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HomeMy WebLinkAbout4569 Ordinance - Port of Pasco - Reimann Industrial Center Zoning Determination (ZD 2021-006) ORDINANCE NO. 4569 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY 4F PASCO, WASHINGTON, ASSIGNING I-2 ZONING TO THE REIMANN INDUSTRIAL CENTER ANNEXATION AREA, AS RECOMMENDED BY THE HEARING EXAMINER. WHEREAS, on November 10, 2021,pursuant to PMC 25.220.020,the Hearing Examiner of the City of Pasco conducted a public hearing to develop a recommendation for the assignment of zoning to certain property, as set forth in Section 1 below (Property), in the event the property was incorporated within the City; and WHEREAS,the Hearing Examiner also recommended approval of the proposed zoning designation after concluding,pursuant to PMC 25.210.060,that the proposal: (a)is consistent with the Comprehensive Plan; (b) is not materially detrimental to the immediate vicinity; (c)has merit and value for the community as a whole; (d) does not require conditions or mitigation measures; and (e) does not require a concomitant agreement; and Council hereby adopts the Hearing Examiner's findings, conclusions and recommendation as indicated in Exhibit A; and WHEREAS, on January 3, 2022, Ordinance No. 4568, effectively annexed the Property to the City of Pasco. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PASCO, WASHINGTON DO ORDAIN AS FOLLOWS: Section 1. That the following described area, situated in Franklin County,Washington to- wit: Consisting of parcels 113110017, and 124680040, along with approximately the south half of parcel 124680039, described as follows: That portion of the Northeast quarter of Section 6, Township 9 North, Range 30 East, W.M. and South half of Section 31, Township 10 North, Range 30 East, W.M., described as follows: Beginning at the Northwest corner of the Northeast quarter of said Section 6; Thence Southerly along the Westerly line of said Northeast quarter to the Southwest corner of said Northeast quarter; Thence Easterly along the Southerly line of said Northeast quarter to the Easterly right of way line of Interstate 395; Thence Northerly along said Easterly right of way line to the Northerly line of said Section 6; Thence Westerly along said Northerly line to the Southeast corner of Lot 3 of Short Plat 2002-07, recorded in Volume 1 of Short Plats, Page 561, records of Franklin County, Washington; Thence Northwesterly along the Northeasterly line of said Lot 3 to the most Northerly corner of said Lot 3, said corner also being on the Westerly line of Lot 4 of said Short Plat; Thence Northwesterly along said Ordinance—Reimann Industrial Center Zoning Determination(ZD 2021-006}- 1 Westerly line to the most Westerly corner of said Lot 4, said corner being on the East line of Lot 2 of said Short Plat; Thence Northerly along said East line to the North line of the Southwest quarter of said Section 31; Thence Westerly along said North line to the Easterly line of Lot 1 of said Short Plat; Thence Southwesterly along the Southeasterly line of said Lot 1 to the Easterly right of way line of N. Railroad Avenue; Thence Southeasterly along said Easterly right of way line to the North line of said Section 6; Thence Easterly along said North line to the Point of Beginning; Situated in Franklin County, State of Washington. Together with and subject to Easements, Reservations, Covenants, and Restrictions, of record and in View, as depicted in the map attached hereto and labeled Exhibit B be and the same is hereby assigned I-2 Medium Industrial zoning. Section 2. That any and all zoning maps be and the same are hereby amended to conform to the aforesaid assignment of zoning. Section 3. This Ordinance shall take full force and effect five (5) days after approval, passage and publication as required by law. PASSED by the City Council of the City of Pasco, Washington, this 3rd day of January 2022. Mayor ATTEST: APPROVED AS TO FORM: '� � ����. ��ti'1`� ----- Debra Barham, CMC Kerr Fe n aw, PLLC City Clerk Cit ttorney Published: � � Z�Z�-- Ordinance—Reimann Industrial Center Zoning Determination(ZD 2021-006)-2 CITY OF PASCO HEARING EXAMINER IN THE MATTER OF ) RECOMMENDED FINDINGS OF ) FACT,RECOMMENDED ZD 2021-006 ) CONCLUSIONS OF LAW, Randy Haydea do Port of Pasco ) AND RECOMMENDATION ) TH1S MATTER having come on for hearing in front of the City of Pasco Hearing Examiner on November ]0, 2021, the Hearing Examiner having taken evidence hereby submits the following Recommended Findings of Fact, Recommended Conclusions of Law, and Recommendation as follows: I. RECOMMENDED FINDINGS OF FACT 1. PROPERTY/APPLICATION DESCRIPTION: 1.1 Lot 1: Approximately the south half of parcel 124680039: THAT PORTION OF LOT 2,SHORT PLAT NO. 2002-07,ACCORDING TO TI� SURVEY T'HEREOF RECORDED MARCH 25,2002 UNDER AUDITOR'S FILE NO. 1603399, RECORDS OF FRANKLIN COUNTY, WASHINGTON,LYING IN THE SOUTHWEST QUARTER OF SAID SECTION 31. CONTAINING 137.62 ACRES Lot 2: PARCEL 113110017: LOTS 1,2&S2NE4 6-9-30 LESS R/W&LO LESS PERP EASE FOR GAS LINE (26 6b00 LESS PTN NE4 PSH l 1 (231006)&EXC N 30'OF LOT 4 LY ELY PSH 11. CONTAINING 153.47 ACRES Lot 3: PARCEL 124680040: SHORT PLAT 2002-07 LOT 3,CONTAINING 122.43 ACRES). l.2 General Location: Between highway 395 and the BNSF Main Line,approximately one-half mile north of Foster Wells Road in Pasco WA. I 3 Pro�ertv Size: 303.52 Acres. 1.4 A�alicant: Randy Hayden c/o Port of Pasco,PO Box 769,Pasco,WA 99301. 1.5 Zoning Determination: Development of a wning recommendation for the Reimann Industrial Center Annexation Located between highway 395 and the BNSF Main Line,approximately one-half mile north of Foster Wells Road. 2. ACCESS: The site is accessed from Railroad Avenue to the west. 3. UTILITIES: Both water and sewer services are located approximately 1 mile to the south in Burlington Road. 4. LAND USE AND ZONING: Two of the parcels are zoned I-2(Medium IndustriaUCounty) and are being farmed with irrigation pivots;the one parcel to the south is zoned AP-20(Ag Production 20 Acres). Surrounding properties are zoned and developed as follows: ZD 2021 006 Randy Hayden c% Port of Pasco Page 1 of 6 North: I-2(County) Farming East: AP-20(County) Farming South: I-2(County) Gravel Pit;Vacant West: A.P-20(County)HWY 395 Agriculture 5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site for Industrial. 6. The City Council is scheduled to review a resolution accepting a notice of intent to annex 303.52 acres generally located between Highway 395 and the BNSF Main Line, approximately one-half mile north of Foster Wells Road. 7. Following acceptance of the Notice of Intent and prior to Council action on an annexation petition,the Hearing Examiner is to hold a zoning determination hearing.The purpose of said hearing is for the Hearing Examiner to recommend appropriate zoning districts for the proposed annexation area in the event it may become part of the City. 8. In determining the most appropriate zoning for the annexation area, the Hearing Examiner needs to consider the existing land uses, nearby development, zoning, policies of the Comprehensive Plan and the Land Use Designations of the Land Use Map. The Hearing Examiner also needs to be guided by the criteria in PMC 25.210.060 (as discussed below) in developing a zoning recommendation. 9. The purpose of the annexation is to assist with the expansion of industrial businesses within the area. 10. To maintain consistency with current zoning, land uses, utility planning and the Comprehensive Plan industrial zoning should be applied to the proposed annexation area. The use of the 1-2 Medium Industrial zone for the area will allow for future expansion of industrial enterprises. 11. The initial review criteria for considering a rezone application are explained in PMC 25.210.030. The criteria are listed below as follows: 11.1 The date the existing zone became effective: The current zoning was initiated by the County(No known date). 11.2 The changed conditions which are alleged to warrant other or additional zoning: 11.2.] The property is located within the Pasco Urban Growth Boundary. 11.2.2 "1'he property in yuestion is being annexed to the City of Pasco. 11.2.3 Upon annexation the property will need to be zoned. 11.2.4 Considerable utility planning and construction has taken place to support existing and future industrial development within the proposed annexation area. 11.3 Facts to justify the change on the basis of advancing the public health, safety and general welfare: 113.1 The property is being annexed to the City and will need to be zoned. The justification for the rezone is the fact that if a zoning designation is not determined the property could become annexed without zoning. For the advancement of the general welfare of the community the property needs to be zoned. 11.4 The effect it will have on the value and character of the adjacent property and the Comprehensive Plan: 11.4.1 Applicant has requested I-2 zoning for the area.Applying the I-2 zoning will result in the same zoning as the current County I-2, in alignment with the ZD 2021 006 Randy Hayden c/o Port of Pasco Page 2 of 6 Comprehensive Plan Land Use designation for the area. The nature and value of adjoining properties may be impacted by applying industrial zoning in the area. 11.5 The effect on the property owner or owners if the request is not granted: 11.5.1 Without the annexation area being assigned a specific zoning district,the area will esserttially be un-zoned upon annexation.The area needs to be zoned to provide certainty and benefrt bo the property owners and the adjoining property owners. 11.6 The Comprehensive Plan land use designation for the property: 11.6.1 The Comprehensive Plan Land Use Designation for the property is Tndustrial. 12. The site contains approximately 303.52 acres and is located between Highway 395 and the BNSF Main Line,approximately one-halfmile north of Foster Wells Road.Contiguous properties to the south were annexed in 1995(Ordinance 310'7}. 13. The northernmost parcel will be subdivided at the Urban Growth boundary line;the other two parcels are located fully within the Urban Growth Area(UGA};the parcels in the proposed annexation area are designated by the Comprehensive Plan map for industrial development. 14. The Description and Allocation Table of the Comprehensive Plan specifies that Industrial areas allow for Manufacturing,food processing,storage and wholesale distribution of equipment and products,hazardous material storage and transportation related facilities,and are appropriate for I-1,I-2 and I-3 zoning.Criteria for annexation in these areas may include the following: 14.1 Port of Pasco properties; 14.2 Land convenient to rail yards; 143 Land convenient to industrial waste water treatment facility; 14.4 Land convenient to the regional transportation system; 14.5 Availability of necessary utilities to serve the use; 14.6 Relatively level land suitable for heavy building sites. 15. Land annexed within the area typically adopts the current County zoning designation for that parcel, which is I-2(Medium Industrial). As well, the Comprehensive Pian Land Use map designates the area for uidustc3al uses. 16. Public notice of this hearing was posted in the Tri-City Herald and sent to property owners within 300 feet of the property on October 19,2021. 17. The City Council approved a resolution (Resolution 4109) to consider a notice of intent to annex on November 1, 2021. 18. The site comprises 303.52 acres. 19. The site is generally located between Highway 395 and the BNSF Main Line,approximately one-half mile north of Foster Wells Road. 20. The Hearing Examiner must consider 20.1 The existing land uses; 20.2 Nearby development; ZD 2021 006 Randy Hayden c%Port of Pasco Page 3 of 6 20.3 Zoning and policies of the Comprehensive Plan; 20.4 Land Use Uesignations of the Land Use Map. 21. The curren.t zoning was initiated by the County.(No lrnown date). 22. The property is located within the Pasco Urban Growth Bounclary. 23. The property is being annexed to the City of Pasco. 24. Upon annexation the property will need to be zoned. 25. Applicant has reyuested I-2 zoning for the area. 26. Rezoning the property to I-2 will not change the zoning from the current County I-2. 27. Rezoning the property to I-2 would allow industrial development in the neighborhood. 28. Rezoning the property to I-2 would be in alignment with the Comprehensive Plan Land Use designation for the area. 29. The nature and value of adjoining properties may be impacted by applying industrial zoning in the area. 30. Without the annexation area being assigned a specific zoning district, the area will be un- zoned upon annexation. 31. 'The Comprehensive Plan Land Use Designation for the property is Industrial. 32. Contiguous properties to the south were annexed in 1995 {Ordinance 3107). 33. Property to the south was annexed in 1963 (Ordinance 1078), 34. The Description and Allocation Table of the Comprehensive Plan specifies that industrial areas allow for Manufacturing, food processing, storage and wholesale distribution of equipment and products,hazardous material storage and transportation related facilities. 35. An open record public hearing after due legal notice was held November 10, 2021 via videoconference. 36. The Applicant did not appear at the hearing. The Applicant contacted staff and indicated that the Applicant was ill and would not be able to appear at the hearing. The Applicant requested, through staff, that the record be left open in the event the Applicant did wish to submit any written comments. 37. The Hearing Examiner kept the record open until 5:00 p.m. November 12, 2021 for the Applicant to submit whatever additional written testimony the Applicant wished to submit. The Applicant did not submit any additional written testimony. 38. No member of the public appeared at the hearing. 39. The staff report, application materials, agency comments and the entire file of record were admitted into the record. ZD 2021 006 Randy Hayden c/o Port of Pasco Page 4 of 6 39. Any Conclusion of Law that is more correctly a Finding of Fact is hereby incorporated as such by this reference. II. RECOMN�NDED CONCLUSIONS OF LAW Before recommending approval or denial of a rezone,the Hearing Examiner must develop findings of fact from whicti 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. 1.2 Industrial and agricultural related activities have been encouraged to locate in the northeast and eastern sections of the UGA. These areas already contain ar are adjacent necessary infrastructure to support industrial land uses. The City and the Port of Pasco have spent many years developing utilities and streets to serve these industrial lands. The Reimann Industrial Center has been designated in City of Pasco comprehensive plans as industrial areas for decades and the continued designation as such will preserve the areas for industrial needs for future generations. 2. The effect of the proposal on the immediate vicinity will not be materially detrimental. 2.1 Zoning the proposed annexation area I-2 will cause the site to be consistent with the Comprehensive Plan. 3. There is merit and value in the proposal for the community as a whole. 3.1 There is merit and value in following the guidance of the Comprehensive Plan when assigning zoning to properties within the community. The Plan has indicated this property should be zoned lndustrial. Assigning Industrial zoning could lead to additional employment opportunities for Pasco residents. 4. Conditions should be imposed in order to mitigate any significant adverse impacts from the proposal. 4.i The proposal is consistent with the Comprehensive Plan and no mitigation measures are needed. Applicant shall be required to install improvements and infrastructure per City of Pasco requirements. 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 is not needed. 6. Any Finding of Fact that is more correctly a Conclusion of Law is hereby incorporated as such by this reference. III. RECOMMENDATION Based on the above Recommended Findings of Fact and Conclusions of Law, the Hearing Examiner RECOMMENDS to the Pasco City Council to zone the Reimann [ndustrial Center Annexation Area to I-2 as depicted on the proposed zoning map. ZD 2021 006 Randy Hayden c%Port of Pasco Page 5 of 6 Dated this 15th day of November,2021. CITY P SCO HEARING E7�;AMINER � Andrew L. Kottkamp ZD 2021 006 Randy Hayden clo Port of Pasco Page 6 of 6 Item: Reimann Industrial Center AnnexationN ��Exhibit A" Applicant: Port of Pasco w E File #: ANX 2021-006/ZD 2021-006 s 1�Z4680043 � ra � c S ITE _ 0 m . � � 0 T2�+68 40 � c ra � 'L � II1 w+ l;f] � M �� � 4 O1131`���17 � � � � �} � � �� � � ti � �`'�� - �.:-.z.-�� Z �� � _ � Z I � + ; �� � O � 430 850 1,700 2,600 3,40 J � Feet U