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HomeMy WebLinkAboutHE Determination SP 2021-010 Road 100 Fire Station CITY OF PASCO HEARING EXAMINER FINDINGS OF FACT, CONCLUSIONS OF LAW,AND DECISION Special Permit, SP 2021-010 Road 100 Fire Station #85 August 2, 2021 1. FINDINGS OF FACT 1.1 Proposal. Special Permit request for a 12,600 square foot fire station on 3.93 acre site. The building exterior will be composed of metal siding, fiber composite boards, and accent materials, with the highest point not exceeding 35 feet. The station will include sleeping and living areas for employees, apparatus bays and supporting spaces for the apparatus and firefighting equipment.' 1.2 Location. 3624 Road 100, Pasco WA. On Road 100 between Chelan Court to the north and Maple Drive to the south. Tax parcel number 118 102 142. 1.3 Applicant. TCA Architecture c/o City of Pasco, 6211 Roosevelt Way NE, Seattle, WA 98115. 1.4 Site and Surrounding Zoning/Uses. The site is zoned RS-12 (Suburban), and has recently been vacated of two manufactured housing units and a garage. Surrounding properties and uses are: North: RS-12, Single Family Homes East: RS-20, Single Family Homes South: RS-12, Single Family HomesNacant West: RS-20, Single Family Homes 1.5 Comprehensive Plan. The Plan designates the site and surrounding properties Low Density Residential. The Plan encourages setting aside adequate land for public facilities and maintenance of effective and cost effective fire service.2 Much of the Broadmoor Area is not adequately served by City of Pasco emergency services though it is necessary to ensure the timely provision of new fire stations to support existing and future development. This project will help meet these service demands.3 1.6 Evidence Reviewed. The Examiner admitted the Community and Economic Development Department's Staff Report, which attached the application, hearing notice, and aerial photograph of the site. Following the hearing, the site plan was provided and admitted. Except as revised, the Staff Report is incorporated. 1 The site's east half will be subdivided and developed with six residential lots.This is not before the Examiner. 2 Staff Report,p. 1,citing to Comprehensive Plan. 3 Staff Report,p. 3;Testimony,Fire Chief Dunbar. City of Pasco Hearing Examiner Page 1 of 4 Decision, Special Permit, SP 2021-010 1.7 SEPA. The Department issued an unappealed Determination of Non-Significance. SEPA review is complete. 1.8 Hearing. An open record public hearing was held on July 14, 2021. The hearing was conducted remotely, but with in-person attendance allowed. Access information was available to the public to allow citizens to join via either a video link or telephone call-in, if they elected to not attend in person. Due to video feed connectivity disruption, there were delays in hearing progression. To ensure any citizens who wished to comment had the opportunity to provide input, the record was kept open for a week, through July 21. The Examiner stated that if there were any concerns on comment, or a need to re-open the hearing, comments on same should be submitted during this period. No additional written comments from the public were received. At the hearing, the Department, through Mr. Adams, summarized the proposal. Fire Chief Dunbar provided further detail on the project and the need for the facility. No one from the public indicated a wish to testify. 1.9 Notice. Public notice was mailed to property owners within 300 feet and published in the Tri-City Herald on June 25, 2021. No concerns on notice were received and there were no requests to re-open the hearing. City notice requirements have been met.4 1.10 Public Comment. A written comment was received expressing a preference for a wildlife refuge at the site rather than a fire station. 1.11 Use Operation and Design. Current dispatch is a bit more than one call per day or 500 a year, though with growth that is expected to increase. Due to the area served, many calls are during standard business hours, which helps minimize impacts on the surrounding community. The Fire Station makes an effort to reduce lights and sirens during the evening hours, and calls tend to be reduced during early morning hours. The project will be designed consistent with the site plan, with code required landscaping and building setbacks provided. 1.12 Access and Traffic. Road 100 provides access. The increase in traffic will not be significant due to the number of service calls expected. Parking will be provided on site. 1.13 Utilities. City water and sewer serve the building. 1.14 Conditions. To ensure project development consistent with City requirements and findings, the Department's proposed conditions should be imposed without substantive revision. 2. CONCLUSIONS Fire stations, defined as Community Service Facilities, Level One,5 require Special Permit review.6 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; 4 PMC 25.200.040;25.210.040; Staff Report,p.2. 5 PMC 25.15.050. 6 PMC 25.200.020(4);PMC 25.35.040. City of Pasco Hearing Examiner Page 2 of 4 Decision, Special Permit, SP 2021-010 (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.7 The Comprehensive Plan designates the site for low density residential development. Emergency fire response is a safety necessity, and there is a need for the facility at this location. The fire station is consistent with the Plan, which encourages the location of fire stations throughout the Urban Growth Area, and the zoning code authorizes the use, if approved by Special Use Permit.8 Adequate sewer, water, and transportation facilities are in place to support the facility, and the project will be operated consistent with the character of surrounding uses. The proposed building location and height are appropriate for the area and the use will not discourage development of permitted uses in the area. There will be an increase in noise and flashing lights, but during the evening hours the Fire Department makes an effort to limit lights/noise without creating safety issues. There will be a modest traffic increase, but nothing with significant impacts. Fumes, vibrations, dust, and other impacts will not be significantly greater than other permitted 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 Tax Parcel No. 118 102 142 and the subsequent subdivision of same. PMC 25.200.080. 8 PMC 25.200.020(4);PMC 25.15.050;PMC 25.35.040. City of Pasco Hearing Examiner Page 3 of 4 Decision, Special Permit, SP 2021-010 2. No outdoor storage of equipment or materials shall be allowed without adequate site-screening; any required site screening shall be accomplished with materials complementing the architecture of the primary structure. 3. The site shall be developed in substantial conformity to approved site and building plans submitted. 4. The Special Permit shall be null and void if all necessary building permits have not been obtained within two years of approval of this Special Permit. Absent a timely appeal, this Decision is final.9 DECISION entered August 2, 2021. City of Pasco Hearing Examiner Susan Elizabeth Drummond 9 Ch. 36.70C RCW(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 4 of 4 Decision, Special Permit, SP 2021-010