HomeMy WebLinkAboutHE Determination SP 2020-018 St Thomas Drive Mini Storage CITY OF PASCO HEARING EXAMINER
FINDINGS OF FACT, CONCLUSIONS OF LAW,AND DECISION
Special Permit, SP 2020-018
St. Thomas Drive Mini-Storage Facility
February 25, 2021
1. FINDINGS OF FACT
1.1 Proposal. Special Permit request for a 600-unit mini-storage facility on a vacant
9.12 acre parcel. The proposal includes 23 storage buildings, ranging from approximately 1,100
to 17,920 square feet; a 1,575 square foot office; and 8-10 parking spaces to be used by
customers and 1-10 employees. In total, up to 177,450 square feet of new storage is proposed.
• Applicant. Jason Gilbert, 72016 E. Sundown PASE, Kennewick, WA 99338.
• Location. 9600 block of St. Thomas Drive, Pasco, WA 99301. Assessor Parcel No.
115480093.1
1.2 Site and Surrounding Zoning/Uses. The site is zoned CR (Regional
Commercial), consistent with the Comprehensive Plan's Commercial designation. Surrounding
zoning and uses are:
North: CR(I-182 freeway onramp)
East: CR(retail commercial building and vacant lot)
South: C-1 (private high school across St. Thomas Drive)
West: CR(commercial office building and vacant lot)
1.3 Evidence Reviewed. The Examiner admitted the Community and Economic
Development Department's ("Department") Staff Report, which attached a site plan, maps
(overview, vicinity, use, zoning, and comprehensive plan), area photographs, example
photographs, and the MDNS. Following the hearing, the record was supplemented with the
notice of application, application, SEPA Checklist, and additional materials from the Applicant.
The Applicant's packet included a cover letter, several conceptual renderings, and technical
memos from the Project architect (DKEI Architectural Services), electricians (Brashear Electric,
Inc.), and landscaping firm (Bagley Landscape Construction, Inc.).
1.4 SEPA. The Department issued an unappealed Mitigated Determination of Non-
Significance, with this mitigation: "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. ,2
1 The Staff Report includes the legal description.
2 Staff Report,p. 1;MDNS(January 15,2021).
City of Pasco Hearing Examiner Page 1 of 6
Decision, Special Permit SP 2020-018
1.5 Hearing. A properly noticed open record public hearing was held February 10,
2021.3 Due to COVID-19 restrictions, the hearing was conducted remotely, with the Examiner,
Department, and Applicant calling in. Access information was available to the public to allow
citizens to join via either a video link or telephone call-in. There were no reported technical
difficulties during the call or afterwards. However, in case any citizens who wished to comment
had difficulty calling in, the record was kept open through February 16. No public comment was
received.
The Department, through Mr. Adams, summarized the proposal. Mr. Fritch spoke on the
Applicant's behalf and also as a citizen. Mr. Fritch stated that while he had not reviewed the
Staff Report, the Applicant had not identified issues with the proposed conditions or
requirements, with potentially one exception. He emphasized that the storage facility, due to
economic viability concerns, does not propose street-front retail. There is some successful retail
in the area (RV and motorcycle shops) but both uses have good visibility from I-82. The
proposed use has less visibility and as a broker, he does not believe commercial use at this site is
viable. Mr. Adams confirmed proposed conditions do not include a retail commercial
requirement. No citizen indicated a wish to comment.
1.6 Design. The site is within the I-182 Overlay District, which includes code
requirements to ensure development of attractive commercial uses. Other mini-storage facilities
within the I-182 Overlay District have been approved where land has been set aside for future
retail or office uses surrounding the storage facilities, or where retail or office space has been
built to screen the storage facilities from adjoining streets. The Project Architect detailed
consistency with the Chapter's purpose (PMC 25.130.010) and building standards (PMC
25.130.080).
Building Location: Storage buildings will be along the site perimeter to provide
screening from the freeway. Existing pedestrian paths on the south side along the main access
street will be improved with sidewalks and additional landscaping consistent with I-182 Overlay
requirements. An office building will be constructed along the Chapel Boulevard street frontage.
Functionality: The building arrangement will allow for maximum use of the site. Access
will be controlled by a single entrance, and exit shall be limited to two exits to prevent
congestion at the entry/exit points. Areas open to the general public are at the front for easy
access. Pedestrian paths shall not be restricted at these entry/exit locations.
Natural Setting: The site is generally flat with a slope down to the freeway on-ramp.
Topographic changes are not planned other than to contain any rain runoff to the site.
Architectural Amenities: All buildings will be designed to conform to the vernacular of
the surrounding areas. All walls visible from off-site are planned to be masonry. Architectural
aesthetics will be incorporated to vary the pattern/color/texture to enhance the buildings' visual
appeal. Variations in wall depth and height will add additional interest to the buildings'
appearance to prevent monolithic/monotonous expanses of single surface planes. No chain link
3 Staff Report,p.4 and Notice of Application;PMC 25.200.070 and PMC 25.210.040.No notice concerns
were raised.
City of Pasco Hearing Examiner Page 2 of 6
Decision, Special Permit SP 2020-018
fencing will be used. Fencing will be black metal picket style to enhance curb appeal.4 Code
height and setback requirements will be met.
Building Standards: All buildings within the site will have a similar architectural
vernacular to maintain a cohesive design style throughout the complex. Exterior finishes will be
masonry and metal trim. Color and pattern variations will be used to create vertical and
horizontal accents. Buildings adjacent to the main entrance street that are open to the public shall
have 25% glazing to provide human scale connection. The main gate along the front street will
be mostly visually open to provide street connectivity. The remaining buildings behind the gate
will have multiple door openings. The main public entrance will be front and center and visible
from the main access street. Building design will enhance the main entrance and be prominent on
the front fagade. Signage will be at the main public entrance affixed to the main building.
Additional signage will be submitted to the City of Pasco for review and approval. All
mechanical equipment will be screened from the view of the main access street.5
Lighting: General site lighting will be contained on-site. As the buildings will be located
around the site perimeter, lighting within the site will be blocked from adjacent properties.
Lighting along the main access road will be the only lighting visible from off-site and will be
installed per the city guidelines for street lighting.6 The light fixtures will all be LED and meet or
exceed WAC-51-C-405000 requirements. An example of light fixtures that could be utilized are
LED wall packs from RAB and Cooper Lighting. They both have IESNA full cutoff optics with
dark sky compliant ratings and lumen to wattage ratio of 106/1 or better.7
1.7 Utilities. Water and sewer are available from St. Thomas Drive.
1.8 Access. St. Thomas Drive.
1.9 Traffic and Transportation. The facility will generate approximately 25.5 PM
peak hour trips per day.8 By comparison, a retail facility of similar size can generate about ten
times that number. The proposal includes 8-10 parking spaces.
1.10 Fire Safety. The City Fire Department requires:
a. 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.
b. 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.
C. Premise Identification shall be maintained or provided in accordance with
IFC Section 505.1 Approved address numbers shall be placed on all buildings in
4 DKEI Architectural Services,Memo re: I-182 Corridor Overlay District compliance.
5 DKEI Architectural Services,Memo re:I-182 Corridor Overlay District compliance.
6 DKEI Architectural Services,Memo re:I-182 Corridor Overlay District compliance.
7 Brashear Electric,Inc.Memo(February 15,2021).
8 Staff Report,p. 3.
City of Pasco Hearing Examiner Page 3 of 6
Decision, Special Permit SP 2020-018
such a position as to be plainly visible and legible from the road or street fronting
the property.
d. Knox locks are required for Fire Apparatus access gates. Gates, if electric,
shall have Knox key switches.9
1.11 Conditions. To ensure project development consistent with City requirements and
findings, the Department's proposed conditions should be imposed without substantive revision.
A condition requiring substantial conformance with Applicant representations made in
application materials and at the hearing should be added to ensure I-182 Overlay design
requirements are met. The Staff Report is incorporated.
2. CONCLUSIONS
The Hearing Examiner may only grant a Special Permit if the proposal adequately
addresses whether:
(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.10
The Comprehensive Plan designates the site for commercial use and is implemented
through the zoning code, which conditionally authorizes mini-storage facilities. As the Staff
Report addresses, the Plan encourages development of a wide range of commercial uses, if
suitably mitigated. The project provides a commercial service and otherwise follows the Plan.
Adequate sewer, water, and transportation facilities are in place to support the facility. If
landscaped and designed consistently with the City's I-182 Overlay District requirements, as the
Project architects, landscaping professionals, and electricians have shown is achievable, the
9 Staff Report,pp. 3-4.
10 PMC 25.200.080.
City of Pasco Hearing Examiner Page 4 of 6
Decision, Special Permit SP 2020-018
project can be designed consistent with the character of surrounding uses without discouraging
development of permitted uses in the vicinity. Compliance with Ch. 25.130 (Overlay) and Ch.
25.180 (landscaping) requirements will be confirmed during building permit review. Noise,
fumes, vibrations, dust, traffic, flashing lights, and other impacts are no greater than other
permitted commercial uses within the district. The proposal does 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, subject to these conditions:
1. The Special Permit shall apply to Lot 1, Binding Site Plan 2016-03 (Parcel No.
115480093).
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 I-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.
10. The Project shall be developed substantially consistent with Applicant
representations in its application materials and at the hearing.
City of Pasco Hearing Examiner Page 5 of 6
Decision, Special Permit SP 2020-018
Absent a timely appeal,this Decision is final."
DECISION entered February 25, 2021.
City of Pasco Hearing Examiner
Susan Elizabeth Drummond
'a See Ch. 36.70C ACW(establishing 21 day appeal period to superior court,and setting forth necessary
petition for review contents,along with filing and service requirements).
City of Pasco Hearing Examiner Page 6 of 6
Decision, Special Permit SP 2020-018