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Home My WebLink AboutHE Determination SP 2023-006 TCCH Additional Parking CITY OF PASCO HEARING EXAMINER IN THE MATTER OF ) FINDINGS OF FACT, CONCLUSIONS OF LAW, DECISION AND CONDITIONS SP 2023-006 ) OF APPROVAL Meier Architecture and Engineering ) THIS MATTER having come on for hearing in front of the City of Pasco Hearing Examiner on June 14, 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: 1. FINDINGS OF FACT 1. Legal: A Portion of Lot 2,Henderson's Addition to Pasco,less a Portion in the Northeast corner; and Lots 2 & 3, Short Plat 82-7(Parcel 113394123)(Was Parcels: 113394122, 113394417, and 113394408). 2. General Location: 9612 St. Thomas Drive (Parcel 115470017), in Pasco,Washington. 3. Property Size: Located on the north side of West Ruby Street between N 7th Ave and the end of W Ruby Street. 4. ACCESS: The property has access from West Ruby Street. 5. UTILITIES: Municipal water is available from W Ruby Street,municipal water is available from North 7th Ave. 6. LAND USE AND ZONING: The property is currently zoned R-4 (High-Density Residential)and is vacant. Surrounding properties are zoned and developed as follows: North R-3 SFDUs; Multi-Family East R-3; C-1 SFDUs; Office Parking South C-l; R-3 Office; Multi-Family West R-3 Multi-Family 7. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site for Medium- Density Residential uses. The Plan does not specifically address health clinics, but various elements of the plan encourage locating businesses in appropriate locations for their anticipated uses. 8. ENVIRONMENTAL DETERMINATION: The Cite 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 Determination of Non-Significance (DNS)was issued for this project on May 10,2023,under WAC 197-11-158. SP 2023-006 Meier Architecture &Engineering Page 1 of 4 9. PROPOSAL: Applicant Meier Architecture and Engineering is requesting permission to building a 26,700-square-foot parking lot with 56 additional parking spaces which would connect to and expand an existing parking lot for the Tri-Cities Community Health (TCCH) Clinic located at 715 West Court Street. Proposed landscaping on the site would include trees and shrubs consistent with Pasco Municipal Code (PMC) 25.180.080. Lighting will be in accordance with Pasco Municipal Code (PMC) Chapter 12.32. The parking lot will be drained into catch basins connected to infiltration trenches. Per Pasco Municipal Code(PMC) 25.200.020(9) Off-site parking lots are considered an Unclassified Use, and Per PMC 25.65.040 unclassified uses in R-3 Zoning Districts are subject to review by the Hearing Examiner. 10. The site consists of three tax parcels (Parcels: 113394122, 113394417, and 113394408) consisting of .25 acres (10902.5 square feet), recently consolidated into a single parcel (113394123) for the purpose of this project. Benton-Franklin Transit bus routes serve the site. A public transit stop is located in front of the main building approximately 300 feet south of the site. 11. Prior to Tri-Cities Community Health (TCCH), facilities in this campus were operated through La Clinica, whose original office was located just to the east at 513 W. Court Street. In the mid-1980's the City provided La Clinica with a small amount of funding to expand that original building. In 2010 La Clinica received Special Permit approval to construct another 10,320 square-foot clinic to the west at 715 West Court Street, which included 118 parking spaces located north of the site. 12. Notice of the public hearing was sent to property owners within 300 feet of the subject property and the newspaper on May 22,2023. 13. The current parking lot was permitted with 118 parking spaces. 14. The site was annexed into the city in 1949(Ordinance 649). 15. The site is zone R-4 (High Density Residential). 16. The lot is currently vacant. 17. Per PMC 25.200.020(9)offsite parking lots require a special permit. 18. The Hearing Examiner must develop findings of fact(PMC 25.200.080)as to whether or not: 18.1 The proposal is in accordance with the goals, policies,objectives,maps and/or narrative text of the Comprehensive Plan? 18.1.1 Hearing Examiner Finding: Comprehensive Plan Policy ED-3-C requires the city to `Provide appropriate access through a combination of pathways, sidewalks, non-motorized travel lanes and parking" The proposal provides appropriate parking for use at the associated facility to ensure that the facility clients are not creating an increased impact on street parking in the neighborhood. 18.2 Will the proposed use adversely affect public infrastructure? SP 2023-006 Meier Architecture &Engineering Page 2 of 4 18.2.1 Hearing Examiner Finding: This proposal will reduce parking congestion on North 5th Avenue. This will have a positive impact on the City's street infiastructure. 18.3 Will the proposed use be constructed, maintained and operated to be in harmony with existing or intended character of the general vicinity? 18.3.1 Hearing Examiner Finding: The neighborhood is mixed residential commercial. The proposed parking lot will fit in with the existing parking lot to the east. The parking lot will be built to cite standards and contain appropriate landscaping features to make it appealing and cohesive. 18.4 Will the location and height of proposed structures and the site design discourage the development of permitted uses on property in the general vicinity or impair the value thereof? 18.4.1 Hearing Examiner Finding: Surrounding properties are already developed with houses, apartment buildings and a restaurant. The development of a parking lot will not discourage nearby properties building additional structure nor impair the value of any properties. 18.5 Will the operations in connection with the proposal be more objectionable to nearby properties by reason of noise, flumes, vibrations, dust, traffic, or flashing lights than would be the operation of any permitted uses within the district? 18.5.1 Hearing Examiner Finding: The use of the lot for parking will likely have similar noise, fumes, vibrations, dust, traffic, and flashing lights as the existing parking lot adjacent to the southeast. 18.6 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? 18.6.1 Hearing Examiner Finding: Requirements of city code and engineering standards will ensure the parking lot is built to standard, protecting life and safety of those who use it. 19. An open record public hearing after due legal notice was held June 14, 2023, with the staff and the public appearing in person, and the Hearing Examiner appearing via Zoom videoconference. 20. Appearing and testifying at the hearing was Amanda Lang. Ms. Lang testified that she was the agent for the property owner and applicant. Ms. Lang testified that she was in agreement with the representations set forth in the staff report and with the proposed Conditions of Approval. 21. No member of the public testified at the hearing. 22. The staff report, application materials, agency comments and the entire file of record were admitted into the record. 23. Any Conclusion of Law that is more correctly a Finding of Fact is hereby incorporated as such by this reference. SP 2023-006 Meier Architecture&Engineering Page 3 of 4 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 2023-006 subject to the following Conditions of Approval. 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 Parcel # 113394123. 2. The parking lot shall be developed in substantial conformance with the site plan submitted with the application and all pertinent City of Pasco Standard Specifications, including PMC 25.185.090 Parking lot standards, and PMC 25.180.070 Parking lot landscaping. 3. It is the requirement that the design, construction and improvements of the proposal shall be in conformance with the City of Pasco Standard Specifications, City of Pasco Municipal code, the Washington State Department of Transportation Standard Specifications for Road, Bridges, and Municipal Construction, the International Building Code, and the International Fire Code unless a specific modification has been identified in the conditions of approval/approval conditions in the staff report. 4. The special permit shall be null and void if a building permit has not been obtained within two years of Special Permit approval. Dated this ;3 day of June, 2023. CITY F PASCO HEARING EXAMINER rew L. Kottkamp Absent a timely appeal,this Decision is final' ' See Ch.36.70C RCW (establishing a 21 day appeal period to superior court,and setting forth necessary review contents,along with filing and service requirements). SP 2023-006 Meier Architecture &Engineering Page 4 of 4