HomeMy WebLinkAbout02-10-2021 Hearing Examiner Meeting Packet CYtyaf AGENDA
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s� "Vco HEARING EXAMINER MEETING
City Hall—525 North Third Avenue
Council Chambers
WEDNESDAY,FEBRUARY 10,2021
6:00 PM
I. CALL TO ORDER
II. PUBLIC HEARINGS
A. Special Permit St Thomas Drive Mini Storage (MF# SP 2020-018)
B. Special Permit Poland and Sons Inc. (MF# SP 2021-001)
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.
Pi� 4co
REPORT TO HEARING EXAMINER
PUBLIC HEARING
Iq City Hall—525 North Third Avenue—Remote
WEDNESDAY, February 10, 2021
6:00 PM
MASTER FILE#: SP 2020-018
APPLICANT: Jason Gilbert
72016 E Sundown PASE
Kennewick, WA 99338
REQUEST: SPECIAL PERMIT: 600-Unit Mini-Storage in a CR Zoning District
BACKGROUND
1. PROPERTY DESCRIPTION:
Legal:
Lot 1, Binding Site Plan 2016-03 (Parcel No. 115480093).
General Location: 9600 Block of St.Thomas Drive, Pasco, WA 99301
Property Size: Approximately 9.12 acres (397,475.95 sq. ft.)
2. ACCESS: The site has access from St.Thomas Drive.
3. UTILITIES:Water and sewer service are available from St.Thomas Drive.
4. LAND USE AND ZONING: The property is currently zoned CR (Regional Commercial).
Surrounding properties to the north, east, and west are zoned CR (Regional Commercial), and C-
1 (Retail Business) to the south. The 1-182 freeway on-ramp runs along the north side of the
property; to the east is a retail commercial building and a vacant lot; a private school is located
across St.Thomas Drive to the south;to the west is a vacant lot and a commercial office building.
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the property and surrounding
areas to the north,east,and west for commercial use.The Plan does not specifically address self-
storage facilities, but elements of the Plan encourage the promotion of orderly development
including the development of zoning standards for off-street parking and other development.
Policy LU-1-13 encourages enhancement of the physical appearance of development within the
City.The Comprehensive Plan (LU-4-A) encourages the location of commercial facilities at major
intersection to avoid commercial sprawl and avoid disruptions of residential neighborhoods.
Policy LU-2-D requires all development to be landscaped.
6. ENVIRONMENTAL DETERMINATION: The city of Pasco is the Lead Agency for the purpose of
SEPA Review. An MDNS was issued on January 15, 2021. As per the MDNS the following
mitigation strategies shall be required:
a. A cultural resources survey from a qualified professional shall be prepared and submitted for
approval before any site improvements may begin. Should archeological resources be
discovered during ground breaking work an on-site monitor will be required.
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ANALYSIS
Request
Applicant Jason Gilbert wishes to construct a 600-unit, 150,000-square-foot mini-storage facility on Lot 1,
Binding Site Plan 2016-03, located near the 9600 Block of St.Thomas Drive.The site is located just southeast
of the Road 100/1-182 Freeway Interchange, across the street from the Tri-City Prep private high school.
The site plan indicates there will be 23 storage buildings and an office.The storage buildings will vary in size
from approximately 1,100 to 17,920 square feet. The office will be approximately 1,575 square-feet. In all, a
total of between 173,250 and 177,450 square feet of new storage is proposed.
No structures are planned to exceed 18' in height Applicant expects to employ 1-10 people on-site. 8-10
parking spaces are proposed.A traffic study is proposed.
Site
The parcel in question is approximately 9.12 acres (397,475.95 sq.ft.), and is vacant. Vehicular access to the
site would be from St.Thomas Drive.
History
The Site was annexed and zoned C1-D(Designed shopping center zone) in 1982(ORD#2388). In 1994 the site
was rezoned to BP (Business Park; Ord#3002); and CR (Regional Commercial) in 1999 (Ord#3381).
Past mini-storage uses developed in the 1-182 overlay district have been set back away from street frontages
so as to allow for office and retail businesses to occupy the high-visibility(and value)frontages.
Code Requirements
Mini-storage facilities are a conditional use that may be permitted only by the granting of a Special Permit.
Special Permit reviews and determinations are made based upon the criteria listed in PMC Section
25.200.080. If it can be demonstrated that a mini-storage facility will be in accordance with the policies of
the Comprehensive Plan,that it will be maintained in harmony with the existing or intended character of the
surrounding neighborhood, and that it generally supports the other criteria of PMC Section 25.200.080, a
Special Permit may be approved.
Other mini-storage facilities within the 1-182 Corridor have only been approved where land has been set aside
for future retail or office uses surrounding the storage facilities or where a retail and or office space has been
built to screen the mini-storage from surround streets. The Burden/Road 60 storage facility and the Chapel
Hill Self-Storage facility are excellent examples of this practice.
As discussed above the Special Permit review process allows the Hearing Examiner to make a determination
on whether or not a proposed use will be or can be maintained in harmony with the existing or intended
character of the neighborhood. It is through this process that the Hearing Examiner may review approval
conditions that would ensure the proposal will be established and operated in harmony with the
neighborhood. While the northern property line borders a freeway interchange, the intended character of
the site and properties to the east and west is regional retail commercial; the character of the property to
the south tends toward residential (a private high school is located directly south across St. Thomas Drive).
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According to PMC 25.105.020(1) "Permitted uses," all uses allowed in the C-1 district are allowed in the CR
zoning district; and as per Pasco Municipal Code (PMC) 25.85.040(4) "Permitted conditional uses," Mini-
storage facilities as defined under PMC 25.15.160 are allowed in the C-1 zoning district by Special Permit
review. As such, mini-storage facilities as defined under PMC 25.15.160 would also be allowed in the CR
zoning district by Special Permit review.
As well,the site lies within the 1-182 overlay district, the purpose of which, according to PMC 25.130.010, "is
to provide additional development regulations to create aesthetically attractive buildings and commercial
development within the 1-182 corridor of the City." This fairly summarizes the intended character of the
neighborhood.
There are five design control categories pertaining to this overlay district, which must be met, as follows:
(1) Building Location. Building location and the relationship of one building to another to provide for
pedestrian areas such as courtyards, plazas, parks, walkways, etc.
(2) Functionality. The layout of the buildings, parking areas, pedestrian areas, landscape and open
areas are conducive to the topography and existing features of the site. Parking areas function well
with the overall site and do not inhibit pedestrian movement. Traffic flow and circulation is
predictable within designated driving areas.
(3) Lighting. Lighting standards and fixtures are of a size compatible with the general character of
the buildings and general area. All lighting provides adequate light for safety and should be limited
to specific sites and not produce glare to surrounding areas.
(4) Natural Setting.The relationship of the natural setting or the site to the corridor and the slope to
the river is used to enhance the overall layout of the plan.
(5) Architectural Amenities. Create aesthetically attractive buildings within commercial areas that
enhance the overall development of the commercial uses.
These objectives are operationalized with enhanced development standards that provide design control for
building height, building and site illumination, off-street parking and loading, building setbacks, and building
materials, all to facilitate an aesthetically pleasing environment.
The site's CR zoning permits a variety of commercial retail, office and service business to locate on the
property. An office complex or a similar sized retail shopping center would generate approximately 5 to 10
times the vehicle trips per day than a mini-storage use.
According to the International Traffic Engineers (ITE) Trip Generation Manual 10th Generation, the facility
would generate around 25.5 PM Peak Hour Trips"using the"Mini-Warehousing(151)"designation(0.17 Trips
per 1,000 sq. ft. GFA @ 150,000 sq.ft. 0.17 * 150= 25.5 Trips).
Experience in Pasco has shown that mini-storage facilities typically generate traffic at the lower end of the
daily average put forth by the Institute of Traffic Engineers Manual estimates.
Based upon vehicular traffic to the site the proposed mini-storage facility would create less noise, vibration
and commotion than many permitted uses in the C-1 zone. Additionally the hours of operation for a
restaurant or tavern (both permitted uses) could also have a greater impact on the neighborhood than a
mini-storage facility.
The Pasco City Engineering Division has noted that the left turn lane from Broadmoor Blvd to St Thomas will
be removed in the near future, and that this will affect the access to the proposed location.
The City Fire Department shall require the following:
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Fire Apparatus access roads shall be installed per the International Fire Code Section 5,Appendix D,and PMC.
Hammerheads are not allowed. Fire Apparatus shall be able to drive around the buildings perimeter in the
complex.
Fire hydrants meeting the required fire flow and duration per IFC Appendix B and C are required to be within
four hundred feet of the most remote corner of any building as a fire Apparatus would lay a fireline.
Premise Identification shall be maintained or provided in accordance with IFC Section 505.1. Approved
address numbers shall be placed on all buildings in such a position as to be plainly visible and legible from
the road or street fronting the property.
Knox locks are required for Fire Apparatus access gates. Gates, if electric, shall have Knox key switches.
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 December 27, 2020.
2. The site is located at the 9600 Block of St. Thomas Drive.
3. The site is accessed from St. Thomas Drive.
4. Currently the site is approximately 9.12 acres in size.
5. Municipal sewer and water are currently located in St.Thomas Drive to the south.
6. The site is currently vacant.
7. The site is zoned CR (Regional Commercial).
8. The site is directly adjacent to a vacant lot to the west.
9. The site occupies all of Lot 1, Binding Site Plan 2016-03;
10. Uses permitted in the CR zone include motels, restaurants, retail stores, offices, convenience stores and
taverns/night clubs.
11. Mini-storage facilities in CR zones require special permits.
12. The site is located within the boundaries of the 1-182 Overlay District.
13. The provisions of the Overlay District call for a higher standard for development than in other portion of
the community.
14. Other mini-storage facilities within the 1-182 Overlay District have been approved where land has been
set aside for future retail or office space could be built around the storage facilities or where offices and
or retail facilities have been constructed to screen the storage facilities from adjoining streets.
15. Estimates from the Institute of Traffic Engineers Manual 8th Addition indicate the proposed mini-storage
facility could generate about 25.5 PM Peak Hour Trips per day. By comparison the manual estimates a
retail facility of similar size can generate around 10 times that number.
16. The applicant's plans include an office building to be constructed along the Chapel Boulevard street
frontage.
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)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?
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a. A mini-storage facility can be compatible with several Comprehensive Plan policies. Policy
LU-1-B encourages enhancement of the physical appearance of development within the
City.The proposal would replace vacant land with a well-developed facility with landscaped
street frontage. Policy LU-2-D requires all development to be landscaped. Development of
the site currently includes landscaping which support policies of the Comprehensive Plan
(LU2-D).The Comprehensive Plan (LU-4-A) encourages the location of commercial facilities
at major intersection to avoid commercial sprawl and avoid disruptions of residential
neighborhoods.
2. Will the proposed use adversely affect public infrastructure?
a. All municipal utilities are currently available to the site from St. Thomas Drive. Water and
sewer demands of the proposed use will be negligible compared to permitted uses such as
restaurants and similar uses. Impacts to the adjoining streets will likewise be minimal due
to the low volume of traffic typically generated by mini-storage facilities.
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 Comprehensive Plan (LU-4-A) encourages the location of commercial facilities at major
intersection to avoid commercial sprawl and avoid disruptions of residential
neighborhoods.The proposed site is zoned CR and is located on St.Thomas Drive near the
Road 100/1-182 interchange. Due to the lack of traffic and noise generated by mini-storage
facilities the proposal may be more in harmony with the private high school to the south
than permitted uses. Harmony with the neighborhood will be further achieved through
implementation of the 1-182 building standards.
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 structures in the C-1 zone are limited to thirty five (35) feet in height. None of the
proposed structures will approach 20 feet in height with the tallest structure being about
eighteen (18)feet in height.
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 City receives few to no complaints about the operations of mini-storage facilities.
Typically, mini-storage facility generate far less traffic, noise, dust, etc. than some uses
permitted in the C-1 zone; such as restaurants,taverns, night-clubs and car-washes.
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. As a general land use, mini-storage facilities are not inherently dangerous to public health or
safety and do not generate nuisance conditions.
APPROVAL CONDITIONS
1. The Special Permit shall apply to Lot 1, Binding Site Plan 2016-03 (Parcel No. 115480093).
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2. The site shall be developed in substantial conformance with the site plan submitted with the Special
Permit application;
3. The property must be developed in conformance with the 1-182 Overlay District design standards;
4. All aisle-ways between buildings and all entrance driveways/roads shall be hard-surfaced;
5. All building walls exposed to an existing city street together with all walls visible from adjoining
properties and freeway shall contain architectural features to add interest and aesthetic qualities to
building by the use of masonry coursing, pilasters, patterning, alternating textures and decorative
molding;
6. All metal roofing shall be colored to complement the exterior walls of the mini-storage buildings
while minimizing glare;
7. The site shall be screened with an architectural block wall/fence on the north property line;
8. All security lighting shall be shielded and designed to prevent the encroachment of light onto
adjoining properties;
9. The special permit shall be null and void if the required improvements are not completed within two
years of approval of this Special Permit.
RECOMMENDATION
Staff recommends approval of a Mini-storage facility at Lot 1, Binding Site Plan 2016-03 (Parcel No.
115480093), in a CR (Regional Commercial). zoning district, with conditions as set forth herein.
6
Overview Item: Mini-Storage . _ District N
Applicant: . • "
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Issued For.
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No. Dare Des�pEan
1 1. 11.02.2020 CLIENT REVIEW(NOT FOR CONSTRUCTION)
1
_ — 2. 11.19.2020 CLIENT COMMENTS
I.• f .may... --. - -- ,ryQ - -
(NOT FOR CONSTRUCTION)
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3. 11.30.2020 CUEM COMMENTS
St Thomas Or (NOTFOROONSTRUCTIOM
0 12.022020 CDENT COMMENTS
(NOT FOR CONSTRUCTION)
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EXIT"
Key Plan:
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i Project Number:
aft 202032.00
Date:
October,28 2020
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up information provided, -
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purposes only. All
f dimensions are approximate Sheet Number:
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0 25 so 100 and field verification should
take place.
Site Utilization Plan Apre-submittal plan review AS=01
SCALE: 1" = 50'-0" should take place with local
planning/fire departments.
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��� Community Development Department
PO Box 293,525 N 3d Ave, Pasco,WA 99301
P:509.545.3441/F:509.545.3499
MITIGATED DETERMINATION OF NON-SIGNIFICANCE
(Optional DNS Process)
Issuance Date:January 15, 2021
Project Name:Tapteal II LLC Storage Facility
Project Number:SEPA2020-077
Proponent: Tapteal II LLC
5 Presidio Ter
San Francisco, CA 94118
Applicant:Jason Gilbert
72016 E Sundown PRSE
Kennewick, WA 99336
Description of Proposal: Construction of 150,000 square feet of self-storage buildings.
Location of Proposal: Parcel#115-480-093 in Pasco, WA.
Mitigation:
1. A cultural resources survey from a qualified professional shall be prepared and submitted for
approval before any site improvements may begin. Should archeological resources be
discovered during ground breaking work an on-site monitor will be required.
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 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 10da sof this d ermination.
Responsible Official:
Rick White, Community& Economic Development Director
Address: PO Box 293, Pasco, WA 99301-0293
XC4CO
Community Development Department
P:509.545.3441/F 509.545 3499 A 99301
Phone: (509) 545-3441
Appeals: You may appeal this determination of non-significance by submitting an appeal to the
address below no later than January 25, 2021 (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 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.
Pi� 4co
REPORT TO HEARING EXAMINER
PUBLIC HEARING
Iq City Hall—525 North Third Avenue—Remote
WEDNESDAY, February 10, 2021
6:00 PM
MASTER FILE#: SP 2021-001
APPLICANT: Ray Poland and Sons Inc.
P.O. Box 6772
Kennewick, WA 99336
REQUEST: SPECIAL PERMIT: Renewal of a resource recovery facility in an 1-1
(Light Industrial)Zone
BACKGROUND
1. PROPERTY DESCRIPTION:
Legal:
That portion of the southeast%of the northwest%,Township 9 North, Range 30 East,Section 32
included in parcel#'s 112401151, 112401142 & 112401124.
General Location: Property located at 215 East Ainsworth Avenue, Pasco,WA 99301
Property Size: Approximately 14 acres.
2. ACCESS: The site has access from Ainsworth Avenue.
3. UTILITIES:All municipal utilities currently serve the site.
4. LAND USE AND ZONING: The property is zoned 1-1 (Light Industrial) and contains a resource
recovery facility. The site has been partially mined for gravel. Surrounding properties are zoned
and developed as follows:
North 1-1—BNSF railroad
East 1-1—Municipal sewer treatment facility
South R-2 & R-3—Single family residences& duplexes
West R-2, R-3 & 1-1—BNSF railroad, single family residences & duplexes
5. COMPREHENSIVE PLAN:The Comprehensive Plan designates this area for industrial uses.
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 14 February 2011, under WAC 197-11-158.
ANALYSIS
Request
Resource recovery facilities are listed as unclassified uses in PMC Chapter 25.86.020(9) and as such require
review via the Special Permit process before locating or expanding anywhere in the City.
1
History
The property in question was issued a Special Permit in 1998, and again in 2011 for concrete crushing and
recycling operations. The applicant added hog fuel production (wood recycling) to their existing facility in
2011.
Activities associated with hog fuel production include accumulation of scrap wood, wood chipping via
mechanized chipper, piling of wood chips and transportation of wood chips to off-site locations for use as
fuel.
The concrete crushing operation involves scrap concrete arriving on-site; the concrete is loaded into the
crusher, crushed and comes out as a finer material. The crushed concrete is stored in large piles outdoors
until it is transported for use at construction sites. All resource activities on site occur within a substantial
topographic depression, which serves as a noise and sight barrier. The western border of the site however,
is level with the 4th Avenue road grade and the residences located on 4th Avenue. It should be noted that
the homes on 4th Avenue are separated from the facility by an 80-foot wide right-of-way and active BNSF
railroad tracks. The combined width of the adjacent railroad and City rights-of-way equal approximately 277
feet.
The concrete crushing and recycling business has been operating for the past twenty-three(23)years without
generating complaints from any of the neighboring residences.
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 December 27, 2020.
2. The site is zoned 1-1 (Light Industrial).
3. The site is within the Urban Growth Boundary.
4. The Comprehensive Plan designates the property for industrial uses.
5. The site was originally used as a gravel mine.
6. The site is located along the western edge of the City's Sewer Treatment Facility.
7. The Burlington Northern and Santa Fe Railroad right-of-way and the 4th Avenue right-of-way are
located along the western boundary of the site.
8. Ray Poland &Sons Inc. was granted a Special Permit in 1998 and again in 2011 to operate a concrete
crushing resource recovery facility.
9. The existing and proposed mechanical equipment is located toward the east side of the complex which
is furthest away from residences.
10. The concrete crushing equipment is located in the bottom of the old gravel mine.
11. A hog fuel (wood recycling)facility was added to the Special Permit in 2011.
12. The wood chipping equipment is located in the bottom of the old gravel mine.
13. The Special Permit was issued in 1998, re-issued in 2011 and expired in January of 2021.
2
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 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. Although resources recovery facilities are not specifically addressed in the Comprehensive
Plan,the proposal will serve an important role in reducing the volume of waste entering
landfills. Policy ED-2-13 encourages the development of a wide range of commercial and
industrial uses strategically located to support local and regional needs.
2. Will the proposed use adversely affect public infrastructure?
a. The proposed land use does not require sewer and water service.
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 concrete crushing facility has been operating in harmony with the surrounding uses for
approximately twenty-three (23)years. The general vicinity can be characterized by the
surrounding industrial land, including the railroad and sewer plant.
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. This proposal will not involve the construction of permanent structures and will not differ
from previous specially permitted uses on the property and adjoining properties. The use of
the site for concrete crushing and recycling over the past 23 years has not discouraged
development within the general vicinity nor has it impaired the value of adjoining property.
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 activities will be limited to certain daytime hours and dust will be controlled. The
proposed use could be objectionable but in this case mitigation measures on emission
controls and hours of operation will address those concerns. No complaints from the
surrounding neighbors have been received over the span of the previous Special Permit for
concrete crushing and hog fuel production.
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. The proposal with mitigation measures including dust control will not become a nuisance to
other uses permitted in the district. Additionally, limitations on the days and hours of
operation are measures to assure this use does not become a nuisance to the residences
within the general vicinity.
3
APPROVAL CONDITIONS
1. The special permit shall apply to parcels 112401151, 112401142 & 112401124;
2. The activities approved by this special permit are limited to concrete crushing and recycling and
wood chipping;
3. The site shall not be used for the disposal or storage of any items classified as solid waste and/or
which readily decompose;
4. The applicant shall obtain and maintain all necessary governmental permits for the operations
permitted by this special permit;
5. Crushing and chipping activities shall only be permitted between 7:00 am and 6:00 pm;
6. Crushing and chipping activities on Sundays and holidays is prohibited. Holidays include the date of
observance of New Year's Day, Martin Luther King Day, Memorial Day, 4th of July, Labor Day,
Thanksgiving Day and Christmas Day;
7. A sight-screening fence or wall shall be installed along Ainsworth Avenue;An approved vision triangle
at the driveway entrance at Ainsworth Avenue will be required.
8. The concrete crushing operation must follow best management practices. Best management
practices include, but are not limited to:
1. Using water or chemical dust suppressant on particulate matter (PM) containing surfaces
(i.e. haul roads,staging areas,transfer areas and parking areas)and/or materials prior to and
during activities that may release PM into the air. Re-application may be required periodically
to maintain effectiveness;
2. Managing activity during high winds, if the winds are likely to cause the release of PM into
the air;
3. Minimizing the free fall distance, i.e. drop height, of PM containing materials at transfer
points such as the end of conveyors,front-end loader buckets, etc.;
4. Managing vehicle loads with potential of release of PM with appropriate covers or freeboard
consistent with applicable laws;
5. Minimizing exposed areas of PM containing materials such as storage piles,graded surfaces,
etc, and/or using tarps or chemical dust suppressants to minimize releases to the air;
6. Limiting vehicle speed to less than 15 miles per hour on unpaved surfaces;
7. Consolidating storage piles whenever possible;
8. Managing stockpile loader and haul truck travel to control release of PM;
9. Prevent the deposition of PM onto paved public roadways;
9. This Special Permit shall expire on January 1, 2031.
RECOMMENDATION
Staff recommends approval of a Special Permit to Ray Poland & Sons Inc. for the operation of a concrete
crushing/hog fuel production facility with conditions as listed in the February 10, 2021 staff report.
4
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Px�coCommunity Development Department
PO Box 293,525 N 3rd Ave, Pasco,WA 99301
P:509.545.3441/F:509.545.3499
NOTICE OF APPLICATION
Si necesita ayuda para entender este aviso o necesita mas informacion, por favor Ilame al Departamento de Desarrollo Comunitario y
Economico de la Ciudad de Pasco a 509-545-3441.
Comment Period Deadlines: Special Permit application: March 10,2021
Proposal: Ray Poland and Sons Inc. has submitted a Special Permit application for the continued use of the land to crush and recycle
concrete and asphalt, located at Parcels #112-401-151, #112-401-142, and #112-401-124 in Pasco, WA (MF# SP 2021-001). The
proposal is subject to regulations contained in the Pasco Municipal Code.
Public Comment Period: Written comments submitted to the Community Development Department by 5:00 p.m.on March 10,2021
will be included in the Hearing Examiner's meeting packet.You may also submit comments at the Hearing Examiner meeting advertised
below.If you have questions on the proposal,contact the Planning Division at(509)545-3441 or via e-mail to:hattoria@pasco-wa.gov.
Open Record Hearing: The Hearing Examiner will conduct an open record hearing at 6:00 p.m. on March 10, 2021 in the Council
Chambers in Pasco City Hall at 525 N 3 d Avenue in Pasco,Washington.The Hearing Examiner will consider public testimony concerning
the above application at this meeting.
If you wish to participate in the virtual hearing,please register at least 2 hours prior to the meeting at the
following registration link:
www.pasco-wa.gov/publiccomment
After registering, you will receive a confirmation email containing information about joining the webinar.
Determination of Completeness: The application has been declared complete for the purpose of processing.
Required Permits: No additional permits will be required.
Preliminary Determination of Regulations Used for Project Mitigation:To evaluate the impacts of the proposed project,the following
may be used for mitigation,consistency,and the development of findings and conclusions:
• Title 12 (Streets and Sidewalks), Title 16 (Buildings and Construction), Title 25 (Zoning), regulations of the Pasco Municipal
Code,and the land use policies contained in the Pasco Comprehensive Plan;
• Regulations of the Washington State Department of Fish and Wildlife, Washington State Department of Ecology, and
Washington State Department of Natural Resources;
• Other required agency evaluations, approvals, permits,and mitigations as necessary.
Estimated Date of the Decision:The Hearing Examiner is estimated to make a decision on the Special Permit within ten (10) business
days of the hearing.
Prepared 01/05/21 by:Andrew Hattori,Temporary Planner 1, PO Box 293 Pasco,WA 99301(509) 545-3441
The City of Pasco welcomes full participation in public meetings by all citizens. No qualified individual with a disability shall be
excluded or denied the benefit of participating in such meetings. If you wish to use auxiliary aids or require assistance to comment
at this public meeting, please contact the Community Development Department at(509)545-3441 or TDD(509)585-4425 at least
ten days prior to the date of the meeting to make arrangements for special needs.
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• COMMUNITY DEVELOPMENT DEPARTMENT (509) 545-3441 I Fax(509)545-3499
Jim rL P.O. Box 293,525 North Third Avenue,Pasco,Washington 99301
DETERMINATION OF NON-SIGNIFICANCE
Description of Proposal: Ray Poland & Sons Inc. is requesting to expand their
resource recovery operations to include the
production of hog (wood chip) fuel.
Proponent: Ray Poland & Sons, Inc.
PO Sox 6772
Kennewick, WA 99336
Location of Proposal: 215 E Ainsworth Ave., Pasco, WA 99301
Lead Agency: City of Pasco
The lead agency for this proposal has determined that the project 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.
o There is no comment period for this DNS.
■ This DNS is issued under WAC 197-11-340(2); the lead agency will not act
on this proposal for 14 days from the date below. Comments must be
submitted by: 2/14/11
Responsible Official: David I. McDonald
Position/Title: CITY PLANNER
Address: P. O. BOX 293, PASCO, WA 99301-0293
Phone: (509) 545-3441
Date: 1/26/2011
Signature:
ED Number: SEPA 2011-005
Master File Number: SP2011-002