3,600 SF 72 3,150 SF 89 3,150 SF 106 3,150 SF GENERAL NOTES UTILITIES/SERVICES 5 3,842 SF 22 3,828 SF 39 2,777 SF 56 3,600 SF 73 3,150 SF 90 3,150 SF 107 3,150 SF ROADS / WATER / SEWER: CITY OF PASCO a PROPOSED STREETS PER CITY STANDARD DETAIL ST-2A 6 3,841 SF 23 3,827 SF 40 3,788 SF 57 3,600 SF 74 3,150 SF 91 3,150 SF 108 3,150 SF 1. POWER: BIG BEND ELECTRIC DST o LOCAL ACCESS STREET. 7'I'�A o 7 3,840 SF 24 3,826 SF 41 5,063 SF 58 3,600 SF 75 3,150 SF 92 4,158 SF 109 3,150 SF UNDERGROUND INFILTRATION FACILITIES PROPOSED FOR NATURAL GAS: CASCADE NATURAL GAS CORPORATION y��A��OF wASgjN^ � � 2. DRAINAGE MANAGEMENT. COMMUNICATION: CHARTER COMMUNICATION & CENTURY LINK �� fir,, 5 SE 8 3,839 SF 25 5,968 SF 42 3,600 SF 59 3,600 SF 76 3,150 SF 93 4,114 SF 110 3,150 SF - 9 3,838 SF 26 10,613 SF 43 3,600 SF 60 3,600 SF 77 3,150 SF 94 3,150 SF 111 3,150 SF PRE PLAT INFORMATION 10 3,838 SF 27 12,986 SF 44 3,600 SF 61 3,600 SF 78 3,150 SF 95 3,150 SF 112 3,150 SF 53794 w� LEGAL DESCRIPTION: TOTAL PLAT AREA: 13.15 AC O�� EGI3TER�9 �� o 11 3,837 SF 28 6,933 SF 45 3,600 SF 62 3,600 SF 79 3,150 SF 96 3,150 SF 113 3,150 SF PROPOSED USE: SINGLE FAMILY DUPLEX WITH ZERO-LOT LINES ssIONAL SHORT PLAT 2019-09 LOT 2, TOGETHER WITH; SHORT PLAT 2019-09 LOT 3 ai2gi2o 12 3,836 SF 29 3,024 SF 46 3,600 SF 63 3,600 SF 80 3,150 SF 97 3,150 SF 114 3,150 SF NUMBER OF LOTS: 118 SHEET 13 3,835 SF 30 2,999 SF 47 3,600 SF 64 3,600 SF 81 3,150 SF 98 3,150 SF 115 3,150 SF MINIMUM LOT AREA: 2,777 SF 14 3,834 SF 31 2,975 SF 48 3,600 SF 65 3,600 SF 82 3,150 SF 99 3,150 SF 116 3,150 SF MAXIMUM LOT AREA: 12,986 SF 1 ° 15 3,833 SF 32 2,950 SF 49 3,600 SF 66 5,189 SF 83 3,150 SF 100 3,150 SF 117 3,150 SF AVERAGE LOT AREA: 3,666 SF OF E CIROW AREA: 140,008 SF 16 3,833 SF 33 2,925 SF 50 3,600 SF 67 4,548 SF 84 3,150 SF 101 3,150 SF 118 4,255 SF TY J_ U) BURNS ROAD DUPLEXES - LLI x LLL J � A PORTION OF THE SE 1 /4 OF THE SE 1 /4 OF SEC . 6 TWN . 09 N . RGE . 29 E . W. M . o SUBMITTED 12/09/2020PASCO, WASHINGTON o Q o LaL Z 7 QO � �o �- I VICINITY MAP I w � Q U z 70' BUREAU OF RECLAMATION ROW- 5/ / PARCEL: 115180055 505 - �o ZIN\ 4� goo a9 500 °�' - J a- � NTS Z N89' 25' 51"E 495.59' / N89' 25' 51 E 495.59' x x x PRELIMINARY PLAT �8' 300 30 30 30 30 30 3� 30 30 30 30 30 30 30 30 30 X30 30 30 30 30 30 36 107 �- o DENT RD � N 510- SANITARY 1 SANITARY SEWER N // / / / - 3 L / / I Of m o m CONNECTION TO 3 ri / / / I� o 28 °g� w o CD BE DETERMINED I / / / � "' S _ / ' o 0 v ( - - - / - - 1 17 - 18 19 _ ZO 21 ZZ 23 24 25 261 3 N \ I I I C) 3 � 0 ® Q 10 11 12 13 14 IS © 0 0 DI � z � � 10' I 60' S°o � I / � 10' �\ � I m BURNS RD UTIL ESMT / ROW� 104 UTIL ESMT _ \\ 10 I / /� I ''I/ "! M - PROPOSED LOT - \\ \��\ I SITE SANDIFUR PKWY a UTIL ESMT _ - - - _ _ - � � � � \\ � t - - - - - � i /�% NUMBER (TYP) \ I C - ss Ss Ss*-SS ss�ss�ss' I EG ® 5' \� 82 / g /5S ,S�,S SS 0 SS SS SS SS SS iSS�-,o - - , - - \ - � W W --�W--�W / yy 32 \ INTERVALS (TYP) \ Q / W W W W VU W W W W --W�-� W W W W W W / / log, ROADB � � / / / I s� � � \ o � ��I � J N 2 30' 30' 30' / 30 30 /30' 30' 30' 30- -30 30' 30'-�0' 30 30 30' 30' 30'_ 30_ 30= 3(�' 3� -3� 39 20 �� /1 o - hLu 3 _ 10' °°� ,505 5�0 �� o I �� It 10' UTIL ESMT 5 �,� �`' / / (/ cn ® � ,� I EX UTIL ESMT PROJ ECT INFO I 3 ` SP 2019-09 I 1 IQ3 102 101 100 99 �9B � O - b � - \ cn 3 123 122 121 120 119 118 117 116 I15 114 113 112 111 110 109 108 107 106 105 04 O O 0 ?/ I V) I W Q \ lO O �O O O O 0 I I I SITE INFORMATION o ( -510 J N I O I / I \ S, ^/ I I I PARCEL N0: 115180066, 115180067 Lo � ,,, 11p I I I o I I\- - I I I s20 I I �� I ( I s' ( ( ( ( I ( 1 ® � �� 'I I SITE ADDRESS: 10181 & 10315 BURNS RD, PASCO, WA 99301 N 30 30' 30' I ��h god 42' 30 0_ 30 30' 30' 30 Q_ � 30' 30' 30 1 (� _ - �� - 10' _ 60-n 99 10' Lo / d, I SITE AREA: 13.15 AC (572,653 SF) J I so' 21"Iv I I I I rUTIL ESMT ROW UTIL ESMT I I I I I 156' 37 PARCEL: 115180065 \ I\ I w W I 577.99' PARCEL: 115180066 I PARCEL: 115180073 �, I PARCEL: 115180067 \ I O I OWNER/APPLICANT: 3 cn I BIG SKY DEVELOPERS, LLC a z 3 ��72 73 74 �75 76 77 ® ® ® 81 ® ® ® ® 87 ® ® 91 ® 93 �� 95 �® _ / "� 12406 EAGLE REACH COURT 30 F_ 10 I 10' 3 N M 39 / / �' O PASCO, WA 99301 ROW 3 UTIL ESMT I UTIL ESMT / - - I N O / / / /I I PH. 509.521.4834 r N �� 31' 30' 30' X30' 30' 130' 30' 30' 30' 30' 30' 30' 30' 30' 30' 26' ��`� a I 2� / _ o / / / I I I I CONTACT: DAVE GREENO 3 � I � O m SS SS SS SS SS-el S SSS-SS SS SS 5�---SS � SS _ SS SS-0SS �S--SSS , S� SS _ - / // EX BOUNDARY & �' Z - - - -� Tom- / - / CIVIL ENGINEER � N ROW CENTERLINE W W WTW W W W ' W W W W W W W W W W W W �V�-W W 4TO v 41 / I V) 3 / I I j j I AQTERA ENGINEERING z ROAD D T T / 2705 ST ANDREWS LOOP, SUITE C o z N Fn7 � 30� /3T 30 30 30 335 30r 30 30 30 3T 30rt 30 30 30 3T 3T 30 30 30 30 30- 30 30 30 �_/ / o ,j2 PROPOSED LOT / I - � / r cn - _ _ 10, T 3 DIMENSION (TYP) i / / II I I PASCO, WA 99301 z ,N J I O o 3 UTIL ESMT / J 01 ® _ _ , / I I PH. 509.845.0208 C w - / / / I CONTACT: CALEB STROMSTAD, PE > �' W N c_F (CA N N N M- � SURVEYOR � � N AHBL INC 5804 ROAD 90, SUITE H o° 19' - 495.53' S89' 22' 40"W I SS ss-ssS_ I G%� G a PASCO, WA 99301 N , fib- - -T-495.53=S89' 22' 40"W- -T�- - _ - - - 10 _i - - - T- - - - - i - = - - - - _ _ -� -T_ - - -T � � � o � N _ _ _ _ -P- - - - -P- -P- - - - EX UTIL ESMT -M- - _ - -P- - - - -�= 50 -P - - - P- - - - PH. 509.380.5883 Z _ - 4-e _ - - - - - - -P P i SP 2019-09 _ P - - �--� - - W- - - - W-EX ROW TO CL - - - - W- - - - - W - - W CONTACT: JOHN BECKER, PLS o - - - - 1W - - - - - W - - - - W W- - - -� W - - fa�p� W- - - - - W� J s'° s0S TBASIS OF BEARING CONNECTION TO I Z rn 00 0 CONNECTION TO BURIVS'ROAD G- -_- NAD 1983/11 _ m Q EXISTING WATER_ - - - G- - - - - G- - - - - G- - - - - / EXISTING WATER G- - - - - G - - - G- - - - - � - _ � � SANITARY SEWER _ _ _ _ _ _ _ G- - - - - G- - - - - G- - - - G - G -off o� off �0 off OH -OH OH - OH 0H- - - WASHINGTON STATE PLANE SOUTH PROJECTION BASED ON GPS w Q - nu -�nu nH nH- nH DN �H CONNECTION TO - � _ �H- �F� - o� � - - 1 OBSERVATIONS USING WSRN AND GEOID 2012A. w N < BE DETERMINED 1 UNITS OF MEASUREMENT ARE US SURVEY FEET. La] v Lei/\ VERTICAL DATUM PARCEL AREA TABLE N NAVD 1988 VERTICAL DATUM ON ORTHOMETRICALLY CORRECTED N GPS OBSERVATIONS USING WSRN AND GEOID 2012A. Z c® of LOT # AREA 17 3,832 SF 34 3,019 SF 51 3,600 SF 68 3,600 SF 85 3,150 SF 102 3,150 SF 119 3,150 SF so 0 30' so' 12o SURVEY EQUIPMENT USED � o 3 O 1 5,049 SF 18 3,831 SF 35 2,995 SF 52 3,600 SF 69 3,600 SF 86 3,150 SF 103 3,150 SF 120 3,150 SF 3" TOTAL STATION UTILIZING STANDARD FIELD TRAVERSE o SCALE: 1" = 60' METHODS FOR CONTROL AND STAKING. a o 2 3,845 SF 19 3,831 SF 36 2,970 SF 53 3,600 SF 70 3,600 SF 87 3,150 SF 104 3,150 SF 121 3,150 SF TOPCON GR5 USING WASHINGTON STATE REFERENCE NETWORK. � - cnc 3 3,844 SF 20 3,830 SF 37 2,945 SF 54 3,600 SF 71 5,189 SF 88 3,150 SF 105 3,150 SF 122 3,150 SF 00 Lo 4 3,843 SF 21 3,829 SF 38 2, UTILITIES/SERVICES 921 SF 55 3 600 SF 72 4 548 SF 89 3150 SF 106 3150 SF 123 4 255 SF GENERAL NOTES " x 5 3,842 SF 22 3,828 SF 39 2,896 SF 56 3,600 SF 73 3,150 SF 90 3,150 SF 107 3,150 SF ROADS / WATER / SEWER: CITY OF PASCO a PROPOSED STREETS PER CITY STANDARD DETAIL ST-2A POWER: BIG BEND ELECTRIC 6 3,841 SF 23 3,827 SF 40 2,871 SF 57 3,600 SF 74 3,150 SF 91 3,150 SF 108 3,150 SF 1' LOCAL ACCESS STREET. � D STR NATURAL GAS: CASCADE NATURAL GAS CORPORATION 0 o 7 3,841 SF 24 3,826 SF 41 2,847 SF 58 3,600 SF 75 3,150 SF 92 3,150 SF 109 3,150 SF �V��pF WA$NI�G1�t� � UNDERGROUND INFILTRATION FACILITIES PROPOSED FOR COMMUNICATION: CHARTER COMMUNICATION & CENTURY LINK c 8 3,840 SF 25 3,826 SF 42 2,822 SF 59 3,600 SF 76 3,150 SF 93 3,150 SF 110 3,150 SF 2. DRAINAGE MANAGEMENT. �,� m 9 3,839 SF 26 4,550 SF 43 2,798 SF 60 3,600 SF 77 3,150 SF 94 3,150 SF 111 3,150 SF PRE PLAT INFORMATION 10 3,838 SF 27 3,196 SF 44 2,773 SF TOTAL PLAT AREA: 13.15 AC o 61 3,600 SF 78 3,150 SF 95 3,150 SF 112 3,150 SF LEGAL DESCRIPTION: °•� hECI TERES � o 11 3,837 SF 28 3,167 SF 45 3,282 SF 62 3,600 SF 79 3,150 SF 96 3,150 SF 113 3,150 SF PROPOSED USE: SINGLE FAMILY DUPLEX WITH ZERO-LOT LINES �sSIONAL E��` 12 3,836 SF 29 3,143 SF 46 5,063 SF 63 3,600 SF 80 3,150 SF 97 4,158 SF 114 3,150 SF SHORT PLAT 2019-09 LOT 2, TOGETHER WITH; SHORT PLAT 2019-09 LOT 3 PROPOSED DENSITY: 9.4 UNITS/AC 12/9/20 13 3,836 SF 30 3,118 SF 47 3,600 SF 64 3,600 SF 81 3,150 SF 98 4,114 SF 115 3,150 SF NUMBER OF LOTS: 123 SHEET 14 3,835 SF 31 3,093 SF 48 3,600 SF 65 3,600 SF 82 3,150 SF 99 3,150 SF 116 3,150 SF MINIMUM LOT AREA: 2,773 SF o 15 3,834 SF 32 3,069 SF 49 3,600 SF MAXIMUM LOT AREA: 5,189 SF OF 66 3,600 SF 83 3,150 SF 100 3,150 SF 117 3,150 SF AVERAGE LOT AREA: 16 3,833 SF 33 3,044 SF 50 3,600 SF 67 3,600 SF 84 3,150 SF 101 3,150 SF 118 3,150 SF CITY ROW AREA: 149,11 443 SF 14 SF W J_ ! • r f� � ff i• f � � I � '�M Alot r !i R.3 r ` r _ ► " rlow S• Alp L �- RFAa .r• - � --' '�� :_ �._ �__ - �" .�� ``: -� - _ _ _ _ _ _ - .a...�'•^� - � f �+- _ �� _- ■,rev _ _ -, ,___ '^"��. � _-. _` ;�� - r -�- - t - rt r v s ■n� • tr -r •+� -tr�'ri - _ ��- 'w� - w - # aP� . .+� +h - t� r _ - - �� - - - �� '�P-s��-�.�• -�+ z a. . - y■ewlt�♦-,� - _ �� .. _ - s y � . a � • i�� r - -� +'"'�— -. `+yT ��'�F - - -_- �. - - - . 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F �� *, 4 + * _. . _ , , v .Jr. d. } ID 6 L . . ' L t . I . ;' = ' I r I , , 1 �i � % +_ — - , r ~'T P9 �' r'i -'fir � � L. r f . � .. ' + F - F +.: 4 _ - . * + . * _ . r � `O _)1- Ira ri 4. � F 5 f _ dr- +f �'Ff • r J ' ■ � . r R. - . •t= { r= - ' }J 4N �I r' ' - _ ! i _ � +•� �+ t F- + t .1 r _ I • r * .�_ '..fir 'rY! !L �r T * L ~ - ,•,r •h ; q1 r_. +• i. +'-. F 1 '{ +� I F ■ .) #. 4 . rF �_ F ' . �� ti Via' - ` 11 _ T F` ��. ! .11 { 1 _� F t ;� _ _f S _ �;�. / j 1 * +. 1 a -s -.- _ 5 �1 z k REPORT TO HEARING EXAMINER 0 PUBLIC LAND USE HEARING City Hall—525 North Third Avenue—Council Chambers WEDNESDAY December 9, 2020 6:00 PM MASTER FILE#: PP 2020-003 APPLICANT: Derek Alexander/7HA Family LLC 2090 Kingston Road Richland, WA 99354 REQUEST: PRELIMINARY PLAT: 7HA Family "Seven Sisters" Plat (233 Single- Family Lots) BACKGROUND 1. PROPERTY DESCRIPTION: Le&al: THAT PORTION OF THE SOUTH HALF OF THE SOUTHEAST QUARTER OF SECTION 5, TOWNSHIP 9 NORTH, RANGE 29 EAST OF THE WILLAMETTE MERIDIAN, FRANKLIN COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF THE SOUTHEAST QUARTER OF SAID SECTION 5; THENCE N 01°06'35" E, 1343.83 FEET ALONG THE EAST LINE TO THE NORTHEAST CORNER OF SAID SOUTH HALF; THENCE S 89°33'08" W, 1948.72 FEET ALONG THE NORTH LINE OF SAID SOUTH HALF; THENCE S 01°06'35" W, 1340.04 FEET PARALLEL WITH THE EAST LINE OF SAID SOUTHEAST QUARTER TO THE SOUTH LINE THEREOF; THENCE N 89°39'49" E, 1948.62 FEET ALONG SAID SOUTH LINE TO THE POINT OF BEGINNING. (Parcel # 115 170 069) General Location: A parcel of land located between Roads 84 and 90 just north of Burns Road. Property Size: The site consists of one 60.01-acre parcel. 2. ACCESS: The property has access from Burns Road. 3. UTILITIES: Municipal water and sewer are available in Roads 84 &90 south of Burns Road. 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: AP-20 (C) Farming (County) EAST: R-T(Cty); R-1 Farming&SFDUs SOUTH: R-1 SFDUs WEST: R-1 Pasco School District elementary& middle schools 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 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 (SEPA 2020-061), the adopted City Comprehensive Plan, City development regulations, and other information, a Determination of Non-Significance (DNS) was issued for this project on November 17, 2020 (WAC 197-11-355). ANALYSIS LOT LAYOUT: The proposed preliminary plat contains 233 single-family lots, which would have access from dedicated internal streets,via future dedicated Roads 84&90 north of Burns Road.The lots range from 7,291 square feet to 12,890 square feet, the average lot size being 7,997 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 streets to be dedicated as part of the plat.The north right-of- way extent of Burns Road from Road 84 to Road 90, along with Roads 84 and 90 will be fully improved and completed with this subdivision. UTILITIES: Municipal water and sewer are available in Roads 84 and 90 south of Burns Road. 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:This parcel is located within Franklin County Irrigation District service area but is not currently served or assessed by FCID. KID has a 24" PVC line that extends across the Burns Rd. frontage within a 30- foot irrigation easement from the section line north between Roads 84 and 90. A 30' easement shall be required prior to the start of any construction along Burns Rd. WATER RIGHTS: 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. 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 3.9 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:Vintage Park is located approximately.35 miles from the southeast corner of the plat. Angelou Elementary School is adjacent Vintage Park to the north, and about .21 miles to the south of 2 the southeast corner of the plat; Columbia River Elementary School is adjacent to the west,and Ray Reynolds Middle School is .17 miles to the west. 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 3.9 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 233 single-family lots providing the opportunity for the construction of 233 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 Roads 84 and 90 to Burns Road to the south. 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 Routes 67 and 225 have stops about%of a mile to the south near the corner of Broadmoor Boulevard/Road 100 and Sandifur Parkway. 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 233 single-family lots at a density of 3.9 dwelling units per acre to meet the intent of the Comprehensive Plan. Other Findings: The Public Notice was mailed out on October 29, 2020 and published in the Tri-City Herald on October 29, 2020. Written comments will be accepted at the Community Development Department until 5:00 pm on December 9, 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. 3 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 3.9 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 9.52 trip/unit * 233 units = 2,218 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, streetlights and storm water retention. The handicapped-accessible pedestrian ramps are to be 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. 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 (PMC 21.25.060) as to whether or not: 4 (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 makes efficient use of vacant land and will provide for the looping of utilities and interconnectivity of streets as supported in the Comprehensive Plan. The proposed subdivision will provide arterial street improvements along Roads 84 and 90 as well as on the north side of Burns Road. (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 to the east, south, and west have Comprehensive Plan Land Use designations of Low Density Residential. 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 3.9 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; 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 are met (i.e., school impact fees paid). (6) The public use and interest will be served by approval of the proposed subdivision. 5 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 Burns Road 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 Burns Road 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 that all fees are collected for each phase that abuts said streets. 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 t N Overview ■ • Applicant: Derek ■ . , _ ■ Family LLC W+E Map File #: PP 2020-003 S rig 1L r � X. •�� V R, - • moil ■JJaWjj T Ma Mon k_-- .i�y Otis Aju■ RiCE l •' F d- 1 430 850 1,700 2,600 11n..fy ViCiriit Item: 229-lot Preliminary Plat Applicant: Derek Alexander/7HA Family LLC w - E Map File #: PP 2020-003 CITY LI�M�ITS CITY LI�M�ITS SITE - r SAL E _ e in f _SN[]Q_U LMI 140 280 560 840 1,10 r Feet "= t '� ZFFFE TIJCf{ER Land Use Item: 229-lot Preliminary Plat w Applicant: Derek Alexanderl7HA Family LLC w E Map File #: PP 2020-003 S i i Agriculture i CITY L-iMLI FTIS S ITE PSD terrienfaWjffiddie Schools �ac n Cal a n 7T j � � •.� $FDl1s �J S DUs =LL DURHAM I~ LA SALLE CO ❑ V) o SNQ UALMIE 40 280 560 840 1,100 0 SF usS D s Feet — �ZEPHER TUCKER - 0 -- Z011'119Item: 229-lot Preliminary Plat N Applicant: Derek Alexanderl7HA Family LLC w E Map File #: PP 2020-003 s AP-20 (County) CITY LIMITS CITY-LI, -ITT,' R-T SITE (County) EIED= DURHAM rn LU LA SALLE 00 ❑ ❑ SNOQUALMIE 140 280 560 840 1,10 R1 Feet 3: ZEPHER TUCKER o Comp Plan Item: 229-lot Preliminary Plat N Applicant: Derek Alexanderl7HA Family LLC w -- E Map File #: PP 2020-003 CITY LIMITS W- LI�M�IeT=S NNNN IN IN SITE IN GOVERNMENT/PUBLIC 77 � iu LL _71T IN, IN, ,\X\ - I � I I - IN IN, - ----------- IN IN TM 1--H -T I -LLI x DURHAM cn LA SALLE Co Lu ❑ z Q SNOQUALMIE 140 280 550 840 1,10 Feet —LLL ZEPHER TUCKER 0 REFERENCES- I PRELIMINARY PLAT LEGAL DESCRIPTION OF T T T.T 0. 24 OF— "T '�SE LOT AREA TABLE —IT11E.111*111 01" 1 11 1111 T, "SEVEN SISTERS" SURVEYOR'S NOTES: 1-1 oxansxw sxss so or .cars Tl 1�=.l IEIc11.11 .IT 3 x.cxrox1 11— . 1 . w .E To rxE 1-T or amixxixc. T LOCATED IN THE S1/2 OF THE SE 1/4 OF SECTION 5, TOWNSHIP 9 NORTH, RANGE 29 EAST, W.M. CITY OF PASCO, FRANKLIN COUNTY, WASHINGTON W1 11-1 11-4 E. T I.— Irl V 1s1s. 11 1,, er ORCHID ELT—-—-—-—-—-—-—- 4P, go oe- mEAN ST -—-—-—-—- DO 4, 4 r 7s' 1s7N 7s 1" 71 11 7� nl.— 3L 3 0 CHOOL 11111.11T SHORT Rp ip 7' 7� 13. 13 1" H. " aoro MTMON 71 71 1 11 14' 71 71 Ts 73 11' 73 11' ,WOP `01 11 7414' 1. 7a' .4 73 1� 7� 11 11 ——------' ------- 11 1 1 7 HELEN ST -—-—-—--------------- 1� 7V 71 1� 1�11 71 7�11 11 n n73 7� 7T 1� ". 7� PIAT OF DESERTE 73 7Y 11 7hV 71 6v 7e1e ------------------ qp n as rs LOUGENIA ST -—-—-—-—-—-—-—- --—-—- A 1�1 11 11 7�- 11 1s1 7e 7T 7S 71- 13' • vr ,ti ---------------- 'P, 71- VICINITY 1 :1 .——n P ars ;, 1� 7� 11 ----------------------- L — — — — — — — — — — APPLICANT/OWNER BURNS RD -- --------------------------------------------------------- wssr wA sass --------------------------------- ----------- ------------ H.N.. 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' ��- l _ -.r. � - -'� 4�. �[iR"�•��'�.�yRJ� }:ti - - ... .. - - •',r '� ��`' rl�nk r r � E<yr � 3„ '� ! ;�,. � � 't r�".s+�`!�+ r • � _ �� •T" .... - - - - - .. _ °e. �� R �a�T•� ' _ - -�1'�.�: �, ' � 13..r,a'� ;�„ - ._'��- _ice _ .. - _1 - o v •y � f's � ,/ r- :� i ... - _ - r?.r = ra - ,3 ,,i-•.i._ _r i• 'f. -OA ,Wj " "3 A-� -_ '_i :>S` � �' isS .r'tom �, •i-'..' ��" _ - - .;fie�lr� �4i REPORT TO HEARING EXAMINER I P ico PUBLIC LAND USE HEARING City Hall—525 North Third Avenue—Council Chambers WEDNESDAY December 9, 2020 6:00 PM MASTER FILE#: PP 2020-005 APPLICANT: RP Development In. 6159 W Deschutes Ave, Suite 509 Kennewick, WA 99336 REQUEST: PRELIMINARY PLAT: Barker Ranch Plat (100 Single-Family Lots) BACKGROUND 1. PROPERTY DESCRIPTION: Legal: Lot 5, Short Plat 2020-22 (Parcel # 115 180 078). General Location: A parcel of land located on the north side of Burns Road approximately 1,330 feet west of Broadmoor Blvd and 1,335 feet north of Burns Road. Property Size: The site consists of one 25.86-acre parcel. 2. ACCESS: The property has access from Burns Road. 3. UTILITIES:The site is one of eight parcels participating in the Northwest Area Sewer LID project, which involves the construction of approximately 11,000 linear feet of gravity sewer transmission main to connect the growing Broadmoor area to the existing sanitary sewer system. Pasco municipal water is available along Burns Road to the south. 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-S-1 Farming (County) EAST: R-S-1 Vacant SOUTH: RT Vacant WEST: R-S-20 (C) Vacant (Pasco School District) 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 (SEPA 2020-063), the adopted City Comprehensive Plan, City development regulations, and other information, a Mitigated Determination of Non-Significance (DNS) was issued for this project on November 20, 2020 (WAC 197-11-355). 1 ANALYSIS LOT LAYOUT: The proposed preliminary plat contains 100 single-family lots, which would have access from dedicated internal streets,via future dedicated Roads 104 and 108 north of Burns Road.The lots range from 7,346 square feet to 12,724 square feet, the average lot size being 7,911 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 streets to be dedicated as part of the plat.The north right-of- way extent of Burns Road between future Roads 104 and 108, along with Roads 104 and 108 will be fully improved and completed with this subdivision. UTILITIES: Municipal water is available in Burns Road. The site is one of eight parcels participating in the Northwest Area Sewer LID project, which involves the construction of approximately 11,000 linear feet of gravity sewer transmission main to connect the growing Broadmoor area to the existing sanitary sewer system.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: This parcel is located within South Columbia Basin Irrigation District service area. The existing agricultural water allotment shall be released for any lands associated with the subdivision prior to the approval of the plat. 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 3.57 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:The closest park,Vintage Park,is located over a mile and a half away to the south and east. The Pasco School District owns the parcel adjacent to the west; it was previously designated for a future high school, but plans are not firm; Ray Reynolds Middle School is approximately% mile to the east on Burns Road; Columbia River Elementary School is about a quarter mile further east along Burns Road. 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. 2 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 3.57 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 100 single-family lots providing the opportunity for the construction of 100 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 construction of Roads 104 and 108 northward from Burns Road. 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 Routes 67 and 225 have stops about 1.15 miles to the southeast nearthe corner of Broadmoor Boulevard/Road 100 and Sandifur Parkway. 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 100 single-family lots at a density of 3.57 dwelling units per acre to meet the intent of the Comprehensive Plan. Other Findings: The Public Notice was mailed out on October 29, 2020 and published in the Tri-City Herald on October 29, 2020. Written comments will be accepted at the Community Development Department until 5:00 pm on December 9, 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. 3 9. The developer is proposing 3.57 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 9.52 trip/unit * 100 units=952 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, streetlights and storm water retention. The handicapped-accessible pedestrian ramps are to be 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. 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 (PMC 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 4 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 makes efficient use of vacant land and will provide for the looping of utilities and interconnectivity of streets as supported in the Comprehensive Plan. The proposed subdivision will provide arterial street improvements along Roads 104 and 108 as well as on the north side of Burns Road. (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 to the north, part of the east,and south have Comprehensive Plan Land Use designations of Low Density Residential. A parcel to the east included high-density residential designation.The property to the west is designated for government/public use and is currently owned by Pasco School District#1. 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 3.57 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; 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. 5 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 Burns Road 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 Burns Road 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) 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 South Columbia Basin Irrigation District (SCBID)-maintained utilities are allowed in the public right of way. Any existing non-City or non-SCBID 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 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. 6 RECOMMENDATION Staff recommends approval of the Preliminary Plat with conditions per above. 7 w Item: 1 00-lot Plat R ■ rr Development Prr Made Construction _I Map File #: PP 2020-005 S - ��' �l t fpil�� _ ■ TV Lf i -- _�s►��r ► _#1### �KL•.. i 1430 850 1,700 2,600 3,40LI.Feet OmniT � I �`' 7�►'+ f�.� NMS•;;Vii' IPA VicinItem: I00-lot Preliminary Plat N Applicant: RP Development 1 Pro Made Construction w E Map File #: PP 202.0-405 s J SITE BURNS ON 44 . 140 280 560 840 1,10 -71 Feet Land Use Item: 100-lot Preliminary Plat IN Applicant: RP Development 1 Pro Made Construction w E Map File #: PP 2020-005 S r 83 - Resour -Agricuitur -nf i i,.L 81 - Resource SFDU other -Agriculture SITE 1 acant Cornet nicati In CITY LIMITS BURNS �wtiM+ri i rr 81 - Resource -Agriculture 140 280 550 840 1,10 Feat INN Com Plan Item: 100-lot Preliminary Plat N Comp Applicant: RP Development 1 Pro Made Construction w E Map File #: PP 2020-005 S Lni J r+ U GOVERNMENT/PUBLIC SITE HIGH DENSITY RESIDENTIAL i L I i BURNS CITY LIMITS J- 140 280 560 840 1,10 Feet BARKER RANCH PRELIMINARY PLAT � 6R LOCATED IN THE SE 1/4 OF SECTION 6, T 9 N, R 29 E OF THE WILLAMETTE MERIDIAN SUNNI RU N s PROPERTY BOUNDARY a z PROPERTY BOUNDARY VICINITY MAPTRACT'N RE \ 181,068 SF / nW� -60 �• PHASE 8\`9 I �"a I a x a PHASE 2 2 yW¢ ■R®I �w O 3 QN 7.5521 asF X I al eA6a 9F S ]A SF ffi 6P9 ].6293F g .6235E g ],96 g 1,1212SF 6 ]:283E ffi ]6285F ,83B-6F B ],�3F 8 ],�3F 6 ]1iP36� g ].p9T3F - 8,683 �m a a P ,•=8V Z== ra a __ _Es m''Yv o__�z.e —L ize__ — ez3 sr - - v F I" m i'BB PROPENo BY oenvclCS �wzw __ _ __—a__ en arE m .VNVEr wi g ]ePROPERTY AND PLAT STATIST I I �m --- ---- ----- ---- n.e a � na IRDrvmErvrAL IN DID SIT BIT I 7$F LOCALACCESS / wlsPlzo2orz2W SP 2p20¢2 OSWETLON ON AEBEY4 FE STATE PLANE. ] �' IVIAPS OI NOR OFTX15S AST,Wi ��( ) � OUTH ZONEH PT Nw.NOEI BBennlNWluamoErleTE AND ,OUR` X OpPrys 0NOC%AE OF HEN<OFBE NEART;o rvTrvEnTXEaSosF 1EsmT, PT 31 siPHocEssE3AsF - ],T28F B ],TGSF B/].6za°sF ffi 628r/F 2 ],'63F 2 ].ssP $ ].'Bm sF3F ffi ], 5E ], g ],63SF ]:80 SAsss OF PASCO DATum, YCjW"EUEV,s 3za 11 - ]. - eza - Bza 3z+BF 3z3 sF\ is\ /! POINT.,EELEV.,]6.BR ]aw EF IR 1 PHASEI / sac ea® PHASfet sav ®.a a_� sea ev uID#OF 0]3 ECr PARCEL. \ I PHASE 2 m, m/ m /PHASE 2 a / }� access EsmT � Iia al <Q _ - -- -- Sr e, SF SUITE 509 B REEERVarION FOR Y O x�23F ffi ]63BSF a /E385F 8 ],fi15F/S ],865F B ],61 SF g ]:693F y/634SSF 2 ],62SF 2 ]63145T/2 ],GVBOSF 2 ].G959.95F ],&a�95F g ],6) 8 6 m KErvrvEWIG(.wa Saxe FUTURe ROAD WO Sa baa e0a _ 333 ] —n/— ar1 w ss Mme EscrvuTESA S.P.20,6,4 SF rE 1UrIL Z I 6159 w0 7¢G°� - 11 wI 1. 1 n — yA n.r— , w — 3r ,m, RP OPEo MEN,IC A.,Ba936] 6U IQ— ` _ 's —izr— / aer -- r (LOCAL ACCESS) -- � ------ —/.r F /----- ----- ---- ¢ / w 'm' ESCHUTES AV URE SIG e,922 I I SMT,TYP \ LANE n.r nr rz.a n.] 1111 W wo --s —m— — -------- a.r --,:. / / RENNEEYDICX.—RES6E.s L :— — / n« 7 — (� 96 ADD BE ESM / �, \\ / / / o: LOWOENSIttRESIDENTIAL PERLEASE �a n. na __ _, ESIGrvATlOry _ aFN655 � m n. --- ----- - ----- ---- ------ --- --�- -- - R,SUBURB ry a na --�"s a. 'i,- --- Es LEN RENTPROE USE:AGRICUL,,,RAL V E6m� ar "—— �sF n 0B °sF / PROPOSED PROPERTY USE:Low DENSITYFERDENTA_ _ ffi 90 41 a2 a9 B6 P afi _ O] _ ,sF e s3 / 5/ ) i»>w O A s"P 3,990 sF _ 3,,2, �3,,a,BF e., 5F - 9., 5F - B,1x1 sF 3./rlF / /I j% � / `- /e, ,� I_aa�� NTO PATEDTO BEGIN coNsraucnoN SPRING xox,ANI CO"F11FB z9za,oF1111 UPON-11 ^^� / a a W a I..L PH�E2 \ 3 m.e / / 1 — ne wx�S ! a°,v 1 ®rpF CsraEErs ununES.AND STOamwATEa I° —� I a PHASE 3 �� / / ' r /// i / $ru UBDC STREETS WILL BE CONSTRUCTED TO CIry OF sr 7,117111 �i ,,,,��GW�C' \3 a// / / I l // //a a im T, S LOCAL ACCE555TREETS.HE 11 BA00SF 6 ]b395F is2a65F ffi ],6 si ],623 g'ez33F 2 ].Ny 1/ S/,80 S /29F ffi 26 6',A�E g 2� ly �_6 sECTlory lrvcwDEs cunei GUTTERS nrvosloEwwcs BF _ 'e n �]\ems— J � —�BF/ a' _i'�Bz�-sF_ ' i___J _ _ Tr POTA6lE wE0 TOIEACCi�i LO�rvw LocnEO PEA TRE ER U 1 �� a 9 Ufa/ I BTI na e-- _ EDB"EMENTS F HED E-BEF.rHE rC� ,rko cb ss) // /// G� PnaECTCURRENTLY IN DESIGN3amwlu ee UTUDED to �V o �—n—_�_-��--rte/ t�T fjy-L= 1B UTI � —�-—� — � FORinIS PRaecT. �a a� STORmWATERRUNO11WI FCGLLECTEDFROm PU3uC 1E,79 / y % / / / —,F,v mT• --,cv v _ STNEETFANDDIN TRATIory srsTems ocauzEo °f_ _f— _C � — 'S.�_ / - —n�-- wsTAueo PER THE CITY OF �1 r PAREEru1.1111 a i/ a Q�p��/ ��/ is i a as w ° Pa3805TCARD 6 a� / �1 8 /L2/B 23— 2a 8 9Ha95F S \ LL BE EIEV]258 S_ e� 16 �g 960 / _ `],9 awse sF 10 /],5„ 3ASB9P lRF - ] "§F P_ _ es\SF -r SF/ i L 9WSF \5 w�en'°xruF aslvmewsF .aq �.9505F ].950.SF RSF /1,858 /],9�SF E LEV 503.9] — ° — J j E rlasea: o°,sr LEGEND m I m.]s°� ——� � � m Esya,` /i� �A L` ---/- -�---- ---'�----/--r.'s° a ,.,«� E ---- — — — _ ,xd-- ------ --,al--- --� -moo- na — 121SF a m a _------ =— . — x,093T.B �I ,m �r ... ,...—... R[FTAI®FW40uUd nD _ .... KWE -- -- mwr..re. w.a,Pm sTzm rvr owNE »--_--- BURNS ROAD _ _ � RNAME �„,:,EF �- � • e4 Fcwa Hr>s oex TJ�Ewsnrvc CULVERT SECTION LINE wH9s®��uoz9 Uy� Know whRP3 b6IOW. °T"Bris:_�®e`°°p �BOwMpOB @3 $ C8116eforeyou dig. Ory"`�,orz,n0 oa C700 SITE ALTERNATIVE A LOCATED IN THE SE 1 /4 OF SECTION 6 , T 9 N ,,, R 29 E OF THE WILLAMETTE MERIDIAN BURNS RD O O o "0 76 m ELEV 472.29 ELEV 487.16 BARIKER RANC: H PRELIFAINAR""I PLAT PROPERTY BOUNDARY 1,271.2' PROPERTY BOUNDARY ZI fj L\9! _ W0 ZW Parcel Table VICINITY MAP 1" = 2,000'± \ W 0 Parcel# Area > U 1 7,350 \ Q J 3 12,724 TRACT 'A' Q 4 10,734 � U 5 7,511 M I 179,618 SF �g0 T W 0 6 7,423 z \ �j 7 7,423 I- O J I \ J 8 7,423 m Q z I 9 7,423 - - � 0 I - ) g� Q U) 10 7,423 0 / LO u 11 7,423 U Q a) U I PHASE 1 I a o 12 7,423 J I / EIIIIIIIIIIII � o L 13 7,423 0- 80.0' 73.9' 73.9' 73.9' 73.9' 73.9' 73.9' / 73.9' 73.9' 73.9 14 7,423 0- ' 73.9' 73.9' 73.9' 73.9' 72.6' PHASE 2 82.8' I (�� 6 z 15 7,423 w W cr W I I o W 16 7,423 w H (�� a T 0 17 7,423 10 UTIL p�� / Q ESMT, TYP I Q o� 18 7,460 0 1020 60 120Er z z �� o I c n O 19 7,497 w Z Y 0 in I �� /o 0 0 0 o q a o °' v 85 L� J ILL 20 8,790 Ll.I z Q (� I o 0 `� 101 0 Q 100 0 99 0 98 0 97 0 96 0 95 0 94 0 93 0 92 0 91 0 90 0 89 0 88 0 87 0 0 I Q 21 8,235 1"=60' _z - z 2 8,460 SF 7,759 SF T 7,759 SF T 7,759 SF T 7,759 SF T 7,759 SF T 7,�9SF T 7,759 SF T 7,759 SF T 7,759 SF T 7,759 SF T 7,759 SF T 7,759 SF T 7,759 SF - 7,689 SF - 7,782 SF 8,348 SF I 22 7,643 10' UTIL ►_ 24 7,623 PROPERTY AND PLAT STATISTICS C3 Luz w 10 UTIL �h �a SMT, TYP CO Z >_ O ESM T, TYPT_� - _ - - - - - - - - - /30 25 7,623 PROPERTY BOUNDARY AND TOPOGRAPHIC SURVEY cr - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - L 26 7,623 LU O n n - - - - - - - - - - - - - - - - - - - - - - - - - - - - 60.8' - - - - - - - - - - - '42p 27 7,x23 PROVIDED BY PBS ENGINEERING AND ENVIRONMENTAL, �rZ6 62.3' 30' EXTG R/W I 73.9' 73.9' 73.9' 73.9' 73.9' 73.9' 73.9' 73.9' 73.9' 73.9' 73.9' 73.9' 73.9' 66.4' 7. 73.9' 28 7,623 2020 I 29 7,623 Z DEDICATED _ _ _ 30'EXTG R/W 30 7,623 BASIS OF BEARING IS: NAD83 WASHINGTON STATE PLANE, a - - - - - - - - - - - - �- DEDICATED 31 7,623 W/SP 2020-22 - - - 32 7,623 SOUTH ZONE HOLDING A GRID BEARING OF S00055'29"W >_ - - - - LANE A �a0 - W/SP 2020-22 33 7,623 r / I 34 7,579 ALONG THE WEST LINE OF THE SE Y4 OF SECTION 6, ao (LOCAL ACCESS) 62.1' L=3 35 8,086 TOWNSHIP 9 NORTH, RANGE 29 EAST, WILLAMETTE Q 73.9' 73.9' 73.9' 73.9' 73.9' 73.9' 73.9' 73.9' LO 73.9' 73.9' 73.9' 73.9' 73.9' 71.4' 2. - -�4-0- - - - - - 36 8,990 _ _ _ - - .- - - - - - - MERIDIAN, BETWEEN FOUND MONUMENTS, ESTABLISHED U5 Lo 37 121 - - - - - - - - - - - 38 8,131 VIA GPS OBSERVATION ON A CONTROL POINT NEAR THE o 0 10' UTIL I 39 8,131 NORTHWEST CORNER OF THIS SITE AND POST PROCESSED LO 'n ESMT, P pSP oI 401 8,131 131 THROUGH OPUS. Q I\ gg 70 0 71 0 72 0 73 0 Q�4 0 75 0 76 0 77 0 78 0 79 0 80 0 81 0 82 83 0 0 84 I a, z I 68 0 7,657 SF 8,320 SF I 42 s,131 � I /8,410 SF o 7,763 SF 7,763 SF 7,763 SF 7,763 SF (1,763 SF 7,763 SF / 7,763 SF 7,763 SF 7,763 SF 7,763 SF 7,763 SF 7,763 SF 7,763 SF 7,832 SF - - - - - 43 8,131 VERTICAL DATUM IS CITY OF PASCO DATUM, 44 8,131 POINT 95 ELEV. 478.91 pc�G3��a0"HA2 \S�1 I m I �^ j 45 8,131 115 OO�D p " / / so 2' I / 47 8,131 131 POINT 32 ELEV. 475.59 Go SGN I F- I / oP ,p,SE 1 69.8' 2. ' W �,�AS E 12 , 71.6' 2. ' 71.6' 71.5' 2. 71.5' 2. ' 71.5' 2. ' 71.5' 2. 71.5' 2. ' ".4 2. 71.4' 2. ' 71.4' 2. ' 71.4' 2. 71.3' iz ' 48 8,131 3' 71.6' 2 3' 71.6' 2 3' 71.6' 2 3' 71.6' 2 4' 71.5' 2 4' 71.5' 2.4' 71.5' 4' 71.5' 2.5' 71.5' 5' 71.4' 2 5' 71.4' 2 5' 71.4' .5' 71.4' 2.6' 71.3' 69.8' 8' 80.2' /I 49 7,978 TAX ID # OF SUBJECT PARCEL: 50 s,s46 115 180 0780- T 2 PHASE 2 PHASE 2 / Q z 51 8,256 o z 52 7,736 / 53 77so OWNER D o o I PRO MADE CONSTRUCTION LLC � 0 52 0 51 Q� � 57 0 56 0 55 54 0 53 - - 8,256 SF m --LL 54 7,7 10'ACCESS ESMT o 64 � 6�3 0 55 7,7s0 & RESERVATION FOR I LI8,457 0 66 c Ci iD 62 0 61 0 60 0 59 0 58 0 0 o I 56 7,7606159 W DESCHUTES AVE, SUITE 509 65 0 0FUTURE ROAD Z pF 7,760 SF 7,760 SF 7,760 SF 7 60 SF 7,760 SF 7,760 SF 7,760 SF 7,760 SF 7,760 SF 7,760 SF 7,760,E 7,760 SF 7,760 SF 7,760 SF 7,736 SF 57 7,760 KENNEWICK, WA 99336 �7 w 58 7,760 W 10' UTIL o )6) ~/ J 59 7,760 S.P. 2016-14 > ESMT, TYP o - - - - - �3 w so 7,7so DEVELOPER/APPLICANT - - - - - AFN 1849367 Q J - - - - - - - - - - - - - L 456' 15.2' SUITE 509 J - - - - - - - - - - - - - - - - - - - - - - - - - - - - si 7,7so RP DEVELOPMENT, INC � O 3.9' 73.9' 73.9' 73.9' 73.9' 73.9' 73.9' 73.9' 73.9' 73.9' 73.9' 73.9' 73.9' 73.9' 18.4' L=46.8' L_ 62 7,760 63 7,760 6159 W DESCHUTES AVE, S LLI U o LANE BES / �F9�,p� / - __ Sao - °- w 64 77so KENNEWICK, WA 99336 65 7,760 - - - "' - - (LOCAL ACC S )- _ - - / c) S - - - - 66 7,760 ILL! 67 8,457 COMPREHENSIVE PLAN DESIGNATION: / O +cr 68 69 87,763 410 LOW-DENSITY RESIDENTIAL / O / 21.9' L=50.8' 30'ACCESS ESMT M 0 7,763 PER LEASE 65.0' �� b , q,6 L=46.8' 12.x'_ Q AFN 555012 I "�c' °,9 - 60.0' - 72.5' 72.6' 72.6' 72.6' 72.6' 72.6' 72.6' - - 72.6' - - - -72.6'- - - - 72.6' - - - -72- - - - 72.6' - - - - - - - -' 7T - - -- �3r' 711 7,763 LAND USE ZONING DESIGNATION. - - - - - 763 - - - - - - - - - - - - �/ C:, I o � 73 7,763 763 R-S-1 SUBURBAN 10' UTIL I �� s(�j �jW 74 ESMT, TYP ,I (� 10' UTIL / R" j4 5 I 490 I .� H 75 7,763 CURRENT PROPERTY USE: AGRICULTURAL TRACT 'B' I I / p�� ESMT, TYP O� 4130 / _ _ I W � = 7s 7,763 480 43 44Z 0 45 0 46 o Q // - o �, 50 ,, � cn Q PROPOSED PROPERTY USE: LOW DENSITY RESIDENTIAL 8 459 SF I r I o o 0� o 0 o q o 8,131 SF N 8 81 SF c� 8,131 SF c� 8,131 SF N �� 47 / r r/ $� r 49 o I� Z w 77 7,763 ■ I I 30' 30' I 36 N 3� N 38 r 39 r 40 r 41 r 42� r f" r _ 8,846 SF W (� 0 78 7,763 i 8 i31(SF 131 F/T 7,978 SF N 8,990 SF 8,121 SF 8,131 SF 8,131 SF 8,131 SF 8,131 SF 8,131 F T / / ' / j I 9 U 79 7,763 ANTICIPATED TO BEGIN CONSTRUCTION SPRING 2021 AND I I I - a)I T \ 475T / / // / �0 I Q 80 7,763 I // � � / /` / 00 Q J U 81 7,763 COMPLETE BY 2024, DEPENDANT UPON MARKET (D W PHAtt 2� /� I ~ a _j 82 7,832 83 7,657 CONDITIONS. _j 105.0' / I I U PHASE 2 / 80 5 Q O W U I 80.0' 69.7' .8' 69.8' 69.8' 69.8' 69.8' 8' 69.8' 69.8' 69.8' 69 8� 68- 2. ' 80.5' R' .a' 69 8' s' 70.0' .8' I W � o � z s5 8,348 80.01 320 PUBLIC STREETS, UTILITIES, AND STORMWATER CD I I Z Q 8 s' 8' 8' 8' a' PH_AS 3 / I o 2 86 7,782 s' 1 I o Q J 5 PHASE 3 .8 / / / I I / / � / 00 u) 87 7,689 PUBLIC STREETS WILL BE CONSTRUCTED TO CITY OF 7,350 SF I J U I ss 7,759 ° I „� I I� > 89 7,759 PASCO STANDARD ST-2A, LOCAL ACCESS STREETS. THIS 0 I �� s / / / C6 N I T z 90 7,759 SECTION INCLUDES CURBS, GUTTERS, AND SIDEWALKS. 30 I 105.0' I `n I O� \ / / b o / o I ' I o / o 0 o Moo 21 I C� T 91 7,759 I I I 35 34 �' 33 32 31 0 30 _o J�`9 0 28 r 27 r r �5 9 24 r 23 0 0 43 8,235 SF I I IL 92 7,759 0 7,623 SF 7,623 SF 7,643 SF r I 8,086 SF 7,579 SF 7,623 SF 7,623 SF 7,623 T x/,623 SF 7,623 SF 7,623-W 7,623 SF l l 7,6 3 �F I /7,623 F i Q 93 7,759 CITY POTABLE WATER, IRRIGATION, AND SANITARY SEWER w \ � � � 10' UTIL � � 94 7,759 WILL BE EXTENDED TO EACH LOT WITHIN THE PLAT. FIRE ° 95 7,759 2 I / �� ESMT, TYP _ _ - -_- - L HYDRANTS WILL BE INSTALLED AND LOCATED PER THE fl-N 00 I 7,346 SF \ <`� _ _ _�_ _ - - - - - - - - - - - - - L 97 7,759 REQUIREMENTS OF THE CITY FIRE CHIEF. i I ,9 / _ D THROUGH A LID _ _ _ - - - - - - - - - - - - - - - - - - - - - - L=67.7' 36.6' - - 72.2' - - - 72.6'- - - - 72.6' - - 72.6' 72.6�� 72.6 72.6' 72.6' .6' 72.6' 72.6' 72.6' 0.6' 0 98 7,759 Q 99 7,759 / SANITARY SEWER IS BEING CONSTRUCTED I �< L C / � 100 7,759 169 \so /// / �� 101 8,4so PROJECT CURRENTLY IN DESIGN AND WILL BE UTILIZED O / _ ALO AL ACC SS) // / - _ _ !�� TRACT'A'179,618 V \� _ Z- - / - - T� 505 sro °h TRACT'B' s,459 FOR THIS PROJECT. rr U) �' // 10' UTIL - / °Q / / M x ESMT, TYP L 51.5 �-\ STORMWATER RUNOFF WILL BE COLLECTED FROM PUBLIC 3 0 / / / - L 5 8' _-- - -- 12,724 SF G?43.3' 0 70.0' / 70.0' 70.0' 70.0' / 70.0' 70. 70.0' 70. 709 70.0' 0' 70.0' / 67- - L= .9'- L=70.0 - I o, MIN LOT SIZE: 17'346 SF(LOT 2) STREETS AND DISPOSED OF, ONSITE, IN LOCALIZED O _ _ _ _ _ __ MAX LOT SIZE 2 724 SF(LOT 3) - - - - - - - - - - - - - �Z f / I AVG LOT SIZE: 7,887 SF SUBSURFACE INFILTRATION SYSTEMS. 0 - - - - - - - - - - - - - - - - - - � T - / }. �g� �h PHASE 1: 30 LOTS (� / � �g0 I/ / �s / I b PHASE 2: 37 LOTS STREET LIGHTS WILL BE INSTALLED PER THE CITY OFCz N b / b - / q 500 ? c / / 19 N N ?_O ami PASCO STANDARDS. 0- +� / N N I PHASE 3: 34 LOTS ,io o / o (6 �p � 11 / c6 �2a95� 0 13� `° 14 0 15 /1"6 #8- 0 7 497 SF 8,790 SF I I � o 0 6 7 7,423 SF 7 4 SF !�7,� S6^ 7,423 SF 7,423 SF 7,423 SF / %7,423 SF/ 423 SF -7-,460 RIGHT-OF-WAY AREAS i 7 423 �r 7,423 SF 7,423 SF 7,423 SF/ � I PHASE 1: 68,706 SF (z 4 /7,511 SF I / / 10' UTI / / \ / I ELEV 503.97 PHASE 2: 94,040 SF LEGEND ELEV 472.58 I 10,734 SF I / q75 �a° ESM'T TYP Soo L �� PHASE 3: 71,921 SF c ^I / 470 I / / / I - PROPOSED STREET HS - - - - - - - - o SLOT# _ O - - - - - - - - - - - - - - - - - -��- - - - - - - - - - - - /- - - - - - - - - - - - - - - - - - - - - - 43 SF TOTAL AREA W LANE A: 39'(PER ST-2A) 7,6 LOT TO 70.0' / 70. 70.0' 70.0' 7 .0' 70.0' 70.0' 70.7' 69.(L 55.5' L' WIDT - J LANE B: 39'(PER ST-2A) Q 1 -- 7 70.0' 70� 70.0' T T T T T T -T T T T T T 117-510-033 CO TAX I D # y � 92.7' 1�-0` - RRflR M BOUND_ARY_ � T �� - � E� E E t�E E E ^,E E E E- LANE C• 39' PER ST-2A E E / � T T T T E EE E E E E E E T E T E T E E E E E E E ``� T E E T E T E� �' E E T E T E�j T f T�-T E E T E E E E _E E E O / __ E� E 505 �- 16"WTR 16"WTR LANE D: 39' PER ST-2A o T/ T ^ f• -16"WTR 16 WTR 16 WTR 16"WTR /16"WTR 16"WTR 16"WTR 16"WTR 16"WTR 16"WTR 16"WTR 16"WTR I l6"W1R 16"WTR 16"WTR 16 WTR 16 WTR 16 WTRT 16 WTR 16"WTR 16"WTR 16"WTR 16"WTR 16"WTR 16"YR q 16" R 39'(PER ��D�� ADJACENT USE "WTR 16"WTR 16 WTR 1 wrR !!>%R--16 WTR I6 WTR 16 WTR 1_ WT «.�---mac• --'mac---/R.�---..m---z.R---- ---�.�. ---R�---�m----.n.--T.�----a.�--�n.�---•moo--- WEST AVE: 29.5'(PER ST-26) Drawn by: KWE -16 WTR __ R, __ _ _ __ ,r __ �, __ n, __ --R,�---n, --�R--- .�---�.r -- LFORD... ADJACENT OWNER NAME �---,R.----��---�.�---R.�---..R�---�.R•---T.�.---,m�--,R.----•��---��---R�---�m---..�.,--_.��--,R.� -,�- ---mom- -nom-- �R�---�.n� EAST AVE 29.5 ( ER ST-213) � - o � ' PChecked EF BURNS ROAD �� ---v�---��---,v---, .---��.----.v�-- --,�. ---v�---�u---,.v--- ---�u.--- v ---.�.�--------�.v---ilv---ill.---'u __ v __, ---.u. -------,u---,w--- --- .u�__,.v __ J # so o il� T �Ul __�U\\a___.U�___.U�a___.11,___il}u -------��---,.v--- - v � ��o WAS �T� Eng. Job 0108.00 SECTION LINE o N ® �e Scale H: 1"=60' 70�D w o Scale V: N/A EXISTING CULVERT � o Q o 383z2 w� M��210-paoP ��cl x � w Know what's b@IOW. �� %lST ��1� Date: DMpOR o p U) Call before you dig. SSIONAL E�� Dec 7, 2020 l5 OP r 12/7/2020 C100 1 r � e • '� I •��;�4��'Y!4D dpi 1 � �� / r�. �3. 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'� .`' '.�ti_-' yf � � �"' Fl Ir n *14 �: ca y f • 1 �:F� it lr t - yea 4.j � " i- r L.; - '�-. .,� ' J moi. r _ 'SI , _ _• -Y S - +e�!F� ,>— P*-� _ f ! , j•' �7� _ \�ct:�'��4 �:Y.. _w' - .. v r,.r...,..�'4 1-` 'ire t r - �il� y S� � ¢_�c�j� � �rY �2.�,f �y �,•r-%'A Z�" r; +- rr....-'.� .. ..i i„t..Y r"#'C- •4^^ _t I'KrF'.� •_ ,s..€!r j,R �w � +' .F �If, h 13 ] Tr �r- C'ry°f vs�co Community Development Department PO Box 293, 525 N 3 d Ave, Pasco,WA 99301 P: 509.545.3441/F:509.545.3499 MITIGATED DETERMINATION OF NON-SIGNIFICANCE (Optional DNS Process) Issuance Date: November 20, 2020 Project Name: Barker Ranch Project Number: SEPA 2020-063 Proponent: RP Development 6159 W Deschutes Ave, Suite 509 Kennewick, WA 99336 Applicant: Pro Made Construction LLC Attn: Mr. Stephen Bauman Pasco, WA 99301 (509) 545-3444 Description of Proposal: A 100 lot residential subdivision application (MF# PP 2020-005), and a rezone application (MF#Z 2020-007) from R-S-1 to R-1 Location of Proposal: Lot 2-5 of Short Plat 2020-22 recorded in Volume 2 of Short Plats at Page 361 recorded under Auditors File Number 1918957 records of Franklin County, WA. (Parcel # 115-180-078). Said property is situated on the north side of Burns Road approximately 1,330 feet west of Broadmoor Blvd and 1,335 feet north of Burns Road in Pasco, WA Mitigation: 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 results of the analysis must be incorporated into conditions of approval for the Preliminary Plat as applicable. A fire mitigation fee will apply to each dwelling unit in this development for the funding of capital facilities required to maintain current levels of fire protection services necessitated by new development. The owner, developer, and the City must execute a Development Agreement addressing Fire/EMS response provisions and mitigation. An inadvertent discovery protocol must be established for the potential discovery of cultural or historical artifacts before or during improvements/construction. Lead Agency: City of Pasco The City of Pasco, acting as lead agency for this proposal that as mitigated, has determined 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 further comment period on the MDNS. Appeals must be filed within 10 days of this determination. Responsible Official:_ (2A I IL-7L Rick White, Community& Economic Development Director Address: P❑ Box 293, Pasco, WA 99301-0293 Phone: (509) 545-3441 Appeals: You may appeal this determination of non-significance by submitting an appeal to the address below no later than 10 days from issuance of this determination. The appeal must he 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. Clty cry REPORT TO HEARING EXAMINER wim" V-4sco PUBLIC HEARING City Hall—525 North Third Avenue— Remote WEDNESDAY, December 9, 2020 6:00 PM MASTER FILE#: Z 2020-006 APPLICANT: Tim Story/Story Family Five, LLC PO Box 2289 Richland, WA 99352-0100 REQUEST: REZONE: Rezone the parcel addressed 4011 Road 96 (Parcel #118 080 014) from RS-20 (Suburban) to R-1 (Low Density Residential) BACKGROUND 1. PROPERTY DESCRIPTION: Legal: A portion of the Southeast Quarter of the Northwest Quarter of Township 9 North, Range 29 East, Section 17 described as follows: Commencing at the Southwest corner of said Southeast Quarter of the Northwest Quarter, thence South 88°24' East along the centerline of said section 17,73.9 feet; thence North 2°26' East, 296.58 feet to the Point of Beginning; thence continued North 2°26' East, 595.64 feet to a point on a line 100 feet Southwesterly and parallel to the centerline of the FCID canal where the point lies 75 feet East of the West line of said Southeast Quarter; thence 100 feet southerly and parallel to said canal by following courses and distance; South 65°21' East,213.84 feet,South 73°49' East 281.37 feet,South 48°59' East 213.57 feet;South 72°11' East 10.24 feet; thence South 2°44' West 302.58 feet; thence North 88°24' West parallel to the centerline of said section 17, 646.68 feet to the Point of Beginning except the East 30 feet for County road (Parcel #118 080 014). General Location:4011 Road 96, Pasco, WA 99301. Property Size: Approximately 6.55 acres (285,435.03 square feet) 2. ACCESS: The parcel has access from Road 96 and Balfour Drive. 3. UTILITIES:Municipal water is available in Road 96 and sewer extends to the intersection of Balfour Drive and Road 96. 4. LAND USE AND ZONING: The lot is zoned RS-20 (Suburban) and is developed with an earth- sheltered single family dwelling unit, a garage, a pole building, and a horse shelter/lean-to shed. Surrounding properties are zoned and developed as follows: NORTH: R-1 Single Family Dwellings/FCID Canal R-O-W EAST: RS-20 Single Family Dwellings SOUTH: RS-20 Single Family Dwellings/pasture WEST: RS-12 Single Family Dwellings 5. Comprehensive Plan: The Comprehensive Plan indicates the 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 1 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. 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 Determination of Non-Significance (DNS) was issued for this project on November 20, 2020 under WAC 197-11-340(2). ANALYSIS Request Tim Story, in behalf of Story Family Five, LLC, has applied to change the zoning designation of a 6.55-acre parcel addressed 4011 Road 96 from RS-20 (Suburban) to R-1 (Low Density Residential) to facilitate a future subdivision of the property. Per PMC 25.30 (RS-20 Suburban District), the minimum area of all newly created parcels within this district is 20,000 square feet.Taking into consideration the right-of-way remaining to be dedicated the parcel has a potential for approximately 10 house lots under the RS-20 zoning designation;the R-1 zoning district requires a 7,200 square-foot minimum lot size,which translates to approximately 29 building lots. Site The site consists of approximately 6.55 acres and is developed with an earth-sheltered, single-family dwelling directly across from the intersection of Balflour Drive and Road 96.The site slopes downward to the south. History The site was annexed into the City in 2015 (Ordinance 4222), and zoning was assigned RS-20 (Ordinance 4221) as part of said annexation. Ordinance 4221, which established the zoning, restricted the rezoning of parcels included in the annexation for a period of five years from the date of annexation.This restriction expired in June of 2020. 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 current zoning classification was established in 2015(Ordinance 4221). The County zoning designation prior to the annexation was RS-20. 2. The changed conditions, which are alleged to warrant other or additional zoning: The property is considered "infill"property as development has occurred around it. Due to Pasco's rapid population increase, developing the remaining infill properties around the City has become crucial to accommodate future growth. By rezoning the property to R-1 which permits the creation of lots at a greater density than RS-20, the applicant may then develop the property with more single family homes to serve the population. 2 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, 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 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 could lead to the creation of a single family residential subdivision providing housing and job opportunities for Pasco residents. The Comprehensive Plan designates the property"Low-Density Residential."As such, the site may be zoned RS-20, RS-12, RS-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." 4. The effect it will have on the value and character of the adjacent property and the Comprehensive Plan: A change in zoning classification may ultimately result in the establishment of a single family residential subdivision consistent with the Comprehensive Plan. The applicant's end goal is to establish low density housing similar in nature to developments to the north. A plat of approximately 6.55 acres with around 29 residential lots will align with the goals and policies of the Comprehensive Plan, which allows the proposed R-1 zoning designation under the "Low Density Residential"designation of the site. 5. The effect on the property owner or owners if the request is not granted: The property owners would be able to subdivide and develop at a density of 10 low-density residential lots as opposed to around 29 with the rezone. 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 November 20, 2020. 2. Applicants are seeking to rezone 2217 Road 84 from RS-20 (Suburban) to R-1 (Low-density Residential). 3. The lot is approximately 6.55 acres. 4. The rezone is to facilitate future subdivision of the property. 5. The minimum area of all newly created parcels with the current zoning is 20,000 square feet Per PMC 25.30 (RS-20 Suburban District),. 6. R-1 zoning permits 7,200-square-foot lots. 7. The site is developed with an earth-sheltered single-family dwelling, a garage, and a pole-barn. 8. The site slopes toward the south. 9. The site was annexed into the City in 2015 (Ordinance 4222), 10. RS-20 zoning was assigned at time of annexation (Ordinance 4221). 11. Ordinance 4221 restricted the rezoning of annexed parcels for five years from the annexation date. 3 12. The 5-year rezoning restriction expired in June of 2020. 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 indicates the 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 11 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. 2. The effect of the proposal on the immediate vicinity will not be materially detrimental. The Comprehensive Plan designates the property"Low-Density Residential."As such, the site may be zoned RS-20, RS-12, RS-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." 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. No special conditions are proposed. S. 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 herein that the parcel at 4011 Road 96, described as A portion of the Southeast Quarter of the Northwest Quarter of Township 9 North, Range 29 East, Section 17 described as follows: Commencing at the Southwest corner of said Southeast Quarter of the Northwest Quarter,thence South 88°24' East along the centerline of said section 17,73.9 feet;thence North 2°26' East, 296.58 feet to the Point of Beginning;thence continued North 2°26' East, 595.64 feet to a point on a line 100 feet Southwesterly and parallel to the centerline of the FCID canal where the point lies 75 feet East of the West line of said Southeast Quarter; thence 100 feet southerly and parallel to said canal by following courses and distance; South 65°21' East, 213.84 feet, South 73°49' East 281.37 feet, South 48°59' East 213.57 feet;South 72°11' East 10.24 feet;thence South 2°44' West 302.58 feet;thence 4 North 88°24'West parallel to the centerline of said section 17,646.68 feet to the Point of Beginning except the East 30 feet for County road (Parcel #118 080 014), be rezoned from RS-20 to R-1. 5 w Item: Rezone / / R ■ Applicant: STORY FAMILY Map File Z 2020-006 ■ ■■ f � � _ "fir'. �� :�, • [� A` Nip OWN PC at' .ri ! i. r F � � � � •�7t r � �� .I i• W FF1 pit°■ act c,+ — if �r- ti. v. ■E NIP •'��a � 1r• �,, _ � �� •fib •�.L+I �� • r� � �` - _'� .:- � 'd .. - ti .I>■ r?. 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Y '. � �� 4'k•.- �.� ''@-`. �� '� ✓. 13< a'r aR`h-+f ;� n. r x� ry- �ti �, .s ,,,x,rr�, -a,�, , ,*� �}+-,,,� �s� . �-k ..{� �4-. wy- f ..a: ,;; _ ., xis -•� "a--•,. -.�s a iaw `vca S�.'.9V- ".3�'s°�,.�°__ ;,g�'.,,E'a'k. x.,.._,,. �cr.4. s.•> _ -"� �-�C.'..`.,"v,. .mss -. �� Ciryof Community Development Department co P:509 545 3441/FPO Box 293, 525 N 3 WA 99301 509 545.3499 DETERMINATION OF NON-SIGNIFICANCE (Optional DNS Process) Issuance Date: November 20, 2020 Project Name: Story Family Five, LLC Rezone Project Number: SEPA2020-062 & Z2020-006 Proponent: Aqtera Engineering, LLC 2705 St Andrews Loop, Suite C, Pasco, WA 99301 (509) 845-0208 Caleb Stromstad, PE caleb@aqtera.com Applicant: Story Family Five, LLC PO Box 2289, Richland, WA 99352-0100 (509) 634-6062 Todd Story Description of Proposal: Rezone of one parcel (6.6-acre lot) from RS-20 to R-1 zoning in anticipation of future residential development. Location of Proposal: 4011 Road 96, Pasco, WA 99301 (Parcel #118 080 014) in Pasco, Washington. 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 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 10 days of this determination. Responsible Official:A?A, A J L '7t a - -) Rick White, Community & Economic Development Director Address: PO Box 293, Pasco, WA 99301-0293 Phone: (509) 545-3441 Appeals:You may appeal this determination of non-significance by submitting an appeal to the address below no later than 10 days from issuance of this determination. 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, December 9, 2020 6:00 PM MASTER FILE#: SP 2020-012 APPLICANT: Harvey Lighthouse c/o Upper Columbia Mission Society 605 Road 36 Pasco WA 99301 REQUEST: SPECIAL PERMIT: Church Addition in an RS-12 zone for UCMS of Seventh-Day Adventist at 3520 W Sylvester St BACKGROUND 1. PROPERTY DESCRIPTION: Legal: Lot#1: The North 330' OF The West% of the Northwest% of the Northwest%of the Southwest of Section 29,Township 29 North Range 9 East(Parcel #119422401); Lot#2:The Northeast N of the Northwest%of the Northwest%of the Southwest%of Township 29 North Range 9 East, Except the East 225' and Except the West 2 feet of the North 185 feet of the East 227 feet thereof and the Right-of-Way easement(Assessor's record#280694); (Parcel# 119422045) General Location: Property located at 605 Road 36, Pasco, WA 99301 Property Size: Approximately 3.04 acres (132,359.91 square feet). Lot#1: 2.29 acres (99,683.59 square feet); Lot#2 .75 Acres (32,676.32 square feet) 2. ACCESS: The site has access from Road 36 and West Irving Street. 3. UTILITIES:Water and sewer service are available from Road 36, West Sylvester Street, and West Irving Street. 4. LAND USE AND ZONING: The property is currently zoned RS-12 (Suburban Residential). The surrounding properties are also zoned RS-12 and developed with single family dwellings. 5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the church property and surrounding areas for low-density residential development. The plan does not specifically address churches, but various elements of the plan encourage adequate provision of off-street parking and locating businesses in appropriate locations for their anticipated uses. Policies of the plan also encourage the location of facilities for educational and cultural activities in the City. 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 revised Mitigated Determination of Non-Significance(MDNS)was issued for this project on September 28, 2020, under WAC 197-11- 158. As per the MDNS the following mitigation strategies shall be required: 1 a) 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 results of the analysis must be incorporated into conditions of approval for the building permit(s) as applicable. ANALYSIS Request Applicant is proposing to build a 9,500-square-foot detached church and community outreach center. The proposal would include a one-story building with a fire suppression system, parking lot revisions, and site improvements. According to Applicant, the building would be used for community-centered events such as healthy life-style classes, seminars, concerts,fellowship meals, and so forth. Site The building would be located just south of the current Church use at the northeast corner of Road 36 and Irving Street. The site is fully developed with paved parking lot, landscaping, a shed, and a community center to the east. The addition would be required to complement the existing building in construction materials and architectural features. Churches are typically located in or adjacent residential zoning districts of the city. The operation of churches generates very few complaints from adjoining property owners. The existing church property has been well maintained over the years. History The Site was annexed in 1996 (Ordinace #3146); the church property was developed over 55 years ago outside the City limits. As a result, the public areas around the church were developed to county standards and the right-of-way for Rd 36 was not dedicated for road purposes. The east/west driveway along the northern boundary of the church property is only separated from Sylvester by a cable. This driveway also connects to Road 36 at the intersection of Road 36 and Sylvester Street. A similar Special Permit request(Master File#SP 06-009)was approved in 2006 with the following conditions: 1. The special permit shall be personal to the applicant. 2. The property shall be developed in substantial conformance with the site plan submitted with the special permit application, except as herein modified. 3. The Road 36 right-of-way (30') along the west side of the site must be dedicated to the public for road purposes. 4. The applicant shall install curb,gutter and sidewalk along the Sylvester Street frontage at such time as the City Council determines it is needed. 5. The right-of-way radius at the corner of Road 36 and Sylvester Street must be dedicated to the City of Pasco. 6. The driveway entrance located at the intersection of Road 36 and Sylvester Street on the northwest corner of the lot must be eliminated. 7. The closed driveway area at the corner of Road 36 and Sylvester shall be landscaped. 8. The special permit shall be null and void if the required improvements are not made and a City of Pasco occupancy registration has not been obtained by December 31, 2007. Similar conditions would apply to the current request. 2 Code Requirements According to Pasco Municipal Code (PMC) 25.200.020(3) "Unclassified Uses," a church is an unclassified use and requires review via the Special Permit process. A City of Pasco commercial construction permit will be required as well as a General Stormwater Permit through the Washington State Department of Ecology. There are no known cultural resources on or near the site; nor are there any known records of professional studies conducted at the site; moreover, the site was previously developed with a house structure that was demolished in the early 2000s. Given that ground disturbance has already occurred, staff has reasoned that an inadvertent discovery protocol is not necessary. A traffic impact analysis to determine the impacts of additional vehicle trips and the need fortraffic mitigation measures shall be prepared in accordance with the City of Pasco's most recent Design and Construction Standards and Specifications.The results of the analysis must be incorporated into conditions of approval for the building permit(s) as applicable. 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 September 28, 2020, and posted in the Tri-City Herald on September 25, 2020. 2. Applicant is proposing to build a 9,500-square-foot detached church and community outreach center. 3. The proposal would include a one-story building with a fire suppression system, parking lot revisions, and site improvements. 4. The building would be used for community-centered events. 5. The building would be located just south of the current Church 6. The building would be located at the northeast corner of Road 36 and Irving Street. 7. The site is developed with paved parking, landscaping, a shed, and a community center. 8. The addition must be designed to complement the existing building in construction materials and architectural features. 9. Churches are typically located in or adjacent residential zoning districts of the city. 10. Churches generates few complaints from adjoining property owners. 11. The existing church property has been well maintained over the years. 12. The Site was annexed in 1996. 13. The church property was originally developed outside the City limits. 14. Public areas around the church were developed to county standards. 15. The Road 36 ROW was not dedicated. 16. The driveway along Sylvester Street is separated from Sylvester by a cable. 17. The driveway along Sylvester Street connects to Road 36 right at the intersection of Road 36. 18. A similar Special Permit request was approved in 2006. 19. Conditions of the 2006 Special Permit (#SP 06-009)were as follows: 3 a. The special permit shall be personal to the applicant. b. The property shall be developed in substantial conformance with the site plan submitted with the special permit application, except as herein modified. c. The Road 36 right-of-way (30') along the west side of the site must be dedicated to the public for road purposes. d. The applicant shall install curb,gutter and sidewalk along the Sylvester Street frontage at such time as the City Council determines it is needed. e. The right-of-way radius at the corner of Road 36 and Sylvester Street must be dedicated to the City of Pasco. f. The driveway entrance located at the intersection of Road 36 and Sylvester Street on the northwest corner of the lot must be eliminated. g. The closed driveway area at the corner of Road 36 and Sylvester shall be landscaped. h. The special permit shall be null and void if the required improvements are not made and a City of Pasco occupancy registration has not been obtained by December 31, 2007. 20. Similar conditions would apply to the current request. 21. A church is an unclassified use and requires Special Permit review (PMC 25.200.020(3). 22. A City of Pasco commercial construction permit will be required. 23. A City of Pasco General Stormwater Permit will be required. 24. There are no known historic resources on or near the site; 25. There is no record of any professional historic resource studies conducted at the site. 26. The site is marked as very high risk on the DAHP WISAARD database. 27. A traffic impact analysis (TIA) must be prepared as per City Standards and Specifications. 28. The results of the TIA must be incorporated into conditions of approval for the building permit(s) as applicable. 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 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. Policy LU-1- encourages the continuous actions to improve the City's physical environment. Policy LU-2-13 encourages the support of facilities for educational and cultural activities. 2. Will the proposed use adversely affect public infrastructure? a. The proposed use will not change or alter impacts on public infrastructure. Altering the driveway location on Road 36 will improve traffic safety at the intersection of Road 36 and Sylvester Street. 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 addition must be designed to complement the existing building in construction materials and architectural features. 4 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 presence of the church in the neighborhood has not discouraged potential development in the area. 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. A church has been located on the site for over 55 years. 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. Churches are generally accepted uses in or near residential neighborhoods. A history of church operations within the city has shown that churches do not endanger public health or safety. In this case the driveway entrance at the corner of Road 36 and Sylvester is not in an optimal location to secure public safety. APPROVAL CONDITIONS 1. The Special Permit shall apply to tax Parcels #119 422 401 and 119 422 045, and any subsequent subdivisions thereof; 2. The property shall be developed in substantial conformance with the site plan submitted with the special permit application, except as herein modified. 3. IFC Appendix B & C-compliant fire hydrants shall be installed. 4. An NFPA 72/I1FC-compliant fire alarm shall be installed. 5. An NFPA 13/I1FC-compliant fire sprinkler system shall be istalled. 6. A"Knox Box" shall be installed at the main entry. 7. IFC Section 5-compliant Premise Identification shall be provided 8. A traffic mitigation plan shall be prepared and approved by the City in accordance with the City of Pasco's most recent Design and Construction Standards and Specifications. 9. The traffic mitigation plan shall be incorporated into conditions of approval for the building permit(s) as applicable. 10. The right-of-way radius at the corner of Road 36 and Sylvester Street shall be dedicated to the City of Pasco. 11. The Road 36 right-of-way(30')along the west side of the site shall be dedicated to the public for road purposes. 12. Curb,gutter and sidewalk shall be installed in the property frontages along Sylvester Street, Road 36, and West Irving Street as part of the development of this project. 13. The driveway entrance located at the intersection of Road 36 and Sylvester Street on the northwest corner of the lot shall be eliminated. 14. The closed driveway area at the corner of Road 36 and Sylvester shall be landscaped. 5 15. The special permit shall be null and void if the required improvements are not completed within two years of approval of this Special Permit. RECOMMENDATION Staff recommends approval of a 9,500-square-foot detached church and community outreach center,located Property located 605 Road 36 (Parcels #119 422 401 and 119 422 045) in an RS-12 (Suburban Residential) zoning districts, with conditions as set forth herein. 6 R • i Community rview Applicant: ; ! f f ' Columbia MissionSociety • File WCOURT St Note AWf[ 4r.12 MF Ir F lot f ■ � _ � F Sl ,1 - „� :ri iii.�,r �L •7�' _ ±� �: w�.D - w Ry • _i .b - . T71.�. a'r• "' = - �•• i r� tr'i4'i:. - f `` . . _ ,:l Yli J .[iV40 P' '.� I fir■ I�� 'MIS 'Nr. }. [ r ■ __'Rr• �Wkt�YC~ +J•JF�iJI '� ' ,i'i{1 ` �I:;: �Tt 4:,,I iz1: • Ag "J i .!. — ab w Y. ■ lie- 10 rL — i 19 FF i1 _ _ P � ,,i<• -rV 7.�� 7� "�� '�.`�.SY , 1.`�"Jrn WS1 R5tY - - � I P Ln Y.. .r. • —• -. .r - N ._,� " - •gili '1 ..1 .old �yyyyY 2 _ _ _ _ rr -.� 4if . WWI 4 i i` . •� •'YI Ff r R.i i L' `S� .� •' Y _ ir • '�� -^•+�. _- �u• .rri ' Z [N AP �R. ._ •,�� p� �s Y kyr �iryF� r �.r i� •r 4.! n IW IL I A •.. ��111 ik ill NO rd e! �t � s:ti dl11 Y� 1 360 1,400 2,100 f _ 1 _ix Item: Church • / Community V'C""ty Applicant: Harvey Lighthouse/Upper Columbia Mission Society W- E Map File SP 2020-012 VII NDCON 5t . ■ 0--------------- ,� * -. �� '+fes"� 3rt,,.. ■ 1 +._[ WORT cud.• * ❑ io w , r i -4 ns;u t YA19^t 1 1 140 280 420 5611Feet — awr Land Use Item: Church and Community Service Center N Applicant: Harvey Lighthouse/Upper Columbia Mission Society w E Map File #: SP 2020-012 S SFDU Multi-Fam Multi-Fam L ro a W NIXON St = ;_ M ' D o SFDU 0 SFDUv W SYLVESTER St SITE 0 SFDU Q M W IRVING St o = Vacant o a o d LL 0 SFDU M - - 0 LL Vi W YAKIMA St 70 140 280 420 56 Feet SFDU e � 3YLVESTERST 10 low PROPOSED BOUNDARY LINE ARCHI-ECTURAL SFE PLAN |RV|NG8T Y L rA. 44 Looking North F • ,yet{''• 9" k I Ilia ' � Win, i • k '�1 71 4 ate. 1111111111111W,fir -01-VI . l �� V�L� .��f z�.1� �'�•'�A`w �� l br. y,� ' --. _., �� A, I "h�v' r �t 2A, Ala C- ' -" > -tri Y�� .. r a.- .� �'� ;hti J _'�iyr� J•/�� '�F�. - Northeast 17 j --- a - 0. -_�-�- � — __ - �.-�� - `. � -.,tom- - `_ r ..• __ - ��:-_ 'r °w -rte.-wr -._:_ �,- _ �- t`_ rf J ` --- -' - • _ - - - �� °der /"+ I z�".� _- r .' t _a,^^ _i. .� �• � - 1 ._ - - Ta , '�"-!S..fi ' i� iJoh' • /� re'� � IV yj _aJ '� .+i .. 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"�. :�• - - - y , ,�R��"-r V, �+�y.� �''C ,. t r fes'� - -.. /! � �� "^;�� •.+� ,y.,. .. .�T.. `I 'sir �, '�.F.r (` �-- , •�' _- _J 477 Iiiiiiia � � ♦ r �'r1-sem-' � � y Lookin Southwest r r'3 K f4 r ! . �9.-'� { _ 7 �- _ - _ tea" k g'3�' yJ', 1 � ;1 ��° ��•-t ti - t Looking Northwest t ., v•; `rte 'p�' � ,Y A� : � 1 I � TI- . ;� Corner Entrance A°.kms` I v-' s- J aSA - STOP x _ tom' 3 �• ilkr � �S.t ?`rte,' `;L w "� 'u 5 _ `f G rt. + 1}r • - sir _ t_r-hr, a •. - - .� • Site w4co Community Development Department PO Box 293,525 N 3d Ave, Pasco,WA 99301 P:509.545.3441/F:509.545.3499 REVISED MITIGATED DETERMINATION OF NON-SIGNIFICANCE (Optional DNS Process) Issuance Date:September 28, 2020 Project Name: Riverview Seventh-Day Adventist Community Service Center Project Number: SEPA2020-045 Proponent: UCMS of 71h Day Adventist 4115 W Henry St. Pasco, WA 99301 Applicant: Harvey Lighthouse Harms Engineering, Inc. 1632 W Sylvester St. Pasco, WA 99301 Description of Proposal: Expansion of the Riverview Seventh-Day Adventist Church, which involves construction of a 9,500 square-foot community building with site improvements. Location of Proposal: 605 Road 36 (Parcel #119-422-401) in Pasco, WA. Mitigation: 1. 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 results of the analysis must be incorporated into conditions of approval for the building permit(s) as applicable. Lead Agency: City of Pasco The City of Pasco, acting as lead agency for this proposal, has revised its SEPA threshold Mitigated Determination of Non-Significance in consideration of the following changes: 1. Site was previously developed with a house structure that was demolished in the early 2000s. Given that ground disturbance has already occurred, staff has reasoned that an inadvertent discovery protocol is not necessary. The City of Pasco has reaffirmed that this proposal 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 069" C� af Community Development Department � � PO Box 293,S2S N Yd Ave, Pasco,WA 99301 P:S09.S4S.3441/F:S09.S4S.3499 request. 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 10 days of this determination. Responsible Official: Rick White, Community & Economic Development Director Address: PO Box 293, Pasco, WA 99301-0293 Phone: (509) 545-3441 Appeals: You may appeal this determination of non-significance by submitting an appeal to the address below no later than October 8, 2020 (10 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.