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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 ISI mv- gm pt •• Z LA - %.� 4 rAl :.■ •M6or r 1 ��''. �. -�.*- — 1 r,� t --2W6 1 4 $1 kat M%J ` J. r — 1— T . -�� .■ h r . S 4 iif:fir.' I,r' -:0r t� Vkitr 1: ' 1 ■ 'W' 1 LFA FIE ■ ;r.0 1 ' . 1 - '.�s I •. r 4 APO r ■ -6 I r 6' - ■ ►: _� .mow �i•��r`.ff-A 4&k IL -0-0 ria' r - 1 •� �i ��3t ti f 1 r _ '� Y1y, '�r i _�� i•■ ir� ��� r.1 CCA T `�. ■ 7111.■.■.■- 1 I 1 �� �•r _ ■ r t ■ V;r'': J ,` MI kl * LL, it ■ ' Eki 1 -'•�-J� - *� .■ � r A%.► �. , L 1 r1 •A ON �. . mm; i 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