HomeMy WebLinkAbout10-18-2007 Planning Commission Meeting Packet MEMORANDUM
DATE: October 18, 2007
TO: Planning Commission
FROM: Dave McDonald, City Planner
SUBJECT: Tri-Cities Prep 10 Year Master Plan (MF# SP07-011)
At the last regular Planning Commission meeting the Planning Commission
approved a motion recommending the City Council grant approval to Tri-
Cities Prep for a 10 year development Master Plan. Upon review by the City
Council the matter was remanded back to the Planning Commission for
further study related to night lighting on the sports fields.
The proposed Master Plan contains a football field, a baseball diamond, and a
softball diamond, all of which have stadium night lighting identified. Due to
the proximity of housing, particularly Lovissa Farms, the concern is that the
lighting may spill onto surrounding residential lots.
Tri-Cities Prep has indicated the lighting scheme shown on the site plan is for
illustrative purposes and the actual lighting of the fields will be dictated by a
design prepared by a professional sports lighting company. The lighting
design will take into consideration energy cost and glare containment. The
attached lighting information has been provided by Tri-Cities Prep's lighting
supplier, which highlights two of the floodlights being considered. Both
lighting fixtures include internal glare/spill light control louvers to control
unwanted glare and light trespass. The information also indicates a typical
football field needs only 4 light poles (two on each side of the field) rather
than the 14 shown on the proposed site plan. The attached information also
indicates that the orientation of the football field plays an important factor in
controlling light spill onto neighboring properties. The east/west orientation
of the proposed field is the optimum orientation for controlling light spill.
While the main concern is the football field lighting, the two ball fields are
also proposed to have night lighting and should be considered. The baseball
diamond on the north side of the school building is located far enough to the
north that it will have minimal lighting impact on nearby residential units.
However, the softball diamond located in the southwest corner of the site is
as close to the Loviisa Farms subdivision as is the football field. The Planning
Commission should also consider the impacts of this lighting. Staff has
proposed several Conditions of Approval for your consideration that may help
mitigate these lighting impacts.
1
INTIAL STAFF FINDINGS OF FACT
Findings of fact must be entered from the record
The following are initial findings drawn from the background and analysis
section of the staff report. The Planning Commission will need to consider
additional findings specifically related to the lighting concern voiced by the City
Council.
1) The Tri-Cities Prep Campus is zoned C-1;
2) The Tri-Cities Prep facilities have been on the site since 1997;
3) The Loviisa Farms subdivision is located on the south side of Chapel Hill
Boulevard;
4) The Siler Creek apartment complex is located to the east of the school
property;
5) Access streets are located north and south of the Tri-Cities Prep
property;
6) Comprehensive Plan goal OF-5 suggests provisions should be made for
educational facilities throughout the Urban Growth Area;
7) Population in Benton and Franklin Counties has grown by 53,000 in the
last 10 years;
8) The City of Pasco has doubled in population since 1997;
9) Population growth has created a demand for additional educational
facilities;
10) Numerous changes and additions will be needed at the Tri-Cities Prep
Campus over the next 10 years to serve the growing educational needs of
the community.
11) Tri-Cities Prep has developed a Master Plan for Campus development
over the next 10 years;
12) The Tri-Cities Prep Master Plan identifies the general location of all
needed Campus improvements for the next 10 years;
13) New traffic signals will be installed at the Rd 100/Broadmoor Blvd
Interchange in September 2007.
14) The Tri-Cities Master Plan calls for a driveway connection with Chapel
Hill Blvd;
15) The proposed Master Plan includes sports field lighting;
16) One method for controlling light spill is to install floodlights on 70 foot
tall poles;
17) Tall structures within the vicinity include a wireless communication pole
behind the Tri-Cities Prep school building, the Silver Creek Apartments,
and BPA power poles.
CONCLUSIONS BASED ON STAFF FINDINGS OF FACT
Before recommending approval or denial of a special permit the Planning
Commission must develop findings of fact from which to draw its conclusion
based upon the criteria listed in P.M.C. 25.86.060. The criteria areas follows:
2
1) Will the proposed use be in accordance with the goals, policies, objectives
and text of the Comprehensive Plan?
Comprehensive Plan Goal OF-5 encourages educational facilities to be
located throughout the Urban Growth Area.
2) Will the proposed use adversely affect public infrastructure?
The proposed Master Plan is for development on the existing Tri-Cities
Prep Campus. Infrastructure is in place to serve the campus.
3) Will the proposed use be constructed, maintained, and operated to be in
harmony with the existing or intended character of the general vicinity?
Schools are typically located in or near residential neighborhoods.
Schools and supporting facilities, (parking lots, sports fields, portable
classrooms, 8v storage buildings) are an accepted part of the character
of neighborhoods.
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?
Permitted uses on surrounding properties have been developed after
the development of the existing Tri-Cities Prep buildings. The location
and development of school properties on other sites within Pasco have
not impaired the value or development of surrounding properties
5) Will the operations in connection with the proposal be more objectionable
to nearby properties by reason of noise, fumes, vibrations, dust, trafftc,
or flashing lights than would be the operation of any permitted uses
within the district?
The operations in connection with the existing school improvements
have not been objectionable to nearby properties. The operations of
schools generally throughout Pasco do not create objectionable
conditions for neighboring properties. The school is located in a C-1
district which permits large commercial buildings with night lighting
and expansive parking lots with night lighting.
6) Will the proposed use endanger the public health or safety if located and
developed where proposed, or in any way become a nuisance to uses
permitted in the district?
3
The proposed Master Plan identifies future buildings, parking lots, and
sports fields that will be constructed to adopted construction codes
insuring public health and safety needs are satisfied. School properties
in Pasco have not been a source of complaints or the development of
nuisance conditions. The School is located in a C-1 district. However,
Loviisa Farms to the south is located in a residential district and as
such could be impacted by the night light of sports fields if no
mitigating measures are employed.
RECOMMENDATION
MOTION for Findings of Fact: I move to adopt findings of fact and
conclusions therefrom as contained in the October 18, 2007 staff
memo:
MOTION for Recommendation: I move based on the findings of fact
and conclusions therefrom the Planning Commission recommend the
City Council grant a special permit to Tri-Cities Prep for a 10 year
development Master Plan with approval conditions as contained in the
October 18, 2007 staff memo:
(Proposed) Approval Conditions
(1) The special permit is personal to the applicant;
(2) Development on the Tri-Cities Prep Campus shall substantially
conform to the campus Master Plan submitted with the special permit
application;
(3) The granting of a Special Permit does not give blanket approval to
driveway locations and types of driveways. All driveways must be
reviewed and approved by the Planning and Engineering Departments
prior to construction.
(4) Storage buildings and sheds indicated on the Master Plan can not
include container storage as defined in PMC 25.12.430;
(5) The southern 200 feet of the Tri-Cities Prep property is encumbered
by a Latecomers Agreement (AF # 1646027) for improvements to
Chapel Hill Boulevard. The granting of a Special Permit does not
negate the property owner's obligations under the terms of said
Latecomers Agreement.
(6) The sports field lighting is to be placed on 70 foot poles for optimum
light spillage control;
(7) All sports field lighting shall incorporate best management practices
in design and operation including provisions for glare/spill light
control louvers to minimize light spillage;
(8) The special permit shall be valid until October 1, 2017.
4
REPORT TO PLANNING COMMISSION
MASTER FILE NO: SP07-011 APPLICANT: Tri-Cities Prep
HEARING DATE: 8/16/07 9612 St Thomas Dr.
ACTION DATE: 9/20/07 Pasco, WA 99301
BACKGROUND
REQUEST: SPECIAL PERMIT: School Master Plan.
1. PROPERTY DESCRIPTION:
Legal: Lot 1 Short Plat 2005
General Location: 9612 St. Thomas Dr.
Property Size: 23.65 acres
2. ACCESS: The site has access from St. Thomas Dr and Chapel Hill Blvd.
3. UTILITIES: Water and sewer are available to the site.
4. LAND USE AND ZONING: The property is currently zoned C-1 (Retail
Business) and is partially developed with the Tri-Cities Prep school. The
property to the west is zoned C-1 and is partially developed with a
convenient store/gas station. The Loviisa Farms subdivision which is
zoned R-1 (Low Density Residential) is located to the south. The vacant
property to the north is zone C-R (Regional Commercial) as is a small
portion of the property to the east. A major portion of the property to the
east is zoned R-4 (High Density Residential) and developed with the
Silver Creek Apartment Complex.
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site
for public/quasi public uses. Plan goal OF-5 suggests provisions should
be made for educational facilities throughout the Urban Growth Area.
6. ENVIRONMENTAL DETERMINATION: A Determination of Non-
significance (DNS) has been issued for this proposal in accordance with
the requirements of the State Environmental Policy Act (SEPA), Chapter
43.21(c) RCW.
1
ANALYSIS
Originally, Tri-Cities Prep was issued a special permit in 1996 allowing school
development to begin. The first facilities were established in on site 1997 with
construction of the school building and gymnasium. The school began classes
with one secondary grade level with less than 30 students. Additional classes
were added along with students. Enrollment for the 2007-2008 school year is
expected to be about 130 students. Tri-Cities Prep anticipates modest growth
over the next ten years which will require improvements to the school buildings
and campus.
The Tri-Cities Prep Master Plan calls for expanding the main school building
with additions to the north, south and east. The expansion as proposed will
add about 150 feet on the east side of the building and about 60 feet to both
the north and south sides of the building. Additional parking will be
constructed to the east of the building while the main park lot will be expanded
west toward St. Thomas Drive. The soft ball diamond in the northwest corner of
the campus will be enlarged for baseball and a new softball diamond will be
located near the west property line. A football and soccer field will be located
south of the school building parallel to Chapel Hill Boulevard. Other
improvements will include restroom buildings, storage buildings, stadium
lighting, and landscaping.
Schools and educational facilities are permitted in most zoning districts within
the community; however they require review through the special permit process
prior to issuance of a building permit. The original Tri-Cities Prep building was
granted a special permit in 1996. As the student populations increase,
schools and support facilities tend to be modified or enlarged. Each time a
major project takes place a separate special permit review is required. Because
of funding allocations and fluctuations in enrollments school construction
projects tend to be mutli-year efforts that continue over time. In the recent
past CBC and the Pasco School District have both submitted 10 year Master
Plans for various expansion projects. Tri-Cities Prep is also seeking approval of
a 10 year Master Plan. Approving a 10 year Master Plan eliminates the need
for multiple special permit reviews for individual expansion projects. It
simplifies the development process and enables schools to quickly move
forward on projects as funding becomes available.
The school site is now boarded by a local street (St Thomas) and an arterial
street (Chapel Hill). The design of the Master Plan provides for an access point
onto Chapel Hill enabling traffic to exit the site and make use of the signalized
intersection at Chappell Hill and Broadmoor Boulevard. Future impacts of
traffic will be mitigated by the completion of the signalization project at the Rd
100/Broadmoor Blvd Interchange. The signalization project will be completed
in September 2007. When St. Paul Lane at the east end of St. Thomas is
improved (connecting St. Thomas to Chapel Hill) traffic circulation through the
neighborhood will also be enhanced.
2
INTIAL STAFF FINDINGS OF FACT
Findings of fact must be entered from the record. The following are initial
findings drawn from the background and analysis section of the staff report.
The Planning Commission may add additional findings to this listing as the
result of factual testimony and evidence submitted during the open record
hearing.
1) The Tri-Cities Prep Campus is zoned C-1;
2) The Tri-Cities Prep facilities have been on the site since 1997;
3) Access streets are located north and south of the Tri-Cities Prep
property;
4) Comprehensive Plan goal OF-5 suggests provisions should be made for
educational facilities throughout the Urban Growth Area;
5) Population in Benton and Franklin Counties has grown by 53,000 in the
last 10 years;
6) The City of Pasco has doubled in population since 1997;
7) Population growth has created a demand for additional educational
facilities;
8) Numerous changes and additions will be needed at the Tri-Cities Prep
Campus over the next 10 years to serve the growing educational needs of
the community.
9) Tri-Cities Prep has developed a Master Plan for Campus development
over the next 10 years;
10) The Tri-Cities Prep Master Plan identifies the general location of all
needed Campus improvements for the next 10 years;
11) New traffic signals will be installed at the Rd 100/Broadmoor Blvd
Interchange in September 2007.
12) The Tri-Cities Master Plan calls for a driveway connection with Chapel
Hill Blvd;
CONCLUSIONS BASED ON STAFF FINDINGS OF FACT
Before recommending approval or denial of a special permit the Planning
Commission must develop findings of fact from which to draw its conclusion
based upon the criteria listed in P.M.C. 25.86.060. The criteria are as follows:
1) Will the proposed use be in accordance with the goals, policies, objectives
and text of the Comprehensive Plan?
Comprehensive Plan Goal OF-5 encourages educational facilities to be
located throughout the Urban Growth Area.
2) Will the proposed use adversely affect public infrastructure?
3
The proposed Master Plan is for development on the existing Tri-Cities
Prep Campus. Infrastructure is in place to serve the campus.
3) Will the proposed use be constructed, maintained, and operated to be in
harmony with the existing or intended character of the general vicinity?
Schools are typically located in or near residential neighborhoods.
Schools and supporting facilities, (parking lots, sports fields, portable
classrooms, & storage buildings) are an accepted part of the character
of neighborhoods.
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?
Permitted uses on surrounding properties have been developed after
the development of the existing Tri-Cities Prep buildings. The location
and development of school properties on other sites within Pasco have
not impaired the value of surrounding properties
5) Will the operations in connection with the proposal 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?
The operations in connection with the existing school improvements
have not been objectionable to nearby properties. The operations of
school generally throughout Pasco do not create objectionable
conditions for neighboring properties.
6) Will the proposed use endanger the public health or safety if located and
developed where proposed, or in any way become a nuisance to uses
permitted in the district?
The proposed Master Plan identifies future buildings, parking lots, and
sports fields that will be constructed to adopted construction codes that
insure public health and safety are met. School properties in Pasco
have not been a source of complaints or the development of nuisance
conditions.
4
RECOMMENDATION
MOTION for Findings of Fact: I move to adopt findings of fact and
conclusions there from as contained in the September 20, 2007 staff
report.
MOTION for Recommendation: I move based on the findings of fact
and conclusions there from the Planning Commission recommend the
City Council grant a special permit to Tri-Cities Prep for a 10 year
development Master Plan with conditions as contained in the
September 20, 2007 staff report:
(Proposed) Approval Conditions
(1) The special permit is personal to the applicant;
(2) Development on the Tri-Cities Prep Campus shall substantially
conform to the campus Master Plan submitted with the special permit
application;
(3) The granting of a Special Permit does not give blanket approval to
driveway locations and types of driveways. All driveways must be
reviewed and approved by the Planning and Engineering Departments
prior to construction.
(4) Storage buildings and sheds indicated on the Master Plan can not
include container storage as defined in PMC 25.12.430;
(5) The southern 200 feet of the Tri-Cities Prep property is encumbered
by a Latecomers Agreement (AF # 1646027) for improvements in
Chapel Hill Boulevard. The granting of a Special Permit does not
negate the property owner's obligations under the terms of said
Latecomers Agreement.
(6) The special permit shall be valid until October 1, 2017.
5
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