HomeMy WebLinkAbout4551 Ordinance - Rezone Bedford St Duplexes- Z 2021-010 - 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 3rd Avenue
Pasco,WA 99301
ORDINANCE NO. 4551
AN ORDINANCE OF THE CITY OF PASCO, WASHINGTON
REZONING A PORTION OF THE NORTHWEST '/ OF SECTION 8,
TOWNSHIP 9 NORTH, RANGE 29 EAST, W.M., DEFINED AS FOLLOWS:
LOTS 4 THROUGH 7 OF BINDING SITE PLAN 2002-05, REC4RDS OF
FRANKLIN COUNTY, WASHINGTON (PARCEL NO. 115430179) FROM C-1
TO R-4.
WHEREAS, the petitioner seeks to rezone a parcel owned by petitioner and located
between Bedford Street and Midland Lane approximately 500 feet north of Sandifur Parkway, in
Pasco, Washington; and
WHEREAS, a complete and adequate petition for change of zoning classification meeting
the requirements 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 1 lth 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
project are subject to the regulations and requirements of the Pasco Municipal Code and the City
of Pasco Design Construction Standards; and (e) a concomitant agreement is not required 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 recommendations
are hereby adopted by the City Council and Hearing Examiner Report is hereby incorporated by
this reference as Exhibit B.
Ordinance—Rezone Z 2021-010- 1
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 C-1 (Retail
Business) to R-4 (High Density Residential) for the real property as shown in Exhibit A
attached hereto and described as follows:
A portion of the Northwest 1/ of Section 8, Township 9 North, Range 29 East,
W.M., defined as follows: Lots 4 through 7 of Binding Site Plan 2002-05, records
of Franklin County, Washington (Parcel No. 115430179).
Section 2. This Ordinance shall take full force and effect five (5) days after its approval,
passage and publication as required by law.
PAS5ED by the City Council of the City of Pasco, Washington this 7th day of September,
2021.
Saul Martinez
Mayor
ATTEST: APPROVED AS TO FORM:
��� ��YV� �
Debra Barham, CMC rr Fer on Law, PLLC
City Clerk City orney
Published St�w1 ct • a 2J�-{
Ordinance—Rezone Z 2021-010 - 2
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���� PUBLIC HEARiNG
� City Hall—525 North Third Avenue—Council Chambers
DATE: WEDNESDAY, 11 August 2021
6:00 PM
MASTER FILE#: Z 2021-010
APPLICANT: Aqtera Engineering/Caleb Stromstad
2705 St Andrews Loop,Ste C
Pasco, WA 99301
REQUEST: REZONE: Bedford Street Duplex C-1 to R-4 (or R-3, R-2)
BACKGROUND
1. PROPERTY DESCRIPTION:
Lega1; Lots 4 through 7 of Binding Site Plan 2002-05; (Parcel #115430179), in the NW
1/4 of Section 8, Township 9 North, Range 29 East, W.M., Pasco, Franklin County,
Washington.
General Location: Generally located between Bedford Street and Midland Lane,
approximately 522 feet north of Sandifur Pkwy in Pasco, WA.
Pro ert Size: 6.86 acres (298,822 square feet).
2. ACCESS: The parcel has access from Bedford Street and Midland Lane.
3. UTILITIES: Existing water and sewer utilities in both Bedford Street and Midland Lane.
4. LAND USE AND ZONING: The site is undeveloped and zoned C-1 (Retail Commercial).
Surrounding properties are zoned and developed as follows:
NORTH: R-3 Mediterranean Villas Condos
EAST: C-1 Vacant
SOUTH: C-1 Offices;vacant
WEST: C-1 Offices;vacant
5. Com rehensive Plan:The Comprehensive Plan has recently been updated and approved
by City Council; the lot has been designated "Medium-Density Residential" by the
Comprehensive Plan Land Use Map; the "Medium-Density Residential" designation
allows for R-2 through R-4 and RP zoning, and single-family dwellings, patio homes,
townhouses,apartments,and condominiums are all appropriate for this area. Residential
density may range from 6 to 20 dwelling units per acre.
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 23 July 2021 for this project under
WAC 197-11-158.
1
ANALY515
Request
Caleb Stromstad/Aqtera Engineering, on behalf of Dave Greeno/Big Sky Developers LLC, has
submitted an application to rezone Parcel #115430179, (ocated between Bedford Street and
Midland Lane,and approximately 522 feet north of Sandifur Pkwy in Pasco,WA.,from C-1(Retail
Business District) to R-4 (High-density Residential). Applicant has also allowed for an R-3 or R-2
rezone. Applicant anticipates multi-family development on the site; Applicant has furnished a
draft site plan depicting 84 residential duplex units on the 6.9 acre site.
Site
The site has frontage access on Bedford Street and Midland Lane which both connect to Sandifur
Parkway to the south, Midland extending to Mediterranean Villas and Broadmoor Estates to the
north.
6.86 acres (298,822 square feet).
The Comprehensive Plan designates the lot "Medium-Density Residential."
The "Medium-Density Residential" designation allows for R-4 zoning and may be developed with
townhouses and apartments.
Residential density may range from 6 to 20 dwelling units per acre in the "Medium-Density
Residential" designated area.
The rezone request and its intended use are consistent with both Comprehensive Plan Land Use
Map designations.
History
The site was annexed into the City in 1982 (Ordinance 2388) and assigned C-1-D (Designated
Shopping Center) zoning.
In 1994 the lot was rezoned R-T(Residential Transition; Ordinance 3002);the lot was rezoned to
C-1 in 2000 (Ordinance 3415).
The Mediterranean Villas condominiums expanded in 2004 with the development of Phase 3
located to the north of the site.
two medical/professional office buildings, one in 2001 and another in 2004,were constructed to
the west.A Kadlec clinic was built in 2007 to the south along Sandifur Parkway;The Solgen office
was completed this year adjacent to the south.
The City has recently approved a major update to its Comprehensive Plan. The revised Land Use
Element of the approved Plan designated the lot "Medium-Density Residential."
2
Rezone Criteria
The initia) 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 lot was rezoned to G1 in 2000.
2. The changed conditions, which are alleged to warrant other or additional zoning:
Development has occurred to the north, south, and west;further development is contemplated
for the area east of the site.
City Counci!has recently approved an update to the Comprehensive Plan; The Land Use Element
of the Plan now designates the lot "Medium-Density Residential."
The "Medium-Density Residential"designation allows far R-4 zoning and may be developed with
townhouses and apartments.
Residential density may range from 6 to 20 dwelling units per acre in the "Medium-Density
Residential"designated area,.
3. Facts to justify the change on the basis of advancing the public health,safety and general
welfare:
The rezone application and proposal are consisrent 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 6 to 20
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 development of single family
dwellings, patio homes, townhouses, apartments, and/or condominiums, all of 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 C-1 zoning designation the site would likely continue to
remain vacanr for a while, as the property does not front on an arteria!street, and residential
demand is currently outpacing commercial in the area by a fair margin.
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!ot "Medium-Density Residential."
The "Medium-Density Residential"designation allows for R-4 zoning and may be developed with
townhouses and apartments.
3
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 Counci! Goals on housing. The opportunity for additional higher-density residential uses in
this area supports rhe 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 231u1y 2021.
2. Applicant wishes to rezone Parcel#115430179,from C-1 (Retail Business District)to R-4
(High-density Residential).
3. The site is located approximately 522 feet north of Sandifur Pkwy between Bedford
Street and Midland Lane.
4. Applicant has also allowed for an R-3 or R-2 rezone.
5. Applicant has furnished a draft site plan depicting 84 residential duplex units on the site.
6. The site has frontage access on Bedford Street and Midland Lane
7. Both Bedford Street and Midland Lane connect to Sandifur Parkway to the south.
8. Midland extends to Mediterranean Villas and Broadmoor Estates to the north.
9. The site contains 6.86 acres (298,822 square feet).
10. The Comprehensive Plan designates the lot "Medium-Density Residential."
11.The "Medium-Density Residential" designation allows for R-4 zoning
12.The "Medium-Density Residential" designation may be developed with townhouses and
apartments.
13. Residential density may range from 6 to 20 dwelling units per acre in the "Medium-
Density Residential" designated area.
14. The rezone request is consistent with both Comprehensive Plan Land Use Map
designations.
15. The intended use is consistent with both Comprehensive Plan Land Use Map
designations.
16. The site was annexed into the City and assigned C-1-D zoning in 1982.
17. The lot was rezoned R-T In 1994.
18. The lot was rezoned to C-1 in 2000.
19. Mediterranean Villas Phase 3 to the north was developed in 2004.
20. two medical/professional office buildings were constructed to the west in 2001 and
2004
21. A Kadlec clinic was built in 2007 to the south along Sandifur Parkway;
22.The Solgen office adjacent to the south was completed this year.
23. The City has recently approved a major update to its Comprehensive Plan.
4
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 has recently approved an update to the Comprehensive Plan;The Land Use Element
of the Plan now designates the lot"Medium-Density Residential."
The "Medium-Density Residential"designation allows for R-4 zoning and may be developed with
townhouses and apartments.
Residential density may range from 6 to 20 dwelling units per acre in the "Medium-Density
Residential" designated area.
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.
Land Use Policy LU-4-8: Encourage the development of walkable communities by increasing
mixed-use (commercial/residential) developments that provide households with neighborhood
and commercial shopping opportunities.
Housing Goal H-1: Encourage housing for all economic segments of the city's population
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 lot"Medium-Density Residential."
The "Medium-Density Residential"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 and
meets the intent of the Goals and Policies for the property. The proposal will not be materially
detrimental to the immediate vicinity.
5
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 4537)
The Comprehensive Plan has recently been updated for the area and now designates the lot
"Medium-Density Residential."
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.
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 23 July
2021.
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 4 through 7 of Binding
Site Plan 2002-05, in the NW 1/4 of Section 8, Township 9 North, Range 29 East, W.M., Pasco,
Franklin County, Washington (Parcel #115430179), generally located approximately 522 feet
north of Sandifur Pkwy between Bedford Street and Midland Lane, in Pasco, WA. be rezoned
from C-1 (Retail Business District)to R-4 (High-Density Residential).
6
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V1Clrl1 Item: Bedford St Duplexes N
� A licant: Dave Greeno/Bi Sk D
M pp g y evelopers, LLC w E
ap File #: Z 2021-010 S
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EXHIBIT 5
QFFICE VACANCY RATES
Applicant: Big Sky Developers,LLC
BEDFQRD STREET DUPLEXES— REZONE APPLICATION Rezone from C-1 to R-3
Parcel#115430179
Site Size: 6.9 Acres
Change in remote work trends due Co �ovlD-19 in the Uni�ed States in 202Q
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EXHIBfT 6 Applicant: Big Sky Developers,l�C
REMOTE WURK TRENDS Rezone from C-1 to R-3
BEDFORD STREET DUPLEXES— REZONE APPLICATION Parcel#11543Q179
Site Size: 6.9 Acres
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���� Community Qevelopment Department
PO Box 293,525 N 3rd Ave,Pasco, WA 99301
P�SC?9,545.3441 /F� SC�4 S�bS 3499
DETERMINATION OF NON-SIGNIFICANCE
(Optional DNS Process)
Issuance Date: 23 July 2021
Project Name: Bedford St Duplexes C-1 TO R-3 Rezone
Projed Number:SEPA 2021-048&Z 2021-010
Proponent: Big Sky Developers, LLC/Dave Greeno
5426 N Road 68, Box D-113
Pasco, WA 99301
Applicant: Aqtera Engineering/Caleb Stromstad
2705 St Andrews Loop
Ste C Pasco, WA 99301
Description of Proposal: Rezone from C-1 (Retail Business)to R-3 (Medium Density
Residential) a portion of the Northwest%of Section 8,Township 9 North, Range 29 East,
W.M.,defined as follows: Lots 4 through 7 of Binding Site Plan 2002-05, records of
Franklin County, Washington.
location of Proposal: Located between Bedford Street and Midland Lane approximately
500 feet north of Sandifur Parkway, in Pasco, WA(Parcel 115430179).
Lead Agency: City of Pasco
The City of Pasco,acting as lead agency for this proposal, has determined that it does not
have a probable significant adverse impact on the environment. An environmental impact
statement(EIS)is not required under RCW 43.21C.030(2)�c).This decision was made after
review of a completed environmental checklist and other information on file with the lead
agency.This information is available to the public on request.
■ This DNS is issued after using the optional DNS process in WAC 197-11-355.There
is no further comment period on the DNS. Appeals must be filed within within 10
days of this determination.
�
r _ - -
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.
CITY OF PASCO�IEARING EXAMINER
IN TIIE MATTER OF ) REC011��IlViEENllED FINDINGS OF
) FACT,RECOA�I�IENDED
) CONCLUSIONS OF LAW,
AND DECISION
Z 2021-010 �
Aqtera Engineering/Caleb Stromstad )
THIS MATTER having come on for hearing in front of the City of Pasco Hearing Examiner on
August 11, 2021, the Heazing Examiner having taken evidence hereby submits the following
Recommended Findings of Fact, Conclusions of Law, and Decision and Conditions of Approval as
follows:
I. RECOMN�NDED FINDINGS OF FACT
1. PROPERTY/APPLICATION DESCRIPTION:
1.I Legal: Lots 4 through 7 of Binding Site Plan 2002-05; (Parcel #115430179),in the
NW 1/4 of Section 8,Township 9 North,Range 29 East,W.M.,Pasco,Franklin
County,Washington.
1.2 General Location: Generally located between Bedford Street and Midland Lane,
approximately 522 feet north of Sandifur Pkwy in Pasco, WA.
1.3 Property Size: 6.86 acres(298,822 square feet).
1.4 AnRlicant: Aqtera Engineering/Caleb Stromstad,2705 St Andrews Loop, Ste C,
Pasco, WA 99301.
1.5 Re uest:Rezone Bedford Street duplex C-1 to R-4(or R-3,R-2).
2. ACCESS: The parcel has access from Bedford Street and Midland Lane.
3. UTILITIES: Existing water and sewer utilities in both Bedford Street and Midland Lane.
4. LAND USE AND ZONING: The site is undeveloped and zoned C-1 (Retail Commercial).
Surrounding properties are zoned and developed as foUows:
NORTH: R-3 Mediterranean Villas Condos
EAST: C-1 Vacant
SOUTH:C-1 O�ces; vacant
WEST: C-1 O�ces; vacant
5. COMPREdSENSIVE PLAN: The Comprehensive Plan has recently been updated and
approved by City Council;the lot has been designated "Medium-Density Residential"by the
Comprehensive Plan Land Use Map; the"Medium-Density Residential" designation allows
for R-2 through R-4 and RP wning, and single-family dwellings, patio homes, townhouses,
apartments,and condominiums are all appropriate for this area.Residential density may
range from 6 to 20 dwelling units per acre.
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Page l of 6
6. ENVIItONMENTAL DETERIVIINATION: 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 23 July 2021 for this project under
WAC 197-11-158.
7. REQUEST: Caleb Stromstad/Aqtera Engineering, on behalf of Dave Greeno/Big Sky
Developers LLC,has submitted an application to rezone Parcel#115430179,located between
Bedford Street and Midland Lane, and approximately 522 feet north of Sandifur Pkwy in
Pasco,WA., from C-1 (Retail Business District)to R-4 (High-density Residential).Applicant
has also allowed for an R-3 or R-2 rezone. Applicant anticipates multi-family development
on the site; Applicant has furnished a draft site plan depicting 84 residential duplex units on
the 6.9 acre site.
8. SITE: The site has frontage access on Bedford Street and Midland Lane which both connect
to Sandifur Parkway to the south, Midland extending to Mediterranean Villas and Broadmoor
Estates to the north.
8.1 6.86 acres(298,822 square feet).
8.2 The Comprehensive Plan designates the lot"Medium-Density Residential."
8.3 The "Medium-Density Residential" designation allows for R-4 zoning and may be
developed with townhouses and apartments.
8.4 Residential density may range from 6 to 20 dwelling units per acre in the "Medium-
Density Residential"designated area.
8.5 The rezone request and its intended use are consistent with both Comprehensive Plan
Land Use Map designations
9. HISTORY: The site was annexed into the City in 1982 (Ordinance 2388)and assigned C-1-
D (Designated Shopping Center) zoning. In 1994 the lot was rezoned R-T (Residential
Transition; Ordinance 3002). The lot was rezoned to C-1 in 2000 (Ordinance 3415). The
Mediterranean Villas condominiums expanded in 2004 with the development of Phase 3
located to the north of the site. Two medicaUprofessional office buildings, one in 2001 and
another in 2004, were constrvcted to the west. Kadlec clinic was built in 2007 to the south
along Sandifur Parkway.The Solgen office was completed this year adjacent to the south.
The City has recently approved a major update to its Comprehensive Plan. The revised Land
Use Element of the approved Plan designated the 1ot"Medium-Density Residential."
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 lot was rezoned to C-1 in 2000.
10.2 The changed conditions, which are alleged to warrant other or additional zoning:
10.2.1 Development has occurred to the north, south, and west. Further
development is contemplated for the area east of the site.
10.2.2 City Council has recently approved an update to the Comprehensive Plan;
The Land Use Element of the Plan now designates the lot"Medium-Density
Residential."
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10.2.3 The "Medium-Density Residential" designation allows for R-4 zoning and may
be developed with townhouses and apartments.
10.2.4 Residential density may range from 6 to 20 dwelling units per acre in the
"Medium-Density Residential"designated area,.
103 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 6 to 20 dwelling units per
acre.
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 may ultimately result in the development of
single-family dwellings, patio homes, townhouses, apartments, and/or
condominiums, all of 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:
10.5.1 If the property remains with the current C-1 zoning designation the site
would likely continue to remain vacant for a while, as the property does not
front on an arterial street, and residential demand is currently outpacing
commercial in the area by a fair margin.
10.6 T'he Comprehensive Plan land use designation for the property:
10.6.1 T'he City Council has recently approved an update to the Comprehensive
Plan; The Land Use Element of the Plan now designates the lot "Medium-
Density Residential."
10.6.2 The "Medium-Density Residential" designation allows for R-4 zoning and
may be developed with townhouses and 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 ti�e 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 23 July 2021.
12. Applicant wishes to rezone Parcel #115430179, from C-1 (Retail Business District) to R-4
(High-density Residential).
13. The site is located approximately 522 feet north of Sandifur Pkwy between Bedford
Street and Midland Lane.
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14. Applicant has also allowed for an R-3 or R-2 rezone.
15. Applicant has furnished a draft site plan depicting 84 residential duplex units on the site.
16. The site has frontage access on Bedford Street and Midland Lane
17. Both Bedford Street and Midland Lane connect to Sandifur Parkway to the south.
18. Midland extends to Meditemanean Villas and Broadmoor Estates to the north.
19. The site contains 6.86 acres(298,822 square feet).
20. The Comprehensive Plan designates the iot"Medium-Density Residential."
21. The"Medium-Density Residential"designation allows for R-4 zoning
22. The "Medium-Density Residential" designation may be developed with townhouses and
apartments.
23. Residential density may range from 6 to 20 dwelling units per acre in the "Medium-Density
Residential"designated area.
24. The rezone request is consistent with both Comprehensive Plan Land Use Map designations.
25. The intended use is consistent with both Comprehensive Plan Land Use Map designations.
26. The site was annexed into the City and assigned C-1-D zoning in 1982.
27. The lot was rezoned R-T In 1994.
28. The lot was rezoned to C-1 in 2000.
29. Mediterranean Villas Phase 3 to the north was developed in 2004.
30. two medicaUprofessional office buildings were constructed to the west in 2001 and 2004
31. The Kadlec clinic was built in 2007 to the south along Sandifur Parkway;
32. The Solgen office adjacent to the south was completed this year.
35. The City has recently approved a major update to its Comprehensive Plan
36. An open record public hearing after due legal notice was held August 1 l, 2021 via Zoom
videoconference.
37. Appearing and testifying on behalf of the applicant was Caleb Stromsted. Mr. Stromsted
testified that he was an agent authorized to speak on behalf of the property owner and
applicant. Mr, Stromsted indicated that the applicant agreed with all the representations
within the staff report.
38. No member of the public testified at the hearing.
39. At the conclusion of the hearing, the Hearing Examiner kept the record open until 5:00 p.m.
August 13, 2021 for the submission of additional written comments. No additional comments
were timely submitted. However, an email was received from Mr. Stromsted on Monday,
August 16, 2021. This email was received after the record closed. To the extent this email
constitutes a request to reopen the record, that request is denied. The August 16, 2021 email
from Stromsted is not part of this record.
40. The staff report, application materials, agency comments and the entire file of record were
admitted into the record.
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41. Any Conclusion of Law that is more correctly a Finding of Fact is hereby incorporated as
such by this reference.
II. RECONA�NDED 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 as
follows:
1.1 City Council has recently approved an update to the Comprehensive Plan;The Land
Use Element of the Plan now designates the lot"Medium-Density Residential."
1.2 The"Medium-Density Residential"designation allows for R-4 zoning and may be
developed with townhouses and apartments.
13 Residential density may range from 6 to 20 dwelling units per acre in the"Medium-
Density Residential"designated area.
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-B: Encourage the development of walkable
communities by increasing mixed-use(commerciaUresidential)developments
that provide households with neighborhood and commercial shopping
opportunities.
1.43 Housing Goal H-1: Encourage housing for all economic segments ofthe
city's population consistent with the local and regional market.
1.4.4 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
because:
2.1 The Comprehensive Plan has recently been updated for the area and the Land Use
Element of the Plan now designates the lot"Medium-Density Residential."
2.2 The "Medium-Density Residential" designation allows for R-4 zoning and may be
developed with townhouses and apartments.
23 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 because:
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)
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3.2 The Comprehensive Plan has recently been updated for the area and now designates
the lot"Medium-Density Residential."
3.3 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 aze 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 July 23,2021.
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. RECOD�VIEEIVDED DECISION
Based on the above Recommended Findings of Fact and Conclusions of Law, the Hearing Examiner
RECONiMENDS APPROVAL of the rezone from C-1 (Retail Business District) to R-4 (High-
Density Residential).
Dated this 16th day of August,2021.
CITY PASCO HEARING EXAMIl�IER
� �-�
ndrew L.Kottkamp
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