HomeMy WebLinkAboutSP 2024-017 Columbia Basin College decisionCITY OF PASCO
LAND USE HEARING EXAMINER
IN THE MATTER OF ) FINDINGS OF FACT,
CONCLUSIONS OF LAW, AND
SP 2024-017 ) DECISION AND
Columbia Basin College Dormitory ) CONDITIONS OF APPROVAL
THIS MATTER having come on for hearing in front of the City of Pasco Hearing Examiner on January 8,
2025, the Hearing Examiner having taken evidence hereby submits the following Findings of Fact,
Conclusions of Law, Decision and Conditions of Approval as follows:
I. FINDINGS OF FACT
1. The Applicant is RGU Architecture, 122 2"d St., Asotin, WA 99402.
2. PROPERTY DESCRIPTION:
2.1. Abbreviated Legal: NE4, EXC S2S2SW4SW4 & 24-9-29 EXC S 208.71' OF E 208.71' & EXC
PTN ST STATE & EXC E 40' AND EXC PTN TO CITY OF PASCO FOR RIGHT OF WAY AF-
1851515 AND QD-1896292 AND QD-1965715
2.2. Tax Parcel Number: 119170013
2.3. Address: 2600 N 20th Ave, Pasco, WA
2.4. General Location: Subject property is located south of W Argent Road, north of I-182, west of N
20th Avenue, and east of 395/W Argent on/off ramp. Proposed construction is located southwest
of the intersection of W Argent Road and N 20th Avenue.
2.5. Property Size: 133.03 acres.
ACCESS: The property fronts I-182 W, N 20th Avenue and W Argent Road. The property has public
road access from N 20th Avenue and W Argent Road.
4. UTILITIES: Municipal water and sewer are available on W Argent Road and N 20th Avenue.
5. LAND USE AND ZONING: The property is zoned R-1 Low Density Residential District and is the
site of Columbia Basin College's Campus. Surrounding properties are zoned and developed as follows:
5.1. North: I-1 Light Industrial; Tri-Cities Airport, Hotel, Gas Station, Commercial/Light Industrial
Uses associated with the Airport
5.2. East: C-1; Strip Commercial Development, Student Housing, Business Park
5.3. South: Highway 1-182 separates the subject property from R-2 and R-3 Medium Density
Residential; Single Family Attached and Detached, and Multi -family Dwellings
5.4. West: R-S-1 Low -Density Suburban Residential and I-1 Light Industrial; Columbia Basin
College buildings, crops, undeveloped area with scrub vegetation
6. COMPREHENSIVE PLAN: The Comprehensive Plan designates this site as Public and Quasi -Public.
The Public and Quasi -Public land use designation allows for schools, civic centers, fire stations and
other public uses. The uses within this land use designation require special permits in all districts
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(except I-3 which has various restrictions). The proposed use is considered an expansion of the existing
campus and is considered a conditional use permitted under a special permit per PMC 25.45.040 (3).
7. ENVIRONMENTAL DETERNIINATION: The City of Pasco (City) is the SEPA lead agency for
this project. Based on SEPA Environmental checklist SEPA2024-055, 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 on December 24, 2024, for this
project under WAC 197-11-355. The MDNS was not appealed.
8. Request:
8.1. Applicant proposes to construct a student dormitory approximately 54,000 square feet in size,
designed to provide around 162 rental beds within 47 units. The facility will be 61 feet 10 inches
tall from basement level grade to peak and 51 feet 10 inches tall from first floor grade to peak.
9. Site:
9.1. The site is addressed 2600 N 20th Ave (Parcel 4 119170013). The site is surrounded by a minor
arterial road to the north and principal arterial road to the east. West of the site are ramps. South is
interstate 182. This site is currently developed with multiple campus buildings none of which are
a residence hall.
10. History:
10.1. The site was annexed into the City of Pasco in 1953 under Ordinance No. 759. The current
zoning designation is R-1 however staff was unable to locate the Ordinance. Per Columbia Basin
College's website the first constructed permanent building was completed in September of the year
1957. An ongoing capital construction program has added about 18 additional buildings since.
11. HEARING EXAMINER FINDINGS OF FACT
11.1. The applicant proposes to construct a student housing facility on campus.
11.2. All housing types consistent with the zoning district and Comprehensive Plan density and
the Zone District Standards per PMC 25.22.020 — Permitted housing types, are permitted in this
zone.
11.3. The proposed dormitory is classified as an accessory use to Columbia Basin College, which
is considered a school and, therefore, requires a special permit as a conditional use per PMC
25.45.040(3).
11.4. Multi -family attached housing has a maximum building height of 35 feet in the R-1 Low
Density Residential District per PMC Table 25.22.060(1).
11.5. The proposed use does not fall under the definition of multi -family housing. "Dwelling,
multifamily" means a building or buildings used or designed as a residence for four or more
families living independently of each other and in separate dwelling units doing their own cooking
therein. The buildings can be attached or detached. This includes apartments, condominiums, and
cottage housing, but does not include hotels or motels.
11.6. The proposed facility will be 61 feet 10 inches tall from basement level grade to highest
peak.
11.7. For principal buildings, such as multi -family attached housing, the provision stating,
"except a greater height may be approved by special permit," was removed from PMC 25.45.050
(5)(a) inadvertently through Ordinance 4700A. This language was not carried forward in the zone
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district standards that regulate height limits for the zone. City staff is in the process of correcting
this scrivener's error through the City Clerk's office under guidance from legal counsel.
11.8. Notice of the public hearing was sent to property owners within 300 feet of the subject
property and emailed to parties of record on December 24, 2024.
11.9. Notice of the public hearing was published in the Tri-City Herald on December 22, 2024.
11.10. Comments were received from WSDOT, Ecology, Colville Tribes, and BDI.
11.11. No comments were received from property owners or Pasco residents in response to the
Notice of Application or Notice of Public Hearing.
11.12. A SEPA Mitigated Determination of Non -Significance was issued for SEPA2024-
055/SP2024-017 on December 24, 2024, and posted on the SEPA Register website, and distributed
to Parties of Record.
11.13. Although Columbia Basin College (CBC) has student housing east of 20th Avenue, there
is no residence hall located on -site.
12. As per PMC 25.200.080, Upon conclusion of the open record hearing, the Hearing Examiner shall make
and enter findings from the record and conclusions thereof as to whether or not:
12.1. The proposal is in accordance with the goals, policies, objectives, maps and/or narrative
text of the Comprehensive Plan;
12.1.1. The Comprehensive Plan designates this site as "Public/Quasi-Public Lands" The
Public/Quasi-Public land use designation is allowed by special permit in all districts (except
I-3 which has various restrictions). However, the application is for an "Unclassified Use"
under PMC 25.200.020. While the current zoning of the site is R-1 (Low Density Residential
District), Unclassified Uses may be permitted as a conditional use.
12.1.1.1. Land Use Policy LU-4-A: Reduce the dependency of vehicle travel and encourage
pedestrian and multi -modal options by providing compatible land -uses in and around
residential neighborhoods. Although the proposed project is not in and around
residential neighborhoods it will reduce the dependency of vehicle travel and encourage
pedestrian and multi -modal travel.
12.1.1.2. Land Use Policy LU-4-B: Encourage infill and higher density uses within
proximity to major travel corridors and public transportation service areas. The
proposed project qualifies as infill development, as it is situated on a property that,
despite initial development beginning in 1957, has retained undeveloped areas for a
significant period. This high -density project includes 162 rental beds across 47 units
and is strategically located adjacent to two arterial streets and multiple bus stops.
12.1.1.3. Land Use Goal LU-5: Maintain a broad range of residential land use designations
to accommodate a variety of lifestyles and housing opportunities. The proposed use will
accommodate for the college lifestyle while providing a variety of travel options.
12.2. The proposal will adversely affect public infrastructure;
12.2.1. Accesses to the site are established and include items such as curb, gutter, sidewalk, and
street lighting. Utilities are available to the site and have been designed and constructed to
accommodate current and proposed uses. The proposed use is not expected to increase the
need for infrastructure improvements and is unlikely to negatively impact existing
infrastructure, given the presence of an on -campus residence hall.
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12.3. The proposal will be constructed, maintained and operated to be in harmony with the
existing or intended character of the general vicinity;
12.3.1. The properties in the general vicinity include residential, commercial, and office uses. Such
as student housing, hotels, airport, and other general businesses. An increase in traffic is not
anticipated. Therefore, the proposal should not affect the character of the general vicinity.
12.4. The location and height of proposed structures and the site design will discourage the
development of permitted uses on property in the general vicinity or impair the value thereof,
12.4.1. The proposed structure will be located across the street from an industrial property
(airport). The proposed height will be taller than the outright allowed height but permitted
uses in the general vicinity are of similar height. The intent of the building design is to match
the nature of the general vicinity.
12.5. The operations in connection with the proposal will be more objectionable to nearby
properties by reason of noise, fumes, vibrations, dust, traffic, or flashing lights than would be the
operation of any permitted uses within the district;
12.5.1. The proposal was analyzed under the State Environmental Policy Act (SEPA) and impacts
related to noise, fumes, vibrations, dust, traffic, or flashing lights were analyzed as a part of
the review. Based on the information provided, requirements of PMC and Pasco Design &
Construction Standards should mitigate impacts to the built and natural environment. It is not
anticipated that the proposal would be more objectionable to nearby properties by reason of
noise, fumes, vibrations, dust, traffic, or flashing lights.
12.6. The proposal will 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.
12.6.1. The proposal is required to adhere to PMC, including, but not limited to provisions such as
the outdoor lighting and noise ordinances. The use, residence hall, will not endanger the
public health or safety.
13. An open record public hearing was held, after legal notice, on January 8, 2025.
14. Appearing and testifying on behalf of the Applicant was Brian Dexter. Mr. Dexter testified that he was
an agent authorized to appear and speak on behalf of the property owner and Applicant. Mr. Dexter
indicated that they agreed with the representations set forth within the staff report and the proposed
Conditions of Approval.
15. No member of the public testified at the hearing.
16. The entire planning file of record was admitted into the hearing record.
17. The City of Pasco Hearing Examiner considered all evidence within the record in rendering this
decision.
18. Any Conclusion of Law that is more correctly a Finding of Fact is hereby incorporated as such by this
reference.
H. 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.
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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, SP 2024-017 is hereby APPROVED
subject to the following Conditions of Approval.
IV. CONDITIONS OF APPROVAL
1. The special permit shall apply to the property addressed 2600 N 20th Ave (Parcel # 119170013), and
any subsequent subdivision(s) thereof.
2. The number of dwelling units shall not exceed 47.
3. Parking spaces shall be provided at one space per dwelling unit for a minimum of 47 parking spaces.
4. A trash enclosure is required, and its location is subject to further review by Basin Disposal. The
applicant shall coordinate with Basin Disposal and obtain written approval for the new proposed
location, all while meeting PMC requirements.
5. The proposed structure shall be constructed and situated in substantial conformance with the plans
submitted with the special permit application and included in the January Hearing Examiner's Packet.
6. The special permit shall become null and void if the above conditions are not met.
Dated this / day of January, 2025
CITY O - ASCO HEARING EXAMINER
G-1 In:,_
Andrew 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).
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