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HomeMy WebLinkAboutHearing Examiner Packet 2020-07-08 REV.pdf 4co REVISED-AGENDA HEARING EXAMINER MEETING City Hall—525 North Third Avenue Council Chambers WEDNESDAY,JULY 8,2020 6:00 PM I. CALL TO ORDER IL PUBLIC HEARINGS A. Preliminary Plat Burns Road- Big Sky(PP 2020-002)— (Postponed at Applicant's request) B. Special Permit Fun Kids Daycare (SP 2020-001) C. Special Permit Repeat Boutique Thrift Store (SP 2020-009) III. NEW BUSINESS IV. ADJOURNMENT To best comply with Governor's Inslee's Emergency Proclamation and Extension regarding Open Public Meetings Act,the City asks all members of the public that would like to comment regarding items on the agenda to fill out a form via the City's website (www.pasco-wa.gov/publiccomment) to obtain access information to comment. Requests must be received by 4:00 p.m. on the day of the meeting. This meeting is broadcast live on PSC-TV Channel 191 on Charter Cable and streamed at www.pasco-wa.com/psctvlive. Audio equipment available for the hearing impaired;contact staff for assistance. �4i REPORT TO HEARING EXAMINER I P ico PUBLIC HEARING City Hall—525 North Third Avenue—Remote Wednesday July 8, 2020 6:00 PM MASTER FILE#: SP 2020-001 APPLICANT: Jessica Morales 3909 Equinox Ct. PASCO. WA 99301 REQUEST: SPECIAL PERMIT: Fun Kids Daycare Center BACKGROUND 1. PROPERTY DESCRIPTION: Legal: The East 295.16' of the South 147.58' of the north 442.74' of the Northeast % of the Northeast % of the Northeast%of Section 26,Township 29 North, Range 09 East (Franklin county Tax Parcel#119 491 113). General Location:The 1300 block of Road 36 Property Size: .92 acres (39,873.95 square feet) 2. ACCESS:The site has access from Road 36 3. UTILITIES: Water and sewer service are both available in Road 36. 4. LAND USE AND ZONING: The property is currently zoned C-1 (Retail Business) and is vacant. Surrounding properties zoned as follows: North C-1 Commercial East C-3 US Post Office South C-1 Contractor shop West R-1 SFDUs 5. COMPREHENSIVE PLAN: The Comprehensive Plan indicates the site is primarily intended for Commercial,with a curved triangular area extending from the southwest corner eastward approximately 48' and northward approximately 92' designated for Low-Density Residential (see attached Comp. Plan Map). Plan goal OF-5 suggests provisions should be made for educational facilities throughout the Urban Growth Area. 6. ENVIRONMENTAL DETERMINATION: The City 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 Mitigated Determination of Non-Significance (MDNS) was issued for this project on March 10, 2020, under WAC 197-11-158. An inadvertent discovery protocol must be established for the potential discovery of cultural or historical artifacts before or during improvements/construction. ANALYSIS Proposal Applicant wishes to construct and run a daycare facility to be located at the 1300 block of Road 36. 1 Applicant plans to build a 4,895-square-foot building to serve the daycare use, along with another 6,000- square-foot commercial tenant space on the lot. Property Description The site is located at approximately the 1300 block of Road 36 across from the US Post Office and about a block south of West Court Street, which is a major east/west arterial; as such,the site has good access. History The site was annexed into the City (Ordinance 2535) and assigned C-1 zoning (Ordinance 2540) in 1985. The site is vacant and has been used for illegal parking of Post Office contract semi-trucks off and on over the last few years. Code Requirements Daycare facilities are considered Community Service Facilities, level one, and as such, require Special Permit review under the provisions of Pasco Municipal Code (PMC) 25.200.020(4) Unclassified uses. Community service facilities of the level one category include day-care centers, nursery schools, hospitals, sanitariums, nonprofit community health clinics,governmental and quasi-governmental activities,and related uses,which provide similar services for citizens. Educational facilities (schools)and daycares are typically located in or near residential neighborhoods. While the proposed facility is not a public school, it will operate somewhat like a school. Mark Twain Elementary School is located approximately 800 feet north and west of the site. Pasco Municipal Code requires lot and street frontage improvements, including curb, gutter, sidewalk, landscaping, and utility installation in conjunction with any new construction. The City of Pasco population has grown from 44,190 to 75,290 over the last 15 years or so. Population growth has created a demand for preschool and daycare facilities. Pasco Municipal Code 25.185.170 requires one parking space for each employee and one space per 6 children (0.17 per child). The proposed facility would house up to 4 employees and 40 children, ranging in age from 18 months to 5 years old. Based on these numbers, the total parking requirement would be 11 spaces, as follows: Proposed Number Spaces per Total Required Employees 4 1.00 4 Students 40 0.17 7 Total 11 According to the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9t" edition, daycare centers (code 565)generate approximately 4.38 trips per student,which translates to around 175.2 trips per weekday with 40 students (32 trips during AM peak hours). Office spaces (code 710)generate an average of 11.03 trips per 1,000 square feet, which calculates to 66.18 trips per weekday for a 6,000 square-foot building; specialty retail centers (code 826) generate around 44.32 trips per square foot, or 265.92 trips per weekday. Thus, the range for both buildings would be between 241.37 and 441.12 trips per day, depending on the ultimate use of the office building. 2 INITIAL 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 Hearing Examiner may add additional findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1. Public notice of this hearing was sent to property owners within 300 feet of the property, posted in the City's website, and in the Tri-City Herald on March 20, 2020, and again on May 4th and 11th, respectively. 2. Applicant wishes to construct and run a daycare facility to be located at the 1300 block of Road 36. 3. Applicant plans to build a 4,895-square-foot building to serve the daycare use. 4. A second, 6,000-square-foot commercial tenant space is also planned. 5. The site is located at approximately the 1300 block of Road 36 6. The site is about a block south of West Court Street 7. Court Street is a major east/west arterial; 8. The site has good transportation access. 9. The site was annexed into the City in 1985 (Ordinance 2535) 10. The site was assigned C-1 zoning in 1985 in conjunction with the annexation (Ordinance 2540). 11. The site is vacant. 12. The site has been used for illegal parking for years. 13. Daycare facilities require Special Permit review under PMC 25.200.020(4). 14. Day-care centers and nursery schools are considered Level One Community Service Facilities. 15. Educational facilities (schools) and daycares are typically located in or near residential neighborhoods. 16. The proposed facility would operate much like a school. 17. Mark Twain Elementary School is located approximately 800 feet northwest of the site. 18. Pasco Municipal Code requires lot and street frontage improvements with new construction. 19. Frontage improvements, including curb, gutter, sidewalk, landscaping, and utility installation would be required. 20. The City of Pasco population has grown from 44,190 to 75,290 over 15 years. 21. Population growth has created a demand for preschool and daycare facilities. 22. PMC 25.185.170 requires one parking space for each employee 23. PMC 25.185.170 requires one parking space per 6 children (0.17 per child). 24. The proposed facility would house up to 4 employees and 40 children, 25. The children will ranging from 18 months to 5 years old. 3 26. According to the ITE daycare centers generate approximately 4.38 trips per student 27. Projected trips with 40 students equal 175.2 per weekday. 28. Offices average 11.03 trips per 1,000 square feet. 29. Projected total trips for the 6,000 square-foot office is 66.18 trips per weekday. 30. Specialty retail centers average 44.32 trips per square foot, 31. Projected trips for Specialty Retail is 265.92 trips per weekday. 32. The range for both buildings would be between 241.37 and 441.12 trips per day. TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of the proposed plat the Hearing Examiner must develop findings of fact from which to draw its conclusion (PMC 25.200.080 and 25.200.100)therefrom as to whether or not: 1. Will the proposed use be in accordance with the goals, policies, objectives and text of the Comprehensive Plan? The 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 facility is located within a block or so of an arterial street that is capable of handling significant traffic. The preschool and daycare use of the property will increase water usage at the site slightly. The proposed building will be required to hook up to City sewer. 3. Will the proposed use be constructed, maintained and operated to be in harmony with existing or intended character of the general vicinity? The proposed building shall be built according to PMC commercial retail standards. Surrounding properties are already fully developed. 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? Surrounding properties are fully developed with commercial to the north, east, and south, and residential to the west. The proposed daycare facility would be required to conform to the height parameters and setbacks specified for the C-1 zoning district and would be required to follow City building codes. 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 proposed use will create some increased traffic and noise. However, other uses allowed in the C-1 zoning district without Special Permit review could potentially generate more noise, fumes, vibrations, dust and traffic than operation of a preschool/daycare. 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? Daycare uses typically do not endangered public health, nor create a nuisance. 4 PROPOSED APPROVAL CONDITIONS 1) The special permit shall apply to Parcel #119 491113; 2) The applicant must receive approval from the applicable City development review process. 3) ROW shall be dedicated considerate of cul-de-sac to the west at time of project development review. 4) Parking shall be provided as per PMC 25.185.170; 5) All improvements must be as per current minimum standards. 6) The building and grounds of the daycare/preschool must be maintained in a professional manner at all times; 7) The applicant must maintain all necessary DSHS licenses; 8) The special permit shall be null and void if a City of Pasco building permit is not within one calendar year of City Special Permit approval. RECOMMENDATION Staff recommends approval of the 4,895-square-foot preschool/daycare use to be located at the 1300 block of Road 36 (Franklin county Tax Parcel #119 491 113) in a C-1 zoning district, with conditions as set forth herein. 5 Overview Item: Special ' - / .yeare Center in C-I Zoning District Applicant: Jessica Morales ' ' 00 7 r"ii, 11 .. fir. 4 . . ` fi R4r 13" ■E��.,I. �� - n., 4.. . -� i• .r,� 4•k � s d 40 �.. • Fit_ .i k'�vT q•A01 S.'�;. .-� df `x ,i f ' :a' •+ '`S. ..- r . ■ _ T 1. AR �64 i .; , { JL two" w at 17 1�k WE Arm L __ � '' �.. .� _a .� � - � �� P .. .,o .-- � -. - !Iii ... � � ® � '� � •.. ... -,! _�' :7���r -"'• .'y�..�- ■ r f� PIP r yr - ea,... =--- L+'r• �:,� .�,,� T' � -.y�1 ..•^w �. �•�:� * �` a y. - �� ■p, ,- �1MMIrd. jml 11,1. �_ - J - __ .. ., r � _ �. J- _ � + df*• + �[Ls[l +!-r.l.l� Yom. '.■P I OA .'-�. * s - 4 cr _ J' .'7 ;.. _ 'lriL?.-111+'! i, t - �, .r.� # '.4 .••fie sr IL �: a •,. � !J 11 1 VL - _ I` 91k IP4 firm, A I. 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AVaa F: f R 1 1 140 280 420 5611 * �'• Feet i �� Land Use Item: Special Permit - Daycare Center in C-1 Zoning District N Applicant: Jessica Morales w E Map File #: SP 2020-001 s - - isc W RUBY St ELL U o ffice S DU o Commercial U Commercial O O¢ > 0 W COURT St Lo U v Commercial ;_ E L 75 SITE] ra E " Multi-Fam E E o cn E EU UQ) U U U W BROWN St00 ° MU M Ln SFDU o Commercial o o U 4-1 z V) �f 0 CL LL V) W MARIE St U LL M C ro M 0 Q 7 70 140 280 420 560 � o FeEChurch Vacant i Com Plan Item: Special Permit - Daycare Center in C-1 Zoning District Comp Applicant: Jessica Morales w _- E Map File #: SP 2424-441 W RUBY St COMMERCIAL r p 10, 71 W CURT St I / SITE I W BROWN St - LOW DES11TY -RESIDE TIA� m M M Q M W MARIE St Q D 70 140 280 420 56 Feet .1 ma Constructian Company,3nc. 29' 15' -i 29' 501 N.QUAY ST.,BLDG.C-101 K-nick,WA 49336 I! ((509)38-25525 Fm:Fax:(309)736-2339 Oregon Liunsa 9:34140 1 C Washington Lic"m M OBRIECC93531 naso-T.:,r_ B' 16'-2° 1 p' A' FUN KIDS DAYCARE 10, 8' PASCO,WA 99301 g5' _ � 7- d !3' MN4f DATE DESC91PnCN _ Y'-06x19 PROJECT M4 19It%C MDOELFlIE 31'-6 DCRNK BBY BENNINNwaCDALL eoaeA w SNEEr TRE FLOOR PLAN —31'-2" 73' 11-13-19 �1FUN KIDS i}AYCARE FLOOR PLAN A-1 1 9WIE.urs A—1 KEYED NOTES: KEYED NOTES: z REOUlRED DAYCARE: 6, OFFICE: 20 0 PROPERTY UNE o 1' TOTAL: 26 PARKING STALLS O2 TRASH ENCLOSURE PROVIDED: 43 O3 ADA STALL I ® ADA PEDESTRIAN PATH 0 ASPHALT PAVING F ' r © NEW SIDEWALK TO MEET CITY STANDARDS I r 70 DASALT ROCK a ® GRASS � I ( FENCE ' 1 p SIDWALK PRE TRUCK TURNAROUND a � ZONE: C-1 I ZONE: C-1 ' ! a 1 270.00 W x---x 77 4 m b ZONE: R-1 Z p 1jP a V p y ------------------------------_____ ________ ______------._ i I p 5 V at NEW BUILDING: 4,895 SQ. 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J�•.�0.'Y%��•�`�• '1'�' •'�.:.`-- �r'.�.J 'x' � :sem "y:: a-�.;.:"';ti-" _._ ..,_ '�_11.r_ _ .Y_.:�. '!i'.. ..r.✓_s�M..;S _.. _ _ .._.. _ ".ti�`i���'�Ix�'i� i�..._...a�.�_ [+nr.i.._ r7__mL,7,. '�+.`�s i.._ '.'F. ,ty '.57U�.�...•�.,�,:.:_.�.".fir•+:�-:+'.i .r.ei�.-fd::,}C,LY.. is`!S'.r.. '�tIL'.Srir_'sc' "�-'+ Uty0f Community Development Department PidSco PO Box 293, 525 N 3`d Ave, Pasco,WA 99301 P:509.545 3441/ F• 509 545.3499 MITIGATED DETERMINATION OF NON-SIGNIFICANCE Description of Proposal: Construction of a new 4,895 square-foot daycare center and 6,000 square-foot multi-tenant commercial building on 0.9 acres (FunKids Daycare). Mitigation: An inadvertent discovery protocol must be established for the potential discovery of cultural or historical artifacts before or during improvements/construction. Proponent: Jessica Morales 3909 Equinox Ct Pasco,WA 99301 Location of Proposal: One parcel in the 1300 block of Road 36 approximately 260 feet south of W Court Street (Parcel#119-491-113) in Pasco, WA. Lead Agency: City of Pasco The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21C.030(2)(c).This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. 0 This MDNS is issued after using the optional DNS process in WAC 197-11-355.There is no further comment period on the MDNS. Appeals must be filed within 14 days of this determination. Responsible Official: Rick White Position/Title: Community& Economic Development Director Address: PO Box 293, Pasco, WA 99301-0293 Phone: (509) 545-3441 Date: 3/10/2020 Signature: ED Number: SEPA2020-008 Master File Number: SP2020-001 Pi� 4co REPORT TO HEARING EXAMINER PUBLIC HEARING Iq City Hall—525 North Third Avenue—Remote WEDNESDAY,July 8, 2020 6:00 PM MASTER FILE#: SP 2020-009 APPLICANT: Chaplaincy Health Care 1480 Fowler St, Richland, WA 99352 REQUEST: SPECIAL PERMIT: Repeat Boutique donation-based retail thrift store BACKGROUND 1. PROPERTY DESCRIPTION: Legal: Lot 3, Binding Site Plan 2016-06. General Location: 5710 Rd 68 Suite 104 (Parcel #116 030 015). Property Size: Approximately 5.46 acres (237,926.52 square feet). 2. ACCESS: The site has access from both Road 68 and Road 76. 3. UTILITIES:Water and sewer service are available from Road 76. 4. LAND USE AND ZONING: The site is currently zoned C-1 (Retail Business), and is developed with a retail strip mall. Surrounding properties are zoned and developed as follows: NORTH: C-1 Vacant EAST: RT; C-1 Farming; Retail Commercial SOUTH: C-1 Retail Commercial WEST: R-3 Duplexes 5. COMPREHENSIVE PLAN: The current Comprehensive Plan land use designation for the site is "Commercial."As such,the property may be zoned "O," BP, C-1,C-2,C-3, or CR.The Commercial designation is described as including "Neighborhood, community and regional shopping and specialty centers, business parks, service and office uses." Comprehensive Plan Land Use goals and policies include the following: Goal LU-1: take deliberate, consistent, and continuous actions to improve the community's quality of life and achieve the vision. Policy LU-1-C: Encourage cluster commercial development and discourage strip commercial development. Goal Lu-4: encourage high quality community and regional shopping facilities and commercial and industrial development. Policy LU-4-A: Locate commercial facilities at major street intersections to avoid commercial sprawl and avoid disruptions of residential neighborhoods, and leverage major infrastructure availability. 1 Policy LU-4-13: Plan for major commercial centers, which promote functional and economical marketing and operations and produce sustainable clusters of shopping and services. Policy LU-3-C: Maintain and apply design standards and guidelines that will result in attractive and efficient centers. Similarly, Comprehensive Plan Economic Development goals and policies include the following: Goal Ed-2: assure appropriate location and design of commercial and industrial facilities. Policy ED-2-B: Encourage development of a wide range of commercial and industrial uses strategically located to support local and regional needs. Goal Ed-3: maintain development standards and design guidelines to ensure that commercial and industrial developments are good neighbors. Policy ED-3-A: Enhance compatibility of commercial and industrial development with residential and mixed-use neighborhoods through the use of landscaping, screening, and superior building design standards and guidelines. Policy ED-3-B: Avoid excessive outdoor illumination and ostentatious identification of business activities. Policy ED-3-C: Provide sufficient, accessible, and attractive off-street parking facilities. Policy ED-3-E: Use sufficient landscaping and appropriate screening as well as other methods to buffer less intensive uses from utilitarian parts of commercial and industrial facilities. 6. ENVIRONMENTAL DETERMINATION:The City 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 June 22, 2020, under WAC 197-11-158. ANALYSIS Request Applicant is proposing a 12,002-square-foot donation-based Repeat Boutique retail thrift shop.According to Applicant, "Chaplaincy Health Care (5016) will be opening a Thrift Store that will be selling donated merchandise focusing in on a boutique style of store (current locations in Richland and Kennewick) that sell better quality merchandise. All proceeds benefit Chaplaincy Hospice Care." According to Applicant, 10,000 square feet of the 12,000 total would be dedicated to retail sales,and 2,000 square feet to office, processing, etc. Normal business hours will be Mon-Sat 10 am to 6 PM and 10 am to 5 pm during the winter hours. According to the ITE Trip Generation manual the proposed use (Specialty Retail—ITE code #826) could generate up to 531 automobile trips per day (based on 44.32 trips per 1,000 sq. ft. X 12k sq.ft. total building space). 2 Site The proposed project site is a parcel located between roads 68 and 76,just north of an existing commercial strip mall, just northwest of the intersection of Road 68 and Sandifur Parkway (Parcel #116 030 015). The parcel is approximately 5.46 acres (237,926.52 square feet). The current site is relatively flat and is developed with a retail strip mall. Water is available from Roads 68 and 76; both sewer and irrigation lines are available from Road 76. Properties to the north are zoned commercial (C-1) and are vacant; to northeast across Road 68 is zoned RT (Residential Transition) with a crop circle and to the southeast, commercial (C-1) which is part vacant and part developed with a bank; to the south is also commercial (C-1) with more strip retail development; properties to the west are zoned medium—density residential (R-3) and are developed with lot-line duplexes. The site was annexed into the City in 1982 (Ordinance 2388) and assigned RT(Residential Transition) zoning. It was rezoned to C-1 in 2002 (Ordinance 3551). Code Requirement According to PMC 25.165.170(1), Thrift shops . . . may operate in the C-1 (retail business district . . . upon issuance of a special permit, as per the requirements found in Chapter 25.200 PMC; however, no new thrift shop may locate closer than 1,000 feet from an existing consignment store, thrift store, or pawn shop." A Goodwill retail outlet and office complex was recently approved via the Special Permit review process on a site approximately 1,438 feet to the south along Road 76. As per Pasco Municipal Code (PMC)25.15.220, "Thrift shop" means a retail establishment having any portion of its stock-in-trade in secondhand personal property. . . which has been donated by the public, and at least 80 percent of its total floor space devoted to retail sales." Repeat Boutique intends to build and operate a donation-based retail thrift shop and donations site.As such,they would qualify as a "thrift Shop" as defined in the PMC. PMC 25.165.170(3) specifies that "All business activities of thrift shops in the C-1 (retail business district), C- 2 (central business district), and C-3 (general business district) zones shall be conducted entirely within an enclosed structure. " People drop items off at donation-dependent operations as a matter of course; these items ranging in value from "lightly used" to junk. While secondhand stores often strive to control the flow of castoffs, "midnight drop-offs" are virtually inevitable, and result in visual blight and nuisance. Thus, visual blight, declining property values and probable increased costs for code enforcement are issues for consideration. This activity can and should be mitigated through site management(signage,store policies,cameras)and site design (additional landscaping,walls,fencing and drop-off facilities). According to Applicant, all donations will be accepted through a side entrance on the north side of the store or the double door on the west side of the store. The north side is a wide 3'6"door,and the west side double door with 6'4" opening. The store will not have drop off containers and will not allow donations after hours. Also according to Applicant, Repeat Boutique Kennewick and Richland both have a good track record of handling donations only during business hours; that they do not have a history of afterhours/random drop offs. They claim that clients understand Repeat Boutique prefers higher quality donations, and that their donor's understand the mission to support Chaplaincy Hospice as a nonprofit, and see the mission and services as vital to the community. 3 As with previous thrift store applications, signage warning against after hour deposits posted on the main building and in the donation area, along with a warning sign indicating the donation area is monitored by surveillance cameras would provide additional assurances the donation area will not become an unsightly dumping ground after hours. Applicant has committed to posting signage over the north service door specifying drop off hours and warning clients not to leave items after close; as well,Applicant has committed to monitoring the exterior of the store and keeping it clean and presentable. Nonetheless, it is recommended that security cameras be added to the conditions for this Special Permit, as with previous thrift store Special Permit applications. INITIAL 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 Hearing Examiner may add additional findings to this listing as the result of factual testimony and evidence submitted during the open record hearing. 1. Public notice of this hearing was sent to property owners within 300 feet of the property and posted in the Tri-City Herald on June 26. 2020. 2. Applicant is proposing a 12,002-square-foot donation-based "Repeat Boutique" retail thrift shop. 3. Applicant Chaplaincy Health Care is a 501c3 corporation. 4. Applicant's Thrift Store that be selling donated merchandise. 5. Applicant notes that the store will operate as a boutique style store that sell better quality merchandise. 6. Repeat Boutique has current locations in Richland and Kennewick. 7. All proceeds benefit Chaplaincy Hospice Care. 8. 10,000 square feet of the 12,000 total would be dedicated to retail sales; 2,000 square feet to office, processing, etc. 9. Normal business hours will be Mon-Sat 10 am to 6 PM and 10 am to 5 pm during the winter hours. 10. The proposed use could generate up to 531 automobile trips per day According to ITE. 11. The site is located between roads 68 and 76. 12. The site is just north of an existing commercial strip mall. 13. The site is northwest of the intersection of Road 68 and Sandifur Parkway. 14. The parcel is approximately 5.46 acres. 15. The site is relatively flat. 16. The site is developed with a retail strip mall. 17. Water is available from Roads 68 and 76. 18. Sewer and irrigation lines are available from Road 76. 19. Properties to the north are zoned commercial (C-1) and are vacant; 20. The property to northeast across Road 68 is zoned RT(Residential Transition) with a crop circle. 21. The property to the southeast, is zoned commercial (C-1) and is part vacant and part developed with a bank; 4 22. The property to the south is zoned commercial (C-1) with more strip retail development; 23. Properties to the west are zoned medium—density residential (R-3) and are developed with lot-line duplexes. 24. The site was annexed into the City in 1982 (Ordinance 2388) and assigned RT (Residential Transition) zoning. 25. The site was rezoned to C-1 in 2002 (Ordinance 3551). 26. Thrift shops. . . may operate in the C-1(retail business district with a special permit(PMC 25.165.170(1)). 27. Thrift shops must operate according to PMC 25.200 PMC; 28. No new thrift shop may locate closer than 1,000 feet from an existing consignment store,thrift store, or pawn shop." 29. A Goodwill thrift store will be located approximately 1,438 feet to the south along Road 76. 30. A Thrift shop is defined as "a retail establishment having any portion of its stock-in-trade in secondhand personal property . . . which has been donated by the public, and at least 80 percent of its total floor space devoted to retail sales" (PMC 25.15.220). 31. Repeat Boutique intends to build and operate a donation-based retail thrift shop and donations site. 32. Repeat Boutique qualifies as a "thrift Shop." 33. All thrift shop business activities in a C-1 must be conducted entirely within an enclosed structure (PMC 25.165.170(3)). 34. People drop off items ranging in value from "lightly used" to junk items at donation-dependent operations as a matter of course. 35. "Midnight drop-offs" to thrift stores are virtually inevitable 36. "Midnight drop-offs" often result in visual blight and nuisance. 37. "Midnight drop-off"activity can be mitigated through site management(signage,store policies,cameras) and site design (additional landscaping, walls,fencing and drop-off facilities). 38. Applicant plans on accepting all donations through either a. A 3'6" wide side entrance on the north side of the store or b. The 6'4" wide double door main entrance on the west side of the store. 39. The store will not have drop off containers 40. The store will not allow donations after hours. 41. Repeat Boutique sister sites in Kennewick and Richland both have a good track record of handling donations only during business hours; do not have a history of afterhours/random drop offs. 42. Previous thrift stores have been required to post signage warning against after hour deposits 43. Previous thrift stores have warning signs posted on the main building and in the donation area. 44. Previous thrift stores have warning signs indicating the donation area is monitored by surveillance cameras. 45. Applicant has committed to posting drop off hours signage over the north service door 46. Applicant has committed to posting warning signs against leaving items after close; 5 47. Applicant has committed to monitoring the exterior of the store and keeping it clean and presentable. CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of the proposed plat the Hearing Examiner must develop findings of fact from which to draw its conclusion (P.M.C. 26.24.070)therefrom as to whether or not: 1. Will the proposed use be in accordance with the goals, policies, objectives and text of the Comprehensive Plan? a. The Plan stresses the importance of siting necessary facilities in appropriate locations and the protection of life and property. The site is located within a developed and growing portion of the community and on a major arterial, which provides excellent access to the surrounding neighborhoods. 2. Will the proposed use adversely affect public infrastructure? a. The proposal will generate little demand for public utilities such as water and sewer.Traffic generation of the proposal can be accommodated by the existing road system. The utility demands of the proposed facility are lower than many of the infrastructure demands generated by uses permitted in the C-1 zone. 3. Will the proposed use be constructed, maintained and operated to be in harmony with the existing or intended character of the general vicinity? a. The general vicinity is commercial to the north, east, and south, and residential to the west. The building design would be required to meet the 1-182 Overlay Design Standards similar to surrounding structures. b. The building would support a donation-based retail thrift shop; donations would be received inside the store only. 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? a. The C-1 zoning district allows for building heights to 35 feet.The proposed use would locate within an already develop retail strip mall. 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? a. The thrift store will receive donations through a north-facing side door and through the west- facing main store entrance; all donations receiving and processing would occur inside the building. b. It is possible customers will violate the store rules of no after-hours donations and leave items outside the building at night; Applicant has committed to monitor the site after hours. 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? a. It is expected that the proposed facility will not cause harm to public health and safety. All anticipated uses are either permitted outright or may be permitted as conditional use in the C-1 zoning district. Mitigation strategies should be imposed as conditions of the Special Permit. 6 APPROVAL CONDITIONS 1. The Special Permit shall apply to tax Parcel #116 030 015 and any subsequent subdivisions thereof; 2. A monitoring plan shall be submitted to the Director of Community& Economic Development for approval; 3. A warning sign indicating the donation area is monitored by surveillance cameras shall be posted to deter illegal dumping; 4. A minimum of one surveillance camera shall be installed to deter illegal dumping; 5. The Special Permit may be revoked if the monitoring plan is not instituted and followed, or if the site becomes a chronic nuisance as defined in PMC 9.95.020; 6. No outdoor storage of equipment or materials shall be allowed; 7. The Special Permit shall be null and void if all necessary building permits have not been obtained by within one calendar year of Special Permit approval. RECOMMENDATION Staff recommends approval of the 20,000-square-foot Repeat Boutique donation-based retail thrift shop, located at 5710 Rd 68, Suite 104 (Parcel #116 030 015) in a C-1 zoning district, with conditions as set forth herein. 7 ift Overview ■ Special Repeat Boutique Retail Store Applicant: Chaplaincy Health ■ Map File #: SP 2020-009 jm -� r � __ � M �. , ► �r 1rt r 1 . I �' r �� r r � 1,-a , � -�; -M ,� ,w �a. 1 `� 4'— ' ~i !�' � - r ■ 1� 4. F-11 � •f I ~ •� moi= y �+4+y•z .,� f � it z rf . �' ' M ,W� � : ''y ii •' . !I r 1l.� ;` a `,'� }� J•r +:� - ��x I�!_ i �f `�• �}O ��T � r } ., �� r ��. .r '�I 1`��Ti f� 1 ri iTf = L - - + _ � •, moi. .I .1 � � ..■ =-14-.© - - .�i�(� , 4+ ON 'tri: .11 290 570 1,100 1,700 2 3VV- Feet 4 - log&�� L 'y R_J ��.� /�"S Item: Special Permit - Repeat Boutique Retail Thrift Store N V'C'n'ty Applicant: Chaplaincy Health Care w E 0! r:` a VAirk ate. — -; - - •• i �. -� Y• /' r + �� �• r �. r i " 1R IR» A w■ wPqj ■ Lr �. . - 7-1 i T _ t JK o Land Use Item: Special Permit - Repeat Boutique Retail Thrift Store N Applicant: Chaplaincy Health Care w E Map File #: SP 2020-009 S lip. vaca t Ion MEN i Com Farming '1 140 280 560 840 i'l oil: Feet Industrial Zon Item: Special Permit - Repeat Boutique Retail Thrift Store N '119 Applicant: Chaplaincy Health Care w E Map File #: SP 2020-009 S .-Or -�ww lolls on son MEN 1., 140 280 560 840 1,1011 Feet GENERAL BUILDING NOTES: PROJECT NOTES: I 3 AREA OF PROJECT _---- \� 3 \ I NEW 12'x12' CONCRETE SLAB. - - \ OWNER: I SLOPE UP TO EXISTING 6" - - - - -____ ___- --- - ---- --- _ -���,� \ I. BUILDING USE OR OCCUPANCY: M RETAIL HOGBACK SANDIFUR, LLG - HOGBACK DEVELOPMENT COMP CONCRETE CURB AND -- --- -- __ \ 3 \ 2706 WEST NOB HILL BLVD. SUITE H I a al SIDEWALK -_-_-_- ----� \ \ \\ 2. BUILDING CONSTRUCTION: V-B / 51 - 5PRINKLERED YAKIMA WA g8g02 -- - - -------------- ----------- --1-�---- ------------------ _ _ _-_-_-_-_-_-_- - - ALLOWED PROPOSED CONTACT: - \\ 3 \\ BUILDING HEIGHT (per IBC Table 503) 40'-0" 31'-6" HOGBACK SANDIFUR, LLC. 50q. 834. 2243 ,a55 �. __ \ \ \ NUMBER OF STORIES (per IBC Table 503) 1 1 \\ �\ \ PROJECT DESCRIPTION: O S T O I' y y \ \ ARE AUTOMATIC 5PRINKLER5 USED FOR PARTIAL TENANT IMPROVEMENT TO PREPARE SPACE FOR RETAIL ---- - A R C u I T E C T S HEIGHT MODIFICATION (per IBC Section 504) NO TENANT AT 7510 N ROAD 76, SUITE 104, PASCO WA. IMPROVEMENTS _ I \ INCLUDE RE5TROOM5, INTERIOR WALLS, NEW EXTERIOR DOORS, 10 k- \ \ BASEMENT SQUARE FOOTAGE: NONE EXISTING STOREFRONT REVISION AND MINOR SIDEWALK 8 5 0 3 KAIL DRIVE MODIFICATION AT DONATION DOOR. YAKIMA WA 9 8 9 0 8 REMOVE 12'x12' I W y \\ \ AUTOMATIC SPRINKLERS USED IN PLACE OF ' li ASPHALT < I-HOUR CONSTRUCTION (per IBC Table 601, d) NO TYPE V-B- GENERAL ZONING NOTES: T: 509. 9 61. 7 4 0 4 AREA FOR NEW I W W 3 \ 5EE SITE PLAN 3 I, CONCRETE SLABF: 5 0 9. 9 7 2. 4 12 1 WALL AND FIRE SEPARATION DISTANCE I I 1 \ 1. LAND ZONING INFORMATION: SUITE 104 I 434 S.F. .W. �\ \ (per IBC Table 602) \/-E3\/-E3LAND ZONING: RETAIL BUSINESS (G- E. postarch @charter.net O TENANT 'D' I 3 \ 3 I• I M-OCCUPANCY I W W \\ \ FIRE RESISTANCE RATING REQUIREMENTS 2. PROJEGT SITE ADDRESS: DESIGN TEAM O \ S.F.I;� SANDIFUR GRO551 NG 9 3 \\ 3. BUILDING AREA LIMITATIONS 7510 N ROAD 68, SUITE 104 PASCO, WA gg301 W y W W I REPEAT BOUTIQUE I 9 \ \ OCCUPANCY NEW PARCEL NUMBER: 116030015 �. I l� 1 BG USE OR OCCUPANCY GROUP: I TOTAL 12,002 S.F. � � � � V ( M ) M T= 3', \ BINDING 517E PLAN 2016-06, LOT 3 TABLE 503 AREA LIMITATION: MERCANTILE M = 36,000 S.F. II VICINITY MAP I 3 I I 1 343 S.F. (per IBC Table 503) 318 S.F. 3 \ FRONTAGE AREA INCREASE MULTIPLIER: PASCO, WA IBG 506 �I� .y (per 2) (SEE BELOW) �edme Rd PVC w \ AUTOMATIC SPRINKLER SYSTEM AREA TABLE 506.2 = 51 I I =g I W 12 77 \ \ INCREASE MULTIPLIER (per IBC 506.2) Q rnOWNER I 1,5S.F. A\ SITE Three Idd EXISTING I a3 v TOTAL ALLOWABLE FLOOR AREA: SINGLE STORY vv $ I. �✓ BUILDING SEE CALCULATION AREA MODIFICATION m a Stephens & Sons I• I W 422 S.F. 13 12 \ (per IBG 506.1 AND 506.2 - equation 5-1 $ 2) s l�urpk � Constructions, LLC a 5,Sg6 S.F I 0 318 S.F. 12 3 Comiskey i Dr I ET SITE & BUILDINO I I � TOTAL ALLOWABLE BUILDING AREA: SEE BELOW (SEPARATED OCG.) _ \ er IBC 506.4 H O G BAC K II I o &2I S.F. (p ) a w 3 ►� � NO ADDITIONAL BUILDING ; ��� o 0 0 13 "�'`° DEVELOPMENT 243 PARKING STALLS 12 \ BUILDING QUALIFY FOR UNLIMITED AREA: NO AREA OR PARKING I (per 15r, 50-7) F . ay W aI W I , I W 3 But den Rd PROJECT o P; WWW TENANT'C' 12 \ \ TOTAL OCCUPANT LOAD AREAS AREA: OCCUPANCY: � I :3: I II w M-OCCUPANCY I 41S.F. O I 211 I; as 18,045 S.F. I I 14 D ? 3\ GRRETAI FLOOR: q,gl5 S.F. /60 S.F. PER OCG. 165.3 SANDIFUR X21 S.F. MERCANTILE STORAGE: 1,561 S.F. / 300 S.F. PER OGG 5.2 GENERAL NOTES M M M I _ ECHANICAL: 374 S.F. / 100 S.F. PER OCG. 3.7 3 ------ . W 14 3 DATA / PHONE 28 S.F. / 100 S.F. PER OCG. 0.3 CROSSING p A RESTROOMS: 124 S.F. /NO 00', ED. 1745 I. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS GOVERN. ALL I q6 S.F. REOUIRED LANDSCAPING 175 TOTAL OCCUPANTS PARTITION LOCATIONS SHALL BE AS SHOWN ON FLOOR PLAN. IN CASE y i 13,31q S.F. PROVIDED OF CONFLICT NOTIFY ARCHITECT. Partial Shell I' as 1I TOTAL OCCUPANCY: per IBC table 1004.1.1 72. CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND CONDITIONS SHOWN &� I �, NUMBER OF EXITS NUMBER OF EXITS STAIRS ON DRAWINGS AT THE JOB SITE AND SHALL NOTIFY THE ARCHITECT OF 403 S.F. 16 \\ 3 REQ'D PROVIDED REQ'D PROVIDED ANY OMISSIONS, DISCREPANCIES AND /OR CONFLICTS BEFORE Improvement GROUND FLOOR 2 3 NO NO PROCEEDING WITH THE WORK. ' P i 621 S. I � 1 i � 3 \\ Suite 104 a W TENANT'S' 0 3. PLUMBING, MECHANICAL AND ELECTRICAL WORK SHALL BE UNDER I II A-3 OCCUPANCY I o 0 16 \ EGRE55 WIDTH SEPARATE PERMITS ACCORDING TO PREVAILIN6 CODES. CONTRACTOR 2S.F. I _ II 0,055SI W W \ 175 Or x 0.2 INCHES - 35 TOTAL (per IBC 1005.1) SHALL OBTAIN ALL PERMITS REQUIRED. W . . 3 3 x 34" CLEAR AT EACH EXIT DOORS = 102" WIDTH PROVIDED 4847 S.F. I 1 W w r �\\ SEE OCCUPANCY PLAN FOR EGRE55. 5710 ROAD 68 4. ALL DIMENSIONS MARKED GLR SHALL BE MAINTAINED AND SHALL ALLOW FOR THICKNESS OF ALL FINISHES, UNLE55 OTHERWISE NOTED. PASCO, WA I a I h I 18 W \ 3 PLUMBING: CLEAR DIMENSION NOT TO VARY MORE THAN _" WITHOUT WRITTEN KEY PLAN 312 S.F. \ \ PLUMBING MAIN LINE ROUGH-IN ONLY FOR SHELL. (FINAL WITH INSTRUCTION FROM ARCHITECT. 651 S.F I; 'd al I TENANT IMPROVEMENT CONSTRUCTION DOCUMENT DRAWIN(5S.) 5. ALL PENETRATIONS, OPENINGS, AND JOINTS IN THE BUILDING ENVELOPE SHALL BE CAULKED, SEALED, OR WEATHER-STRIPPED, WSEG 502.4 W NUMBER OF EXITS NUMBER OF EXITS STAIRS I 18 1,315 S.F. ' - - - - � W REQ'D PROVIDED REQ'D PROVIDED GROUND FLOOR 2 2 N.A. N.A. 6. APPLICABLE CODES: �\ ONAL BUILDING CODE WITH AA. STATE AMENDMENTS. (IBG) �- 20151NTERNATI AREAS OF REFUGE REQUIRED: N.A. 2015 UNIFORM PLUMBING CODE WITH WA. STATE AMENDMENTS. (UPC) 2015 INTERNATIONAL MECHANICAL CODE WITH WA. STATE AMENDMENTS (IMG) M - 2015 WASHINGTON STATE ENERGY CODE (WSEG) 3 TENANT A' 16 j�` - \ AMERICAN NATIONAL STANDARD ACCESSIBLE AND USABLE BUILDINGS AND w M OCCUPANCY 3 I' 10,095 S.F. FACILITIES WITH WA. STATE AMENDMENTS. (ICG / ANSI Al 17.1-200q I .� W W /r^ F \ I I' r 7 ,.� 21034 S.F PLUMBING SITE / BUILDING INFORMATION I y y y y IIj LOT GOVERAGE: AREA: PERGENTAGE: P FIXTURES I - I TOTAL SITE AREA: (5.47 ACRES) 25a,224 S.F. 2,268, S.F. �.�''� - III I REQUIRED OCCUPANCY GROUP M = I PER 500 TOTAL BUILDING FOOT PRINT 60,Ig6 S.F. 25.3 I ol; I I _ (SEE OCCUPANCY NOTES) REGISTRATION I I __ - III SIDEWALKS / ENTRIES: q,354 S.F. 3.q - -_-_-_-_ I_I-_ 1 ( --I'- CONCRETE CURBING: 2,700 S.F. 1.1�T• REQUIRED: 175 TOTAL OCCUPANTS / 2 = NEW ASPHALT: 134,557 S.F. 56.5 _ I 1 55 MEN AND as WOMEN I' -- III 51TE LAND5CAPING: 31,417 S.F. 13.2 % 7542 --- ---------------- I REGISTERED 3 I; I III WATER CLOSETS = SS / (I PER 500) =0.18 = I WG EACH AR CT I; I I I iii I TOTAL = 2 WATER CLOSETS REQUIRED MAXIMUM LOT COVERAGE G-I ZONING (GENERAL BUSINESS) I NOT IN LAVATORIES = 88 - (I PER 750) = 0.12 LAVS = I LAV EACH DONALD C. PO ON II PROJECT TOTAL = 2 LAVATORIES REQUIRED (2 PROVIDED) SITE PARKING STATE OF WASHINGTON I, I; I PROVIDED: GENERAL RETAIL TRADE = I PER 300 S.F. / 40,000 = 133 STALLS GROUND FLOOR PLUMBING: GYMNASIUM / EXERCISE = I PER 200 S.F. / 20,000 = 100 STALLS 2 WATER CLOSETS TOTAL STALLS REQUIRED 233 STALLS REVISIONS I 2 VANITY SINK 233 MINIMUM STALLS REQUIRED INCLUDING 6 ACCESSIBLE STALLS I I � I STAFF KITCHENETTE SINK Date Description UTILITY PARKING STALLS PROVIDED = 257 ON PARCEL INCLUDING 12 H.G. I *ROPOSED TENANT I 3 I I IMPROVEMENT ONLY I I I I _._ ----------'- ---------------------------_ - a 1 ----- - II - ....... SHEET INDEX: _:. J NII I t a AO.1 SITE PLAN / PROJECT NOTES � ' ------------------------------------ --I----------- - I -- ---- - L - --- - -- I : :'I� I - I ; •m ,\ a RP STA 'V,PVC I +�'P� a 1r \ AI.I FIRST FLOOR PLAN / EXT.WINDOW / DOOR SCHEDULE / I 37 ------ 50'LT i AI.2 ROOF PLAN PES TAG u BER � til I I, A2.1 EXTERIOR ELEVATIONS FOR NEW DOORS 1/ N# � e \ N# -- -- -- -- -- - -- -- ----------I ---------- - -_- NOTES 2 L ,- ' \o ' R IRR �RTR ��RR��RI� YRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR P 51.1 WALL OPENING STRUCTURE / STRUCTURAL TA U B STA 3o+as, 10' LT N# r T T � n. N# s r r r T r T - T �i r r T r r r r EXISTING �.�sPa�E \ SHEET CONTENTS r � - - E� \ T r r I BUILDING DEFERRED NONE ��� 3 N# �� 1 SITE PLAN I ! I N# 8°59'03' \ ti�h __----_---- +s �- -•,; GD STA 30+31,22, 7TAG 1b b' N# N# N# �~�.M2 N# N# N# N# r T = \ W:f.. TAG IU B. STA 31+11, 1,0' LT TAG U STA 31+92, 1' LT TAG 2+72, TAGIvI�UI r PROJECT NOTES E •I \ W-1 W Sandifur I I'' \ OVERALL SITE PLAN 3 e e Parkway I I' \ PA NO: 1927 a I I E 12K TI Master.dwg -- - I ----------------- - ------ -------- � --- : S g ' _ 9 " I N \' N DATES e10.23 11 - -- L---------------- ---------- �� -- d 1 Hogback-Sandifur Crossing 5710 Ste. 104 ---------------------------------------------- --------------------------------- SHEET NUMBER SITE PLAN 04�RALL SITE PLAN SCALE: 1" = 30'-0" : 1" = 200' 0" 1 AOO N Looking . A �- 4'1 4 C Looking East f x 4 tITY IOM ,r � w1�' ..,'� � -- - .d `� '�f f. � .,�+�6. wr Lam;:�• � k �/� A99W - Looking L �ELj11ness Lie Pr;ecs. Ulk 7 IN tir REPEAT'UUTLET � oIc3Y6t Chaplaincy Hospice Care Thrift Store �7— S7Y �- - ';-"-.��..'^`�_ �:",ed r �i�1 _. .. , .. 1�r- . -1 —ate., �a. �1 .a.+� 4•. _ � �' Iw - _ Community Development Department COPO Box 293,525 N 3`d Ave, Pasco,WA 99301 P:509.545.3441/F:509.545.3499 DETERMINATION OF NON-SIGNIFICANCE (Optional DNS Process) Issuance Date: June 23, 2020 Project Name: Repeat Boutique Project Number: SEPA2020-029 &SP2020-009 Proponent: Chaplaincy Health Care 1480 Fowler St. Richland, WA 99352 Applicant: Chaplaincy Health Care 1480 Fowler St. Richland, WA 99352 Description of Proposal: Special Permit approval for a Repeat Boutique thrift store within Suite 104 of an existing commercial building. Location of Proposal:5710 Road 68, Suite 104 (Parcel#116-030-015) in Pasco, WA. Lead Agency: City of Pasco The City of Pasco, acting as lead agency for this proposal, has determined that it does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. This DNS is issued after using the optional DNS process in WAC 197-11-355. There is no further comment period on the DNS. Appeals must be filed within 10 days of this determin tion. Responsible Official: 71,o ��, Rick White, Community & Economic Development Director Address: PO Box 293, Pasco, WA 99301-0293 Phone: (509) 545-3441 Appeals: You may appeal this determination of non-significance by submitting an appeal to the address below no later than July 3, 2020 (10 days from issuance).The appeal must be in written form, contain a concise statement of the matter being appealed and the basic rationale for the Cityof Community Development Department I4c0P: 0954533441/F:5 9.545.3499WA 99301 appeal. A fee is required per the City's Fee Resolution. Please note that failure to file a timely and complete appeal shall constitute a waiver of all rights to an administrative appeal under City code. All comments or appeals are to be directed to the City of Pasco Planning Department, PO Box 293, Pasco, WA, 99301, Attn: Rick White.