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HomeMy WebLinkAbout4585A Ordinance - Affinity & Hydro at Broadmoor RT to R-4 - PP Rezone (PUD 2021-001) Scrivener's Error - RecordedAFN # 1958930 ORDIN 04/07/2022 12:45 PM 14 Page(s) $216.50 Matt Beaton, Auditor Franklin Co.. WA SCRIVENER'S ERROR Amended the Auditor's File Number (AFN) — Corrected AFN (3193265) to state AFN (1932625), then in February 2022 Franklin County made amendments to the property and the amended AFN (1956316) is now reflected. - see corrections in yellow highlight. FILED FOR RECORD AT REQUEST OF: City of Pasco, Washington WHEN RECORDED RETURN TO: City of Pasco, Washington Attn: City Clerk 525 North 31 Avenue Pasco, WA 99301 ORDINANCE NO. 4585A AN ORDINANCE OF THE CITY OF PASCO, WASHINGTON REZONING LOT 3 OF THE BROADMOOR PARCEL SEGREGATION, RECORD 1956316, AND IS WITHIN A PORTION OF THE NORTHEAST'/ OF SECTION 7, TOWNSHIP 09 NORTH, RANGE 29 EAST W.M. IN THE CITY OF PASCO, FRANKLIN COUNTY, WASHINGTON (PARCEL NO. 11521003 3) FROM R -T TO R-4/PUD. WHEREAS, the applicant seeks to rezone a parcel in concurrence with a Planned Unit Development (PUD, owned by applicant and located south of Burns Road, approximately 2,600 ft east of Broadmoor Blvd. in Pasco, WA; and WHEREAS, a complete application and application for a PUD zoning establishment meeting the requirements of PMC 25.140 and 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 12a' day of January 2022; and WHEREAS, based upon substantial evidence and demonstration of the Applicant that: (a) the PUD district development will be compatible with nearby developments and uses; (b) peripheral treatment ensures proper transition between PUD uses and nearby external uses and developments; (c) the development will be consistent with the Comprehensive Plan and the purposes of the PUD district; and (d) the public health, safety and welfare have been served, the Hearing Examiner developed findings and conclusions of law in accordance with PMC 25.140.090(5), attached hereto as Exhibit A, which are hereby adopted by City Council. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PASCO, WASHINGTON, DO ORDAIN AS FOLLOWS: Ordinance — Rezone PUD 2021-001 - 1 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 -T (Residential Transition) to R-4/PUD (High-density Residential / Planned Unit Development) for the real property as shown in Exhibit B attached hereto and described as follows: Lot 3 of the Broadmoor Parcel Segregation, record 1956316, and is within a portion of the Northeast '/ of Section 7, Township 09 North, Range 29 East W.M. in the City of Pasco, Franklin County, Washington. Franklin County Assessor's Tax Parcel 115210033. 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 21' day of March, 2022. 2i" Blanche Barajas Mayor ATTEST: Debra Barham, CMC City Clerk Published: Sunday, March 27,2022 Ordinance — Rezone PUD 2021-001 - 2 APPROV$D AS TO FORM: Law, PLLC EXHIBITA CITY OF PASCO HEARING EXAMINER IN THE MATTER OF ) RECOMMENDED FINDINGS OF FACT, RECOMMENDED PUD 2021-001 ) CONCLUSIONS OF LAW, AND Affinity and Hydro at Broadmoor ) RECOMMENDED DECISION Apartments ) THIS MATTER having come on for hearing in front of the City of Pasco Hearing Examiner on January 12, 2022, the Hearing Examiner having taken evidence hereby submits the following Recommended Findings of Fact, Conclusions of Law, and Decision and Conditions of Approval as follows: I. RECOMMENDED FINDINGS OF FACT PROPERTY DESCRIPTION: 1.1 Legal: Lot 3 of the Broadmoor Parcel Segregation, record 31932625, and is within a portion of the Northeast '/a of Section 7, Township 09 North, Range 29 East W.M. in the City of Pasco, Franklin County, Washington. (Franklin County Assessor's Tax Parcel 115210033) 1.2 General Location: The site is southwest of the intersection of Burns Road and Broadmoor Blvd. 1.3 Properly Size: The site area consists of one parcel, approximately 19.33 acres (842,015 square feet). The proposal consists of two separate apartment buildings of 180,000 and 240;000. 1.4 Ap 1p icant: Affinity at Broadmoor, LLC, 120 W. Cataldo Ave, Suite 100, Spokane, WA 99201. 2. ACCESS: The property has public frontage access via Burns Road. 3. UTILITIES: Municipal water and irrigation is available on Bums Road. The site will be served by a future trunk line as part of the Northwest Sewer LID. Said trunk line will be extended north from Harris Road and then east, allowing this development to connect via Burns Road. Electricity to be provided by Franklin Public Utility District (PUD). 4. LAND USE AND ZONING: The site is currently vacant and zoned RT (Residential Transition). Surrounding properties are zoned and developed as follows: NORTH: R-1; Vacant EAST: RT; Vacant SOUTH: RT; Vacant WEST: RT; Vacant PUD 2021-001 Broadmoor Page 1 of 10 COMPREHENSIVE PLAN: The 2018 Comprehensive Plan Future Land Use Map designates this site with three Land Uses: Open Space and Park, Office, and Mixed -Use Regional. The Open Space and Parks Land Use classification is described as land where development will be restricted for park land, trails, and critical areas. The Office classification is intended for professional office, personal services, and resources centers. Mixed -Use Regional is described as providing general retail operations, shops, grocery stores, residential and commercial mixed uses, including high-density residential, dining and entertainment uses. Per Table LU -1 (Land Use Designations and Criteria) of the Comprehensive Plan, the Open Space and Parks Land Use permits all zoning districts, including residential uses. 6. The following 2018 Comprehensive Plan Policies are identified for this item: 6.1 Land Use Polio Enhance the physical appearance of development within the community through land use regulations, design guidelines, and performance and maintenance standards including landscaping, screening, building facades, color, signs, and parking lot design and appearance. 6.2 Land Use Polic,�2-A: Maintain sufficient land designated to accommodate residential, commercial, industrial, educational, public facility, and open space uses proximate to appropriate transportation and utility infrastructure. 6.3 Land Use Policy 4-B: Encourage infill and higher density uses within proximity to major travel corridors and public transportation service areas. 6.4 Housing Policy 1-A: Allow for a full range of housing including single family homes, townhouses, condominiums, apartments, and manufactured housing, accessory dwelling units, zero lot line, planned unit developments etc. 6.5 Housing Policy 3-A: Encourage innovative techniques in the design of residential neighborhoods and mixed- use areas to provide character and variety in the community. 6.6 Housing Policy 4-C: Increase housing supply and diversity through appropriate and flexible development standards. 6.7 Economic Development Polio Collaborate with public/private partners to create a masterplan vision of the waterfront, Broadmoor area, and other neighborhoods as necessary 6.8 Capital Facilities Policy 1-A: Systematically guide capital improvements consistent with the vision and plan of the community 6.9 Capital Facilities Policy 3-A: Assure land development proposals provide land and/or facilities or other mitigation measures to address impacts on traffic, parks, recreational facilities, schools, and pedestrian and bicycle trails. 6.10 Capital Facilities Policy 5-B: Encourage use of existing natural features, open spaces, and appropriate excess right-of-way as an integral part of the community -wide park system. 6.11 Transportation Policy 1-B: Require transportation and land use planning efforts and policy that meet the needs of the community and the objectives of this plan. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. A Mitigated Determination of Significance (MDNS) was issued on October 20, 2021. 8. The applicant, Robert Ketner of Affinity at Broadmoor, LLC, on behalf of Broadmoor Properties, LLC has submitted a Land Subdivision Application for a Planned Unit Development (PUD) on a 19.33 -acre site approximately 2,600 feet southwest of Burns Road PUD 2021-001 Broadmoor Page 2of10 and Broadmoor Blvd. The proposal is requesting the PUD which will result in the establishment of a PUD zone (R-4) which is not possible with the current Residential Transition (RT) zoning designation. 9. The proposed project includes the construction of up to 240 residential apartment units and 170 attached senior apartment units on a currently vacant parcel. The proposal will also include approximately 149,360 square feet of dedicated open space, trails and gathering areas for residents. 10. The site has frontage access on Burns Road, the project proposal includes the construction and expansion of city right-of-way to include Buckingham Drive and Road 108. Access to, and within the site are proposed via a driveway connection to Burns Road as well as driveways on/to Buckingham Drive and Road 108. 11. The total site area is approximately 19.33 acres, is currently vacant and consists of hilly sand dunes. In general, the site is higher along the northern property line and lower along the southern property line. The site has been surveyed for Critical Area Habitat (shrubsteppe) and observed to be highly disturbed from recreational and construction activities, and debris throughout the property. A survey conducted by the Washington State Department of Fish and Wildlife and mapping performed by City staff confirm that the remaining suitable habitat is approximately 11.26 acres. 12. The Future Land Use Map of the 2018 Comprehensive Plan designates the site as combination of Open Space / Parks, Office, and Mixed -Use Regional. 13. The site was annexed into the City in 1982 (Ordinance No 2388) and assigned the Residential Transition (RT) zoning designation. In Pasco Municipal Code 25.25.010, the RT district is intended to be applied or assigned to areas that are essentially undeveloped, however, ultimately intended for suburban or urban residential use. 14. The site is within the Broadmoor Planning Area, an area ranging from 1,200 — 1,600 acres situated towards the North West City Limits and generally bound by Interstate I-182, Broadmoor Blvd (Road 100), Burns Road and the Columbia River. Formal planning efforts for the `Broadmoor" area began in 2004 and continued through 2009 with the Planning Commission adopting the Broadmoor Sub -Area Concept Plan (October 15, 2009). In 2017, the City issued a Determination of Significance and request for comments to prepare an Environmental Impact Statement (EIS) to evaluate the impacts of residential and commercial development in the Broadmoor area. That effort was paused in 2019 to allow the city to continue working on the periodic update of its Comprehensive Plan. On July 27, 2021, the City issued a revised scoping notice and Determination of Significance to study two land -use alternatives based on the 2018-2038 Comprehensive Plan. 15. The 2018-2038 Comprehensive Plan specifies the Broadmoor Area for its development potential that will occur through specific design and development standards that will incorporate a mix of housing, retail, commercial, open space and incorporate walkable and transit friendly design. 16. On March 5, 2020, the Pasco City Council passed Ordinance No 4483 for construction of a new sanitary sewer trunk line and other sewer infrastructure improvements to serve the PUD 2021-001 Broadmoor Page 3 of 10 Broadmoor area. The project(s) were consistent with the approval of a Local Improvement District (LID 151) in Resolution No 3932. This has been followed by increased development activities and proposals in the Broadmoor area. This includes preliminary plat applications indicating approximately 599 housing units to the north of the site (Northwest of Burns Road and Broadmoor Blvd) and approval of a rezone southeast of the site to C-1 (Retail Business District) of approximately 53.5 acres. 17. The recent development activity in conjunction with improvements to utility infrastructure, and this application for a Planned Unit Development are consistent with the Comprehensive Plan and established vision for the Broadmoor area. 18. 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: 18.1 The date the existing zone became effective: 18.1.1 The current zoning classification has been in place since the site was annexed into the City in 1982 (Ordinance No 2388). 18.2 The changed conditions, which are alleged to warrant other or additional zoning: 18.2.1 The City has planned for significant growth on and near the surrounding area of the site. This includes the Broadmoor Sub -Area Concept Plan (2009), and the ongoing Broadmoor Master Plan and Environmental Impact Statement, which the City issued a Scoping Notice and Determination of Significant in July 2021. The Pasco City Council has adopted the 2018-2038 Comprehensive Plan which indicates the Broadmoor Area will accommodate upwards of 7,000 housing units 2,500 jobs. This has been supported by the 2020 Council approval of the Northwest Sewer LID and infrastructure improvements. 18.2.2 Development permits has been approved and/or underway in the immediate vicinity of the site that indicate an estimated 914 dwelling units. In August 2021, Council approved of request to rezone approximately 53.5 acres to C-1 (Retail Business District) southeast of the site. 18.3 Facts to justify the change on the basis of advancing the public health, safety, and general welfare: 18.3.1 The Planned Unit Development (PUD) application and proposed development are consistent with , the adopted 2018-2038 Comprehensive Plan. The PUD would allow for a diverse range of housing options to be constructed while incorporating open space, natural and habitat preservation, and, access for tails and recreation. The proposal is in conformance with, and, meets the intent of the PUD regulations as stated in PMC 25.140.010 which are to result in the preservation and enhancement of public health, safety, welfare, and access of the community, consistent with the Comprehensive Plan. PUD 2021-001 Broadmoor Page 4 of 10 18.4 The effect it will have on the value and character of the adjacent property and the Comprehensive Plan: 18.4.1 The request for a Planned Unit Development, and the project proposal implement the 2018-2038 Comprehensive Plan, including various goals and policies of the Land Use, Housing, Economic Development and Capital Facilities Elements. Although the properties surrounding the site are currently vacant, development and permit activity have been approved including an estimated 914 dwelling units. The PUD application is consistent with, and the intent of the major land -use and infrastructure plans (Draft Transportation System Master Plan, Draft Comprehensive Sewer Plan). 18.5 The effect on the property owner or owners if the request is not granted: 18.5.1 The current RT (Residential Transition) designation is intended to be applied or assigned to areas that are essentially undeveloped, however, ultimately intended for suburban or urban residential use. Without the approval of the Planned Unit Development / R-4 designation, the proposal is not possible. Without a rezone, the site will remain vacant, underutilized, and in non-conformance with community planning efforts. 18.6 The Comprehensive Plan land use designation for the property: 18.6.1 The 2018-2038 Comprehensive Plan Future Land Use Map designates this site with three Land Uses: Open Space and Park, Office, and Mixed -Use Regional. The Open Space and Parks Land Use classification is described as land where development will be restricted for park land, trails, and critical areas. The Office classification is intended for professional office, personal services, and resources centers. Mixed -Use Regional is described as providing general retail operations, shops, grocery stores, residential and commercial mixed uses, including high-density residential, dining and entertainment uses. Per Table LU -1 (Land Use Designations and Criteria) of the Comprehensive Plan, the Open Space and Parks Land Use permits all zoning districts, including residential uses. 18.7 Such other information as the Hearing Examiner requires. 19. The application for a Planned Unit Development, and rezone to the R-4 (High - Density Residential Zoning District) is consistent with, and meets the intent of the Comprehensive Plan, PUD regulations and aligns with the intended vision for the Broadmoor area. The opportunity for additional housing options and diversity with open space amenities both support and implement the Broadmoor planning area goals. 20. Public notice of this hearing was advertised in the Tri -City Herald on 12/26/2021 and distributed to property owners within 300 feet of the project site on 12/30/2021. 21. The site was annexed into the City in 1982 (Ordinance No 2388) and assigned the Residential Transition (RT) zoning designation. PUD 2021-001 Broadmoor Page 5 of 10 22. The site is southwest of the intersection of Burns Road and Broadmoor Blvd and contains approximately 19.33 acres or 842,015 square feet. 23. The applicant has requested to rezone the subject property (Franklin County Assessor's Tax Parcel 115210033) from RT (Residential Transition) to R-4 (High -Density Residential Zoning District) in concurrence with a Planned Unit Development application. 24. The RT (Residential Transition) district is intended to be applied or assigned to areas that are essentially undeveloped, however, ultimately intended for suburban or urban residential use. 25. Planned Unit Developments are intended to allow for, and create opportunities for innovation, creativity, and flexibility in land development as indicated in PMC 25.140.010. 26. Planned Unit Developments may be approved for a use or combination of uses permitted in PMC 25.140.020, and shall be enumerated in the ordinance establishing the district. 27. The project associated with the Planned Unit Development includes the construction of 240 residential apartment units and 170 attached senior apartment units. 28. The proposed (gross) density is 21.21 dwelling units per acre in conformance with the Density Requirements of PMC 25.140.080(4) for Mixed Residential/Commercial and High - Density Land Use. 29. The project intends to record an age restrictive covenant on the Affinity portion (170 dwellings) of the property and will apply for exemption of the Pasco School District Impact Fee per PMC 3.45.050(1). 30. The project includes approximately 149,360 square feet of open space, representing 19.2% of the total site (net) complying with the minimum open space standards (15%) as determined in PMC 25.140.080(6). 31. The project includes 735 on-site parking spaces within parking garages and surface lots. 32. The project is anticipated to be constructed and occupied by 2025. 33. The site has frontage access on Burns Road (to the north). 34. The 2018-2038 Comprehensive Plan, Future Land Use designation for the site is: Open Space/Parks, Office, and Mixed -Use Regional. 35. The 2018-2038 Comprehensive Plan indicates that the Broadmoor Area (1,200 —1,600 acres) will accommodate 7,000 households and 2,500 jobs. 36. The City issued a Determination of Significance and request for comments on scope of an Environmental Impact Statement (EIS) in July 2021 for the Broadmoor Area Master Plan. 37. A survey conducted by the Washington State Department of Fish and Wildlife and mapping performed by City staff confirm that site has approximately 11.26 of Critical Area / priority PUD 2021-001 Broadmoor Page 6 of 10 shrub -steppe habitat which will require mitigation. 38. The project associated with the Planned Unit Development and rezone to R4 are consistent with 2018-2038 Comprehensive Plan. 39. The project associated with the Planned Unit Development and rezone to R-4 are consistent aligned with recent Council approval of capital facilities, including the Northwest Sewer LID. 40. An open record public hearing after due legal notice was held on January 12, 2022 via Zoom videoconference. 41. Appearing and testifying on behalf of the Applicant at the hearing was Scott Morris. Mr. Morris indicated that he was agent authorized to appear and speak on behalf of the Applicant and property owner. Mr. Morris indicated that he agreed with all the representations set forth within the staff report and the Site Plan conditions. 42. No member of the public testified at the hearing. 43. The staff report, application materials, agency comments and the entire file of record were admitted into the record. Also admitted into the record as an exhibit was Applicant's Powerpoint presentation. 44. Any Conclusion of Law that is more correctly a Finding of Fact is hereby incorporated as such by this reference. H. RECOMMENDED CONCLUSIONS OF LAW Following a public hearing, the Hearing Examiner may recommend approval or denial of the application and accompanying PUD plans or may recommend imposition of such conditions of approval as are necessary to ensure conformity to all applicable regulations and the purposes of the PUD district based upon the criteria listed in PMC 25.140.090(5). A PUD may be recommended for approval only when it has been determined that: The PUD district development will be compatible with nearby developments and uses. 1.1 The project and proposal are consistent with the Comprehensive Plan and recently approved permitting activities in the immediate vicinity of the site. Development permits has been approved and/or underway in the immediate vicinity of the site that indicate an estimated 914 dwelling units. In August 2021, Council approved of request to rezone approximately 53.5 acres to C-1 (Retail Business District) southeast of the site. 2. Peripheral treatment ensures proper transition between PUD uses and nearby external uses and developments. 2.1 The project will result in the expansion of, and the construction of the following connecting the site with the surrounding areas: 2.1.1 Burns Road 2.1.2 Road 108 PUD 2021-001 Broadmoor Page 7of10 2.1.2.1 To be constructed designed and constructed as a 3 -lane roadway section consisting of two travel lanes, and one two-way left turn lane, and shall be constructed following Collector roadway standards. 2.1.2.2 The Curb Radius at the intersection of Road 108 and Buckingham will need to be designed to the collector standard, which is 35 -feet radius at face of curb. 2.1.3 Buckingham Dr. 2.1.3.1 To be constructed designed and constructed as a 3 -lane roadway section consisting of two travel lanes, and one two-way left turn lane, and shall be constructed following Collector roadway standards. A 40 -foot right-of-way dedication may be necessary. 2.1.3.2 The Curb Radius at the intersection of Road 108 and Buckingham will need to be designed to the collector standard, which is 35 -feet radius at face of curb. 2.1.4 Street -Light Spacing. 2.1.4.1 Streetlight spacing of 300 -feet alternating sides of the roadway (600 - feet same side) shall be maintained. The current site plan exceeds this spacing. 2.1.4.2 Lighting along Burns Road shall be provided and constructed per of Pasco Design and Construction Standards and Specifications (currently missing from the site plan). 2.1.5 Multi -Use Pathway. 2.1.5.1 A 12 -foot multi -use path along Burns Road shall be asphalt (not concrete), and the walking path shall be offset from the curb pathway following a linear (not meandering) design. 2.2 Additional conditions have also been placed on the proposal from the Pasco Fire Department, below: 2.2.1 Per International Fire Code (D103.1): Fire Apparatus access roads shall be 26 feet width, exclusive of shoulders. 2.2.2 Per International Fire Code (D103.3): Turning Radius: Determined by the Fire Code Official. 28 feet minimum. 2.3 The project will incorporate approximately 149,360 square feet of open space, in conformance with the Amenities and Open Space requirements of PMC 25.140.080(6). 2.4 The project design is in conformance with the requirements of PMC 25.140.040 (Relationship to Adjacent Areas). The development will be consistent with the Comprehensive Plan and the purposes of the PUD district. The application for a Planned Unit Development, and rezone to the R-4 (High - Density Residential Zoning District) is consistent with, and meets the intent of the Comprehensive Plan, PUD regulations and aligns with the intended vision for the Broadmoor area. The opportunity for additional housing options and diversity with open space amenities both support and implement the Broadmoor planning area goals. 4. The proposal and project are aligned with, and implement the following Comprehensive Plan Goals and Policies: 4.1 Land Use Policy I -B: Enhance the physical appearance of development within the community through land use regulations, design guidelines, and performance and PUD 2021-001 Broadmoor Page 8 of 10 maintenance standards including landscaping, screening, building facades, color, signs, and parking lot design and appearance. 4.2 Land Use Policy 2-A: Maintain sufficient land designated to accommodate residential, commercial, industrial, educational, public facility, and open space uses proximate to appropriate transportation and utility infrastructure. 4.3 Land Use Policy 4-13: Encourage infill and higher density uses within proximity to major travel corridors and public transportation service areas. 4.4 Housing Polio: Allow for a full range of housing including single family homes, townhouses, condominiums, apartments, and manufactured housing, accessory dwelling units, zero lot line, planned unit developments etc. 4.5 Housing Policy 3-A: Encourage innovative techniques in the design of residential neighborhoods and mixed- use areas to provide character and variety in the community. 4.6 Housing Policy 4-C: Increase housing supply and diversity through appropriate and flexible development standards. 4.7 Economic Development Policy 4-B: Collaborate with public/private partners to create a masterplan vision of the waterfront, Broadmoor area, and other neighborhoods as necessary 4.8 Capital Facilities Policy 1-A: Systematically guide capital improvements consistent with the vision and plan of the community 4.9 Capital Facilities Policy 3-A: Assure land development proposals provide land and/or facilities or other mitigation measures to address impacts on traffic, parks, recreational facilities, schools, and pedestrian and bicycle trails. 4.10 Capital Facilities Policy 5-B: Encourage use of existing natural features, open spaces, and appropriate excess right-of-way as an integral part of the community -wide park system. 4.11 Transportation Policy 1-B: Require transportation and land use planning efforts and policy that meet the needs of the community and the objectives of this plan. 5. The public health, safety and welfare have been served. The application for a Planned Unit Development and commensurate rezone to R-4, and the proposed project associated with the application are subject to the regulations and requirements of the Pasco Municipal Code and the City of Pasco Design and Construction Standards. The City, acting as the Lead Agency for the proposal, issued a Mitigated Determination of Non -Significance (MDNS) on October 20, 2021. The applicant has, or will be required to submit the following documents or analysis to supplement their proposal. 5.1 Cultural Resource Survey: 5.1.1 Submitted 11/5/2021 5.1.2 The survey is required to inform of the probability of encountering historic properties or materials of archaeological concern within the project area. The survey results indicated that a low probability for the project to impact yet unrecorded cultural resources. 5.2 Critical Areas Report and Proposed Mitigation: 5.2.1 Submitted on 11/8/2021 5.2.2 Per PMC 28.12.080, a critical area review is required to verify the extent, nature, and type of any critical area(s) identified and to evaluate the required mitigation measures. As indicated in the report, the site was observed to be highly disturbed from recreational and construction activities, with debris throughout the property. A survey conducted by the Washington State PUD 2021-001 Broadmoor Page 9 of 10 Department of Fish and Wildlife (WDFW) and mapping performed by City staff confirm that site has approximately 11.26 acres of Critical Area / priority shrub -steppe habitat which will require mitigation. Proposed mitigation for impacts to the shrub -steppe habitat will be provided through escrow for the City in the name of WDFW, compensation for this mitigation is $22,520. 5.3 Traffic Impact Analysis: 5.3.1 Submitted on September 14, 2021 5.3.2 The TIA summarizes the potential transportation related impacts associated with the development. The scope of the analysis was coordinated in advance with the City, and evaluated the following intersections: 5.3.2.1 Broadmoor Blvd / Burns Road 5.3.2.2 Broadmoor Blvd / Sandifur Parkway 5.3.2.3 Broadmoor Blvd/ I-182 Westbound Ramps 5.3.2.4 Broadmoor Blvd/ I-182 Eastbound Ramps 5.3.2.5 N Road 68 / Burns Road 5.3.3 Mitigation Required. No off-site road improvements were identified in the TIA to mitigate the impacts of the development. The development is anticipated to generate 126 AM and 157 PM trips during the peak hour. Transportation impact fees will be required of the project and paid to the City of Pasco. These transportation impact fees will be used by the City to complete the future improvement projects that have been identified as necessary to accommodate development in this area. The fees owed by the project will be assessed and collected at the time of building permit issuance for the individual buildings. 6. Any Finding of Fact that is more correctly a Conclusion of Law is hereby incorporated as such by this reference. M. RECOMMENDED CONDITION OF APPROVAL 1. The Applicant shall comply with all applicable State of Washington and Pasco Municipal Code laws, rules and regulations, except as may be modified by the Planned Unit Development, assuming the Planned Unit Development is approved by the City of Pasco. IV. RECOMMENDED DECISION Based on the above Recommended Findings of Fact and Recommended Conclusions of Law, the Hearing Examiner recommends APPROVAL of the application for a Planned Unit Development on Franklin County Assessor's Tax Parcel 115210033, and commensurate rezone from RT (Residential Transition) to R-4 (High Density Residential Zoning District) meets the requirements of PMC 25.140 and is accordance with the provisions of PMC 25.210. Dated this 18th day of January, 2022. CITPASCO HEARING EXAMINER Y7`tel A w L. Kottk p PUD 2021-001 Broadmoor Page 10 of 10 ww ■ w ■_ ri - - i � r ru//f11/ �� nn n ■r IA H1=u�rry"II, li /i �■ I■■■■■■ � r r r �r r 1 111�� wr r rr \wr\■■ 11■O _ _ r rr rr 1 � i-----------r rr rr w ■ i■//ir i it w _ low i wi . r Irr ��' ■.I ■w wi. Nr.. w_ ■ w_ �� � IIAIr/ ■C _ �a�i //[ IIIAAN r rrr�trr ■. r_ __ - - aRfwi- i ■ ._ urunr ►� 1111 ■ .�_ =- � �ii1r utArr � u/■ ■� '`' � � ' r WI■ 1111■ r. 1 tj� ■� �� P • � ur r! w .. ! ■■N _ FRANKLIN COUNTY RECORDING COVER SHEET NAME AND RETURN ADDRESS: City of Pasco 525 N. Third Avenue Pasco, WA 99301 FORM COMPLETED BY: Krystle Shanks PLEASE PRINT OR TYPE INFORMATION: PHONE # (509) 544-3096 DOCUMENT TITLE(S) (or transaction contained therein) 1. Ordinance No. 4585A 2. PUD-PP2021-001 3. GRANTOR(S) (Last name, first name, middle name/initials): 1. Citv of Pasco 2. 3. 4. ❑ Additional names on page of document GRANTEE(S) (Last name, first name, middle name/initials): 1. Broadmoor LLC 2. 3. 4. Additional names on page of document LEGAL DESCRIPTION (Abbreviated: ie.lot, block, plat or section, township, range) Lot 3 of Record Survey #1956316 i "� , �- - Q Additional legal is on page 2 of document AUDITOR'S REFERENCE NUMBER(S) ASSESSOR'S PROPERTY TAX PARCEL NUMBER 115-210-033 ❑ Additional parcel numbers on page of document The Auditor/Recorder will rely on the information provided on this form. The staff will not read the document to verify the accuracy or completeness of the indexing information EMERGENCY NONSTANDARD REQUEST am requesting an emergency nonstandard recording for an additional fee of $50.00 as provided in RCW 36.18.010. 1 understand that the recording processing requirements may cover up or otherwise obscure some part of the text of the original document. Signature Date