HomeMy WebLinkAboutHE Determination SP 2019-008 Special Permit Fire Station #84 CITY OF PASCO HEARING EXAMINER
FINDINGS OF FACT, CONCLUSIONS OF LAW,AND DECISION
Special Permit, SP 2019-008
Fire Station #84
November 27, 2019
1. FINDINGS OF FACT
1.1 Proposal. Special Permit request for a fire station (Fire Station #84) on a 4.78
acre site. The project includes a 16,241 square foot main building with sleeping and living
quarters for employees, and a 4,363 square foot reserve apparatus building. The station will
accommodate six staff.
1.2 Location. On West Court Street between Roads 49 and 50 to the east and west,
and Court Street and Marie Street to the north and south. Parcel 119-541-023.
1.3 Applicant. TCA Architecture, 6211 Roosevelt Way NE, Seattle, WA 98115,
representing Applicant City of Pasco, Fire Department. The City owns the property.
1.4 Site and Surrounding Zoning/Uses. The vacant site is zoned R-S-1 (Suburban
District).' Surrounding zoning and uses are:
• North: Office (Nursery and Single Family Homes)
• East: RS-20 (Church, Vacant Land, Single Family Homes)
• South: RS-20 (Single Family Homes)
• West: RS-20 (Farm, Single Family Homes)
1.5 Record. The Staff Report, which attached a site plan, maps, and area
photographs, was submitted before the hearing, with a Fire Station Distribution and Response
Zones map submitted at the hearing. Additional clarification materials, including an updated
Staff Report which confirmed the current zoning, along with details and architectural renderings
on building design, setbacks, and landscaping, were submitted following the hearing. All
submitted exhibits were admitted. The Examiner conducted a site visit before the hearing.
1.6 SEPA. The City issued a DNS. No comments or appeals were received.
1.7 Hearing. A properly noticed hearing was held on November 13, 2019.2 The
Community and Economic Development Department, Planning Division ("Department")
summarized the proposal. Battalion Chief Tveit addressed Examiner questions. No person from
the public indicated a wish to testify. The record was kept open through November 18, to clarify
building heights, and explain landscaping and setbacks. To address an Examiner zoning
clarification question, the record was briefly re-opened on November 25.
1 The zoning was formerly Office along West Court Street and RS-20 on parcel's south half. The new zoning was
clarified with the updated Staff Report submitted after the hearing.
z Updated Staff Report,p. 2;PMC 25.210.040. No notice concerns were raised.
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1.8 Public Comment. No written public comment was received.
1.9 Traffic/Noise. There will be intermittent emergency vehicle dispatch to West
Court Street. The existing road system can accommodate these trips, along with the modest
increase in commuter trips. The emergency trips will increase noise and light impacts. But, as
the trips are not routine, this limits the impact. The original Staff Report found that a 30 foot
right-of-way dedication would be required along the west property line for the extension of Road
50 from West Court Street south to West Marie Street. The updated Staff Report removed this
language and the condition.
1.10 Access. West Court Street and an undeveloped Marie Street right-of-way.
1.11 Utilities. City water and sewer are available.
1.12 Height. Principal building height is limited to 25 feet, "except a greater height
may be approved by special permit.i3 The greatest height will be 30 feet and three inches. The
increase is modest and on a relatively large parcel, and is accompanied by required landscaping
and setbacks. It does not present compatibility concerns.
1.13 Parking. Fire stations require one space for each 300 square feet of floor area.4
Using gross square footage, the main building would need 54 spaces. 16 crew spaces, 16
admin/visitor spaces, and two handicapped spaces are provided, along with apparatus parking.
However, a significant portion of the main structure includes the fire engine bays, which like a
garage, would not generate independent parking demand.5 During building permit review,
parking adequacy will be confirmed.
1.14 Setbacks. R-S-1 requires a 20 foot front setback, along with ten foot side
setbacks. Compliance issues were not identified on the site plan, but setback requirements will
be confirmed during building permit review.
1.15 Landscaping. The project abuts an arterial, so requires ten feet of landscaped
area along its frontage, inside the property line, consisting of a minimum 65% live vegetation.6
In clarifying landscaping requirements, the Department confirmed a ten foot landscape buffer is
also required on the site's south and west sides abutting future residential development areas.
The Applicant's representative confirmed project compliance with these requirements following
the hearing. Code compliance will be confirmed during building permit review, with
landscaping installed per the approved plan before the Certificate of Occupancy is issued.
1.16 Design. The building exterior will be made with metal siding, fiber composite
board, and accent materials. Architectural renderings provided after the hearing further detailed
building design.
3 PMC 25.40.050(5)(a). Accessory buildings are limited to 15 feet. Id. at(5)(b).
4 PMC 25.185.170,see also PMC 25.185.150.
5 Similarly,the apparatus building is set aside for equipment.
6 PMC 25.180.050(3).
Ch.25.180 PMC;PMC 25.40.050. The Department and Applicant provided documentation on same.
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1.17 Station Need. The Fire Station Distribution and Response Zones map illustrates
the need for emergency services. The six minute response distance goal has not been achieved,
as the mapped circles, each representing a three mile radius, show.
1.18 Conditions. The Applicant accepted the Department's proposed conditions,
which should be imposed to ensure project development consistent with the code and findings.
A sentence has been added noting code conformity will be confirmed during building permit
review, and condition violation can result in Permit revocation and/or other enforcement
measures. Except as revised by the Decision, the updated Staff Report is incorporated.
2. CONCLUSIONS
The use is a Community Facilities Level 1 use,8 so is subject to Special Use Permit
review.9 Also, in the R-S-1 zone, fire department station houses may be permitted by Special
Use Permit.10 The Hearing Examiner may only grant the Permit if the proposal adequately
addresses these considerations:
(1) The proposal is in accordance with the goals, policies, objectives, maps
and/or narrative text of the Comprehensive Plan;
(2) The proposal will adversely affect public infrastructure;
(3) The proposal will be constructed, maintained and operated to be in harmony
with the existing or intended character of the general vicinity;
(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;
(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; and
(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.11
The Comprehensive Plan designates the site Mixed Residential and is implemented
through the zoning code, which authorizes the fire station by Special Permit. As the Staff Report
details, the Plan provides for urban growth to be adequately served by capital facilities.12
'PMC 25.15.050.
9 PMC 25.200.020(4).
10 PMC 25.40.040(4).
11 PMC 25.200.080.
12 Updated Staff Report,pgs.2-4.
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Transportation infrastructure, and sewer and water facilities,will be provided to serve the
facility. With setbacks, landscaping, and architectural design, the project is consistent with the
character of surrounding uses and does not discourage development of permitted uses in the
vicinity. Fumes, vibrations, dust, traffic impacts, and other impacts are no greater than other
permitted uses within the district. During emergency response calls, noise and flashing lights
will be greater, but emergency operations are intermittent, and are necessary to provide fire
protection consistent with the Comprehensive Plan and Capital Facilities planning. Also,
setbacks and landscaping ameliorate these impacts. The proposal will not endanger the public
health and safety, and if codes and project conditions are followed,will not constitute a nuisance.
DECISION
The Hearing Examiner, pursuant to the above Findings of Fact and Conclusions of Law,
approves the requested Special Permit, provided the Applicant/Property Owner complies with
these conditions:
1. The Special Permit shall apply to tax parcel 4 119-541-023 and any subsequent
subdivisions thereof.
2. No outdoor storage of equipment or materials shall be allowed.
3. The site shall be developed in substantial conformity to the site plan and building
plans submitted. Code compliance, including compliance with landscaping and setback
requirements, shall be verified during building permit review.
4_ The Special Permit shall be null and void if all necessary building permits have
not been obtained by December 31, 2020.
5. If conditions are violated, the Permit may be subject to revocation and/or other
enforcement measures.
Absent a timely appeal,this Decision is final.1 3
DECISION entered November 27, 2019.
o P a earing Examiner
Susan Elizabeth Drummond
13 See Ch.36.70C RCW(establishing 21 day appeal period to superior court).
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