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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 W z cn � � � � � o � � � z � � `--' LJ w o � � U � � � � � � i-`�', ❑ � p Nl dNtfl(]IW .-� � � � � O � � w � � V I � � 'm�10 s �C � � O a �y � J � A '� � � � � O � ��b�p�g 0 Q � � ❑ ❑ � � � � � N n � I I tJ � � N �~ � � � M �^ i�+�l Q� � (D � �� w � � N � � � ��bNo v � � �b .� � � N � � � O � u � � dnl9 2100Wdd0219 ���� 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 , i ' � � � 1 � . . � � � . � . • i � � " � � " '� . � - ■ � � � - 'T J � _ • M w i�ti L t^�J���J '��� -�� � i�� 4 I�i w�.�Jli�� b�Mil:�iie'�A�=�.� - ��' 1� - � „ ��: ���y\1111I/. 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I � �3�! i � � � �__ --�- � � � :� � � � _ _ � _ - _, -= � � , � i.a � �" � r�x�ruv ___ ' � � � �^ �� t i � ! . � / ''� ,—— — . <- -� MT W v�.o , «N�M , �-� Office vacancy rates in the Unit�d 5tates fr�m �r�d quarter 2a19 to '#st quarter�021 OOWN40AD �T 16 a% • .c - � c.r � � ZL� . 007� tbt IS.S% 11% tSb Snwce tanwua� �nfortaeUon i+ �!ti �'r.Ye•�s� tt1 .r, IIV �o� Su�vay ume period �wt Supplementary notes � . . . .. . . . ,. r a.,,�.�,.�:,� Q https://www.statista.�om/stati sticsJ194054/us-ofFi ce-vaca n cy- . rate-forecasts-from-201Q/ �� 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 � p POF� L�tLS� '� 1 87% aax 4a! .... ,.. 3�fG �. ;niamantm tease date roti �ez ,�,�" �rx gian �aac yx -,.� .- - �ot a% � � �-_ �.� rvey time period � _ � _ � ,�;Z.. :mber o#respondents .�;;��,_ � • BeforeCpYlA-19 • A(�erCQVli?-14 . � O�ddma++s����a+r.»aon 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 � City�f ��- asco �� . _ 4��` , ` � � ' yl ��� r�_ 1�µ � .l � �r� ■�� ■��.� .�. �_ � iJV��� -�1�` � � .,� . � � ; , y� � • . � - _ � •w�' -T� . + � I�+Y� " 4 a' N .'�� �.��f � r,a� � �t�j�+1 J1 �.�! �\� ���' � `� . .. -� � �s . ,�1. � , . � . .���,� �,'��f � - . �_� � � No�h � � ���` � � � • . r � � � �y�� - �� �� . , � -.� �� ' �;��i-�' ; � �,,` y � �ti�' ,L��� � * � 4� ` � ;`- Y� -� � ',�,*a .•�'` �. 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' ' ��' ��r .�. _ __ �. ,�'��r � L�'.._ �. .'.�l�+ __.� ' �`�r� � � . �„ c��� ���� 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. Z 2021-010 Aqtera Engineering 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." Z 2021-010 Aqtera Engineering Page 2 of 6 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. Z 2021-010 Aytera Engineering Page 3 of 6 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. Z 2021-010 Aqtera Engineering Page 4 of 6 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) Z 2021-010 Aqtera Engineering Page 5 of 6 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 Z 2021-010 Aqtera Engineering Page 6 of 6