HomeMy WebLinkAbout4522 Ordinance - Amending PMC Related to Lot Size AveragingORDINANCE NO. 4522
AN ORDINANCE OF THE CITY OF PASCO, WASHINGTON,
AMENDING SECTION 21.10.020 "TERMS DEFINED" AND CREATING
SECTION 21.20.070 "LOT SIZE AVERAGING" OF THE PASCO MUNICIPAL
CODE
WHEREAS, cities planning under the Washington State Growth Management Act are
required to plan for the availability of affordable and accessible housing to all economic segments
in addition to promoting a variety of residential densities and housing types for the community per
RCW 36.70A.020(4); and
WHEREAS, projections from the Washington State Office of Financial Management
indicate Pasco's population will increase to 121,828 by the year 2038; and
WHEREAS, the 2018-2038 Comprehensive Plan anticipates an additional 15,200 housing
units will be necessary to accommodate the projected residential growth demands; and
WHEREAS, counties and cities planning under the Growth Management Act are required
to plan for the availability of affordable housing to all economic segments of their communities,
encourage the availability of affordable housing and promote a variety of residential densities and
housing types per RCW 36.70A.020(4); and
WHEREAS, Policy LU -4-B of the 2018-2038 Pasco Comprehensive Plan encourages
infill and higher residential densities within proximity to travel corridors and public transportation
service areas; and
WHEREAS, Policy LU -5-A of the 2018-2038 Pasco Comprehensive Plan states that the
allowance of a variety of residential densities within the Urban Growth Area is important to
maintaining a broad range of residential housing opportunities; and
WHEREAS, Policy H -3-A of the 2018-2038 Pasco Comprehensive Plan supports the
increase of the housing supply through appropriate and flexible development standards; and
WHEREAS, Priority Need #1 of the 2020-2024 Tri -Cities Consolidated Home Plan
identifies the need for affordable housing choices; and
WHEREAS, the collaboration with local and regional partners with a focus on strategies
that emphasize affordable housing was identified in the 2020-2021 Pasco City Council Goals as
adopted in Resolution No 3985.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PASCO,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Ordinance Amending PMC 21.10.020 and
Creating PMC 21.20.070 - 1
Section 1. That Section 21.10.020 entitled "Terms defined", of the Pasco Municipal Code
shall be and hereby is amended and shall read as follows:
21.10.020 Terms defined.
"Alley" means a dedicated narrow service way, not more than 20 feet wide, providing a secondary
means of public access to abutting properties.
"Binding site plan" means a drawing to scale utilized for the purposes of creating lots for selling,
leasing, or otherwise transferring property rights from one person, firm, or corporation to another.
A binding site plan:
(a) Identifies and shows the areas and locations of all streets, roads, improvements,
parcels, utilities, open spaces, and other information as may be required by this title;
(b) Contains inscriptions or attachments setting forth such appropriate limitations and
conditions for the use of land as specified by this title; and
(c) Contains provisions making any development be in conformity with the site plan
for all such land.
"Block" means a group of lots, tracts, or parcels within a well-defined and fixed boundary.
"Boundary line adjustment" means the relocation of the boundaries between two or more lots,
which relocation does not result in the creation of any additional lot or lots.
"Comprehensive Plan" means the current Comprehensive Plan for the City, adopted by the City
Council pursuant to state law.
"Cul-de-sac" means a road closed at one end by a circular area of sufficient size for turning
vehicles around.
"Dedication" means the deliberate conveyance of land by an owner or owners to the City of Pasco,
for any general and public uses, reserving to the owner or owners no other rights than such as are
compatible with the full exercise and enjoyment of the public uses to which the property has been
devoted.
"Developer, subdivider, platter or owner" means any person, firm or corporation undertaking the
subdividing or resubdividing of a lot, tract or parcel of land as, or on behalf of, the owner thereof.
"Easement" means a grant by the property owner to the public, corporation, or persons, of the use
of a strip of land for a specific purpose and, on or over which, the owner will not erect any
permanent improvements which serve to interfere with the free exercise of that right.
"Final approval" means that approval given by the City Council, which authorizes the subdivider
to record his/her plat.
Ordinance Amending PMC 21.10.020 and
Creating PMC 21.20.070 - 2
"Final plat" means the plan of a plat, subdivision, or dedication, or any portion thereof, prepared
for filing for record by the County Auditor, and containing all elements and requirements set forth
for final plats in these regulations.
"Hammerhead/T" means a roadway that provides a "T" shaped, three-point turnaround space for
emergency equipment.
"Improvements" means any required improvements, including streets, curb, gutter, sidewalk,
storm drainage, landscaping, utilities, pavement markings, signing, and other appropriate
improvements.
"Lot" means a portion of a subdivision, or other parcel of land, intended as a unit for transfer of
ownership or for development, being of sufficient area and dimensions to meet minimum zoning
requirements for width and area. The term shall include tracts or parcels.
"Lot Size Averaging" means the area of individual lots within a development may vary from the
zoned minimum lot area, provided that the density in the development is compliant with the
established zoning and Comprehensive Plan, and each individual lot in the application complies
with all other restrictions set forth in PMC 20.21.070.
"Monument" means a permanent -type survey marker, which conforms to the City of Pasco
standard detail for monuments, or an approved substitute.
"Pedestrian way" means a right-of-way dedicated to public use which cuts across a block to
facilitate pedestrian access to adjacent streets and properties.
"Plat or subdivision" means an area of land which has been divided into two or more lots, tracts,
parcels or other divisions of land, and shall include a map or maps related thereto for the purpose,
whether immediate or future, of transfer of ownership, or for building developments, including all
designations in street lines, alley lines, public area boundaries, lot lines, easements, rights-of-way,
pavement widths, curb lines, location and size of utilities, location and size of land areas to be
dedicated; those divisions of land for agricultural purposes, where each parcel is five acres or more
in area and which do not include any new streets, easements, rights-of-way or other provisions for
necessary public areas and facilities; and further provided, that this definition shall not apply to
the division by description of a portion of a platted lot.
"Preliminary plat" means an approximate drawing of the proposed layout of streets, blocks, lots
and other elements of a subdivision or plat from which the City Hearing Examiner gives
preliminary approval to the general layout features of the subdivision or plat.
"Primary arterial" means a street or road of great continuity which serves or is intended to serve
as the principal traffic way between separated areas of the City or region and is designated in the
Comprehensive Plan, or otherwise designated, as a limited access highway, major thoroughfare,
boulevard, parkway or other equivalent term to identify those streets that comprise the basic
structure of the regional traffic plan.
Ordinance Amending PMC 21.10.020 and
Creating PMC 21.20.070 - 3
"Public right-of-way" means any publicly owned land set aside for surface transportation purposes,
including vehicular, bicycle and pedestrian transportation, whether improved or not improved.
"Secondary arterial" means a street or road which forms part of the arterial street system, the
function of which is to collect traffic from the local or residential streets for delivery to the primary
arterials.
"Short plat" or "short subdivision" means the division or redivision of land into nine or fewer lots
for the purpose of sale, lease or transfer of ownership.
Street, Dead -End. "Dead-end street' means a street similar to a cul-de-sac, but providing no
turnaround at its closed end.
Street, Frontage. "Frontage street' means an access street which is generally parallel to and
adjacent to arterials, streets, traffic ways, limited access highways or railroad rights-of-way; and
which provides access to abutting properties and protection from through traffic.
Street, Local Access. "Local access street' means a street of limited continuity, which serves or is
intended to serve the local needs of the immediate community.
Street, Private. "Private street' means a street of limited continuity, which serves or is intended to
serve the local needs of the immediate community and which has not been dedicated to the public.
Street, Public. "Public street' means a street, whether improved or unimproved, held in public
ownership and intended to be open as a matter of right for public vehicular travel and to provide
access now or in the future to adjacent properties.
"Tax parcel segregation" means the separation of lots of record into two or more tax parcels for
the purpose of sale, lease or transfer of ownership, and which segregation does not result in the
creation of more parcels than lots of record.
"Urban growth area" means that area designated by the County pursuant to RCW 36.70A.110,
identifying the limits of the extension of urban facilities and services. [Ord. 4496 § 2, 2020; Ord.
3736 § 2, 2005; Ord, 3398 § 2,1999; Code 1970 §§ 26.08.010-26.08.290.]
Section 2. That a new Section 21.20.070 entitled "Lot size averaging" of the Pasco
Municipal Code shall be and hereby is created and shall read as follows:
21.20.070 Lot size averaging.
(1) Lot size averaging
In approved subdivisions within the RS -20, RS -12, RS -1, R-1, R-2, R-3, and R-4 zoning
designations, the individual lots shall be considered in compliance with the minimum site area
requirements if the average of all of the lots within the proposed application are equal to or above
Ordinance Amending PMC 21.10.020 and
Creating PMC 21.20.070 - 4
the established minimum of the underlying zoning district. In addition, the following conditions
must also be met:
(a) No individual lot shall be reduced by more than 20% from the minimum required
lot size, except lots within '/ mile as measured through a public access or street centerline
of an existing, planned or proposed public lands for public use(s) which may be reduced
up to 25%.
(b) Lands for Public Land Use(s) shall be clearly identified and verified for use of the
25% reduction and shall include only the following
(i) Fixed route public transportation stops operated by Ben Franklin Transit or
Amtrak;
(ii) Government buildings pen to the public;
(iii) Public Schools, Colleges, and Universities;
(iv) Parks, Recreation, and Desi m�pathways or trails in the Comprehensive
Plan or Parks and Recreation Plan, or
(v_) Medical Care Facilities
(A) Hospitals offering 24/7 emergency service,
(B) Urgent care facilities, or
Pharmacies.
(c) Lot size reductions under subparagraph (a) shall be compliant with the table below:
Zoning
Minimum Lot Size -
Twenty Percent
Reduction from-
Standard ft)
Twenty Five Percent
Reduction from
Standard—'/ s ft
District
Current (scift)
RS -20
20,000
16,000
15,000
RS -12
12,000
9,600
91000
RS -1
101000
8,000
7,500
R-1
7,200
5,760
5,400
R-2
5,000 (SF); 4,000
4,000 (SF); 3,200
MF
3,750 (SF); 3,000
LUF�
MF
R-3
4,500 (SF); 3,000
3,600 (SF); 2,400
3,375 (SF); 2,250
CMF�
(MFF
R-4
4,000 (SF); 1,500
3,200 (SF); 1,200
3,000 (SF); 1,125
LMF
LMF
MF
Ordinance Amending PMC 21.10.020 and
Creating PMC 21.20.070 - 5
_(d) No more than a 40% increase over the minimum lot area for any individual lot shall
be approved when the provisions of PMC 21.20.070 for lot size averaging are used, except
where any such lot, due to unique topography, geological, or other physical features would
either be impractical or non-compliant with the provisions of PMC 21.20.040, such lot or
lots may vary by up to 10% from the required frontage, width, and depth requirements as
based upon any relevant information provided by applicant for review and acceptance by
the City.
(ee) No more than 75% of the total number of lots in a proposed application may contain
an area less than the prescribed minimum for the underlyingzoning district.
The site area of anv lot in excess of the reauired minimum lot size shall not be used
to increase the overall density of further divisions of land, unless consistent with existing
zoning or as may be amended. When recording any subdivision subject to lot size
averaging, the developer must include a restrictive covenant in substantially the following
form on the face of the plat:
NOTE: "This subdivision includes lots created utilizing the lot size averaging under PMC
21.20.070. The site area of any lot in excess of the required minimum lot size shall not be
used to increase the overall density of further divisions of land, unless consistent with
existing zoning or as may be amended."
Section 3. This ordinance shall take full force and effect five (5) days after approval,
passage and publication as required by the law.
PASSED by the City Council of the City of Pasco, Washington, this 5th day of April, 2021.
Saul artinez
Mayor
ATTEST:
)m
Debra Barham, CMC
City Clerk
Published: z 7D Z,
Ordinance Amending PMC 21.10.020 and
Creating PMC 21.20.070 - 6