HomeMy WebLinkAbout2011.07.20 PPFD Agenda Packet Supplemental Document
"REPORT TYPE"
"NAME OF FACILITY - LINE 1"
"NAME OF SITE - LINE 2"
"City, State (do not abbreviate)"
FACILITY CONDITION REPORT
TRADE RECREATION AGRICULTURE CENTER
PASCO AQUATIC CENTER FEASIBILITY
Pasco, Washington
July 2011
Prepared for:
Water Technology, Inc.
P.O. Box 614
Beaver Dam, Wisconsin 53916
Prepared by:
USKH Inc.
621 W. Mallon Avenue, Suite 309
Spokane, WA 99201-2181
Phone (509) 328-5139
Fax (509) 328-0423
Toll Free (866) 328-5139
USKH WO# 1318900
Facility Condition Report
Trade Recreation Agriculture Center
Pasco Aquatic Center Feasibility
July 2011
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SUMMARY
The existing Arena building and systems located at the Trade Recreation Agriculture Center (TRAC) in Pasco,
Washington, are in excellent condition. All systems appear to be in good working order and well maintained.
The purpose of this assessment is to consider the feasibility of converting the Arena from an indoor rodeo
facility to an aquatics facility. The following reflects a discipline breakdown of issues associated with this
potential change of use.
• Architectural – While the existing structure is adequate, changes to an aquatics facility will require
substantial renovation of the existing systems and many of them cannot be modified for the potential
use noted. This means that any new services would require a complete new system to be installed
within or around the confines of the existing building.
• Civil – Existing site, utilities, and services are adequate for the existing use. Impacts on those systems
would be relocation if expansion or new structures are added around or within the existing envelope.
• Structural – The existing building is adequate for its present use. Any new uses requiring modifications
to the existing structure will require significant engineering and potential duplication of the building
envelope.
• Mechanical – Existing equipment and systems are adequate for the existing use and will require
significant modifications and/or new systems to accommodate the new use identified.
• Electrical – Existing system is adequate for the present use. Significant renovation to the existing
distribution system will be required for any potential change of use.
As an overall assessment, the re-purposing of the Arena portion of the TRAC facility to an aquatics facility is
economically feasible. While renovation of the existing structure would be extensive, the facility has value as an
enclosure for an aquatics center. This coupled with not incurring demolition costs for the structure ensure that
it has value which can be added to the project.
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Pasco Aquatic Center Feasibility
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TABLE OF CONTENTS
SUMMARY ................................................................................................................................................................... I
1 INTRODUCTION ............................................................................................................................................. 1-1
2 ARCHITECTURAL ........................................................................................................................................... 2-1
2.1 Code Information ................................................................................................................................ 2-1
2.2 Construction Type ............................................................................................................................... 2-1
2.3 General Building Description .............................................................................................................. 2-1
2.4 Building Condition ............................................................................................................................... 2-1
2.5 Building Components – Exterior Elements ......................................................................................... 2-1
2.6 Redevelopment Concerns ................................................................................................................... 2-2
2.7 Existing Site ......................................................................................................................................... 2-2
3 CIVIL .............................................................................................................................................................. 3-3
3.1 Parking, Site Circulation and Access ................................................................................................... 3-3
3.2 Stormwater and Drainage ................................................................................................................... 3-3
3.3 Sanitary Sewer .................................................................................................................................... 3-3
3.4 Potable Water ..................................................................................................................................... 3-4
4 STRUCTURAL ................................................................................................................................................. 4-1
4.1 Structural Description ......................................................................................................................... 4-1
4.2 Design Criteria ..................................................................................................................................... 4-1
4.3 Future Modifications .......................................................................................................................... 4-2
5 MECHANICAL ................................................................................................................................................ 5-1
5.1 Report Utility Services ......................................................................................................................... 5-1
5.2 Fire Protection .................................................................................................................................... 5-1
5.3 Plumbing ............................................................................................................................................. 5-1
5.4 Heating, Ventilating and Air-Conditioning .......................................................................................... 5-1
6 ELECTRICAL ................................................................................................................................................... 6-1
6.1 Electrical Service ................................................................................................................................. 6-1
6.2 Electrical Distribution .......................................................................................................................... 6-1
6.3 Wiring Devices .................................................................................................................................... 6-1
6.4 Lighting ................................................................................................................................................ 6-1
6.5 Fire Alarm System ............................................................................................................................... 6-2
6.6 Telephone System ............................................................................................................................... 6-2
Facility Condition Report
Trade Recreation Agriculture Center
Pasco Aquatic Center Feasibility
July 2011
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FIGURES
Figure 1 – Vicinity and Location Maps .................................................................................................................... 1-2
APPENDICES
Appendix A Aerial Photo
Appendix B Drawings
Appendix C TRAC Property Ownership
Appendix D Pasco C1 Zoning
Appendix E Hydrant Flow Reports
Appendix F TRAC SEPA
Appendix G Additional Site Photos
Facility Condition Report
Trade Recreation Agriculture Center
Pasco Aquatic Center Feasibility
July 2011
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1 INTRODUCTION
The purpose of this report is to assess the condition of the Arena portion at the TRAC Center.
The TRAC Arena was constructed in 1994. The structure is a 68,250 square foot pre-engineered metal building
(PEMB) connected to a lobby area (atrium) of 24,000 square feet and an exhibition hall of 41,250 square feet.
The total complex size is 133,500 square feet and is made up of three separate structures. This report only
addresses the Arena portion of the complex. While assessing the condition of the Arena, it will be evaluated in
the context that the purpose of the assessment is to determine the Arena’s potential re-use as an aquatics
center. Specific analysis considering aquatics requirements will be identified.
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Pasco Aquatic Center Feasibility
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Figure 1 – Vicinity and Location Maps
Local
City
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State
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2 ARCHITECTURAL
2.1 Code Information
All elements of the building Arena, atrium, and exhibition hall are classified as an A2.1 assembly occupant
according to the 1991 edition of the Uniform Building Code (UBC), which was the code in place at that time of
construction.
2.2 Construction Type
Construction is Type 2, 1-hour, fully sprinkled.
Three elements of the complex – the Arena, the atrium, and the exhibition hall – are separated by a 2-hour
graded separation wall located on Grids 12 and 22.
2.3 General Building Description
The Arena building is a 210 foot by 325 foot, PEMB with cast-in-place concrete foundation and dirt floor. An
independent bleacher system, with an independent foundation, has been constructed within the envelope.
A portion of the floor is concrete around the perimeter, gravel under the bleacher system, and the main Arena
floor is dirt being utilized for equestrian events.
The space is serviced by two large restroom facilities located in the “atrium” space and accessed from the south
wall of the Arena. There are also restroom facilities, mechanical room, and announcer booth located against the
north wall of the Arena, which services only the Arena.
There are three overhead doors on the north wall and three on the east wall accessing the surrounding stock
areas and access service drives. Primary exit doors are located on the south wall into the atrium and the east
wall to the service drive area. There are several personnel doors located on the north elevation; however, they
are not directly accessible by the spectators of the Arena.
2.4 Building Condition
A facility walk-through took place on Tuesday, June 7, 2011, at 9:00 a.m. and was conducted with TRAC staff and
General Manager, Troy Woody. The walk-through included an assessment and review of the existing drawings.
It was noted there are no significant maintenance issues with the Arena building. All installed mechanical
equipment appeared to be original and in working order. There were workmen on site replacing the overhead
doors on the north elevation. Mr. Woody indicated the electrically operated overhead doors were being
replaced with manual doors because of ongoing maintenance issues with the electric operators.
2.5 Building Components – Exterior Elements
The PEMB is a Varco-Pruden building. (Reference structural evaluation for structural components.) The exterior
skin of the building is a standing seam metal roof panel with 24-inch coverage and 3-inch high standing seams.
The walls are constructed with metal wall panels tagged as “panel-lok” wall panels with a 16-inch cover and
1 1/4-inch reveal. The rigid frame has a clear eave height inside of approximately 30-feet and with an outside
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Pasco Aquatic Center Feasibility
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eave height of 35-feet. The roof slope is 3 and 12. All primary beams and roof purlins have spray-on fireproofing
and comply with building code requirements for the time of construction. As previously indicated, the building
envelope and main structure appear to be in good condition, with the exception of the overhead doors which
were being replaced. There are no outstanding maintenance items identified with this portion of the building.
There is also no evidence of water intrusion in the Arena area.
2.6 Redevelopment Concerns
In addition to evaluating existing conditions, the purpose of this report is to identify issues associated with
converting this existing Arena structure into an aquatics facility. The following are architectural concerns which
should be addressed before any final determination of conversion to an aquatics facility.
• PEMBs are typically constructed with minimal factor of safety. Because of this, consideration should be
given to adding any structural loading to the existing primary structural elements.
• There are concrete tie beams 3-feet below finish grade within the Arena structure. While modifications
can be made and will be noted, this could impact any excavation or aquatics elements deeper than
2-feet within the structure. Removal of the tie beams is possible, but would require the construction of
buttress walls on the outside of the existing foundation system to resist stresses which are presently
being distributed by the tie beams. This is possible on the north side of the structure; however, it would
require a significant renovation to the atrium area to accomplish at the south elevations.
• The existing exterior envelope could be penetrated with aquatics facility features and would require a
restructuring of wall struts and lateral framing to accomplish.
• Aquatics facilities are typically high humidity areas, which introduce humidity and chemicals within
enclosed buildings. Because of this, significant attention must be paid to controlling the moisture and
constructing an envelope which resists the negative impacts of such an environment. The existing
building envelope is not suitable for resisting these elements. In order to provide an aquatics facility
within the existing structure, an independent envelope will need to be constructed within the confines
of the existing Arena building to resist the affects of the moisture and chemical exposure. It will also
require a significantly new mechanical system to control these elements.
2.7 Existing Site
The east, north, and west areas around the Arena appear to have adequate room to potentially expand as part
of the redevelopment of the Arena into an aquatics facility. The north area has a 15-foot zoning code setback
requirement. This would restrict any development to the north to approximately 150 feet. The area to the east,
presently utilized as animal holding areas, is approximately 400 feet from the east elevation of the Arena to the
existing RV park. It appears there are significant areas to the west to expand with the only limitations being the
requirement to replace existing parking and potential impacts of relocating a primary entry road into the
complex. Please reference the civil section.
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Pasco Aquatic Center Feasibility
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3 CIVIL
3.1 Parking, Site Circulation, and Access
The current plan would expand the Rodeo facility to the north and possibly west. Expansion to the north would
impact an area primarily used for staging and storage. This is a minimal impact as the need for this
storage/staging area would be removed by the new use of the site.
Expansion to the west will most likely impact parking, vehicle circulation, and site access. Approximately 60 feet
west of the Rodeo facility is a row of 13 Americans with Disabilities Act (ADA) stalls immediately adjacent to a
30-foot site access road connecting to Burden Road on the north of the site. Depending on the nature of the
expansion westward, this could impact this entrance or remove it in its entirety.
The ADA parking would need to be replaced, but could be accommodated in the existing parking in the northern
lot. Any loss of parking that would need to be replaced due to zoning or City of Pasco (City) requirements could
be made up in the open field to the west. This land is owned by Franklin County.
Interference of the access road could be more problematic. This access is part of a “loop” within the site and
may have to be relocated to comply with fire department regulations. It is possible that this could be
accomplished alongside any new parking realignments.
It is unclear at this time if the City will require an updated traffic study or State Environmental Policy Act (SEPA)
checklist based on these site changes. Both are a strong possibility.
3.2 Stormwater and Drainage
Based on observations at the site visit, it appears that roof runoff from the TRAC gets piped in drywells around
the facility. There are two to the immediate north of the Arena which would have to be relocated to
accommodate the aquatics facility. There appear to be no conflicts to the west. This roof drainage system could
be maintained with any required relocations.
The northwest parking area impacted by the expansion is drained by a series of catch basins. These drain south
through a pipe network to the intersection of the lot access and Rodeo Drive. These pipe networks drain by
buried perforated pipes in the grassy swales alongside Rodeo Drive. It is unlikely that any parking or access road
revisions would alter this. Additional parking areas will be handled in the same manner if acceptable to the City.
Areas adjacent to the building are drained in grassy swale or lawn areas and infiltrate. This layout would be
maintained.
A stormwater report will be required to analyze the existing systems and for any additional impervious areas.
There will also most likely be SEPA impacts associated with this and may trigger a new SEPA submittal and
review process.
3.3 Sanitary Sewer
The building is currently served by an 8-inch sanitary sewer line running west in Rodeo Drive. This line
transitions to 15 inches at the manhole in the intersection of Convention Place and Rodeo Drive. The 15-inch
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line does flatten significantly, but it has not been indicated that there are currently capacity issues in the existing
line.
The aquatics complex will be a significant increase in total water/sewer demand and, as such, an analysis of the
existing line will need to be done when demands are known.
Pre-treatment requirements of the aquatics complex discharge may be required. This will need to be
coordinated with the City and will likely require a hydraulic study of the existing system as part of any submittal
requirements.
3.4 Potable Water
The site is adjacent to an existing 24-inch water line running east-west in Burden Road. The site is served by a
12-inch waterline connecting to the 24-inch line at the intersection with the site access road. The line runs
north-south and transitions to an 8-inch line at Rodeo Drive. It is anticipated that this line can meet the needs of
the existing users and the proposed aquatics complex.
Being in the site access road, expansion to the west may affect this line and require realignment.
A separate 8-inch fire line loops the entire TRAC facility currently. There are separate feeds for each of the three
building segments and the site inspection showed a static pressure at the Arena fire valves to be approximately
55-pounds per square inch (PSI).
The fire line may be affected by expansion of the facility to the north. It is currently 70-feet north of the Rodeo
Arena. The existing backflow preventer could also be affected. Depending on layout, the vault could be
protected in place as well.
In reviewing the hydrant data obtained from the Pasco Fire Department, the following pressures were found at
or near the site:
• Hydrant at west side of TRAC Facility (1999): 60-psi static, 45-psi residual, 7,432-gpm @ 20-psi.
• Gold’s Gym-Convention Drive (1998): 77-psi static, 77-psi residual, FF N/A.
• Life Quest Gym (2004): 67-psi static, 66-psi residual, FF N/A.
These numbers are promising, but it is recommended that updated hydrant tests be run as many users have
come on-line since the two closest tests were run. This will be needed for the hydraulic analysis which the City
requires to be submitted.
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Trade Recreation Agriculture Center
Pasco Aquatic Center Feasibility
July 2011
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4 STRUCTURAL
4.1 Structural Description
The building is a typical PEMB. The structural system consists of rigid steel frames spaced at 25 foot 0 inch on
center in the transverse direction that provide support for gravity loads, as well as lateral resistance to wind and
seismic loads. Purlins and girts span between the rigid steel frames, transferring gravity, and wind loads from
the roof and wall panels to the frames. Lateral support in the longitudinal direction is provided by steel rod
cross bracing, which resists lateral forced by tension only.
The foundation for the building is a conventional concrete shallow foundation, consisting of spread footings
supporting concrete pilasters and the PEMB columns, working in conjunction with tie beams between the steel
frame columns. The moment resisting, long-span frames of the building generate large lateral forces acting
outwards from the building. In this structure, these forces are resisted by reinforced concrete tie beams. These
tie beams extend across the 210-foot width of the building, from column to column, at each rigid frame. This is
a common foundation design approach for a PEMB; however, it does present limitations to future modifications,
which will be discussed later in this report.
There is a partial-height concrete masonry unit (CMU) wall around the outside perimeter of the building. This
wall is supported laterally by horizontal steel members incorporated into the PEMB. The floor consists of a
4-inch slab-on-grade around the perimeter of the building. At the interior, there is no floor structure; bare earth
serves as the surface for the Rodeo Arena. There is a premanufactured metal bleacher system, with foundations,
along the north end of the building.
4.2 Design Criteria
As-built documents indicate the building was constructed to the following design requirements:
• Building Code: 1991 UBC.
• Roof Live Load: 20 pounds per square foot (psf).
• Ground Snow Load: 36.2 psf.
• Roof Snow Load: 25 psf.
• Collateral Dead Load: 4 psf.
• Design Wind Speed: 70 miles per hour (fastest mile), Exposure C.
• Seismic Zone: 2B.
A review of the as-built drawings suggests the building conforms to the requirements of the 1991 UBC, and
would conform to most requirements of the current building code and the 2009 International Building Code for
new construction.
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Pasco Aquatic Center Feasibility
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4.3 Future Modifications
The discussed renovation of this building to be an aquatics center presents numerous structural challenges,
some of which may not be economically feasible to undertake depending on the direction taken. Introduction
of in-ground pools in this structure would present the most serious challenges. As discussed previously, the tie
beams between the steel columns are essential elements of this structure’s foundation. In-ground pools would
require that some of these beams be removed. Before the beams could be removed, the foundation of the
structure would need to be retrofitted to resist the lateral thrust from the steel columns. Two possible solutions
could be considered. First, the foundation could be strengthened by providing large buttresses and footings to
supplement the existing footing and stem wall. Second, grouted tendons could be attached to the perimeter
foundation at the columns where the tie beams are to be cut. The tendons would extend into the ground at an
approximately 45-degree angle underneath the building. This solution would be somewhat more technically
complex than adding new concrete foundations to strengthen the existing ones, but would be less intrusive to
the outside perimeter of the building than the excavations and construction required for conventional concrete
construction.
A problem with either of these solutions is the presence of the existing building immediately south of this
building. Strengthening the foundation along the south side would interfere with the operations of this
structure, potentially with a large demolition and reconstruction effort to install the foundation retrofits.
Alternatively, pools could be constructed as above-ground structures on conventional slab-on-grade
construction: either existing slabs, new slabs, or strengthened existing slabs depending on the requirements and
locations. Structurally, conventional slab construction and strengthening would be less expensive and intrusive
than modifying the existing foundation to allow the tie beams to be cut.
Modifications to the building that do not add load or significantly weaken the structure will likely be permissible.
New penetrations in wall panels and roof panels can be engineered, with the affected structural elements
evaluated and locally strengthened as required. New penetrations of the perimeter CMU wall would likely
require secondary framing to laterally support the new opening perimeters. Such framing would likely consist of
structural steel channels or tubes. These kinds of upgrades are not unusual for modifying existing CMU
elements.
To summarize, we do not anticipate the need for significant or unusual structural alterations for this building to
be used as an aquatics center, provided the existing foundation tie beams can be left intact.
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5 MECHANICAL
5.1 Report Utility Services
A 4-inch water service enters the building on the middle of the west side. A 4-inch branch serves the lobby and
exhibition hall with a water riser in the northwest of the atrium. A separate 2 1/2-inch branch runs beneath the
west and north sides of the Arena to serve the Arena restrooms.
A 6-inch sanitary sewer enters the building on the middle of the west side. A 6-inch branch serves the atrium
and exhibition hall. A separate 4-inch branch runs beneath the west and north sides of the Arena to serve the
Arena restrooms. The building sewer is approximately 7-feet below finished floor level where it leaves the
building.
A gas meter is located at the northeast corner of the Arena. Low pressure gas piping hung from the roof
structure serves the building’s heating, ventilation, and air conditioning equipment.
5.2 Fire Protection
A water main loops around the building to serve fire hydrants and fire sprinklers. The water supply for the fire
sprinkler systems enters the building at two locations: one at the middle of the north side to serve the Arena
and at the middle of the east side to serve the lobby and exhibition hall.
Each portion of the building is served by zones of wet-pipe fire sprinklers. The fire sprinklers for the Arena are a
separate zone served by its own water service and fire sprinkler valve assembly. The fire sprinkler riser for the
Arena is located on the middle of the north side near the announcer’s booth. This riser location will need to be
incorporated into the new floor plan.
5.3 Plumbing
The major restrooms for the facility are located in the atrium and are expected to remain in service. There is a
pair of restrooms on the north side of the Arena. It is anticipated that Arena restrooms will be demolished and
replaced as part of this project.
5.4 Heating, Ventilating and Air-Conditioning
The Arena is served by a heat and vent (H&V) system consisting of 18 H&V units suspended from the roof
structure and three large rooftop ventilation exhaust fans. Each H&V unit consists of a filter/mixing box with
return air and outside from an intake roof cowl, a blower section, a gas-fired duct furnace and a louvered
discharge assembly. This type of equipment is not suitable for use in an aquatics environment and will need to
be removed as part of this project. A new air-handling system with dehumidification capability will be provided
to serve the natatorium.
The announcer’s booth in the Arena is served by a packaged air-conditioning unit with electric heat and is
expected to be demolished as part of this project.
The atrium and exhibition hall are served by packaged air-conditioning units with gas heat and are expected to
remain in service.
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6 ELECTRICAL
6.1 Electrical Service
The existing Rodeo Arena has separate 480/277-volt, 3-phase, 4-wire electrical service with a 600-amp, Square
D, I-Line, main distribution panel that was part of the original 1994 construction and is in good condition. It is
estimated that this size of the service will be adequate for the new aquatics center.
6.2 Electrical Distribution
Although the existing distribution system is in good condition, the layout of the distribution will need to conform
to the needs of the aquatics center layout and usage.
With the renovation of the existing electrical lighting, receptacles, and new mechanical equipment the existing
electrical distribution system will be removed and new equipment and distribution installed that meets the
requirements of an aquatics environment. The existing distribution panelboards will be reused to the greatest
extent possible.
All conductors will be copper. All feeders and branch circuits will contain a dedicated equipment-grounding
conductor. Insulation type THHN-THWN will be used on feeders and branch circuit conductors. Conductors will
be sized such that the voltage drop from the utility transformer secondary to the furthest device is not greater
than 5-percent. Conductors will be labeled with heat-shrink type circuit identification labels at each device box,
pull and junction box, and panelboard identifying the circuits originating panelboard and circuit number to make
maintenance easier.
Separate circuits will be used to serve lighting, receptacle, and dedicate equipment loads. General use
receptacles will be limited to a maximum of eight receptacles per 20-amp circuit. Equipment, such as large
mechanical equipment and high-demand office equipment, will have dedicated circuits with appropriately sized
circuit breakers. Motors larger than 1/2-horsepower will utilize 3-phase power.
6.3 Wiring Devices
The general use receptacles and snap switches will be specification grade to extend useful life and minimize
maintenance. Receptacles will be located not less than 6-feet from the inside edge of a pool for code
compliance and receptacles within 20-feet of the inside wall of a pool with be ground-fault circuit interrupter
protected as well as other locations required by code. Exterior receptacles will be weather resistant rated and
will include weatherproof while-in-use device covers. Special use receptacles will be located near special use
equipment and rated for their intended use. Receptacles will be located near each voice/data, workstation, and
cable television outlet with matching faceplate cover colors and mounting heights.
6.4 Lighting
The existing interior lighting system will be removed and new energy efficient lighting that is rated for wet
locations where appropriate will be installed per the specific location requirements for an indoor aquatics
environment. Lighting will be located to facilitate maintenance of the fixtures.
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Interior lighting will mainly use energy efficient T5 and T5HO linear fluorescent lamps with programmed start
electronic ballasts, with lighting levels as recommended by IES. A flexible digital control system will be
incorporated to minimize energy usage and increase functionality along with occupancy sensors in select areas.
Emergency lighting will be battery-backed and integrated with the normal light fixtures to keep ceilings and
walls uncluttered. To minimize power consumption, the exit signs will be light-emitting diode type with battery
backup. Emergency egress lighting will be added to the renovated portion of the facility with battery backup
located in an accessible interior location.
6.5 Fire Alarm System
The existing fire alarm system will be modified as necessary to cover the new layout of the aquatics center.
6.6 Telephone System
The existing telephone system will be extended to designated areas such as offices in the aquatics center.
Appendix A
Aerial Photo
Appendix B
Drawings
Appendix C
TRAC Property Ownership
Appendix D
Pasco C1 Zoning
PMC Title 25 6/20/2011 54
16BCHAPTER 25.42 C-1 RETAIL BUSINESS DISTRICT
Sections:
U25.42.010 PURPOSEU.....................................................................................54
U25.42.020 PERMITTED USESU ........................................................................54
U25.42.030 PERMITTED ACCESSORY USESU .....................................................55
U25.42.040 PERMITTED CONDITIONAL USESU..................................................55
U25.42.050 DEVELOPMENT STANDARDSU.........................................................55
25.42.010 PURPOSE. The C-1 Retail Business district is established to provide
for the location of commercial activities outside the central business district that meet
the retail shopping and service needs of the community. (Ord. 3354 Sec. 2, 1999.)
25.42.020 PERMITTED USES. The following uses shall be permitted in the C-l
district:
(1) Auto Detail Shops;
(2) Banks;
(3) Dancing schools;
(4) Hotels and motels;
(5) Printing shops;
(6) Restaurants;
(7) Stores and shops for the conduct of retail business;
(8) Stores and shops for repair and similar services such as:
(a) Bakeries, retail for distribution from the premises.
(b) Barbershops and beauty shops.
(c) Catering establishments.
(d) Garage and filing stations, provided:
(i) No repair work is performed out-of-doors,
(ii) Pumps, lubrication or other devices are located at least
fifteen feet from any street property line, and
(iii) All automobile parts and dismantled automobiles are stored
within the building, except outdoor display racks.
(e) Laundromats and dry-cleaning establishments employing not more
than five persons,
(f) Locksmith shops,
(g) Offices,
(h) Membership clubs,
(i) Photo shops,
(j) Shoe repair shops.
(9) Sign shops, commercial (no outdoor storage of materials);
(10) Theaters;
(11) Veterinarian clinics for household pets (no boarding or outdoor treatment
facilities);
(12) Upholstery shops; and
PMC Title 25 6/20/2011 55
(13) Parking lots within 500 feet of a C-2 district boundary, provided such lots
are paved and half of the required landscape is live vegetation and, provided further,
that any such property adjacent a residential zoned parcel shall provide a site obscuring
fence along the common lot line(s) in accordance with residential fence height
requirements. (Ord. 3354 Sec. 2, 1999.)
25.42.030 PERMITTED ACCESSORY USES. Accessory uses and accessory
buildings including storage buildings; excluding container storage, as defined in Section
25.12.430, are permitted in the C-l district as defined under Sections 25.12.020 and
25.12.115. (Ord. 3735 Sec. 3, 2005); Ord. 3354 Sec. 2, 1999.)
25.42.040 PERMITTED CONDITIONAL USES. The following uses are permitted
subject to the approval of a special permit:
(1) Dwelling units, provided the units are within the principal building, are all
above the ground floor of said building, and the ground floor of said building is
designed or intended to be used for a use permitted in Section 25.42.010. However, a
building originally constructed on-site for residential purposes may be utilized as a
dwelling unit without a special permit provided:
(a) The structure does not have to be reconstructed, altered or
converted from an office/commercial use such that the cost of the alteration
exceeds 25% of the assessed value of the structure at the time of the alteration.
(2) Retail automobile sales, including rental or lease, provided the property is:
(a) Adjacent the intersection of two arterial streets, or
(b) Adjacent a single arterial street; provided it is not adjacent to or
across a public street right-of-way from a residential district, and would not be
located closer than 300 feet to any existing car lot.
(3) Parking lots;
(4) Mini-storage facilities defined under 25.12.310; and
(5) Wineries defined under 25.12.480. (Ord. 3735 Sec. 4, 2005; Ord. 3354
Sec. 2, 1999.)
25.42.050 DEVELOPMENT STANDARDS. (1) Minimum lot area: Not required,
except for non conforming residential uses which must retain a minimum of five
thousand square (5,000) feet for single family and three thousand (3,000) square feet
for each additional unit;
(2) Lot Coverage: Dictated by parking requirements, setbacks and
landscaping;
(3) Minimum Yard Setbacks:
(a) Front: Fifteen (15) feet, except where adjoining a residential
district in which case 25.74.030 shall prevail.
(b) Side: None required, except where adjoining a residential district
in which case 25.74.030 shall prevail.
(c) Rear: None required, except where adjoining a residential district
in which case 25.74.030 shall prevail.
PMC Title 25 6/20/2011 56
(4) Maximum building height:
(a) Thirty-five (35) feet, except a greater height may be approved by
special permit.
(6) Fences and hedges: See Chapter 25.75;
(7) Parking: See Chapter 25.78; and
(8) Landscaping: See Chapter 25.75. (Ord.3354 Sec. 2, 1999.)
Appendix E
Hydrant Flow Reports
Appendix F
TRAC SEPA
Appendix G
Additional Site Photos
Appendix G
Trade Recreation Agriculture Center
Pasco Aquatic Center Feasibility
July 2011
Appendix G-1
Photo 1: Arena West Elevation Photo 2: TRAC Parking
Photo 3: Arena Interior Photo 4: Arena Interior
Photo 5: Arena Interior Photo 6: East Elevation – Arena
Appendix G
Trade Recreation Agriculture Center
Pasco Aquatic Center Feasibility
July 2011
Appendix G-2
Photo 7: North Elevation – Arena Photo 8: East Elevation – Arena
Photo 9: North Elevation – Arena Photo 10: North Elevation – Arena
Photo 11: East Entry – Atrium Photo 12: TRAC Parking