HomeMy WebLinkAbout4550 Ordinance - Rezone Columbia Riverwalk Apts - Z 2021-009 - NOT RECORDED FILED FOR RECORD AT REQUEST OF:
City of Pasco,Washington
WHEN RECORDED RETURN TO:
City of Pasco,Washington
Attn: City Clerk
525 North 3ra Avenue
Pasco,WA 99301
ORDINANCE NO. 4550
AN ORDINANCE OF THE CITY OF PASCO, WASHINGTON
REZONING LOTS 1 THROUGH 6 OF SHORT PLAT 2020-29, SECTION 36,
TOWNSHIP 9 NORTH, RANGE 29 EAST, W.M. RECORDS OF FR.ANKLIN
COUNTY,WASHINGTON,AND THAT PORTION OF BLOCKS 6, 13 AND 14,
AND OF VACATED LENA AND RIVER STREETS ADJOINING, IN
OAKLEY'S RIVERFRONT ADDITION, ACCORDING TO PLAT THEREOF
RECORDED IN VOLUME `B" OF PLATS, PAGE 34, LYING SOUTH OF A
LINE DISTANT 350 FEET SOUTH OF THE SOUTH LINE OF "A" STREET,
AND PARALLEL WITH SAID SOUTH LINE, EXCEPT ANY PORTION
THEREOF DEEDED TO THE UNITED STATES OF AMERICA BY DEED
RECORDED UNDER AUDITOR'S FILE NO. 139346, RECORDS OF SAID
COLTNTY (PARCELS NOS. 119740031, 119740032, 119740033, 119740034,
119740035, 119740036, AND 112330120) FROM R-3 AND I-1 TO R-4.
WHEREAS,the petitioner seeks to rezone seven parcels owned by petitioner and located
near the southwest corner of South 20th Avenue and West"A" Street in Pasco, Washington; and
WHEREAS, a complete and adequate petition for change of zoning classification meeting
the standards of PMC 25.210.030 was received by the City and, after notice was issued under PMC
25.210.040, an open record hearing was conducted by the Pasco Hearing Examiner upon such
petition on the llth day of August 2021�; and
WHEREAS,based upon substantial evidence and demonstration of the Petitioner that: (a)
the proposal is in accord with the goals and policies of the adopted Comprehensive Plan; (b) the
effect of the proposal on the immediate vicinity is not materially detrimental; (c)there is merit and
value in the proposal for the community as a whole; (d) the rezone application and anticipated
development are subject to the regulations and requirements of the Pasco Municipal Code and the
City of Pasco Design and Constructions Standards;and(e)a concomitant agreement is not required
Ordinance—Rezone Z 2021-009 - 1
under these circumstances,the Hearing Examiner developed the above findings in accordance with
PMC 25.210.060 and has recommended to approve the rezone, which findings and
recommendation are hereby adopted by the City Council and the Hearing Examiner Report is
hereby incorporated by this reference as Exhibit B.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PASCO,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. The Zoning Ordinance for the City of Pasco,Washington,and the Zoning Map,
accompanying and being part of said Ordinance shall be and hereby is changed from R-3 (Medium-
Density Residential) and I-1 (Light Industrial) to R-4 (High-Density Residential) for the real
property as shown in Exhibit A attached hereto and described as follows:
Lots 1 through 6 of Short Plat 2020-29, Section 36, Township 9 North, Range 29
East, W.M. records of Franklin County, Washington, and that portion of Blocks 6,
13 and 14, and of vacated Lena and River Streets adjoining,in Oakley's Riverfront
Addition, according to plat thereof recorded in Volume"B"of Plats,page 34,lying
south of a line distant 350 feet south of the south line of"A" Street, and parallel
with said south line, except any portion thereof deeded to the United States of
America by deed recorded under Auditor's File No. 139346,records of said County
(Parcels Nos. 1 1 974003 1, 119740032, 119740033, 119740034, 1 1 974003 5,
119740036, and 112330120).
Section 2. This Ordinance shall take full force and effect five (5) days after its approval,
passage and publication as required by law.
PASSED by the City Council of the City of Pasco, Washington this 7th day of September,
2021.
���
Saul Martinez
Mayor
ATTEST: APPROVED AS TO FORM:
�
.��� ��--
Debra Barham, CMC Kerr F . n aw, PLLC
City Clerk Ci ttorney
Published S(�,,�c�y1� 5,(,;�� ! �� C�Z�
Ordinance—Rezone Z 2021-009-2
Item: Columbia Riverwalk Apartments - Rezone R-3 & I-1 to R-4 N
"Exhibit A" Applicant: Rigoberto Rangel w�E
File #: Z 2021-009 S
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Pt�SCO pUBLIC HEARING
� City Hall—525 North Third Avenue—Council Chambers
DATE:WEDNESDAY, 11 August 2021
6:00 PM
MASTER FILE#: Z 2021-009
APPLICANT: Rigoberto Rangel
5804 Rd 90 Suite D.
Pasco,WA 99301
REQUEST: REZONE:Columbia Riverwalk Apartments properties from
R-3 and I-1 to R-4
BACKGROUND
1. PROPERTY DESCRIPTION:
Le�a1: Lots 1 through 6 of Short Plat 2020-29, Section 36, Township 9 North, Range 29
East, W.M. records of Franklin Caunty, Washington (Parcels 119740031, 119740032,
119740033, 119740034, 119740035, 119740036); and that portion of Blocks 6, 13 and 14,
of vacated Lena and River Streets adjoining, in Oakley's RiverFront Addition, according to
plat thereof recorded in Volume "B" of Plats, page 34, lying south of a line distant 350
feet south of the south line of "A" Street, and parallel with said south line, except any
portion thereof deeded to the United States of America by deed recorded under Auditor's
File No. 139346, records of said County(Parcel 112330120).
General Location: Generally located near the corner of South 20th Avenue and West "A"
Street in Pasco,WA.
Propertv Size: 10.51 acres (457,934.40 square feet).
Parcel Sq. Ft. Acres Zoning
119740031 46,681.00 1.07 R-3
119740032 66,156.00 1.52 R-3
119740033 42,656.00 0.98 R-3
119740034 46,010.00 1.06 R-3
119740035 111,513.60 2.56 R-3
119740036 52,135.00 1.20 R-3
112330120 92,782.80 2.13 I-1
Total 457,934.40 10.51
2. ACCESS: The parcels have access from South 20th Avenue and/or West "A" Street.
3. UTILITIES: Existing water and sewer utilities in South 20th Avenue and West"A" Street.
1
4. LAND USE AND ZONING: Two of the lots are developed; six are zoned R-3 (Medium-
Density Residential) one is zoned I-1 (Light Industrial). Surrounding properties are zoned
and developed as follows:
NORTH: R-1-A-2 and I-1 Mobile Homes and Industrial Uses
EAST: I-1 Industrial Uses
SOUTH: I-1 USACE Levee
WEST: I-1 Industrial Uses
5. Comprehensive Plan:The Comprehensive Plan has recently been updated and approved
by City Council; the tots have been designated "Mixed Residential/Commercial." The
"Mixed Residential/Commercial" designation allows for R-1 through R-4, C-1, and O, as
well as Waterfront zoning; this Land Use designation allows a combination of mixed-use
residential and commercial in the same development, and uses may include single-family
dwellings, patio homes, townhouses, apartments, and condominiums. Residential
densities may range between 5 to 29 dwelling units per acre.The designation anticipates
neighborhood shopping and specialty centers, business parks, service and office uses.
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this
project. Based on the State Environmental Policy Act ("SEPA") checklist,
Comprehensive Plan, applicable regulations, and other information, a threshold
determination resulting in a Determination of Non-Significance (DNS)was issued on 8
July 2021 for this project under WAC 197-11-158.
ANALYSIS
Request
Rigoberto Rangel has submitted an application to rezone Parcels 119740031, 119740032,
119740033, 119740034, 119740035, 119740036, located west of 20th Avenue and south of West
"A" Street, and Parcel 112330120 located east of 20th Avenue and south of West "A" Street in
Pasco, WA, from R-3 (Medium-Density Residential) and I-1 (Light Industrial) ta R-4 (High-density
Residential).Applicant anticipates developing apartments similar to the two recently constructed
buildings on the site.
Site
The site has frontage access on South 20th Avenue and West "A" Street and contains
approximately 10.51 acres (457,934.40 square feet).
The recently updated Comprehensive Plan has designated the site "Mixed Residential/
Commercial." The "Mixed Residential/Commercial" designation allows for R-4 zoning and may
be developed with apartments. Residential density may range from 5 to 29 dwelling units per
acre in the "Mixed Residential/Commercial" designation. The rezone request and its intended
use are consistent with the Comprehensive Plan Land Use Map designation.
2
History
The site was annexed into the City in 1962 and zoned for industrial uses. Later the property was
designated as "Open Space/Nature" due to its proximity to the Columbia River. In 1996, a
Comprehensive Plan Amendment passed which resulted in a designation change to "Mixed
Residential." The City has recently approved a major update to its Comprehensive Plan. The
revised Land Use Element of the approved Plan designated the site "Mixed
Residential/Commercial."
Applicant is seeking to rezone the property to R-4 to allow for the construction of a middle- to
high-income apartment complex consisting of up to 200 residential units. The R-3 zoning
designation would allaw only approximately 122 units.
This property provides the opportunity for development which will benefit from the proximity
and/or access to the Columbia River. In the event of approval of the rezone,the applicant intends
to develop the site with as many as three apartment buildings that will have riverfront views and
bike path access. During the time of development, the City also requires full improvement of
right-of-way including curb,gutter, and sidewalk.The site is located on an arterial street which is
favorable for future residents and visitors of the proposed development.
Rezone Criteria
The initial review criteria for considering a rezone application are explained in PMC 25.210.030.
The criteria are listed below as follows:
1. The date the existing zone became effective:
The site was rezoned from I-1 (Light lndustrialJ to R-3 (Medium-Density ResidentialJ in 2018
(Ordinance 4396J.
2. The changed conditions, which are alleged to warrant other or additional zoning:
City Council approved an update to the Comprehensive Plan this year; The Land Use Element of
the Plan now designates the site "Mixed Residential/Commercial."
Applicant has developed one 60-unit and one 48-unit apartment building on the site (Parcels
119740035 and 119740031, respectiveJyJ.
The "Mixed Residential/Commercial" designation allows for R-4 zoning and may be developed
with apartments.
Residentia! density may range from 5 fo 29 dwelling units per acre in the "Mixed
Residential/Commercial"designation.
3. Facts to justify the change on the basis of advancing the public health, safety and general
welfare:
The rezone application and proposa! are consistent with the Pasco Comprehensive Plan, which
has been determined to be in the best interest of advancing public health, safety, and general
3
welfare of the community. The rezone would allow for residential density between 5 to 29
dwelling units per acre in the "Mixed Residential/Commercial"designated area.
4. The effect it will have on the value and character of the adjacent property and the
Comprehensive Plan:
A change in zoning classification would likely result in the development of apartments, which are
appropriate for this area, in alignment with the Land Use Element of the Comprehensive Plan.
The rezone application is consistent with and meets the intent of the newly revised and approved
goals and policies of the Comprehensive Plan.
5. The effect on the property owner or owners if the request is not granted:
!f the property remains with the current zoning designations the balance of the R-3-zoned parcels
would likely remain vacant due to the density limits of the current zoning designation. The 1-!
zoned parcel to the east of 20th avenue, which has been a nuisance property for many years, wou/d
likely remain vacant, overgrown, and continue to attract nuisance activities.
6. The Comprehensive Plan land use designation for the property
The City Council has recently approved an update to the Comprehensive Plan; The Land Use
Element of the Plan now designates the site "Mixed Residentia!/Commercial."
The "Mixed Residential/Commercia!"designation allows for R-4 zoning and may be developed
with apartments.
7. Such other information as the Hearing Examiner requires
The rezone application is consistent with and meets the intent of the Comprehensive Plan, and
City Council Goals on housing. The opportunity for addirional high-density residentia!uses in this
area supports the Land Use Element of the Comprehensive Plan.
STAFF FINDINGS OF FACT
Findings of fact must be entered from the record. The following are initial findings drawn from
the background and analysis section of the staff report.The Hearing Examiner may add additional
findings to this listing as the result of factual testimony and evidence submitted during the open
record hearing.
1. Public notice of this hearing was sent to property owners within 300 feet of the property
and posted in the Tri-City Herald on 20 July 2021.
2. Applicant wishes to rezone Parcels 119740031, 119740032, 119740033, 119740034,
119740035, and 119740036,from R-3 (Medium-Density Residential) to R-4(High-
density Residential).
3. Applicant wishes to rezone Parcel 112330120 from I-1 (Light Industrial)to R-4 (High-
density Residential).
4. Parcels 119740031, 119740032, 119740033, 119740034, 119740035, and 119740036,
are located west of 20th Avenue and south of West"A" Street.
4
5. Parcel 112330120 is located east of 20th Avenue and south of West"A"Street.
6. Applicant anticipates developing apartments similar to the two recently constructed
buildings on the site.
7. The site has frontage access on South 20th Avenue and West "A" Street.
8. The site contains approximately 10.51 acres.
9. The Comprehensive Plan has designated the site "Mixed Residential/Commercial."
10. The "Mixed Residential/Commercial" designation allows for R-4 zoning.
11. The "Mixed Residential/Commercial" designation may be developed with apartments.
12. The "Mixed Residential/Commercial" designation allows for densities from 5 to 29
dwelling units per acre.
13. The rezone request is consistent with the Comprehensive Plan Land Use Map
designation.
14. The intended use is consistent with the Comprehensive Plan Land Use Map designation.
15. The site was annexed into the City in 1962
16. The Site was zoned for industrial uses in 1962.
17. The property was later designated as "Open Space/Nature" due to its proximity to the
Columbia River.
18.The site's Comprehensive Plan designation was changed to "Mixed Residential" 1996.
19.The site's Comprehensive Plan Land Use Element was changed to "Mixed
Residential/Commercial"this year.
20. Applicant wishes to construct up to 200 residential units.
21. The R-3 zoning designation allows approximately 122 units.
22. The site is located on an arterial street.
23. The City requires full improvement of right-of-way including curb, gutter, and sidewalk.
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.
City Council approved an update to the Comprehensive Plan this year; The Land Use Element of
the Plan now designates the site "Mixed Residential/Commercial."
the "Mixed Residential/Commercial" designation allows for R-4 zoning and may be developed
with apartments.
Residential density may range from 5 to 29 dwelling units per acre in the "Mixed
Residential/Commercial" Land Use designation.
The proposal also aligns with the following Comprehensive Plan Goals and Policies:
Land Use Policy LU-4 A: Encourage infill and higher density uses within proximity to major travel
corridors and public transportation service areas.
Housing Goal H-1: Encourage housing for all economic segments of the city's population
5
consistent with the local and regional market.
Housing Policy H-1 A: Allow for a full range of housing including single family homes,
townhouses, condominiums, apartments, manufactured housing, accessory dwelling units, zero-
lot-line, planned unit developments, etc.
2. The effect of the proposal on the immediate vicinity will not be materially detrimental.
The Comprehensive Plan has recently been updated for the area and the Land Use Element of
the Plan now designates the site "Mixed Residential/Commercial."
The "Mixed Residential/Commercial" designation allows for R-4 zoning and may be developed
with townhouses and apartments.
The application for rezone is consistent with the Comprehensive Plan Land Use Element for the
site and meets the intent of the Goals and Policies for the property. The proposal will not be
materially detrimental to the immediate vicinity.
3. There is merit and value in the proposal for the community as a whole.
The proposed rezone application is consistent with the Comprehensive Plan Land Use Map and
the Goals and Policies as adopted by the Pasco City Council (Ordinance 4537j
The Comprehensive Plan has recently been updated for the area and now designates the site
"Mixed Residential/Commercial."
The "Mixed Residential/Commercial" designation allows for R-4 zoning and may be developed
with apartments.
4. Conditions should be imposed in order to mitigate any significant adverse impacts from
the proposal.
The rezone application and anticipated project are subject to the regulations and requirements
of the Pasco Municipal Code and the City of Pasco Design and Construction Standards.The Design
and Construction Standards require a Traffic Study for proposals that generate 25 or more peak
hour trips. The City (Lead Agency) issued a Determination of Non-Significance (DNS) on 8 July,
2021. Upon Project Application, mitigation will likely include the following:
a) An inadvertent discovery protocol must be established for the potential discovery of
cultural or historical artifacts before or during improvements/construction.
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.
RECOMMENDATION
Staff recommends based on the Findings of Fact and Conclusions that Lots 1 through 6 of Short
Plat 2020-29 (Parcels 119740031, 119740032, 119740033, 119740034, 119740035, 119740036);
and that portion of Blocks 6, 13 and 14, and of vacated Lena and River Streets adjoining, in
Oakley's Riverfront Addition (Parcel 112330120).), located near the southwest corner of South
6
20th Avenue and West "A" Street in Pasco, WA be rezoned from R-3 (Medium-Density
Residential) and I-1 (Light Industrial) to R-4 (High-density Residential).
7
C�verview Item: Columbia Riverwalk Apartments - Rezone R-3 & I-1 to R-4 N
Applicant: Rigoberto Rangel w E
Ma:�] Fi1e #: Z 2021-009 S
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ViClrilt Item: Columbia Riverwalk Apartments - Rezone R-3 & I-1 to R-4 N
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Land Use Item: Columbia Riverwalk Apartments - Rezone R-3 & I-1 to R-4 N
Applicant: Rigoberto Rangel w E
Map File #: Z 2021-009 S
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, � C��� Community&Economic Development Department Fee:$825
I ���� PO Box 293,525 N 3`�Ave,Pasco,WA 99301
� O P:509.545.3441/F:509.545.3499
CITY OF PASCO
PETITION FOR ZONE CHANGE
Master File#��D�}- p� Date 5ubmitted: _���� I ' �-V`��
Applicant Info Owner Info
(if different than applicant)
- .-_ _ __ __ ._,,_
Name: I Name:
Rigoberto Rangel i Same
� Address: ; Address:
�
�5804 Rd 90 Suite D., Pasco WA 99301
Phone: I Phone:
509-539-7120
Email: I Email:
rigo@tricitiesengineering.com
Project Address: 2�20 W. A St. Pasco WA 99301
Project Parcel Number: 119740031, 119740032, 119740033, 119740034, 119740035, 119740036
Current Zoning: aso Parcel # 112330120, - zoned R-3 and I-1
Requested Zoning: R-4 High Density Residential _ f
Describe the nature and effect of the proposed change: Currently Lot 1 1 23301 20 is zoned I-1 and
the other six lots were short plotted from a R-3 Medium Residential Lot. Currently there is a 60 unit
apartment building on one of the lots and another 48 unit building is currently under construction.
Allowing the re-zone to occur will allow the completion of additional apartment buildings.
Estimated time frame of development: The additional apartment buildings would be �
.completed in sections over approximately two years.
Updated July 2019
. What conditions warrant the proposed rezone? _The majority of the land is vacant and
the development of apartments there is in line with City's comprehensive plan vision.
How will the proposed rezone advance the health,safety, and general welfare of the community?
The apartments will bring investment into an area of town that hasn't seen much recent investment
and the city needs more housing. The development will bring quality housing by the river
for residence to have easy access to the COP/Army Corps river walk within walking distance.
What effect will the proposed change have on the value and character of adjacent property?
The proposed changes will improve the the values of the adjacent properties and bring more
potential customers to near by businesses and more housing to people that work in the area.
How does the proposed rezone relate to the City's Comprehensive Plan? ____ _ _ _
The rezone is in line with the City's Latest Comprehensive Plan
What effect will be realized by the owner(s) if the proposed rezone is not granted?
The owners have invested signi�icant resource to bring water, sewer, power to the development.
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.
s � C��� Cammunity&Economic�eveloprnent Oepartmeni Fee:$825
P��� PO Box 293,525 N 3rd Ave,Pasco,WA 99301
� � P:509.545.3441/F:509.545.3499
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Fee for Rezone - $700.00
Environmental Checklist - $ 75.00
Radius Notification - 50.00
$825.00
� SEPA Checklist .� Site map � Fee of$825
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Signature of Appli�ant �i
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*Notarized Signature of Property Owner
State of Washington }
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County of Franklin )
On this�day of� q _ . ��{ , before me the undersigned, a Notary Public in and
for the State of Washington, 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 SWORN to before me this�day of �fJl�� .
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Updated July 2019
� Cl�� Community&Economic Development Department Fee:S825
����0 PO 8ox 293,525 N 3`d Ave,Pasco,WA 99301
'� P:509.545.3441/F:509.545.3499
CITY OF PASCO
PETITION FOR ZONE CHANGE
INITIATION OF AMENDMENTS:Zoning Map:
1. Any person, firm, corporation, group of individuals, or municipal department may petition
for a zone change with the following exceptions:
i. If the person, firm, corporation or group of individuals does not have legal
ownership of the parcel of land under consideration for rezoning, the petition
shall not be accepted. All petitions submitted must contain the notarized
signature of the legal owner of the property.The legal owner is considered to be
the owner of record.
ii. A person, firm, corporation of group of individuals may not submit, in any one
year, more than one petition requesting a zone change from the property's
present zone to another particular zone for the same parcel of land, provided,
within the one year period, a person, firm, corporation or group of individuals
may submit another petition requesting a zone change from the property's
present zone to a zone other than the zone previously requested in the earlier
petition.
2. The City Council, upon its own motion, may request the Planning Commission hold an open
record hearing on the reclassification of a parcel or parcels of property.
3. The Planning Commission may initiate an open record hearing on the reclassification of a
parcel or parcels of property.
CONFLICT WITH COMPREHENSIVE PLAN: In the event any proposed amendment, supplement,
change to or repeal of Chapters 25.04 through 25.88 is in conflict with the Comprehensive Plan, said
amendment or change shall not be entertained until and if the comprehensive plan is amended.
REQUIREMENTS:
1. Fee of$825 {$700 application fee + $75 SEPA fee +$50 radius notification fee)
2. Completed SEPA form
3. The property owner's notarized signature acknowledging the application
PU6LIC HEARING: After completion of an open record hearing on a petition for reclassification of the
property,the Hearing Examiner shall make and enter findings from the records and conclusions
thereof which support its recommendation and find whether or not:
a. The proposal is in accord with the goals and policies of the comprehensive plan;
b. The effect of the proposal on the immediate vicinity will be materially detrimental;
c. There is merit and value in the proposal for the community as a whole;
Updated July 2019
- d. Conditions should be imposed in order to mitigate any significant adverse impacts from the
proposal;
e. A concomitant agreement should be entered into between the City and the petitioner, and
if so, the terms and conditions of such an agreement;
The Hearing Examiner shall render his/her recommendation to approve, approve with modifications
and/or conditions, or reject the petition based on its findings and conclusions.The Hearing Examiner's
recommendation, to include his/her findings and conclusions, shall be forwarded to the City Council
at a regular business meeting thereof.
CITY COUNCII: Unless a proper and timely appeal is filed or the City Council by majority vote deems
further review is necessary, the recommendation of the Hearing Examiner shall be effected by proper
action of the City Council without further review.
CONCOMITANT AGREEMENT:The City may enter into an agreement with the petitioner whereby the
City will grant the requested zone change conditioned upon the petitioner entering into a covenant
with the City restricting the use and/or development of the subject property. Provisions of the
agreement may relate to any or all of the following aspects of the use of petitioner's property:
a. Setback.
b. Use of building or property.
c. Type of business.
d. Height of building.
e. Size of building.
f. Size of subdivision of property.
g. Density.
h. Landscape.
i. Street, sidewalk and curb improvement and easements and rights-of-way for such.
j. Public utility improvements and easements and rights-of-way for such.
k. Time frame for commencement or completion of the proposed construction or
development. In the event a concomitant agreement includes a specified time frame for the
proposed development, it may further provide that failure to conform to the specified time
frame shall cause the zone change granted therein to revert to the zone existing
immediately prior to said zone change.
- ---�. -. �ity�
���o Community Development Oepartment
�� �O Box 293,525 N 3`d Ave, Pasco,WA 99301
P:509.545.3441/F:509.545.3499
DETERMINATION OF NON-SIGNIFICANCE
(Optional DNS Process)
Issuance Date: 8 July 2021
Project Name: Columbia Riverwalk Apts. R-3/I-1 to R-4 Site Development Rezone
Project Number:SEPA 2021-044 Z 2021-009
Proponent: Rigoberto Range)c/o ZEPGON INVESTMENTS LLC
2326 W A ST
Pasco WA 99301
Applicant: Rigoberto Rangel c/o ZEPGON INVESTMENTS LLC
2326 W A ST
Pasco WA 99301
Description of Proposal:Approval of a rezone applications (MF#Z 2021-009)from R-3
(Medium-density Residential) and I-1 (Light Industrial)to R-4(High-density Residential)
for Franklin County, Washington Parcels# 119740031, 119740032, 119740033,
119740034, 119740035, and 119740036, and 112330120.
Location of Proposal:
General Location: Near the southwest corner of South 20th Avenue and West "A"Street
in Pasco, WA.
Legal: Lots 1 through 6 of Short Plat 2020-29, Section 36, Township 9 North, Range 29
East, W.M. records of Franklin County, Washington (Parcels 119740031, 119740032,
119740033, 119740034, 119740035, 119740036)and that portion of Blocks 6, 13 and 14,
and of vacated Lena and River Streets adjoining,in Oakley's Riverfront Addition,according
to plat thereof recorded in Volume "B" of Plats, page 34, lying south of a line distant 350
feet south of the south line of "A" Street, and parallel with said south line, except any
portion thereof deeded to the United States of America by deed recorded under Auditors
File No. 139346, records of said County (Parcel 112330120).
Likely Mitigation Upon Project Application:
1. An inadvertent discovery protocol must be established for the potential discovery
of cultural or historical artifacts before or during improvements/construction.
Lead Agenry: 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 impad
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 flle with the lead
agency. This information is available to the public an request. This MDNS is issued after
using the optional DNS process in WAC 197-11-355. There is no further comment period
on the MDNS. Appeals must be fil d 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 unde�City code. All comments or appeals are to be direded to the City of Pasco
Planning Department, PO Box 293, Pasco, WA, 99301, Attn: Rick White.
CTTY OF PASCO HEARING EXAMINER
IN THE MATTER OF ) RECOMMENDED FINDINGS OF
) FACT,RECONaV1ENDED
) CONCLUSIONS OF LAW,
AND RECOMMENDED DECISION
Z 2021-009 )
Columbia Riverwalk Apartments/Rangel )
THIS MAT'TER having come on for hearing in front of the City of Pasco Hearing Examiner on
August 11, 2021, the Hearing Examiner having taken evidence hereby submits the following
Recommended Findings of Fact, Recommended Conclusions of Law, and Recommended Decision as
follows:
I. RECOMMENDED FINDINGS OF FACT
1. PROPERTY/APPLICATION DESCRIPTION:
1.1 Legal: Lots 1 through 6 of Short Plat 2020-29, Section 36, Township 9 North,Range
29 East, W.M. records of Franklin County, Washington(Parcels 1 1 974003 1,
119740032, 119740033, 119740034, 1 1 974003 5, 119740036); and that portion of
Blocks 6, 13 and 14,of vacated Lena and River Streets adjoining, in Oakley's
Riverfront Addition,according to plat thereof recorded in Volume"B"of Plats,page
34, lying south of a line distant 350 feet south of the south line of"A"Street, and
parallel with said south line,except any portion thereof deeded to the United States of
America by deed recorded under Auditor's File No. 139346, records of said County
(Parcel 112330120).
1.2 General Location: Generally located near the corner of South 20th Avenue and West
"A" Street in Pasco, WA.
13 Property Size: 10.51 acres(457,934.40 square feet).
Parcel S .Ft. Acres Zonin
119740031 46,681.00 1.07 R-3
119740032 66,156.00 1.52 R-3
119740033 42,656.00 0.98 R-3
119740034 46,010.00 1.06 R-3
� 119740035 111,513.60 2.56 R-3
119740036 52,135.00 1.20 R-3
112330120 92,782.80 2.13 I-1
Tata! 457,934.40 ro.sr
1.4 Avnlicant: Rigoberto Rangel, 5804 Rd 90 Suite D.,Pasco, WA 99301.
1.5 Reguest: Rezone Columbia Riverwalk Apartments properties from R-3 and I-1 to R-
4.
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2. ACCESS: The parcels have access from South 20th Avenue and/or West"A" Street.
3. UTILITIES: There are existing water and sewer utilities in South 20th Avenue and West
"A" Street
4. LAND USE AND ZONING: Two of the lots are developed;six are zoned R-3 (Medium-
Density Residential)one is zoned I-1 (Light Industrial). Sunounding properties are wned and
developed as follows:
NORTH:R-1-A-2 and I-1 Mobile Homes and Industrial Uses
EAST: I-1 Industrial Uses
SOUTH:I-1 USACE Levee
WEST: I-1 Industrial Uses
5. COMPREHENSIVE PLAN: The Comprehensive Plan has recently been updated and
approved by City Council. The lots have been designated"Mixed Residential/Commercial."
The"Mixed ResidentiaVCommercial" designation allows for R-1 through R-4,C-1,and O,as
well as Waterfront zoning; this Land Use designation allows a combination of mixed-use
residential and commercial in the same development,and uses may include single-family
dwellings,patio homes,townhouses,apartrnents,and condominiums. Residential densities
may range between 5 to 29 dwelling units per acre. The designation anticipates neighborhood
shopping and specialty centers, business pazks, service and o�ce uses.The proposed rezone
is consistent with the Comprehensive Plan.
6. ENVIRONMENTAL DETERMINATION:The City of Pasco is the lead agency for this
project. Based on the State Environmental Policy Act("SEPA")checklist,Comprehensive
Plan, applicable regulations, and other information,a threshold determination resulting in a
Determination of Non-Significance(DNS)was issued on July 8,2021 for this project
pursuant to WAC 197-11-158.
7. REQUEST: Rigoberto Rangel has submitted an application to rezone Pazcels 1 1 974003 1,
119740032, 119740033, 119740034, 119740035, 119740036, located west of 20th Avenue
and south of West "A" Street, and Parcel 112330120 located east of 20th Avenue and south
of West "A" Street in Pasco, WA, from R-3 (Medium-Density Residential) and I-1 (Light
Industrial) to R-4 (High-density Residential). Applicant anticipates developing apartrnents
similar to the two recently constructed buildings on the site.
8. SITE: The site has frontage access on South 20th Avenue and West"A" Street and contains
approximately 10.51 acres (457,934.40 square feet).
8.1 The recently updated Comprehensive Plan has designated the site "Mixed
Residential/ Commercial." The "Mixed Residential/Commercial" designation allows
for R-4 zoning and may be developed with apartments.Residential density may range
from 5 to 29 dwelling units per acre in the "Mixed Residential/Commercial"
designation. The rezone request and its intended use are both consistent with the
Comprehensive Plan Land Use Map designation
9. HISTORY: The site was annexed into the City in 1962 and zoned for industrial uses. Later
the property was designated as "Open Space/Nature" due to its proximity to the Columbia
River. In 1996, a Comprehensive Plan Amendment passed which resulted in a designation
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change to "Mixed Residential." The City has recently approved a major update to its
Comprehensive Plan. The revised Land Use Element of the approved Plan designated the site
"Mixed ResidentiaUCommercial."Applicant is seeking to rezone the property to R-4 to allow
for the construction of a middle- to high-income apartment complex consisting of up to 200
residential units. The R-3 zoning designation would allow only approximately 122 units.This
property provides the opportunity for development which will benefit from the proximity
and/or access to the Columbia River. In the event of approval of the rezone, the applicant
intends to develop the site with as many as three apartment buildings that will have riverfront
views and bike path access. During the time of development, the City also requires full
improvement of right-of-way including curb, gutter, and sidewalk. The site is located on an
arterial street which is favorable for future residents and visitors of the proposed
development.
10. REZONE CRITERIA: The initial review criteria for considering a rezone application are
explained in PMC 25.210.030. The criteria are listed below as follows:
10.1 The date the existing zone became effective:
10.1.1 The site was rezoned from I-1 (Light Industrial) to R-3 (Medium-Density
Residential) in 2018(Ordinance 4396).
10.2 The changed conditions,which are alleged to warrant other or additional zoning:
10.2.1 City Council approved an update to the Comprehensive Plan this year; The
Land Use Element of the Plan now designates the site.
10.2.2 Applicant has developed one 60-unit and one 48-unit apartment building on
the site(Parcels 1 1 974003 5 and 1 1 974003 1,respectively).
10.2.3 The"Mixed ResidentiaUCommercial"designation allows for R-4 zoning and
may be developed with apartments.
10.2.4 Residential density may range from 5 to 29 dwelling units per acre in the
"Mixed ResidentiaUCommercial"designation.
10.3 Facts to justify the change on the basis of advancing the public health, safety and
general welfare:
10.3.1 The rezone application and proposal are consistent with the Pasco
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 would allow for residential density between 5 to 29 dwelling units per
acre in the"Mixed Residential/Commercial"designated area.
10.4 The effect it will have on the value and character of the adjacent property and the
Comprehensive Plan:
10.4.1 A change in zoning classification would likely result in the development of
apartments, which are appropriate for this area, in alignment with the Land
Use Element of the Comprehensive Plan.
10.4.2 The rezone application is consistent with and meets the intent of the newly
revised and approved goals and policies of the Comprehensive Plan.
10.5 The effect on the property owner or owners if the request is not granted:
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10.5.1 If the property remains with the current zoning designations the balance of
the R-3-zoned parcels would likely remain vacant due to the density limits of
the current zoning designation. The I-I zoned parcel to the east of 20th
avenue, which has been a nuisance property for many years, would likely
remain vacant,overgrown,and continue to attract nuisance activities.
10.6 The Comprehensive Plan land use designation for the property
10.6.1 The City Council has recently approved an update to the Comprehensive
Plan; The Land Use Element of the Plan now designates the site "Mixed
Residential/Commercial."
10.6.2 The"Mixed ResidentiaVCommercial"designation allows for R-4 wning and
may be developed with apartments.
10.7 Such other information as the Hearing Examiner requires:
10.7.1 The rezone application is consistent with and meets the intent of the
Comprehensive Plan, and City Council Goals on housing. The opportunity
for additional higher-density residential uses in this area supports the Land
Use Element of the Comprehensive Plan.
11. Public notice of this hearing was sent to property owners within 300 feet of the property and
posted in the Tri-City Herald on July 20,2021.
12. The Applicant wishes to rezone Parcels 119740031, 119740032, 119740033, 119740034,
119740035, and 119740036, from R-3 (Medium-Density Residential) to R-4 (High-density
Residential).
13. The Applicant wishes to rezone Parcel 112330120 from I-1 (Light Industrial) to R-4 (High-
density Residential).
14. Parcels 119740031, 119740032, 119740033, 119740034, 119740035, and 119740036, are
located west of 20th Avenue and south of West"A"Street.
15. Parcel 112330120 is located east of 20th Avenue and south of West"A"Street.
16. The Applicant anticipates developing apartments similar to the two recently constructed
buildings on the site.
17. The site has frontage access on South 20th Avenue and West"A"Street.
18. The site contains approximately 10.51 acres.
19. The Comprehensive Plan designates the lot"Mixed—ResidentiaVCommercial."
20. The"Mixed ResidentiaUCommercial"designation allows for R-4 zoning.
21. The"Mixed ResidentiaUCommercial"designation may be developed with apartments.
22. The "Mixed ResidentiaVCommercial" designation allows for densities from 5 to 29 dwelling
units per acre.
23. The rezone request is consistent with both Comprehensive Plan Land Use Map designations.
24. The intended use is consistent with both Comprehensive Plan Land Use Map designations.
25. The site was annexed into the City 1962.
26. The site was zoned for industrial uses in 1962.
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27. The property was later designated as "Open Space/Nature" due to its proximity to the
Columbia River.
28. The site's Comprehensive Plan designation was changed to"Mixed Residential".
29. The site's Comprehensive Plan Land Use Element was changed to"Mixed
ResidentiaVCommerciaP'in 2021.
30. Applicant wishes to construct up to 200 residential units.
31. An open record public hearing after due legal notice was held August 11, 2021 via
videoconference.
32. Appearing and testifying on behalf of the applicant was Rigoberto Rangel. Mr. Rangel
testified that he was an agent authorized to speak on behalf of the property owner and
applicant. Mr. Rangel indicated that the Applicant agreed with all representations in the staff
report.
33. No member of the public appeared at the hearing.
34. The staff report, application materials, agency comments and the entire file of record were
admitted into the record.
35. Any Conclusion of Law that is more conectly a Finding of Fact is hereby incorporated as
such by this reference.
II.RECOMMENDED CONCLUSIONS OF LAW
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.
1.1 City Council approved an update to the Comprehensive Plan this year. The Land Use
Element of the Plan now designates the site"Mixed ResidentiaUCommercial."
1.2 The "Mixed ResidentiaUCommercial"designation allows for R-4 zoning and may be
developed with apartments.
13 Residential density may range from 5 to 29 dwelling units per acre in the"Mixed
ResidentiaUCommercial"Land Use designation.
1.4 The proposal also aligns with the following Comprehensive Plan Goals and Policies:
1.4.1 Land Use Policy LU-4-A:Encourage infill and higher density uses within
proximity to major travel corridors and public transportation service areas.
1.4.2 Land Use Policy LU-4-A:Encourage infill and higher density uses within
proximity to major travel corridors and public transportation service areas.
1.43 Housing Goal H-1:Encourage housing for all economic segments of the
city's population consistent with the local and regional market.
1.4.4 Housing Policy H-I-A: Allow for a full range of housing including single
family homes,townhouses,condominiums,apartments,manufactured
housing,accessory dwelling units, zero-lot-line,planned unit developments,
etc.
2. The effect of the proposal on the immediate vicinity will not be materially detrimental.
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2.1 The Comprehensive Plan has recently been updated for the area and the Land Use
Element of the Plan now designates the site"Mixed ResidentiaUCommercial."
2.2 The"Mixed ResidentiaUCommercial" designation allows for R-4 zoning and may be
developed with townhouses and apartments.
2.3 The application for rezone is consistent with the Comprehensive Plan Land Use
Element and meets the intent of the Goals and Policies for the property.The proposal
will not be materially detrimental to the immediate vicinity.
3. There is merit and value in the proposal for the community as a whole.
3.1 The proposed rezone application is consistent with the Comprehensive Plan Land
Use Map and the Goals and Policies as adopted by the Pasco City Council
(Ordinance 4537)
3.2 The Comprehensive Plan has recently been updated for the area and now designates
the site "Mixed Residential/Commercial." The "Medium-Density Residential"
designation allows for R-4 zoning and may be developed with townhouses and
apartments.
4. Conditions should be imposed in order to mitigate any significant adverse impacts from the
proposal.
4.1 The rezone application and anticipated project are subject to the regulations and
requirements of the Pasco Municipal Code and the City of Pasco Design and
Constrvction Standards. The Design and Construction Standards require a Traffic
Study for proposals that generate 25 or more peak hour trips. The City (Lead
Agency) issued a Determination of Non-Significance (DNS) on 8 July, 2021. Upon
Project Application, mitigation will likely include the following:
4.1.1 An inadvertent discovery protocol must be established for the potential
discovery of cultural or historical artifacts before or during
improvements/construction.
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.
5.1 A concomitant agreement would not be required in this circumstance.
6. Any Finding of Fact that is more correctly a Conclusion of Law is hereby incorporated as
such by this reference.
III. RECOMMENDED DECISION
Based on the above Recommended Findings of Fact and Conclusions of Law, the Hearing Examiner
RECOMMENDS APPROVAL of the rezone of Lots 1 through 6 of Short Plat 2020-29 (Parcels
1 1 974003 1, 119740032, 119740033, 119740034, 119740035, 119740036); and that portion of Blocks
6, 13 and 14, and of vacated Lena and River Streets adjoining, in Oakley's Riverfront Addition
(Parcel 112330120).), located near the southwest corner of South 20th Avenue and West"A"Street in
Pasco, WA be rezoned from R-3 (Medium-Density Residential) and I-1 (Light Industrial) to R-4
(High-density Residential).
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Dated this 16`h day of August, 2021.
CITY OF P SC HEARING EXAMII�IER
VC� �
Andrew .Kottkamp
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