HomeMy WebLinkAboutHE Determination SP 2022-013 PSD High School #3 CITY OF PASCO HEARING EXAMINER
IN THE MATTER OF ) FINDINGS OF FACT,
CONCLUSIONS OF LAW,
DECISION AND CONDITIONS
SP 2022-013 ) OF APPROVAL
High School #3 )
THIS MATTER having come on for hearing in fror t of the City of Pasco Hearing Examiner on
March 8, 2023, the Hearing Examiner having taken evidence hereby submits the following Findings
of Fact,Conclusions of Law, and Decision and Conditions of Approval as follows:
I. FINDINGS OF FACT
I. PROPERTY DESCRIPTION:
Parcel 114330046.A PORTION OF SECTION 3,TOWNSHIP 9 NORTH,RANGE 29
EAST,W.M.,FRANKLIN COUNTY.WASHINGTON,ALSO BEING A PORTION OF
'PARCEL D'AS SHOWN ON FRANKLIN COUNTY RECORD OF SURVEY FOR
SEGREGATION RECORDED IN VOLUME 3 OF SURVEYS AT PAGE 649,UNDER
AUDITOR'S FILE NUMBER 1837780,DESCRIBED AS FOLLOWS: COMMENCING
AT THE SOUTHWEST CORNER OF SAID SECTION 3 AND SAID 'PARCEL D';
THENCE ALONG THE WEST LINE OF SAID SECTION 3,NORTH 00054'52"EAST A
DISTANCE OF 2715.72 FEET TO THE NORTHWEST CORNER OF SAID 'PARCEL D'
AND THE NORTHWEST CORNER OF THE SOUTHWEST QUARTER OF SAID
SECTION 3;THENCE LEAVING SAID WEST LINE,NORTH 89041'26"EAST ALONG
THE NORTH LINE OF SAID 'PARCEL D'A DISTANCE OF 933.25 FEET;THENCE
CONTINUING ALONG SAID NORTH LINE NORTH 89023'50"EAST A DISTANCE OF
397.17 FEET TO A POINT OF INTERSECTION WITH THE WEST LINE OF THE
NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 3
AND THE TRUE POINT OF BEGINNING: THENCE CONTINUING ALONG SAID
NORTH LINE NORTH 89023'50" EAST A DISTANCE OF 518.80 FEET;THENCE
CONTINUING ALONG SAID NORTH LINE NORTH 86039'02"EAST A DISTANCE OF
813.71 FEET TO THE CENTER OF SAID SECTION 3 AND THE NORTHEAST
CORNER OF SAID 'PARCEL D'; THENCE SOUTH O1°55'07"WEST ALONG THE
EAST LINE OF SAID 'PARCEL D' A DISTANCE OF 771.98;THENCE CONTINUING
ALONG SAID EAST LINE SOUTH 00008'56"WEST A DISTANCE OF 574.47 FEET TO
A POINT OF INTERSECTION WITH THE PROJECTED SOUTH LINE OF SAID
NORTHEAST QUARTER OF THE SOUTHWEST QUARTER;THENCE LEAVING
SAID EAST LINE, SOUTH 88°25'18"ALONG SAID SOUTH LINE AND THE
EASTERLY PROJECTION THEREOF A DISTANCE OF 1339.01 FEET TO THE
SOUTHWEST CORNER OF THE NORTH-EAST QUARTER OF THE SOUTHWEST
QUARTER OF SAID SECTION 3;THENCE NORTH 00°54'59"EAST ALONG THE
WEST LINE OF SAID NORTH-EAST QUARTER OF THE SOUTHWEST QUARTER A
DISTANCE OF 1330.40 FEET TO THE POINT OF BEGINNING.
SP 2022-013
High School #3
Page 1 of 8
Parcel 114330047.A PORTION OF SECTION 3,TOWNSHIP 9 NORTH, RANGE 29
EAST, W.M., FRANKLIN COUNTY, WASHINGTON,ALSO BEING A PORTION OF
'PARCEL D'AS SHOWN ON FRANKLIN COUNTY RECORD OF SURVEY FOR
SEGREGATION RECORDED IN VOLUME 3 OF SURVEYS AT PAGE 649. UNDER
AUDITOR'S FILE NUMBER 1837780,DESCRIBED AS FOLLOWS: COMMENCING
AT THE SOUTHWEST CORNER OF SAID SECTION 3 AND SAID 'PARCEL D';
THENCE ALONG THE SOUTH LINE OF SAID SECTION 3 AND THE SOUTH LINE OF
SAID 'PARCEL D',NORTH 88°10'57"EAST A DISTANCE OF 1331.49 FEET TO THE
SOUTHWEST CORNER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST
QUARTER OF SAID SECTION 3 AND THE TRUE POINT OF BEGINNING; THENCE
LEAVING SAID SOUTH LINE,NORTH 00054'59"EAST ALONG THE WEST LINE OF
SAID SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER A DISTANCE OF
1352.30 FEET TO THE NORTHWEST CORNER OF SAID SOUTHEAST QUARTER OF
THE SOUTHWEST QUARTER; THENCE NORTH 88°25'18" EAST ALONG THE
NORTH LINE OF SAID SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER
AND THE EASTERLY PROJECTION THEREOF A DISTANCE OF 1339.01 FEET TO A
POINT OF INTERSECTION WITH THE EAST LINE OF SAID 'PARCEL D'; THENCE
SOUTH 00008'5`6"WEST ALONG THE EAST LINE OF SAID TARCEL D' A
DISTANCE OF 525.54 FEET;THENCE CONTINUING ALONG SAID EAST LINE,
SOUTH 01°56'56"WEST A DISTANCE OF 821.71 FEET TO THE SOUTHEAST
CORNER OF SAID 'PARCEL D'AND THE SOUTHEAST CORNER OF THE
SOUTHWEST QUARTER OF SAID SECTION;THENCE SOUTH 88010'57"WEST
ALONG THE SOUTH LINE OF THE SOUTHWEST QUARTER OF SAID SECTION A
DISTANCE OF 1331.49 FEET TO THE POINT OF BEGINNING.
2. General Location:Northwest of the Burns Rd and Road 60 intersection in Pasco,
Washington.
3. Property Size: Approximately 3,579,639.74 square feet or 82.18 acres.
4. ACCESS: The site will be accessed from Burns Road and the Roads 60 and 64 extensions.
5. UTILITIES:Water and irrigation are in Burns Road- sewer is to be extended as a part of
LID 152, all utilities will require extension across property frontages.
6. LAND USE AND ZONING: The site is zoned R-1 (Low-Density Residential). The site is
vacant. Surrounding properties zoned as follows:
North: R-1 Agriculture; Vacant
East: R-1 Agriculture; Vacant
South: R-1 SFDUs
West: R-3; C-1 Agriculture; Vacant
7. COMPREHENSIVE PLAN: The Comprehensive Plan indicates the site is intended for
Public/Quasi-Public uses. Land Use Policy LU-2-C seeks to ensure that adequate public
services are provided in a reasonable time frame for new developments." Capital Facilities
Goal CF-6 encourages the City to foster adequate provision for educational facilities
throughout the UGA,while Capital Facilities Policy CF-6-A counsels the City to work with
the school district to coordinate facility plans with this comprehensive plan and encourage
appropriate location and design of schools throughout the community.
SP 2022-013
High School #3
Page 2 of 8
8. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this
project.Based on the SEPA checklist,the adopted City Comprehensive Plan,City
development regulations,and other information, a threshold determination resulting in a
Mitigated Determination of Non-Significance (MDNS) was issued for this project on
February 14 2023,under WAC 197-11-158. This MDNS was not appealed. Mitigation
measures shall include the following:
8.1 The missing portion of Burns Road between Rio Grande Lane and Road 68 shall be
constructed before the high school is allowed to open.Applicant,other nearby
property owners,and the City are coordinating regarding the best approach to
facilitate construction of this critical piece of roadway infrastructure. Independent of
the approach used,the missing portion of Burns Road will be essential.
8.2 Applicant shall contribute a proportionate share for the following improvements, as
will be identified in the final TIA:
8.2.1 Traffic signal at Powerline Road and Road 60
8.2.2 Traffic signal at Sandifur Parkway and Convention Drive
8.2.3 Traffic signal at Sandifur Parkway and Road 60
8.2.4 Traffic signal at Burns Road and Road 68
8.2.5 Road 76 overpass to mitigate impacts at the intersection of Burden Boulevard
and Road 68.
9. PROPOSAL: The Applicant, Amanda Whitehead, of Knutzen Engineering, has submitted a
special permit application (SP 2022-013)for the development of a new Pasco Comprehensive
High School 43 on Parcel's 114330046,and 114330047 in Pasco, Franklin County,WA.
10. The new Pasco Comprehensive High School 43 will be two-stories in height and would
include approximately 300,000 gross square feet. The height of the proposed two-story
building from grade to top of the wall is presently planned to be approximately 38 feet. The
primary materials would be concrete foundations and floor slabs, CMU veneer, brick veneer,
metal panel, and metal-framed glass panel curtain walls and storefronts, topped by a low
sloping internally drained roof.
11. The project would involve site preparation, and construction of a new classroom/gymnasium
complex and campus with turf athletic and play fields, tennis courts, parking lots, driveways,
walkways, and landscaping. The proposed building would be two stories in height, and would
house 2,000 students, grades 9-12. The site would employ approximately 140 employees.
Portable classrooms will be added in the future to accommodate growth.
12. PROPERTY DESCRIPTION: The proposed High School would be located on
approximately 65 acres. Roughly 30% of the property will be covered with impervious
surfaces after project construction. Approximately 16 acres will remain undeveloped on the
northern portion of the property - this area (16 acres) was included in the total site area
(approximately 81 acres). Runoff generated from impervious surfaces will either infiltrate
into underlying soils or flow to on-site collection systems. Stormwater generated from
impervious surfaces will be collected and treated prior to on-site infiltration. Stormwater
disposal will be designed by a licensed engineer and submitted for review to the City of
Pasco.
SP 2022-013
High School#3
Page 3 of 8
13. According to the ITE Trip Generation Manual, the school is anticipated to generate
approximately 3,420 total trips per day (Weekday based on 2,000 Students, FTE Land Use
150-High School). The AM peak hour(start of school)is anticipated to generate 860 trip ends
and the PM peak hour (1 hour between 2 and 4 pm) is anticipated to generate 580 trip ends.
These estimations only give a rough idea of what traffic volumes may be since numerous
factors impact the ultimate traffic volumes, which also change based on the school year and
social and environmental factors.
14. The parking lot design will feature up to 900 stalls. Per the City of Pasco Municipal Code,
only 390 will be required, however, from the School District's experience, more will be
necessary for student parking, parent drop-off/pick-up,and sporting events.
15. Burns Road will require approximately 1,300 linear feet of half street improvements and
Road 60 will require approximately 2,700 linear feet of 3/4 street improvements.
16. The City has recently initiated the development of a Sewer LID which will benefit this
development.
17. HISTORY: The site was recently annexed into the City as part of the Olberding&Farm 2005
annexation (ANX 2021-003; Ordinance 4574A), and was assigned R-1 zoning (Ordinance
4584).
18. Pasco's population has more than doubled from 34,630 to over 80,000 over the last 20 years.
This population growth has also caused the Pasco School District enrollment to similarly
increase over the same time period.
19. The District received Special Permit approval to construct Chiawana High School in 2006,
which was completed in 2009. By 2016 the Pasco School District was compelled to apply for
another Special Permit (SP 2016-014) to place up to 8 portables on the site, which was
granted in 2017 (Council Resolution 3756),and 6 more portable units in 2022 (Special Permit
#SP 2022-008).
20. Per the PSD website, "Pasco School District (PSD) is located in Pasco, Washington, and
serves over 19,000 students across 17 elementary schools, four middle schools, four high
schools, and four digital learning platforms" (see: https://www.psdl.org/domain/4). To
accommodate continued increases in student enrollment the School District is proposing to
build a new 300,000-square-foot, 2,000-student high school.
21. The District received Special Permit approval to construct Chiawana High School in 2006,
which was completed in 2009.
22. Most of the schools in Pasco including the Pasco High School and Chiawana High School are
located in residential zoning districts.
23. High Schools typically have sports field lighting. All outdoor lighting is required to conform
to the provisions of Pasco Municipal Code(PMC) Chapter 12.32 Outdoor Lighting.
24. The Hearing Examiner must develop findings of fact(PMC 25.200.080) as to whether or not:
SP 2022-013
High School 43
Page 4 of 8
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very little traffic will be generated. Traffic from residential development is
constant year round.
24.6 Will the proposed use endanger the public health or safety if located and developed
where proposed, or in any way will become a nuisance to uses permitted in the
district?
24.6.1 Hearing Examiner Finding: The proposed high school will be constructed to
meet all requirements of the International Building Code, the adopted Fire
Code, the adopted plumbing code and all other construction codes and state
regulations pertaining to high school construction. The building will be
required to have fire-rated corridors, area separation walls, sufficient exiting
and fire sprinkler systems to ensure the safety of the public. The installation
of traffic signals, the construction of sidewalks and street improvements will
address traffic safety issues. Schools have a long history of being accepted in
residential neighborhoods. In most communities schools including high
schools are located in or near residential neighborhoods. The education and
social development of children is generally not viewed as a nuisance
25. Public notice of this hearing was sent to property owners within 300 feet of the property and
the Tri-City Herald on February 15, 2023.
26. An open record public hearing after due legal notice was held March 8, 2023, with the staff
and the public appearing in person, and the Hearing Examiner appearing via Zoom
videoconference.
27. Appearing and testifying at the hearing was Paul Knutzen. Mr. Knutzen testified that he was
the agent for the property owner and applicant. Mr. Knutzen testified that he was in
agreement with the representations set forth in the staff report and with the proposed
Conditions of Approval.
28. The staff report, application materials, agency comments and the entire file of record were
admitted into the record.
29. Any Conclusion of Law that is more correctly a Finding of Fact is hereby incorporated as
such by this reference.
II. CONCLUSIONS OF LAW
1. The Hearing Examiner has been granted the authority to render this decision.
2. As conditioned, this project is consistent with the Pasco Comprehensive Plan and Pasco
Municipal Code.
3. Any Finding of Fact that is more correctly a Conclusion of Law is hereby incorporated as
such by this reference.
III. DECISION
Based on the above Findings of Fact and Conclusions of Law, the Hearing Examiner APPROVES
Application SP 2022-013 subject to the following Conditions of Approval.
SP 2022-013
High School 43
Page 6 of 8
IV. CONDITIONS OF APPROVAL
All conditions imposed by this decision shall be binding on the applicant, which includes the owner
or owners of the properties, heirs, assigns, and successors
1. The special permit shall apply to Parcels 114330046 and 114330047.
2. The High School and High School site shall be developed in substantial conformity with the
site plan and building elevations submitted with the special permit application.
3. The missing portion of Burns Road between Rio Grande Lane and Road 68 shall be
constructed before the high school is allowed to open. Applicant, other nearby property
owners, and the City are coordinating regarding the best approach to facilitate construction of
this critical piece of roadway infrastructure. Independent of the approach used, the missing
portion of Burns Road will be essential.
4. Applicant shall contribute a proportionate share for the following improvements, as will be
identified in the final TIA:
4.1 Traffic signal at Powerline Road and Road 60
4.2 Traffic signal at Sandifur Parkway and Convention Drive
4.3 Traffic signal at Sandifur Parkway and Road 60
4.4 Traffic signal at Burns Road and Road 68
4.5 Road 76 overpass to mitigate impacts at the intersection of Burden Boulevard and
Road 68.
5 All costs associated with speed reduction/modification including but not limited to flashing
lights, signage, pedestrian sensors, safety and crosswalks along and adjacent the school
property frontage shall be paid for by the School District at time of permitting.
6 All street/roadway signage, abutting the property & offsite, to be provided by the school
district &must be per most current MUTCD & City of Pasco Construction Standards.
7 The School District shall identify and provide all necessary accommodations for pedestrian
school routes along Burns Road.
8 The School District shall pay the current traffic mitigation fee per vehicle trip as determined
by the Traffic Study.
9 The School District shall provide the City with an event traffic plan prior to the issuance of a
building permit.
10 The School District shall prepare a dust control mitigation plan to be submitted with the
building permit application.
11 All utilities, storm water facilities, and infrastructure improvements shall be designed and
constructed to meet the standard specifications of the City Engineer.
12 It is the requirement that the design, construction and improvements of the proposal shall be
in conformance with the City of Pasco Standard Specifications, the Washington State
Departnent of Transportation Standard Specifications for Road, Bridges, and Municipal
Construction, the International Building Code, and the International Fire Code unless a
SP 2022-013
High School 93
Page 7 of 8
CITY,QF PASCO HEARING EXAMINER
XR&ew L. Kottkamp