HomeMy WebLinkAbout05-12-2021 Hearing Examiner Meeting Packet 0" FI7of AGENDA
44co HEARING EXAMINER MEETING
City Hall—525 North Third Avenue
Council Chambers
WEDNESDAY,MAY 12,2021
6:00 PM
L CALL TO ORDER
II. PUBLIC HEARINGS
A. Preliminary Plat RP Development Inc./Pro Made Construction- Barker
Ranch I"Addition Plat- 206 Single Family Lots
(MF#PP 2021-001)
B. Rezone Pro Made Construction- Rezone Lots 3 & 4 of Short Plat
2020-022 from R-S-1 to R-1 (MF# Z 2020-002)
C. Preliminary Plat J&J Kelly Construction- Wernett Ridge Plat- 56 Single
Family Lots (MF#PP 2021-004)
D. Special Permit Elodia Gutierrez- Daycare Center in an "O" (OFFICE)
Zoning District (MF# SP 2021-006)
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.
CIty0 REPORT TO HEARING EXAMINER
04ii" vs�co PUBLIC LAND USE HEARING
oil I I City Hall—525 North Third Avenue—Council Chambers
WEDNESDAY May 12,2021
6:00 PM
MASTER FILE#: PP 2021-001
APPLICANT: RP Development Inc./Pro Made Construction
6159 W Deschutes Ave, Suite 509
Kennewick, WA 99336
REQUEST: PRELIMINARY PLAT: Barker Ranch 1"Addition Plat (206 Single-
Family Lots)
BACKGROUND
1. PROPERTY DESCRIPTION:
Legal: Lots 3 &4 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. (Parcels#115-180-076 and
#115-180-077).
General Location: Two parcels of land located near the northwest corner of Burns Road and
Broadmoor Boulevard.
Property Size: The site consists of two parcels comprising 53.6 acres total.
2. ACCESS: The property has access from Burns Road via Road 108 located along the western
boundary of the Barker Ranch subdivision located to the south.
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-S-1 (Suburban). Surrounding
properties are zoned and developed as follows:
NORTH: RR-5 (County) Farming (County)
EAST: R-S-1 Vacant
SOUTH: R-1 Vacant (Barker Ranch Subdivision)
WEST: R-S-20 (County)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.
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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 April 7, 2021
(WAC 197-11-355).
ANALYSIS
LOT LAYOUT: The proposed preliminary plat contains 206 single-family lots, which would have access from
dedicated internal streets, via future dedicated Roads 104 and 108 extending north from Burns Road and
through the Barker Ranch subdivision located to the south; and at least two roads extending west from
Broadmoor Boulevard/Road 100 westward through the future Barker Heights subdivision. The lots range
from 7,409 square feet to 12,748 square feet, the average lot size being 8,045 square feet. Applicant is
concurrently requesting a rezone from R-S-1 (Suburban)to R-1 (Low-density Residential)for this project;the
proposal would be 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. 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(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 3.91 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
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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.
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 3.91 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 206 single-family lots providing the
opportunity for the construction of 206 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 proposed Barker Heights subdivision located to the east of this site plans to
extend at least one road from Broadmoor Boulevard/Road 100 to the site as part of that subdivision
development.
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 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 206 single-family lots at a density of 3.91 dwelling units per acre to
meet the intent of the Comprehensive Plan.
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Other Findings:
1. The Public Notice was mailed out and published in the Tri-City Herald on April 23, 2021.
2. The site is within the Pasco Urban Growth Boundary.
3. The State Growth Management Act requires urban growth and urban densities to occur within the
Urban Growth Boundaries.
4. The site is currently vacant.
5. The site is not considered a critical area, a mineral resource area or a wetland.
6. The site's Comprehensive Plan designation is for Low Density Residential development, which
specifies residential development of 2 to 5 dwelling units per acre.
7. The site is zoned R-S-1 (Suburban)
8. Applicant is seeking a rezone concurrent with this application from R-S-1 (Suburban) to R-1 (Low
Density Residential).
9. The proposed subdivision is in conformance with the R-1 zoning requirements of the site.
10. The minimum lot area in the R-1 zone for single-family dwellings is 7,200 square feet.
11. The developer is proposing 3.91 dwelling units per acre.
12. 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.
13. The Transportation Element of the Comprehensive Plan encourages the interconnection of
neighborhood streets to provide for the disbursement of traffic.
14. The interconnection of neighborhood streets is necessary for utility connections (looping) and the
provision of emergency services.
15. Per the ITE Trip Generation Manual 9th Edition,the proposed subdivision,when fully developed, will
generate approximately 9.52 trip/unit * 206 units= 1,961.12 trips per day.
16. The current park impact fee is $1,679 per dwelling unit.
17. 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.
18. 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.
19. Past correspondence from the Pasco School District indicates impact fees address the requirement
to ensure adequate provisions are made for schools.
20. Plat improvements within the City of Pasco are required to comply with the 2020 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.
21. 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.
22. The developer is responsible for all costs associated with construction, inspection, and plan review
service expenses incurred by the City Engineering Office.
4
23. 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
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; the proposed Barker Heights subdivision located to
the east of this site plans to extend at least one road from Broadmoor Boulevard/Road 100 to the site as part
of that subdivision development.
(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 and south have Comprehensive Plan Land Use designations of Low Density Residential.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 3.91 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.
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(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.
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 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.
5) 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.
6) Only City and other utilities with franchise agreements are allowed in the public right of way.
Overhead utilities shall be placed underground.
7) 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.
8) Final Plat shall not be approved until availability of sewer utilities (Northwest Sewer LID) and the
completion of Fire Station #83.
9) Plat must be resubmitted should the rezone fail.
RECOMMENDATION
Staff recommends approval of the Preliminary Plat with conditions per above.
7
Barker Ranch I st Addition • ■ Preliminary Plat N
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81 \1 RR IALFOPD PROPERTY AND PLAT STATISTICS 3
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PascoCly Community&Economic Development Department Fee:$1,075 max
PO Box 293,525 N 3rd Ave,Pasco,WA 99301
P:509.545.3441/F:509.545.3499
CITY OF PASCO
PRELIMINARY PLAT APPLICATION
Master File # - III( Date Submitted: 3 / Z'0 Z)
Applicant Info Owner Info
(if different than applicant)
Name: Name:
RP Development, Inc Pro Made Construction, LLC
Address: Address:
6159 W Deschutes Ave, Suite 509 6159 W Deschutes Ave, Suite 509
Kennewick, WA 99336 Kennewick, WA 99336
l Phone: Phone:
(509) 440-1555 (509) 392-7092
Email: Email:
steve.b.bauman@gmail.com
Project Address: n/a
Project Parcel Number: 115-180-076 and 115-180-077
Current Zoning: R-S-1 Suburban. R-1 Pending approval of concurrent rezone application.
Gross square footage of property: 2,116,878
Number of lots proposed: 206
Source of domestic water: City Water
Method of sewage disposal: City Sewer
Development variations (density increase, planned density development, planned unit development,
etc.):
Description of proposal: 206 lot residential subdivision meeting zoning for R1 Low Density
Residential
Updated October 2019
Access to proposed plat (existing or proposed):_Proposed north south road connecting to Burns Road
approx. 2,600 feet west of Broadmoor Blvd. identified as West Avenue on the Preliminary Plat
NOTE: Provide a variance report giving a list and mailing address of owners of all property within 300
feet of the applicant's property, as shown by a local title company OR payment of $50.00 which shall
be utilized by the City to obtain a current list of property owners of all properties within 300 feet of the
applicant's property.
Application fee _ $700 + $30 per lot ($950 max)
. (Combined with rezone)
Radius Notification - 50.00
$ 1,000.00
Preliminary Plat 0 SEPA checklist 0 Fee 0 Title Report
(physical & (Combined with rezone)
electronic)
A*riig�nature Date
..�� 2 _ -- s- Zr .
Owner Signature Date
w6i" �� °�
44co 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: April 7, 2021
Project Name: Barker Ranch 15t Addition Preliminary Plat
Project Number: SEPA 2021-015, PP 2021-001 &Z 2021-0021
Proponent: Pro Made Construction, LLC
6159 W Deschutes Ave, Suite 509
Kennewick WA 99336
Applicant: Pro Made Construction, LLC
6159 W Deschutes Ave, Suite 509
Kennewick WA 99336
Description of Proposal:Approval of a Preliminary Plat application for a 206-lot single-
family residential subdivision and a Rezone Application from R-S-1 to R-1 on two parcels
consisting of 53.6 acres.
Location of Proposal: The northwest corner of the intersection of Burns Road and
Broadmoor Boulevard (Parcel #s 115180075 and 115180076) in Pasco, WA.
Mitigation:
An inadvertent discovery protocol must be established for the potential discovery of
cultural or historical artifacts before or during improvements/construction.
Lead Agency: City of Pasco
The City of Pasco, acting as lead agency for this proposal, has determined that it does not
have a probable significant adverse impact on the environment.An environmental impact
statement (EIS) is not required under RCW 43.21C.030(2)(c).This decision was made after
review of a completed environmental checklist and other information on file with the lead
agency. This information is available to the public on request. This MDNS is issued after
using the optional DNS process in WAC 197-11-355. There is no further comment period
on the MDNS. Appeals must b 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 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.
coCommunity Development Department
PO Box 293, 525 N 3 d Ave, Pasco,WA 99301
P: 509.545.3441/F: 509.545.3499
PUBLIC NOTICE
Si necesita ayuda para entender este aviso o necesita mas informacion, por favor Ilame al Departamento de
Desarrollo Comunitario y Economico de la Ciudad de Pasco a 509-545-3441.
Proposal: RP Development and Pro Made Construction, LLC have submitted an application for a 206-lot residential
subdivision "Barker Ranch 111 Addition" (MF# PP 2021-001), and a rezone application (MF#Z 2021-002)from R-S-1
to R-1 for Lots 3&4 of Short Plat 2020-22 recorded in Volume 2 of Short Plats at Page 361 recorded under Auditor's
File Number 1918957, records of Franklin County, WA (Parcels #115-180-076 and #115-180-077). Said property is
situated near the northwest corner of Burns Road and Broadmoor Blvd. in Pasco, WA. The proposal is subject to
regulations contained in the Pasco Municipal Code.
Open Record Hearing:The Hearing Examiner will conduct the open record hearing at 6:00 p.m. on 12 May 2021 in
the Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco, Washington. The Hearing Examiner will
consider public testimony concerning the above 206-lot residential subdivision application (MF#PP 2021-001), and
rezone application (MF#Z 2021-015)from R-S-1 to R-1 applications at this meeting.
If you wish to participate in the virtual hearing,please register at least 2 hours prior to the meeting at the
following registration link:
www.pasco-wa.gov/publiccomment
After registering,you will receive a confirmation email containing information about joining the webinar.
Public Comment Period: Written comments must be submitted to the Community Development Department by
5:00 p.m. on 12 May 2021. Only comments received up to the close of the hearing will be included in the Hearing
record. If you have questions on the proposal, contact the Planning Division at (509) 545-3441 or via e-mail to:
planning@pasco-wa.gov.
Determination of Completeness: The application has been declared complete for the purpose of processing.
Preliminary Determination of Regulations Used for Project Mitigation: Titles 12 (Streets and Sidewalks), 16
(Buildings and Construction), 21 (Urban Area Subdivision Regulations), 25 (Zoning), regulations of the Pasco
Municipal Code, and the land use policies contained in the Pasco Comprehensive Plan.
Prepared 20 Apr 2021 by:Jeffrey B.Adams,Associate Planner, PO Box 293 Pasco,WA 99301(509)545-3441
Overview Item: Barker Ranch 1 st Addition - 206-lot Preliminary Plat N
Applicant: RP Development / Pro Made Construction W - E
Map File #: PP 2021-001 S
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CIty0 REPORT TO HEARING EXAMINER
04ii" vs�co PUBLIC LAND USE HEARING
oil I I City Hall—525 North Third Avenue—Council Chambers
WEDNESDAY May 12,2021
6:00 PM
MASTER FILE#: PP 2021-004
APPLICANT: J&J Kelly Construction
1802 Rd 76
Pasco, WA 99301
REQUEST: PRELIMINARY PLAT: Wernett Ridge Plat (56 Single-Family Lots)
BACKGROUND
1. PROPERTY DESCRIPTION:
Legal: Lots 3 &4 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 118621028).
General Location: Two parcels of land located near the northwest corner of Burns Road and
Broadmoor Boulevard.
Property Size: The site contains approximately 13.7 acres (569,374.57 square feet).
2. ACCESS: The site is accessed from Roads 52 and 56, and Wernett Road
3. UTILITIES:The site is located in the County and was recently zoned R-1 (Low-Density Residential)
and is vacant.
4. LAND USE AND ZONING: The site is currently vacant and zoned R-S-1 (Suburban). Surrounding
properties are zoned and developed as follows:
NORTH: RS-20 SFDUs
EAST: RS-20 (County) SFDUs
SOUTH: RS-20 (County) SFDUs; Vacant Land; Floodplain
WEST: R-1; RS-20 (County) SFDUs; Vacant Land
5. Comprehensive Plan: The Comprehensive Plan designates the site for Low-Density Residential.
Goal H-2 suggests the City strive to maintain a variety of housing options for residents of the
community including single-family housing. Land Use goal LU-2 directs the City to "maintain
established neighborhoods and ensure new neighborhoods are safe and enjoyable places to live,
and Policy LU-2-A, "Design major streets, schools, parks, and other public facilities that will
encourage the individual identities of neighborhoods."
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 (MDNS) was issued for this project on April 20,
2021 (WAC 197-11-355). Mitigation included the following:
1. An inadvertent discovery protocol must be established for the potential discovery of cultural or
historical artifacts before or during improvements/construction.
1
2. 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.
ANALYSIS
LOT LAYOUT: The proposed preliminary plat contains 56 single-family lots, which would have access from
dedicated internal streets,via Road 52 and West Wernett Road; a stub is designed to accommodate a future
connection westward to Road 56.
The lots range from 6,120 square feet to 10,013 square feet,the average lot size being 7,322 square feet.The
area was recently annexed and assigned R-1 (Low-density Residential) zoning. The proposal would be
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. All roads will be
fully improved and completed with this subdivision.
UTILITIES: Municipal Water is available to the proposed annexation area via 6" and 12" lines in Road 56 and
Wernett Road, respectively. Applicant is working with the City Engineers to bring sewer service to the site.
IRRIGATION: This parcel is within Franklin County Irrigation District service area, currently served and
assessed by FCID. KID maintains irrigation mainlines along the western side of Road 52 and the northern
side of Wernett. Owner shall be required to build a system within the plat to deliver irrigation water to each
of the new lots with proper irrigation easements for all new lines installed. Prior to building of this system an
engineering drawing shall be submitted to KID for review and comments. In addition a grading plan shall
also be submitted to help determine if any work will need to be done on the Road 52 line. Development shall
comply with RCW 58.17.310.
WATER RIGHTS: 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. If no water rights are available to transfer to the
City the property, owner/developer must pay a water right fee in lieu thereof.
STAFF FINDINGS OF FACT
State law (RCW 58.17.110 ) and the Pasco Municipal Code require the City to develop Findings of Fact as to
how this proposed subdivision will protect and enhance the health, safety, and general welfare of the
community.The following is a listing of proposed "Findings of Fact":
Prevent Overcrowding: Density requirements of the R-1 zone are designed to address overcrowding
concerns.The Comprehensive Plan suggests the property in question be developed with 2 to 5 dwelling units
per acre. The proposed plat has a density of approximately 4.32 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, Pasco School District Soccer Fields on Road 48 is about a half
mile away via Wernett and Road 48; Mark Twain Elementary School is approximately 1% miles to the east via
West Wernett Road and Road 40.
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
2
there are adequate provisions for schools. A school impact fee in the amount of$4,700 will be charged for
each new dwelling unit at the time of building permit issuance.
Effective Land Use/Orderly Development: The plat is designed for single-family development as identified
in the Comprehensive Plan. The maximum density permitted under the Comprehensive Plan is 5 dwelling
units per acre.The developer is proposing a density of 4.32 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 56 single-family lots providing the
opportunity for the construction of 56 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 will be made to West Wernett Road and road 52 with a stub for future westward
connection to Road 56.
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 56 single-family lots at a density of 4.32 dwelling units per acre to
meet the intent of the Comprehensive Plan.
Other Findings:The Public Notice was mailed out and published in the Tri-City Herald on April 28, 2021.
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-S-1 (Suburban)
7. Applicant is seeking a rezone concurrent with this application from R-S-1 (Suburban) to R-1 (Low
Density Residential).
8. The proposed subdivision is in conformance with the R-1 zoning requirements of the site.
9. The minimum lot area in the R-1 zone for single-family dwellings is 7,200 square feet.
3
10. The developer is proposing 4.32 dwelling units per acre.
11. 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.
12. The Transportation Element of the Comprehensive Plan encourages the interconnection of
neighborhood streets to provide for the disbursement of traffic.
13. The interconnection of neighborhood streets is necessary for utility connections (looping) and the
provision of emergency services.
14. Per the ITE Trip Generation Manual 9th Edition,the proposed subdivision,when fully developed, will
generate approximately 9.52 trip/unit * 56 units= 1,961.12 trips per day.
15. The current park impact fee is$1,679 per dwelling unit.
16. 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.
17. 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.
18. Past correspondence from the Pasco School District indicates impact fees address the requirement
to ensure adequate provisions are made for schools.
19. Plat improvements within the City of Pasco are required to comply with the 2020 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.
20. 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.
21. The developer is responsible for all costs associated with construction, inspection, and plan review
service expenses incurred by the City Engineering Office.
22. 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
street improvements within the plat as per City standards; connections will be made to West Wernett Road
and road 52 with a stub for future westward connection to Road 56.
(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 and south have Comprehensive Plan Land Use designations of Low Density Residential.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 3.91 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) A City of Pasco approved traffic impact analysis shall be required for this project
2) The traffic impact analysis required for this project shall be completed and City approval shall be
obtained prior to the City Engineering Departments' review of any civil plans.
3) 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.
4) 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.
5) 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."
6) 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.
7) Only City and other utilities with franchise agreements are allowed in the public right of way.
8) Any and all overhead power is required to be re-routed below ground.
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.
10) Final Plat shall not be approved until availability of sewer utilities.
11) All fee payments for bonding of ROW improvements and Water Rights must be paid at the time of
Final Plat being submitted for signatures.
12) Justification shall be provided for Tract A and its purpose, compliance with the PMC.
RECOMMENDATION
Staff recommends approval of the Preliminary Plat with conditions per above.
6
Overview Item: Wernett Ridge 56-Lot Preliminary Plat N
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CompPlan Item: Wernett Ridge 56-Lot Preliminary Plat N
Applicant: J&J Kelly Construction W E
Map File #: PP 2021-004 S
L ESIDENTI L
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n
City Limits
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--
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DENTIAL
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PRELIMINARY PLAT OF WERNETT RIDGE VICINITY MAP
PORTION OF THE NE 114 OF THE SE 114,SECTION 22,TOWNSHIP 9 NORTH,RANGE 29 EAST,W.M.
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5
PO Box 293, 525 N 3`d Ave, Pasco,WA 99301
P:509.545.3441/F:509.545.3499
CITY OF PASCO
PRELIMINARY PLAT APPLICATION
Master File # Date Submitted:
Owner Info
Applicant Info (if different than applicant)
Name: Name:
J&J Kelly Construction, Inc.
Address: Address:
1802 Rd 76, Pasco, WA 99301
Phone: Phone:
509-539-3414
Email: Email:
kellyfamily87@gmail.com
Project Address:TBD
Project Parcel Number: 118621028
Current Zoning: R1 (upon annexation and zoning approval)
Gross square footage of property: 5883060
Number of lots proposed: 56
Source of domestic water:City of Pasco
Method of sewage disposal: City of Pasco
Development variations (density increase, planned density development, planned unit development,
etc.): Refer to separate page for development variations.
Description of proposal: Wernett Ridge subdivision with 56 single-family residential lots.
Updated October 2019
Access to proposed plat (existing or proposed):
Road 52 Nernett Rd, and proposed
interior roads including extension of Road 54 and two unnammed east/west roads.
NOTE: Provide a variance report giving a list and mailing address of owners of all property within 300
feet of the applicant's property, as shown by a local title company OR payment of $50.00 which shall
be utilized by the City to obtain a current list of property owners of all properties within 300 feet of the
applicant's property.
Application fee - $ 700.00
$ 30.00 per lot ($950.00 max)
Environmental Checklist - $ 75.00
Radius Notification - 50.00
Preliminary Plat 0 SEPA checklist 1:1 Fee [3 Title Report
(physical &
electronic)
I
Applicant Signature Date
Owner Signature Date
Wernett Ridge Preliminary Plat
Development Variations
1) Reduce setback for Lot 8 on Road 54 to 15' minimum except for the garage and
set the south side for the rear yard setback.
2) Allow a length to width ratio of greater than 2.5:1 for cul-de-sac lots if that ratio is
based on the longest length to width at the frontage. This is applicable to lots 19-
22, and lot 30. If the City uses the width at the setback line rather than along the
frontage, then the length to width ratio is within the standard.
3) Lot 31 is a flag lot with a frontage width of 25.10', putting in a knuckle on the 900
turn would reduce the depth for the adjacent lots (Lot 30 and Lot 32). The 25.10'
width for the driveway access is larger than the 12' required by PMC 20.20.060.
4) Lot 30 has a frontage width of 33.17' (35' minimum for a cul-de-sac per
21.20.040.2x), which is 1.83' shorter than the code. The narrower width is to
allow room for a 25' wide access for lot 31, the flag lot.
coCommunity Development Department
PO Box 293, 525 N 3 d Ave, Pasco,WA 99301
P: 509.545.3441/F: 509.545.3499
PUBLIC NOTICE
Si necesita ayuda para entender este aviso o necesita m6s informaci6n, por favor Ilame al Departamento de
Desarrollo Comunitario y Econ6mico de la Ciudad de Pasco a 509-545-3441.
Proposal:J&J Kelly Construction has submitted an application to develop a 56-lot residential subdivision "Wernett
Ridge" (MF#PP 2021-004),south of Wernett Road and west of Road 52 in Pasco,WA.
Said property is located at The Northeast Quarter of the Northeast Quarter of the Southeast Quarter of Section 22,
Township 9 North, Range 29 East, W.M., except the East 151.13 feet of the North 165.77 feet thereof; and except
portion conveyed to Franklin County by instrument recorded under Auditor's file No.48051;together with the East
half of the Northwest Quarter of the Northeast Quarter of the Southeast Quarter of Section 22,Township 9 North,
Range 29 East,W.M., except the North 165.77 feet of the West 242.26 feet thereof; all records of Franklin County,
Washington (Parcel#118 621028).
The proposal is subject to regulations contained in the Pasco Municipal Code.
Public Comment Period: Written comments must be submitted to the Community Development Department by
5:00 p.m. on 12 May 2021. Only comments received up to the close of the hearing will be included in the SEPA
record. If you have questions on the proposal, contact the Planning Division at (509) 545-3441 or via e-mail to:
planning@pasco-wa.gov.
Open Record Hearing:The Hearing Examiner will conduct the open record hearing at 6:00 p.m. on 12 May 2021 in
the Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco, Washington. The Hearing Examiner will
consider public testimony concerning the above 56-lot residential subdivision application (MF#PP2021-004)at this
meeting.
If you wish to participate virtually in the hearing,please register at least 2 hours prior to the meeting at the
following registration link:
www.pasco-wa.gov/publiccomment
After registering,you will receive a confirmation email containing information about joining the webinar.
Determination of Completeness: The application has been declared complete for the purpose of processing.
Preliminary Determination of Regulations Used for Project Mitigation: Titles 12 (Streets and Sidewalks), 16
(Buildings and Construction), 21 (Urban Area Subdivision Regulations), 25 (Zoning), regulations of the Pasco
Municipal Code,and the land use policies contained in the Pasco Comprehensive Plan.
Prepared 21 April 2021 by:Jeffrey B.Adams,Associate Planner, PO Box 293 Pasco,WA 99301 (509)545-3441
Item: Wernett Ridge 56-Lot Preliminary Plat N
Exhibit
� Applicant: J&J Felly Construction w E
A File #: PP 2021-004 S
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Community Development Department
PO Box 293,525 N 3"Ave, Pasco,WA 99301
P:509.545.3441./F:509.545.31
MITIGATED DETERMINATION OF NON-SIGNIFICANCE
(Optional DNS Process)
Issuance Date: April 20, 2021
Project Name: Wernett Ridge Preliminary Plat
Project Number: SEPA 2021-022 & PP 2021-004
Proponent: Jeff Kelly
1802 Rd 76
Pasco, WA 99301
Applicant: Jeff Kelly
1802 Rd 76
Pasco, WA 99301
Description of Proposal:Approval of a Preliminary Plat application for a 56-lot single-
family residential subdivision in an R-1 Zoning District on a parcel consisting of 17.15
acres.
Location of Proposal:Generally in the area south of Wernett Road between Roads 52 and
56, in Pasco, WA. The Northeast % of the Northeast % of the Southeast % of Section 22,
Township 9 North, Range 29 East, W.M., Except the East 151.13' of the North 165.77'
thereof, and except a portion conveyed to Franklin County by instrument recorded under
Auditor's file No. 48051;Together with the East % of the northwest%of the Northeast
of the Southeast % of Section 22, Township 9 North, Range 29 East, W.M., Except the
North 165.77' of the West 242.26' thereof; All records of Franklin County, Washington
(Parcel 118-621-019).
Mitigation:
1. An inadvertent discovery protocol must be established for the potential discovery
of cultural or historical artifacts before or during improvements/construction.
2. 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.
Lead Agency: City of Pasco
The City of Pasco, acting as lead agency for this proposal, has determined that it does not
have a probable significant adverse impact on the environment.An environmental impact
statement(EIS)is not required under RCW 43.21C.030(2)(c).This decision was made after
review of a completed environmental checklist and other information on file with the lead
agency. This information is available to the public on request. This MDNS is issued after
using the optional DNS process in WAC 197-11-355. There is no further comment period
on the MDNS. Appeals mist a filed AJ w hin 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 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.
CIty0 REPORT TO HEARING EXAMINER
04ii" �
s�co PUBLIC HEARING
oil I I vCity Hall—525 North Third Avenue—Council Chambers
Wednesday 12 May, 2021
6:00 PM
MASTER FILE#: SP 2021-006
APPLICANT: Elodia Gutierrez
1803 W Bonneville Street
Pasco, WA 99301
REQUEST: SPECIAL PERMIT: Daycare Center in an "0" (OFFICE) Zoning
District
BACKGROUND
1. PROPERTY DESCRIPTION:
Legal: Lots 14, 15, and 16, Block 11 Helm's 2"d Addition to Pasco,together with 10'vacated from 18th Avenue
(Franklin county Tax Parcel#112 212 428).
General Location: 1731 West Clark Street
Property Size: .23 acres (9,781.16 square feet)
2. ACCESS:The site has access from North 18th Avenue and West lark Street
3. UTILITIES:The site is served by both water and sewer services from the alley located to the north.
4. LAND USE AND ZONING: The property is currently zoned "0" (Office) and is developed with a
commercial office structure. Surrounding properties zoned as follows:
North R-1/R-2 SFDUs
East R-2 SFDUs
South C-1 Commercial
West C-3 Motel
5. COMPREHENSIVE PLAN: The Comprehensive Plan indicates the site is primarily intended for Low-
density Residential uses. The Plan does not specifically address daycare centers, but elements of the Plan
encourage the promotion of orderly development including the development of zoning standards for off-
street parking and other development. Plan goal OF-5 suggests provisions should be made for educational
facilities throughout the Urban Growth Area.
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. Based on
the SEPA checklist, the adopted City Comprehensive Plan, City development regulations, and other
information,a threshold determination resulting in a Determination of Non-Significance (DNS)was issued for
this project on April 14, 2021, under WAC 197-11-158.
ANALYSIS
Proposal
Applicant wishes to operate a daycare facility to be located at 1731 West Clark Street.
1
Property Description
The site is located at 1731 West Clark Street,which is located in a residential neighborhood near West Lewis
Street, a major east/west arterial. As such, the site has good transportation access. A Ben-Franklin Transit
(BFT) Stop is located about a third of a mile to the west of the site on North 20th Avenue.
History
The site was annexed into the City in 1889 as part of Helm's Second Addition to Pasco. R-2 (Residential)
Zoning was assigned in 1938 as part of the original City of Pasco zoning (Ordinance #435). The site was
rezoned to C-1 (Retail Commercial) zoning in 1995 (Ordinance #3118), and subsequently to "0" (Office)
zoning in 2016 (Ordinance#4310)
Daycare facilities are considered Community Service Facilities, level one, and as such, require Special Permit
review under the provisions of Pasco Municipal Code (PMC) 25.200.020(4) Unclassified uses. Community
service facilities of the level one category include day-care centers, nursery schools, hospitals, sanitariums,
nonprofit community health clinics,governmental and quasi-governmental activities,and related uses,which
provide similar services for citizens.
Educational facilities(schools)and daycares are typically located in or near residential neighborhoods. While
the proposed facility is not a public school, it will operate somewhat like a school. Another Fun to Learn
Daycare is located north and west of the site less than a block away at 1803 W Bonneville St.
The City of Pasco population has grown from 59,781 to 77,100 in the last 10 years, according to the 2020
Office of Financial Management estimate. Population growth has created a demand for preschool and
daycare facilities.
Pasco Municipal Code 25.185.170(3) requires one parking space for each employee and one space per 6
children (0.17 per child). The proposed facility would accommodate up to 4 employees and 22 children,
ranging in age from 18 months to 5 years old. Based on these numbers,the total parking requirement would
be 9 spaces, rounded up, as follows:
Proposed Number Spaces per Total Required
Employees 4 1.00 4
Students 22 0.17 5
Total 9
Applicant has indicated there are 9 on-site parking places, in line with the required 9 spaces.
According to the Institute of Transportation Engineers (ITE) Trip Generation Manual, 91h edition, daycare
centers(code 565)generate approximately 4.38 trips per student,which translates to around 96.36 trips per
weekday with 22 students.
Daycare facilities are required to meet WSP Fire Protection Bureau Fire and Life Safety Inspection
requirements; Office of State Fire Marshal (OSFM).
2
INITIAL STAFF FINDINGS OF FACT
Findings of Fact must be entered from the record. The following are initial findings drawn from the
background and analysis section of the staff report. The Hearing Examiner may add additional findings to
this listing as the result of factual testimony and evidence submitted during the open record hearing.
1. Public notice of this hearing was sent to property owners within 300 feet of the property and in the
Tri-City Herald on 27 April, 2021.
2. Applicant wishes to operate a daycare facility.
3. The site is located at 1731 West Clark Street.
4. The site is located in a residential neighborhood.
5. The site is near West Lewis Street, a major east/west arterial.
6. The site has good transportation access.
7. A Ben-Franklin Transit (BFT) Stop is located on North 201h Avenue 1/3 mile away.
8. The site was annexed into the City in 1889.
9. The site was platted as part of Helm's Second Addition to Pasco.
10. R-2 (Residential) Zoning was assigned in 1938 as part of the original City of Pasco zoning(Ordinance
#435).
11. The site was rezoned to C-1 (Retail Commercial) zoning in 1995 (Ordinance#3118).
12. The site was rezoned to "O" (Office) zoning in 2016 (Ordinance#4310).
13. Daycare facilities are considered Community Service Facilities, level one.
14. Community Service Facilities, level one require Special Permit review.
15. Community service facilities level one include day-care centers, nursery schools, and related uses.
16. Educational facilities (schools) and daycares are typically located in or near residential
neighborhoods.
17. Another Fun to Learn Daycare is located north and west of the site at 1803 W Bonneville St.
18. The City of Pasco population has grown from 59,781 to 77,100 in the last 10 years.
19. Population growth has created a demand for preschool and daycare facilities.
20. Pasco Municipal Code 25.185.170(3) requires one parking space for each employee and one space
per 6 children (0.17 per child).
21. The proposed facility would accommodate up to 4 employees and 22 children, ranging in age from
18 months to 5 years old.
22. Based on these numbers, the total parking requirement would be rounded up to 9 spaces.
23. Applicant has indicated there are 9 on-site parking places.
24. According to the ITE daycare centers generate approximately 4.38 trips per student.
25. The site would generate around 96.36 trips per weekday with 22 students.
TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT
Before recommending approval or denial of the proposed plat the Hearing Examiner must develop findings
of fact from which to draw its conclusion (PMC 25.200.080 and 25.200.100)therefrom as to whether or not:
1. Will the proposed use be in accordance with the goals, policies, objectives and text of the
Comprehensive Plan?
The Comprehensive Plan indicates the site is primarily intended for Low-density Residential uses. The Plan
3
does not specifically address daycare centers, but elements of the Plan encourage the promotion of orderly
development including the development of zoning standards for off-street parking and other development.
Comprehensive Plan goal OF-5 encourages educational facilities to be located throughout the Urban Growth
Area.
2. Will the proposed use adversely affect public infrastructure?
The proposed facility is located near an arterial street that is capable of handling significant traffic. The
preschool and daycare use of the property will increase water usage at the site slightly. The building is served
by both City water and sewer services.
3. Will the proposed use be constructed, maintained and operated to be in harmony with existing or
intended character of the general vicinity?
The proposed interior remodel will be required to meet PMC residential building code standards. Surrounding
properties are already fully developed.
4. Will the location and height of proposed structures and the site design discourage the development
of permitted uses on property in the general vicinity or impair the value thereof?
Surrounding properties are fully developed with residential single-family units, and various commercial
structures. The proposed daycare facility is a single-story structure, and is shorter than many surrounding
structures.
5. Will the operations in connection with the proposal be more objectionable to nearby properties by
reason of noise, fumes, vibrations, dust, traffic, or flashing lights than would be the operation of any
permitted uses within the district?
The proposed use will create some increased traffic and noise.
6. Will the proposed use endanger the public health or safety if located and developed where proposed,
or in any way will become a nuisance to uses permitted in the district?
Daycare uses typically do not endangered public health;children playing outside may create a minor nuisance.
PROPOSED APPROVAL CONDITIONS
1) The special permit shall apply to Parcel #112 212 428;
2) The applicant shall obtain approval from the applicable City development review process.
3) Parking shall be provided as per PMC 25.185.170;
4) The building and grounds of the daycare/preschool shall be maintained in a professional manner
at all times;
5) The applicant shall maintain all necessary Washington State Department of Children, Youth and
Families (DCYF) licenses;
6) The special permit shall be null and void if a City of Pasco building permit is not within two
calendar years of City Special Permit approval.
7) The special permit shall be null and void if the above conditions are not met.
RECOMMENDATION
Staff recommends approval of a daycare facility to be located at 1731 West Clark Street, (Franklin county Tax
4
Parcel# 112 212 428) in an "O" (Office) zoning district with conditions as set forth herein.
5
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City of Community& Economic Development Department Fee: $625
PO Box 293,525 N 3rd Ave,Pasco,WA 99301
P:509.545.3441/F:509.545.3499
CITY OF PASCO
SPECIAL PERMIT APPLICATION
Master File # Date Submitted: �Q�f
Applicant Info Owner Info
_ (if different than applicant)
Name: Name• ,
/Odzza �r� � r> t. ,, r�
Address: p6iJ(_6`tvA- Address:
"tie u f l
hone: Phone:
Email: Email:
U n I / • D uyt [Cr vi? = 1,IA tit o P'-1
Project Address:_ 3 v" Jr 4 0
Project Parcel Number:
Current Zoning:
Source of domestic water: c4 C®
Method of sewage disposal: _ UT <-1 SG C)
Present use of the land and structure(s) if any:
Updated April 2019
Please describe any existing violations of the zoning ordinance upon the property:
Give a detailed description of the proposed use that requires a special permit (attach separate sheet if
more space is necessary):
/2 rr,42o-5e cL v sz ' S W t-Q-1 r.
NOTE: Provide a variance report giving a list and mailing address of owners of all property within 300
feet of the applicant's property, as shown by a local title company OR payment of $50.00 which shall
be utilized by the City to obtain a current list of property owners of all properties within 300 feet of the
applicant's property.
Fee for Special Permit - $500.00
Environmental Checklist - $ 75.00
Radius Notification - 50.00
$625.00
13SEPA Checklist 13Site map 0 Fee of$625
Cityo� Community&Economic Development Department Fee:$625
Co
P:.O509.5 5Box 33441/F:509.545.3499wA 99301
Signature of Applicant
State of Washington )
ss.
County of Franklin }
On this . day of 4GLYLh before me the undersigned, a Notary Public in and
for the State of Washington, duly commissioned an sworn, personally appeared
L��A /.7v?';1V.n 670�1j r L being duly sworn on his/her oath that he/she has prepared
and read the foregoing statements and has acknowledged to me that the recitations contained therein
are true, and has signed this instrument as his/her free and voluntary act and deed for the purposes
therein mentioned.
SUBSCRIBED AND SWORN to before me this_ day of
r'
SE%AR1F�, ►���
p �i� Notary Public in nd for the State of Washington
ara + f� � Residing at
=" 208752 "= My Commission expires �?
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Updated April 2019
Community Development Department
PO Box 293, 525 N 3rd Ave, Pasco,WA 99301
w4co
P: 509.545.3441/F: 509.545.3499
PUBLIC NOTICE
Si necesita ayuda para entender este aviso o necesita mas informacion, por favor Ilame al Departamento de
Desarrollo Comunitario y Economico de la Ciudad de Pasco a 509-545-3441.
Proposal: Elodia Gutierrez has submitted a Special Permit application for the location of a Daycare Facility at 1731
West Clark Avenue Street (Parcel # 112 212 428) in Pasco, WA. The proposal is subject to regulations contained in
the Pasco Municipal Code.
Public Comment Period: Written comments must be submitted to the Community Development Department by
5:00 p.m. on 12 May 2021. Only comments received up to the close of the hearing will be included in the Heraing
Examiner record. If you have questions on the proposal, contact the Planning Division at (509) 545-3441 or via e-
mail to: planning@pasco-wa.gov.
Open Record Hearing: The Hearing Examiner will conduct an open record hearing at 6:00 p.m. on May
12,2021 in the Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco,Washington.The Hearing
Examiner will consider public testimony concerning the above application at this meeting.
If you wish to participate virtually in the hearing,please register at least 2 hours prior to the meeting at the
following registration link:
www.pasco-wa.gov/publiccomment
After registering,you will receive a confirmation email containing information about joining the webinar.
Determination of Completeness: The application has been declared complete for the purpose of processing.
Prepared 04/26/21 by:Jeffrey B.Adams,Associate Planner, PO Box 293 Pasco,WA 99301(509)545-3441
Vicinit Item: Special Permit - Daycare in "O" (Office) Zone N
y Applicant: Elodia Gutierrez W E
Map File #: SP 2021-006 s
W BONNEVILLE St
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City°�
Community Development Department
Rdsco
PO Box 293,525 N 31d Ave, Pasco,WA 99:301
P:509.545.3441/F:509.545.3499
DETERMINATION OF NON-SIGNIFICANCE
(Optional DNS Process)
Issuance Date: April 14, 2021
Project Name: Gutierrez Daycare
Project Number: SEPA 2021-019
Proponent: Elodia Gutierrez
1803 West Bonneville Street
Pasco, WA 99301
Applicant: Elodia Gutierrez
1803 West Bonneville Street
Pasco, WA 99301
Description of Proposal: Child daycare facility.
Location of Proposal: 1731 West Clark Street (Parcel #112 212 428) in Pasco, WA.
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 filed w' hin k� 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 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.
Cltyof REPORT TO HEARING EXAMINER
rysco PUBLIC HEARING
City Hall—525 North Third Avenue— Remote
WEDNESDAY, May 12, 2021
6:00 PM
MASTER FILE#: Z 2020-002
APPLICANT: Pro Made Construction
6159 W Deschutes Ave, Suite 509
Kennewick, WA 99336
REQUEST: REZONE: Rezone Lots 3 & 4 of Short Plat 2020-22 (Parcels 115
180 076 and 115 180 077) from R-S-1 (Suburban) to R-1 (Low
Density Residential).
BACKGROUND
1. PROPERTY DESCRIPTION:
Legal: Lots 3 &4 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. (Parcels#115-180-076 and
#115-180-077).
General Location: Two parcels of land located near the northwest corner of Burns Road and
Broadmoor Boulevard.
Property Size: The site consists of two parcels comprising 53.6 acres total.
2. ACCESS: The property has access from Burns Road via Road 108 located along the western
boundary of the Barker Ranch subdivision located to the south.
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-S-1 (Suburban). Surrounding
properties are zoned and developed as follows:
NORTH:RR-5 (County) Farming (County)
EAST: R-S-1 Vacant
SOUTH:R-1 Vacant (Barker Ranch Subdivision)
WEST: R-S-20 (County)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
1
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 (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 April 7, 2021 (WAC 197-11-355).
ANALYSIS
Request
Pro Made Construction has applied to change the zoning designation of two parcels comprising 53.6 acres
total located near the northwest corner of Burns Road and Broadmoor Boulevard (Parcels 115 180 076
and 115 180 077) from R-S-1 (Suburban) to R-1 (Low Density Residential) to facilitate a concurrent
application for a 206-lot single-family subdivision. Per PMC 25.40.050(1) "Development standards" the
minimum lot area for all newly created lots in the R-S-1 zoning district is 10,000 square feet.
Taking into consideration dedicating approximately 25%of the lots for required right-of-way, the parcels
have a potential for approximately 175 single-family building lots under the R-S-1 zoning designation;the
R-1 zoning district requires a 7,200 square-foot minimum lot size, which translates to approximately 243
building lots. Applicant is proposing 206 lots.
Site
The site consists of approximately 53.6 acres and has been farmed for many years.The site slopes slightly
downward to the south.
History
The site was annexed into the City in 2017 (Ordinance 4330), and zoning was assigned R-S-1 (Ordinance
4331) as part of said annexation.
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 2017(Ordinance 4331). The County zoning designation
prior to the annexation was AP-20.
2. The changed conditions, which are alleged to warrant other or additional zoning:
The proposed annexation area has been identified as a low-density residential area in the City's
Comprehensive Plan for about 40 years. Nearby properties in the City (including the Mullen Annexation
Area) are zoned R-1 Low Density Residential. The Sharma Annexation area adjacent to the Barker
Annexation area was also zoned low-density residential. The residential development to the west in the
County is zoned RS-20 due to the lack of a sanitary sewer system in the area. 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 R-S-1, the applicant may then develop the property with more single family homes to
serve the population.
2
•Archer Estates, Goose Hollow, Quail Bluff, Pelican Pointe, Spencer Estates and Eagle Crest are all single-
family subdivisions that have been developed to the west in the County.
•Maya Angelo Elementary School and Delta High School are both located to the southeast of the proposed
annexation area.
• Burns Road has been identified in the Comprehensive Plan as the rout for a major trunk line to serve the
properties north of Burns Road.
• The City is in the process of completing a detailed sub-area development plan for the Adams property to
the south of Burns Road and west of Broadmoor Boulevard
As well, the City has recently revised its Urban Growth Area (UGA) as part of the Comprehensive Plan
Update. The draft UGA update is 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 east and southeast.
A plat of approximately 53.6 acres with 206 proposed 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 approximately 175 single-
family building lots under the R-S-1 zoning designation as opposed to approximately 243 building lots
under R-1 zoning. Applicant is proposing 206 lots 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 was mailed out and published in the Tri-City Herald on April 23, 2021.
2. Applicants are seeking to rezone Lots 3 &4 of Short Plat 2020-22 (Parcels#115-180-076 and
#115-180-077)from R-S-1 (Suburban)to R-1 (Low-density Residential).
3. The lot is approximately 53.6 acres.
4. The rezone is to facilitate future subdivision of the property.
3
5. The rezone application has been filed concurrently with a Preliminary Plat application for a 206-
lot residential subdivision.
6. The minimum area of all newly created parcels with the current zoning is 10,000 square feet Per
PMC 25.40.050(1) (R-S-1 Suburban District),.
7. R-1 zoning permits 7,200-square-foot lots.
8. The site is vacant and has been farmed over many years.
9. The site slopes toward the south.
10. The site was annexed into the City in in 2017 (Ordinance 4330)
11. The site was assigned R-S-1 (Ordinance 4331) as part of said annexation.
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. ll,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 maybe 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.
5. A Concomitant Agreement should be entered into between the City and the petitioner, and if so,
the terms and conditions of such an agreement.
A concomitant agreement would not be required in this circumstance.
4
RECOMMENDATION
Staff recommends based on the Findings of Fact and Conclusions herein that Lots 3&4 of Short Plat 2020-
22 (Parcels #115-180-076 and #115-180-077) be rezoned from R-S-1 (Suburban) to R-1 (Low-density
Residential).
5
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Cii]1of Community&Economic Development Department Fee: $825
dsco PO Box 293,525 N 3rd Ave, Pasco,WA 99301
I
PP:509.545.3441/F:509.545.3499
CITY OF PASCO
PETITION FOR ZONE CHANGE
Master File # Z2-12Z- ooz. Date Submitted: -3
Applicant Info Owner Info
(if different than applicant)
Name: Name:
PRO MADE CONSTRUCTION LLC PRO MADE CONSTRUCTION LLC
Address: Address:
6159 W Deschutes Ave Suite 509 6159 W Deschutes Ave Suite 509
Kennewick, WA 99336 Kennewick, WA 99336
Phone: Phone:
(509)440-1555 (509) 440-1555
Email: Email:
steve.b.bauman@gmail.com I steve.b.bauman@gmail.com
Project Address: 7128 Iris Lane
Project Parcel Number: 115180076 and 118180077
Current Zoning: R-S-1
Requested Zoning: R-1
Describe the nature and effect of the proposed change:_Rezoning of the subject property is being
requested to address the affordable housing shortage in the Tri-Cities and specifically the City of
Pasco. Increased density at this location, reduces urban sprawl and reduces the impacts to the
City's transportation and utility systems by concentrating densities near the core development
area.
Estimated time frame of development: Likely mid 2021 through 2022.
Updated July 2019
What conditions warrant the proposed rezone? Development of this property at 10,OOOsf minimum
lot sizes will contribute to urban sprawl and additional loading on the City's transportation and utility'
systems (in the form of additional traveled miles and extended upsized utilities).
How will the proposed rezone advance the health, safety, and general welfare of the community?
The increased density will help reduce urban sprawl, increase home ownership, easier access to
residents who live closer to urban areas, and provides for more neighbors that provide
"the eyes on the street" to protect personal property. Lot increases provide more options to buyers
What effect will the proposed change have on the value and character of adjacent property?
Properties to the east and south are planned to be similar single family homes on similar lot sizes.
Property to the north is developed in the County as rural residential, 5-acre min. This area is
anticipated to be soon be incorporated into the City's UGA. Adjacent prop. values are not
expected to be negatively_ impacted by this rezone. Property to the west is owned by the Pasco
School District.
How does the proposed rezone relate to the City's Comprehensive Plan? The proposed request
is consistent with the City's current Comp Plan designation of low density residential.
What effect will be realized by the owner(s) if the proposed rezone is not granted?
A reduction in revenue from future home sales.
NOTE: Provide a variance report giving a list and mailing address of owners of all property within 300
feet of the applicant's property, as shown by a local title company OR payment of$50.00 which shall
be utilized by the City to obtain a current list of property owners of all properties within 300 feet of
the applicant's property.
PCtryof Community& Economic Development Department Fee:$825
asco Po 09 545 3441 Box 293, 525"F:509.545 34993 d Ave, Pasco,WA 99301
Fee for Rezone - $700.00
Environmental Checklist - $ 75.00
Radius Notification - $ 50.00
$825.00
13SEPA Checklist 13Site map 13Fee of$825
Signature of Applicant
*Notarized Signature of Property Owner
State of Washington
ss.
County of Franklin
On this Q(E "jay of Lu � G�) before me the undersigned, a Notary Public in and
--Lor the Stat� of Washingt n, duly commissioned an sworn, personally appeared
being duly sworn on his/her oath that he/she has prepared
and read the foregoing statements and has acknowledged to me that the recitations contained
therein are true, and has signed this instrument as his/her free and voluntary act and deed for the
purposes therein mentioned.
SUBSCRIBED AND SW"Rkjo before me this (:> day of
R M 0
4VAO
1�
;
p'`" '�� tart' '
u cin and far the S tate of Washington
�,
UB�IG - � A.
�, �� Residing a
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pF`••,•••• N. ' My Commission re�La-;n .421
WA5�
Updated July 2019
coCommunity Development Department
PO Box 293, 525 N 3 d Ave, Pasco,WA 99301
P: 509.545.3441/F: 509.545.3499
PUBLIC NOTICE
Si necesita ayuda para entender este aviso o necesita mas informacion, por favor Ilame al Departamento de
Desarrollo Comunitario y Economico de la Ciudad de Pasco a 509-545-3441.
Proposal: RP Development and Pro Made Construction, LLC have submitted an application for a 206-lot residential
subdivision "Barker Ranch 111 Addition" (MF# PP 2021-001), and a rezone application (MF#Z 2021-002)from R-S-1
to R-1 for Lots 3&4 of Short Plat 2020-22 recorded in Volume 2 of Short Plats at Page 361 recorded under Auditor's
File Number 1918957, records of Franklin County, WA (Parcels #115-180-076 and #115-180-077). Said property is
situated near the northwest corner of Burns Road and Broadmoor Blvd. in Pasco, WA. The proposal is subject to
regulations contained in the Pasco Municipal Code.
Open Record Hearing:The Hearing Examiner will conduct the open record hearing at 6:00 p.m. on 12 May 2021 in
the Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco, Washington. The Hearing Examiner will
consider public testimony concerning the above 206-lot residential subdivision application (MF#PP 2021-001), and
rezone application (MF#Z 2021-015)from R-S-1 to R-1 applications at this meeting.
If you wish to participate in the virtual hearing,please register at least 2 hours prior to the meeting at the
following registration link:
www.pasco-wa.gov/publiccomment
After registering,you will receive a confirmation email containing information about joining the webinar.
Public Comment Period: Written comments must be submitted to the Community Development Department by
5:00 p.m. on 12 May 2021. Only comments received up to the close of the hearing will be included in the Hearing
record. If you have questions on the proposal, contact the Planning Division at (509) 545-3441 or via e-mail to:
planning@pasco-wa.gov.
Determination of Completeness: The application has been declared complete for the purpose of processing.
Preliminary Determination of Regulations Used for Project Mitigation: Titles 12 (Streets and Sidewalks), 16
(Buildings and Construction), 21 (Urban Area Subdivision Regulations), 25 (Zoning), regulations of the Pasco
Municipal Code, and the land use policies contained in the Pasco Comprehensive Plan.
Prepared 20 Apr 2021 by:Jeffrey B.Adams,Associate Planner, PO Box 293 Pasco,WA 99301(509)545-3441
Overview Item: Barker Ranch 1 st Addition - 206-lot Preliminary Plat N
Applicant: RP Development / Pro Made Construction W - E
Map File #: PP 2021-001 S
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44co 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: April 7, 2021
Project Name: Barker Ranch 15t Addition Preliminary Plat
Project Number: SEPA 2021-015, PP 2021-001 &Z 2021-0021
Proponent: Pro Made Construction, LLC
6159 W Deschutes Ave, Suite 509
Kennewick WA 99336
Applicant: Pro Made Construction, LLC
6159 W Deschutes Ave, Suite 509
Kennewick WA 99336
Description of Proposal:Approval of a Preliminary Plat application for a 206-lot single-
family residential subdivision and a Rezone Application from R-S-1 to R-1 on two parcels
consisting of 53.6 acres.
Location of Proposal: The northwest corner of the intersection of Burns Road and
Broadmoor Boulevard (Parcel #s 115180075 and 115180076) in Pasco, WA.
Mitigation:
An inadvertent discovery protocol must be established for the potential discovery of
cultural or historical artifacts before or during improvements/construction.
Lead Agency: City of Pasco
The City of Pasco, acting as lead agency for this proposal, has determined that it does not
have a probable significant adverse impact on the environment.An environmental impact
statement (EIS) is not required under RCW 43.21C.030(2)(c).This decision was made after
review of a completed environmental checklist and other information on file with the lead
agency. This information is available to the public on request. This MDNS is issued after
using the optional DNS process in WAC 197-11-355. There is no further comment period
on the MDNS. Appeals must b 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 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.