Revised 01/2017 Page 1 of 4 WALLA WALLA COUNTY COMMUNITY DEVELOPMENT DEPARTMENT 310 W Poplar St., Suite 200 Walla Walla, WA 99362 509-524-2610 Submit documents to: [email protected]REZONE APPLICATION Site Specific or Area of General Applicability NOTES FOR 2017: Rezones that do not correspond with proposed land use amendments will not be considered as Comprehensive Plan Amendment applications but will be considered as development regulation amendments subject to applicable requirements of Walla Walla County Code Title 14. Site specific rezones can be considered outside of the annual docketing process. For the 2017 Comprehensive Plan amendment cycle, the types of applications that will be accepted will be limited to those listed in the attached press release, set by the Board of County Commissioners via Resolution 16-345. Please review this information closely before applying. See attached press release for more information. Prior to application submittal you are strongly encouraged to schedule a preapplication meeting, which is an opportunity to meet with staff to informally discuss the proposal, application requirements, fees, the review process and schedule, and applicable development standards, plans, policies, and laws. If you are submitting more than one amendment request, fill out a separate application for each request. Applicant Name: J.R. Simplot Company Mailing address: P.O. Box 27 City: Boise State: Idaho Zip: 83707 Phone: 208-780-7359 Email: [email protected]Applicant’s Representative (optional) Name: Dana Kurtz, Environmental Scientist, Anderson Perry & Associates, Inc. Mailing address: P.O. Box 1107 City: La Grande State: Oregon Zip: 97850 Phone: (541) 963-8309 Email: [email protected]*Note: Signatures from the applicant and each property owner required on Page 4 (WWCC 14.07.025B(9)). Type of Proposed Amendments Type of proposed map amendment (circle one): Site-Specific Area Is this application accompanied by application(s) for a Comprehensive Plan amendment (circle one)? Yes or No
Transcript
Revised 01/2017 Page 1 of 4
WALLA WALLA COUNTY COMMUNITY DEVELOPMENT DEPARTMENT
Two properties are the subject of this rezone application. Parcel A (Parcel No. 310822110002) is approximately 160 acres and located on the northeast quarter and southeast quarter of Township 8 North, Range 31 East, Section 22. Parcel B (Parcel No. 310826410004) is approximately 160 acres and located on the southeast quarter of Township 8 North, Range 31 East, Section 26.
The J.R. Simplot Company (Simplot) proposes to amend the Walla Walla County Comprehensive Plan and the Walla Walla County Zoning Map (see Figures 1 through 5 in the SEPA Checklist). Simplot proposes to incorporate an approximately 160-acre property (Parcel No. 310822110002, referred to as Parcel A) currently located to the north of the Attalia Urban Growth Area (UGA) into the UGA. The property is proposed to be rezoned from Primary Agriculture 40 (PA-40) land to Industrial Agricultural Mixed (IA-M) land. Simplot also proposes to remove the Unique Lands designation from this property to more accurately represent the property's current use and status.
To compensate for this alteration in the UGA acreage, Simplot proposes that a separate 160-acre property (Parcel No. 310826410004, referred to as Parcel B) currently located within the UGA be removed from the UGA and rezoned from IA-M land to PA-40 land. Consequently, the net result of these Comprehensive Plan and Zoning Map Amendments will be no change in IA-M or PA-40 land within Walla Walla County or the Attalia Industrial UGA. Simplot owns both Parcels A and B.
The purpose of this proposal is to provide Simplot with a suitable location for a future food processing facility, which requires rail proximity and other features unique to Parcel A.
Simplot proposes the following actions:
• Amend Comprehensive Plan Map RL-10 by removing the Unique Lands designation for Parcel A.
• Amend Comprehensive Plan Map LU-2 to include Parcel A in the Attalia Industrial UGA and removeParcel B from the Attalia Industrial UGA.
• Amend Walla Walla County Zoning Map LU-1 to include Parcel A in the UGA, zoned as IA-M and excludeParcel B from the UGA, zoned as PA-40.
1. Explain how the proposal meets the following criteria of Walla Walla County Code Section 14.15.060C
AND Section 14.15.070B.3. (ALL REZONE APPLICATIONS SUBMITTED DURING ANNUAL DEVELOPMENT REGULATION DOCKETING PERIOD)
a. The amendment is consistent with the comprehensive plan.
It is proposed that Parcel A, currently outside of the Attalia Industrial Urban Growth Area (UGA), and zoned Primary Agriculture 40 (PA-40), would better meet the goals of the Walla Walla Comprehensive Plan and Zoning Map if it were included in the Attalia Industrial UGA and zoned Industrial Agriculture Mixed (IA-M). A portion of Parcel A is also designated Unique Lands (Chapter 6, Map RL-10). The J.R. Simplot Company (Simplot) proposes removing this designation because of the property lacks long-term commercial agricultural significance.
Simplot also proposes that Parcel B, currently located inside of the Attalia Industrial UGA and zoned IA-M, would better meet the goals of the Walla Walla Comprehensive Plan and Zoning Map if it were excluded from the Attalia Industrial UGA and zoned PA-40. These amendments are needed because of the unique characteristics of each property that support these different uses.
These amendments are consistent with the goals of the Comprehensive Plan to accurately reflect land uses and support county-wide economic development (Walla Walla County Comprehensive Plan, 11.1.1).
b. The amendment is consistent with other development regulations, unless accompanied by amendments to such other development regulations.
Updating maps to reflect current uses is consistent with development regulations including the Growth Management Act (GMA), Walla Walla County Planning Goals, and the goals and objectives of the County's Comprehensive Plan. The proposal would support economic growth in the County, consistent with County Economic Development Goals.
c. The amendment is appropriate for consideration at this time.
This proposal is needed to improve the economic welfare of the region. A company with a development plan desires to locate on the parcel subject to the Comprehensive Plan and Zoning Code Amendments. This proposal will assist the business in its efforts to locate within the Attalia Industrial Urban Growth Area (UGA) and enhance economic vitality in Walla Walla County. Development in the Attalia Industrial UGA will advance the region's economic development strategy by creating living wage jobs within Walla Walla County.
Additionally, the WWCC states that "proposals may be considered at separate meetings or hearings, so long as the final action taken considers the cumulative effect of all the proposed amendments to the comprehensive plan" (Resolution 02118 (part), 2002, WWCC 14.10.020 - Annual Amendments - Consideration of Cumulative Effects).
d. The amendment meets a definable public need.
This proposal meets the definable public need to encourage economic development in Walla Walla County (Walla Walla County Comprehensive Plan 11.1.1).
This proposal also meets the definable public need to ensure that land throughout the County is properly designated. Land that is designated as Unique is subject to more restrictive development
regulations. A portion of Parcel A is designated Unique, but is not being used in that capacity. Based on the Union Pacific Railroad (UPRR) tracks' fragmentation of the site, Parcel A is not well suited for irrigated agriculture by mechanized equipment. Instead, Parcel B is more appropriately designated primary agriculture based on the parcel's shape and proximity to other PA-40 properties.
e. The amendment is in the long-term interest of the county.
The purpose of creating the Attalia Industrial UGA was to encourage industrial development in a centralized location where services could be clustered and provided to support a multitude of industrial businesses. The proposal is in response to a specific business demand to site a facility on the current Attalia Industrial UGA. Including Parcel A in the UGA and zoning it IA-M would support business development and provide numerous living wage job opportunities to residents of Walla Walla County. Walla Walla County encourages economic growth because good jobs provide a stable population base and support the County's long-term interests.
2. Explain how the proposal meets the following criteria of Walla Walla County Code Section 14.09.010B.
(SITE SPECIFIC REZONES) a. Is consistent with the goals and policies in the land use, rural and resource lands, and/or Burbank
subarea plan elements of the comprehensive plan including the land use maps.
This proposal seeks to make the uses of each parcel consistent with land use goals and policies that are best met by the unique characteristics of each property that support different uses.
Simplot proposes the following actions:
Amend Comprehensive Plan Map RL-10 by removing the Unique Lands designation for Parcel A.
Amend Comprehensive Plan Map LU-2 to include Parcel A in the Attalia Industrial UGA and remove Parcel B from the Attalia Industrial UGA.
Amend Walla Walla County Zoning Map LU-1 to include Parcel A in the UGA, zoned as IA-M and exclude Parcel B from the UGA, zoned as PA-40.
This proposal is consistent with the following elements of the Comprehensive Plan:
Chapter 5 - Land Use Element
Chapter 6 - Rural and Resource Land Element
Chapter 11 - Economic Development Element
These elements are described in detail below.
Chapter 5 - Land Use Element
This element seeks to, "Encourage development in urban areas where adequate public facilities and services exist or can be provided in an efficient manner" (Revised Code of Washington [RCW] 36.70A.020(1)).
The proposal supports this goal because public facilities and services exist and can be provided in an efficient manner to Parcel A, whereas they would need to be further developed to serve Parcel B. Specific facilities, services, and beneficial features that are located at Parcel A and not at Parcel B are:
1. Rail – The active UPPR rail line is directly adjacent to Parcel A. This will enable efficient transport of goods and is the hallmark of what should be included in the Attalia Industrial UGA.
2. Distance to Highways – Parcel A is closer to Highway 12, which will provide easier access to markets.
3. Accessibility of Utilities – Parcel A has better access to utilities.
4. Stability of Soils – A preliminary geotechnical investigation (Attachment 1) was conducted and indicates that Parcel A's soils will support the development of components needed for a food processing facility. This report can be provided upon request.
5. Air Quality – A preliminary evaluation of wind patterns in the area (Attachment 2) indicates that the prevailing wind direction is from the southwest. This air flow would create a detrimental impact if the food processing facility was to be sited on Parcel B due to the proximity to Tyson Fresh Meats, Inc.'s (Tyson) animal processing facility and Simplot Feeders, LLC's (Simplot Feeders) feedlot to the west and southwest of Parcel B. Parcel A is located out of this prevailing wind pattern and experiences less air quality impacts that could negatively affect business operations. This evaluation can be provided upon request.
"The retention of the overall rural character of the county and preservation of agricultural lands shall be promoted by including sufficient area within the UGA to accommodate anticipated growth and avoid market constraints that induce leapfrogging development" (Walla Walla Comprehensive Plan, 3-12). This proposal would ensure that there is sufficient area of industrial quality within the UGA to support a processing facility with anticipated growth. Market constraints include cost of transporting goods to market. By locating the facility in Parcel A, the proximity of the railroad will allow for efficient transportation.
The proposal meets County-wide planning policies for UGAs, specifically:
"Due to the differing characteristics of the cities and communities within Walla Walla County and the presence of isolated industrial sites, the structure of the UGAs may vary to reflect those characteristics" (Walla Walla Comprehensive Plan, 3-13). This proposal reflects the impact of an isolated industrial site adjacent to Parcel B that creates substantial negative odors that could adversely impact the day-to-day operations of a food processing facility. This proposal also reflects the essential quality of access to transportation infrastructure in isolated areas. Proximity to the railroad is essential to assist in development in isolated areas.
The proposal meets UGA Land Use Designations, specifically:
"In the Attalia Industrial UGA agricultural and industrial uses are accommodated in a manner that is consistent and compatible with both uses. Residential development is limited to uses such as caretaker facilities, accessory dwelling units, dwellings for agricultural employees, and commercial uses limited to employee services such as convenience stores. Site requirements typically include convenient access to major highways, rail and water borne transportation, and utilities; and separation from low and medium density residential development and most commercial uses. Because both uses share similar site requirements and at times can produce similar impacts, paramount consideration must be given to reducing or eliminating potential land use conflicts while preserving the economic vitality of the land" (Walla Walla Comprehensive Plan 5-10). This proposal would both preserve the economic vitality of land for both agricultural purposes and industrial development. This project would serve to reduce the conflict in land use because it would allow for a preferred industrial development location (Parcel A) without infringing on land available for agriculture (Parcel B).
The proposal meets the following Walla Walla County goals and policies:
Goal LU1 – "Policy LU-2 - Recognize that some areas of the County are unsuitable for residential, commercial, and industrial development due to natural constraints and/or distance from urban services". Parcel B is constrained by distance from the rail line and its proximity to feedlots. This makes industrial development of a food processing facility incompatible, and therefore development on Parcel A is more suitable for development.
Goal LU1 – "Policy LU-5 - Encourage land use patterns that provide for the efficient use of public funds." Utilizing Parcel A would be more beneficial in terms of using existing public resources like roads and railroads.
Goal LU2 – "Policy LU-10 - Designate areas for industrial development in the vicinity of existing industrial development." Parcel A is adjacent to existing industrial land.
Goal LU5 – "Policy LU-19 - Support infill development on vacant and underutilized lands within UGAs." The proposal does not negatively impact this goal because it keeps the same total amount of I-AM and PA-40 land within Walla Walla County and the Attalia Industrial UGA.
The proposal meets the following policy of the Attalia Industrial UGA:
"Policy LU-25 - Locate industrial uses where environmental impacts such as noise, odors, and other hazards can be controlled and separated from incompatible land uses." A preliminary evaluation of wind patterns in the area indicates that the prevailing wind direction is from the southwest. This air flow would create a detrimental impact if the food processing facility was to be located on Parcel B, due to the proximity of Tyson's animal processing facility and Simplot Feeders' feedlot to the west and southwest of Parcel B. Parcel A is located out of this prevailing wind pattern and experiences less air quality impacts that could negatively affect business operations. Parcel A provides a controlled and separated location from the existing feedlot.
Surrounding parcels are zoned as Primary Agriculture 40 to the north and east, and Agriculture Residential 10 to the west. The nearest residence to Parcel A is more than 2,000 feet west.
The impacts to adjacent parcels for noise, odor and other hazards is estimated to be minor for residential dwellings and non-existent for agricultural uses. Due to Parcel A being downwind and more than 2,000 feet from the nearest residential dwelling, it is expected that the residential dwelling(s) will not experience increased noise, odor, or other hazards above current background levels associated with the existing surrounding agricultural impacts. It is anticipated that proposed uses on Parcel A will not impact ongoing agricultural uses adjacent to the site.
Chapter 6 - Rural and Resource Land Element
Agricultural resource lands (as designated by Washington Administrative Code [WAC] 365-190-050) are to be designated by a County-wide effort (http://apps.leg.wa.gov/WAC/default.aspx?cite=365-190-050. Therefore, changing such zonings must be carefully considered.
The proposed amendments are consistent with the Growth Management Act (WAC 365-190-050 Agricultural resource lands) which gives direction in classifying agricultural lands. The considerations for lands to be considered agricultural resource land are based on three factors:
"The land is not characterized by urban growth." (WAC 365-190-050a)
Both Parcels A and B meet this criteria as they are currently undeveloped.
"The land is used or capable of being used for agricultural production." (WAC 365-190-050b)
Both Parcels A and B meet this criteria as they are currently irrigated by the Legrow Irrigation District.
"The land has long-term commercial significance for agriculture." (WAC 365-190-050c)
This criterion contains factors i-xi. These factors indicate that Parcel B would be better classified as PA-40, rather than Parcel A, which would be better classified as IA-M.
(i) The classification of prime and unique farmland soils as mapped by the Natural Resources Conservation Service
Parcel A only contains approximately 40 percent prime farmland, is not a contiguous plot of highly productive land, and does not create a large advantage in terms of commercial
significance. This parcel is also shaped in a way that creates difficulty in irrigation and requires four partial pivots for full coverage.
Parcel B is not mapped by Natural Resources Conservation Service as prime and unique farmland soils. However, Parcel B is more conducive to mechanized irrigation by a single center pivot due to the square shape of the property.
(ii) The availability of public facilities, including roads used in transporting agricultural products
Parcel B has superior local road access which would be more beneficial for agriculture, while Parcel A has superior rail access, which would be more beneficial for a food processing facility that requires rail transportation.
(iii) Tax status, including whether lands are enrolled under the current use tax assessment under chapter 84.34 RCW and whether the optional public benefit rating system is used locally, and whether there is the ability to purchase or transfer land development rights
Not applicable.
(iv) The availability of public services
Parcel B has superior road access, which would be more beneficial for agriculture, while Parcel A has superior rail access, which would be more beneficial for a food processing facility. Water line extension is required to reach the Port of Walla Walla's Dodd Road Water System.
(v) Relationship or proximity to urban growth areas
Parcel B is currently included in the UGA and Parcel A is adjacent to the UGA.
(vi) Predominant parcel size
Although the parcels are both 160 acres, Parcel B is square shaped and requires only one pivot for irrigation, whereas Parcel A is shaped in such a way that it requires four partial pivots for irrigation.
(vii) Land use settlement patterns and their compatibility with agricultural practices
Due the land use settlement next to Parcel B that includes a feedlot and animal processing facility, this parcel is more suitable to agricultural use than Parcel A because agricultural land is not occupied. Development of a food processing facility on Parcel B would not be compatible because of the odors and vectors from the existing land use settlement. Parcel A is more suited for a food processing facility due to fewer air quality challenges from nearby uses such as the feedlot and meat processing facilities.
(viii) Intensity of nearby land uses
Surrounding parcels are zoned as Primary Agriculture 40 to the north and east, and Agriculture Residential 10 to the west. The nearest residence to Parcel A is more than 2,000 feet west.
The impacts are estimated to be minor for residential dwellings and non-existent for agricultural uses due to Parcel A being downwind by more than 2,000 feet from the nearest residential dwelling, it is expected that the residential dwelling(s) will not experience increased noise, odor, or other hazards above current background levels associated with the existing surrounding agricultural impacts. It is anticipated that proposed uses on Parcel A will not impact ongoing agricultural uses adjacent to the site.
(ix) History of land development permits issued nearby
If Parcel B was the only available location, the food processing facility would choose to locate its business outside of Walla Walla County. Consequently, Parcel A has a higher value under this alternative use (as opposed to irrigated land).
(xi) Proximity to markets.
Not applicable
Based on this analysis, Parcel A should not be zoned as agriculture or as unique land.
The proposal meets the policies of the County-wide planning policies for rural and resource lands. Parcel A is currently a resource land. Rural area goals do not apply to this proposal, as no changes to rural lands are proposed.
Rural Activity Center of Wallula (Map RL-4) could benefit from this proposal if a food processing facility is located on Parcel A. The facility would provide new jobs to meet the County's goal to maintain and support the population in this area.
Goal RL 21 - Policy RL-43 "Conserve and protect from conflicts productive farmland that is located outside an Urban Growth Area." Through changing the zoning designation, this proposal will protect Parcel B as farmland and allow for Parcel A to be used for manufacturing, therefore retaining the same amount of land available for farming pre- and post-proposal.
Goal RL 22 - Through maintaining the same amount of acres of land zoned PA-40 and keeping them available for agriculture use, this proposal meets the intent of Goal RL 22 to maintain quality of life for residents and make efficient uses of resource land, which improves the economic base of the community. Allowing for industrial use in Parcel A and agricultural use in Parcel B will satisfy the needs of using resource land and improving the area's economic base.
Chapter 11 - Economic Development Element
This element "presents the goals and policies that support and encourage a strong, vibrant economy. This Element focuses on demographic, employment, and economic data as the basis for goals and policies that implement related portions of the Growth Management Act (GMA) and the County-wide Planning Policies" (Walla Walla County Comprehensive Plan 11-1).
This element recognizes that cities, organizations, and the private sector play lead roles in the economic vitality of Walla Walla County.
This proposal strongly supports the applicable County policies and goals relating to economic development including:
"1.7 The county and its cities should work to ensure future economic vitality and broaden employment opportunities while retaining a high quality of life." Working to accommodate a new food processing facility in the area will broaden the area's available employment types and could provide hundreds of stable, family-wage jobs.
"1.16 In order to maintain a sufficient tax base to support essential government services, economic development efforts to diversity and expand basic manufacturing and service related jobs are encouraged." This proposal will expand basic manufacturing job opportunities through employment at a new food processing facility, which will in turn increase the Walla Walla County tax base. Although, the intent of this application is to allow for a food processing facility to be sited on Parcel A, this proposal would also allow Parcel A to be also developed according to any other outright permitted uses according by the Walla Walla County code in the future.
"9.5. To ensure an adequate supply of industrial property throughout the County, and to support the development of infrastructure to service land designated as industrial." Rezoning Parcel A will help meet this goal to provide sufficient industrial property types to accommodate a food processing facility.
"9.10 The County and municipalities will demonstrate their commitment to the retention of those enterprises which have created the economic base of the County and promote their continued growth in a predictable environment which encourages investment and job growth." Simplot has used Walla Walla County as a base for agricultural operations for numerous years and has helped with creating an economic base in the area. This proposal will help the County continue to support this organization in expanding local operations with Simplot.
"9.12 Improve the overall business climate through promotion of governmental efficiency to ensure that regulations protect the public interests, including private sector business opportunities; and to ensure that all building permits, planning regulations and procedures are clear, uncomplicated, concise, and administered in a timely manner." The consideration, and hopefully acceptance, of this proposal shows Walla Walla County's commitment to fostering a healthy business environment.
Goal ED3 – "Policy ED-6 Coordinate with the Port of Walla Walla in their efforts to involve other economic development entities in the aggressive implementation of the County's Economic Development Plan." The Port of Walla Walla supports this proposal and will supply water service to support this food processing facility.
Goal ED5 – "Policy ED-10 Encourage new and expanding businesses and industries that provide sufficient income for wage-earners to afford the cost of living in the county." This proposal would facilitate the siting of a food processing facility in an area where it would not otherwise locate. This will provide an expansion of an existing business and provide jobs for County residents.
b. Is consistent with WWCC Title 16 Subdivisions, Title 17 Zoning, Title 18 Environment, the
Walla Walla County Shoreline Master Program and other applicable land use laws and policies of Walla Walla County.
WWCC Title 16 Subdivisions does not apply to this proposal because neither property is being subdivided. Parcel A is undergoing a boundary line adjustment application for administrative review that would adjust the property line so it would line up with the proposed UGA boundary. No subdivision is required for either parcel.
WWCC Title 17 Zoning applies to this proposal. The proposal will follow (17.06.010 - Official Zoning Map) requirements in Part C that state, "Any changes to the official zoning map shall be made on the official zoning map promptly after the amendment has been approved by the board of county commissioners. The amending resolution shall provide that such changes or amendments shall not become effective until they have been duly entered upon the official zoning map. No amendment to this title which involves matter portrayed on the official zoning map shall become effective until after such change and entry has been made on said map." This proposal will be reviewed by the Board of County Commissioners, and if approved will be entered into the official Zoning Map.
Additionally, because this proposal is located on resource lands, this proposal is consistent with the public notice requirements (17.04.050 - Developments On or Near Resource Lands—Notice Required).
This proposal is consistent with other elements in WWCC Title 17 Zoning, and the applicant would be glad to elaborate if there are specific questions.
WWCC Title 18 Environmental applies to this proposal. Simplot has submitted a SEPA Checklist as required by WWCC 18.04.090 - Environmental Checklist. Walla Walla County is the lead agency who will lead the review and issue a determination. Mitigation will be followed, if proposed. This is a non-project action, any future developments on Parcel A will also undergo environmental reviews to comply with all elements in WWCC Title 18 - Environmental.
Walla Walla County Shoreline Master Program does not apply to this proposal because the Shoreline Master Program, in accordance with state law, includes lands within 200 feet of the ordinary high water mark of listed waterbodies. Neither Parcel A nor B is within 200 feet of the Columbia River.
Other applicable land use laws and policies of Walla Walla County apply to this proposal and, based on our understanding of these land use laws and policies, the proposal is consistent with these laws. The proposal will follow the proper application process to change the zoning and UGA distinctions of both Parcels A and B. Simplot is willing to work with Walla Walla County to meet any additional laws required to gain approval for this proposal, if they have been inadvertently overlooked in this application.
c. Is not materially detrimental to uses or property in the immediate vicinity of the proposed rezone
and to the general public.
Parcel A: The proposal is not materially detrimental to uses or property in the immediate vicinity of the proposed rezone, or to the general public.
Removing the Unique Lands designation from Parcel A will have no impact because no unique crops are raised on this property. Additionally, a portion of Parcel A is already not designated as Unique Lands, and lands adjacent to the property to the north and east do not carry this designation (see Figure 4 of the SEPA Checklist).
Rezoning Parcel A from PA-40 to IA-M will not be detrimental to properties in the immediate vicinity because Parcel A is adjacent to IA-M property. Agriculture would still be allowed on Parcel A, and the zoning change would not impact general usage of adjacent properties.
Including Parcel A in the Attalia Industrial UGA will not be detrimental to adjacent properties because Parcel A is adjacent to the Attalia Industrial UGA and nearby properties are already impacted by this association.
Parcel B: The proposal is not materially detrimental to uses or property in the immediate vicinity of the proposed rezone, or to the general public.
Rezoning Parcel B from IA-M to PA-40 will not be detrimental to properties in the vicinity because Parcel B is already adjacent to PA-40 properties to the north and east. Parcel B is currently used for agriculture and has not been used for industrial purposes, so the conversion would not impact current land use.
Removing Parcel B from the Attalia Industrial UGA will not be detrimental to adjacent properties because it is already surrounded on the north and east by areas that are not within the Attalia Industrial UGA. Also, Parcel B is currently used for agriculture and has not been used for industrial uses.
Because of the properties' close proximity, the switch in zonings with Parcel A and Parcel B will result in no net loss to property owners in the vicinity. The same amount of land will be in the UGA and designated for PA-40 and IA-M uses.
d. Does not create excessive additional requirements at public cost for public facilities and services.
This proposal will not create additional requirements at public cost for public facilities and services. Any new infrastructure needed for the construction of facilities on Parcel A such as roads, water, and sewer requirements will be completed by Simplot.
e. Is warranted: i. To achieve consistency with the comprehensive plan.
This proposal is warranted to achieve consistency with the Comprehensive Plan because it is needed to implement both UGA and Economic Development goals and policies.
The Attalia Industrial UGA is a lead source of economic development opportunity in Walla Walla County. This proposal will assist a business in its efforts to build an industrial facility in the Attalia Industrial UGA and work toward achieving consistency with Comprehensive Plan Economic Goals of enhancing economic vitality in Walla Walla County. Development in the Attalia Industrial UGA will advance the region's economic development strategy by creating living wage jobs within Walla Walla County.
ii. To meet county population and/or employment projections because of a need for additional property in the proposed zoning district.
N/A
iii. Because there are changed conditions since the zoning in the area was adopted to warrant the proposed rezone. "Changed conditions" include public improvements, permitted private development or other conditions or circumstances affecting the subject property that have undergone substantial and material changes not anticipated or contemplated when the zoning and/or subarea plan was last adopted. "Changed conditions" do not include actions taken by the current or former property owners to facilitate a more intense development of the property.
The development that has occurred in the Attalia Industrial UGA since zoning in the area was adopted represents a changed condition. The properties adjacent to Parcel B include a feedlot and animal processing facility that have created a substantially different odor/air quality condition than when the property was originally zoned. Exacerbated by the prevailing wind patterns from the southwest, these odors create difficulty in marketing Parcel B to prospective food processing businesses.
Additionally, changed conditions and development within the Attalia Industrial UGA to the west of Parcel B have isolated this parcel from rail access. Parcel A has excellent access to the UPPR, which is vital to providing efficient market access for a food processing facility's exports.
By rezoning Parcel B outside the UGA and as PA-40, this property will be more likely to be used productively. By rezoning Parcel A and including it in the UGA, the County will be modifying the Comprehensive Plan based on the changed conditions that make Parcel A a more desirable location to site a food processing facility than Parcel B.
Mr. Troy McOmber, Vice President Fisher Construction Group 625 Fisher Lane Burlington, Washington 98233
RE: Preliminary Geotechnical Investigation Project Rainier US Highway 12 & Dodd Road Pasco, Washington
Greetings Troy:
Strata, A Professional Services Corporation (STRATA) has performed the authorized geotechnical exploration for Project Rainier located on the southeast side of Pasco, Washington. Our services were performed referencing our revised proposal date October 20, 2016. At your request and for confidentiality, we do not outline the project location, client and ultimate user for this project. Further, many project details are not available at this time. However, we provide this preliminary geotechnical investigation to help facilitate your design-build project concept development.
This report summarizes our field evaluation and laboratory testing results, as well as outlines the anticipated soil conditions at the site with respect to the preliminary project concept reported to us by you. This deliverable is provided referencing “Phase A” outlined in our proposal. Once project concepts are finalized, and project design details are available, such as the planned grading, building layout, structural loads, etc. we will initiate our “Phase B” geotechnical design evaluation outlined in our proposal, to provide geotechnical recommendations suitable for progressing final design.
We appreciate the opportunity to continue our professional relationship with Fisher Construction Group, and we look forward to assisting you with this project throughout its progression. Please contact us if you have any questions or comments so that we may address them in a proactive and timely fashion to help facilitate project design.
INTRODUCTION .......................................................................................................................... 1 SCOPE OF SERVICE .................................................................................................................. 1
Potential Geologic Hazards ...................................................................................................... 4 Uncontrolled Fill ................................................................................................................... 4 Slope Instability Potential ..................................................................................................... 4 Site Seismicity and Liquefaction Potential ............................................................................ 5
Earthwork Construction Considerations ................................................................................... 6 Foundation and Construction Considerations .......................................................................... 6
US Highway 12 & Dodd Road Fisher Construction Group
Pasco, Washington
INTRODUCTION
Our exploration’s purpose was to assess subsurface conditions at the site and prepare this
report outlining preliminary geotechnical considerations to aid Fisher Construction Group (FISHER)
with establishing geotechnical design concepts for the proposed Project Rainier facility to be located
approximately 1.5 miles’ northeast of the Dodd Road, US Highway 12 intersection, southeast of Pasco,
Washington. The project area is shown on the attached Plate 1, Site Map.
Due to the preliminary nature of the project concept at this time, we are not providing a
comprehensive geotechnical engineering evaluation. Rather, we provide this preliminary geotechnical
investigation referencing Phase A in our October 20, 2016 proposal. This phase explores site
conditions, performs field and laboratory testing, and summarizes our observations and test results to
assist preliminary project concept development. The following text outlines our scope of services,
project understanding, exploration findings, and preliminary geotechnical opinions and
recommendations.
SCOPE OF SERVICE
Phase A: Preliminary Geotechnical Investigation
1. Coordinated exploration with the Washington Utility Notification Center and FISHER prior to exploration. We also retained a private utility locating firm to identify private utilities in exploration locations.
2. Explored the subsurface soil conditions via 15 test pits extending 10 to 14 feet below the existing ground surface. Our approximate proposed locations are shown on the attached Plate 1. During exploration, we accomplished 2 field infiltration tests to evaluate the near surface soils’ infiltration characteristics referencing the Single Ring Infiltrometer Method outlined in Appendix 6B of Washington State Department of Ecology (Ecology) Stormwater Management Manual for Eastern Washington.
3. Accomplished laboratory testing referencing ASTM International (ASTM) procedures to
estimate soil engineering parameters.
4. Prepared and provided this preliminary report, summarizing our findings and opinions, including exploration logs and laboratory test results. We provide 3 hard copies and 1 electronic copy of our preliminary deliverable.
PROJECT UNDERSTANDING
Existing Conditions
The Project Rainier site is located southeast of Pasco, Washington, as shown on Plate 1. The
site is currently agricultural land which is irrigated under pivot, and has an undulating ground surface
Preliminary Geotechnical Investigation Project Rainier – Pasco, WA
We encountered topsoil comprising silty sand that was brown, loose and moist, containing
vegetation and organics extending 4 to 6 inches below the ground surface. During exploration, we
encountered the following primary subsurface soil units beneath topsoil:
Uncontrolled Fill: Silty sand (SM): light brown, loose and moist. We encountered uncontrolled fill in test pit TP-7 beneath topsoil, and extending to 1.5 feet below the ground surface. Uncontrolled fill contained wood debris. No records exist regarding this fill’s placement; however, fill is often placed on agricultural lands associated with irrigation or drainage systems.
Alluvium: Silty sand (SM): brown, loose to medium dense and moist. We encountered alluvium in each exploration (except TP-7) beneath topsoil extending to the termination depths.
Preliminary Geotechnical Investigation Project Rainier – Pasco, WA
Silty sand alluvium was the primary soil unit encountered during our exploration. This soil type was fairly consistent with respect to composition in each location. In test pit TP-9, we encountered a lens of silty sand with gravel and cobbles from about 8 to 10 feet below the ground surface. This more granular lens was only encountered in TP-9. However, granular zones may be encountered at any depth or location between or beyond our test pits. Should mention caving!
We anticipate localized zones of uncontrolled fill (i.e. man-placed fill) may be encountered
across the site associated with previous agricultural activities. We did not encounter bedrock or
groundwater within our exploration extents. To obtain additional subsurface information, we
researched well logs within the project site vicinity published on the Ecology website. These well logs
indicate basalt bedrock and consistent static groundwater levels in the area may be located greater
than 50 feet below the existing ground surface. However, localized perched groundwater tables may
be encountered depending variations in precipitation, irrigation, and infiltration characteristics during
and post construction.
PRELIMINARY GEOTECHNICAL CONSIDERATIONS
Potential Geologic Hazards
The following text presents our discussion of potential geologic hazards for consideration by
Fisher during project concept development. This list is not exhaustive, but rather presents some
common geologic hazards which should be considered by project designers, based on our site
exploration, mapping research, and preliminary project understanding. Additional geologic conditions
or geotechnical considerations may be revealed based on further evaluation. However, our opinion at
this time is the items discussed below can provide FISHER with a reasonable basis for progressing
project design concepts. These can change over time and depending on the final concepts selected.
Uncontrolled Fill
Some previous improvements are evident at the site, including existing irrigation and water
lines traversing the site for pivots and access road construction. Backfill placed in these irrigation
alignments was likely placed loosely, and is considered uncontrolled fill where encountered. Localized,
discontinuous uncontrolled fill deposits such as these are common in historical agricultural areas. Such
uncontrolled fill deposits will likely be encountered during site grading and subgrade preparations.
Where it is encountered, uncontrolled fill must be removed from beneath planned structures or
improvements consistent with geotechnical practice standards.
Slope Instability Potential
The existing ground surface is relatively flat, with slopes estimated at 10H:1V (horizontal to
vertical). No evidence of large- or small-scale, current or prehistoric landslides was observed during
our site visit. Therefore, our opinion is slope instability potential at this site will be directly related to
site grading and drainage design, earthwork construction quality, and ongoing slope maintenance
Preliminary Geotechnical Investigation Project Rainier – Pasco, WA
2. Estimated static vertical settlement tolerances (to be verified by structural design): a. Total settlement: 1 inch b. Differential settlement: 0.75 inches in 30-foot, horizontal span
3. Lateral load resistance: a. Foundation base friction coefficient:
i. 0.35 for foundations cast on native soil ii. Reduce friction by 2/3 for precast elements
b. Lateral passive resistance is available on foundation sides ranging from 200 to 400 pounds per cubic foot (pcf) equivalent fluid pressure (EFP), depending on backfill used and where ¾ inches of lateral movement can be tolerated.
4. Soil corrosivity a. Laboratory test results indicate the site soil exhibits a slight to moderate corrosive
environment: i. pH = 8.1 ii. Resistivity = 3,920 ohm-cm iii. Sulfates = 288.0 ppm
b. Structural designers must account for moderate corrosion potential in reinforcing steel spacing and clearances.
c. Soil is not expected to induce negative reactions with concrete. Concrete mix designs should demonstrate aggregate does not have the potential for alkali-silica reactivity (ASR).
Surface Grading & Drainage
Site grading design should be accomplished such that runoff from precipitation, snowmelt,
seeps, or springs is not allowed to infiltrate slopes, foundation, pavement, or slab subgrades. Runoff
or water migrating along the ground surface must be conveyed away from slopes and structures by
an appropriately designed series of ditches, swales or other surface water management procedures.
The ground surface outside structures must be sloped to meet Americans with Disabilities Act
(ADA) requirements at entrances and at least 5 percent away for a minimum of 10 feet in other areas
to rapidly convey surface water or roof runoff away from foundations. Remaining landscapes should
slope at least 2 percent away from structures. Provide roof gutters connected to downspouts, connect
them to solid pipes placed away from the structure, and do not allow to infiltrate into the soil underlying
the structure.
Foundation Drainage
Buildings must be designed and constructed with adequate drainage systems to reduce the
potential for surface water to infiltrate beneath the structure and cause instability, leakage, or seepage.
This is typically accomplished by installing a perimeter foundation drain system surrounding the
building. Perimeter foundation drains should be installed with a positive slope and dispose of collected
water in suitable locations at least 50 feet from structures. Foundation drains must not be connected
Preliminary Geotechnical Investigation Project Rainier – Pasco, WA
1Equivalent Single Axle Loads (ESALs) 2Pounds per square inch (psi) Based on the above preliminary design parameters, Tables 3 and 4 provide our preliminary
flexible pavement thickness ranges for light- and heavy-duty sections.
Additional soil laboratory testing to refine geotechnical design parameters, including: o Shear strength o Consolidation potential o California bearing ratio (CBR)
Additional infiltration testing in specific areas planned for stormwater management facilities.
Additional geotechnical analysis and evaluation for critical design aspects once they become available, including earthwork, foundation design, slabs-on-grade, site drainage, pavement construction, and others.
Geotechnical Design Continuity
We base this report’s information on our exploration results and observations, as well as
preliminary site improvement concepts provided to us by FISHER. Significant design concepts are yet
to be established. The site layout, building configuration, final floor elevations, loading conditions,
drainage measures, and many other aspects can significantly alter our opinions and design
recommendations. Therefore, it is critical that STRATA provide geotechnical continuity for final
planning and design for the planned construction as individual aspects become available during design
development phases.
Our experience with similar previous projects suggests providing geotechnical continuity
throughout design and construction is critical to project success. Often, precluding geotechnical
involvement throughout the design process creates lost opportunities for efficiency between design
iterations, project specifications, and plan drawing development. This is especially critical given the
project’s rapid and dynamic schedule under which our work was accomplished.
EVALUATION LIMITATIONS
We provide the preliminary geotechnical considerations in this report to assist Fisher with
establishing project design concepts. It must be understood that this information and the services we
have provided to date do not comprise a detailed geotechnical engineering evaluation for site or
subgrade performance as it pertains to any future development or construction. Rather, we provide
these considerations based on our limited exploration, experience with similar developments, and
typical earthwork standards of care that exist in the area at this time. Project design and construction
professionals must apply appropriate judgment to the exploration findings presented herein to facilitate
preliminary design concept development. Final design will require additional geotechnical evaluation
specific to the improvements planned at that time. This acknowledgment is in lieu of any express or
implied warranties.
The following accompany this report:
Plate 1: Site Map Appendix A: Unified Soil Classification System (USCS) and Exploration Logs Appendix B: Laboratory Test Results
Reference: Base image from Google Earth. No Scale Intended
EXPLORATION MAPProject Rainier
Pasco, Washington
Approximate exploratory test pit location observed by STRATA on October 20, 2016.
LEGEND
PU16168A
NorthTP-15
TP-14
TP-13
TP-11
TP-10
TP-9
TP-4
TP-8
TP-5
TP-6
TP-7
TP-2
TP-1
TP-3TP-12
Plate 1
Approximate Property Boundary
APPENDIX A Unified Soil Classification System
(USCS) Exploratory Test Pit Logs
11.691.4
SM
SM
Vegetation and organicsencountered to approximately4 inches BGS.
Test pit loosely backfilled withsite soil.
(TOPSOIL) - SILTY SAND, (SM) darkbrown, loose, moistALLUVIUM - SILTY SAND, (SM) brown,loose to very dense, moist
Test Pit Terminated at 12.5 Feet.
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Remarks
Note: BGS = BelowGround Surface
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USCS Description
Sheet 1 Of 1Logged By: AJR
Bucket Width: 3'
Date Excavated: 10-20-2016
Test Pit Number: TP-1
Depth to Groundwater: N.E.
EXPLORATORYTEST PIT LOG
Backhoe: CAT E16EL
Client: Fisher Construction Group
Project: PU16168A
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Vegetation and organicsencountered to approximately6 inches BGS.
Jim Kuntz and Paul Gerola, Port of Walla Wall t /Dana Kurtz, Anderson Perry & Associates, lnc :{-Wallula Gap Wind Patterns Analysis
April30,2015
385-297-02, BG 01.3
John Wells, PE, Anderson Perry & Associates, lnc.
Introduction
Prevailing wind patterns for the property known as the Wallula Gap Business Park were determined as
requested by the Port of Walla Walla. This property is located in Walla Walla County, Washington,
approximately 1 mile north of Wallula and approximately 0.6 mile east of the Boise Cascade paper mill
(see the attached vicinity map included as Figure 1).
Methodolory
Multiple weather station databases were searched to obtain localized weather information. The
following stations were found in the proximity of the Wallula Gap site and are identified on Figure 2
National Oceanic and Atmospheric Administration (NOAA) Station - NOAA's National Climatic Data
Center has the highest quality weather stations in the nation. The NOAA station closest to the Wallula Gap
site is located approximately 22 miles east of the site at the Whitman Mission, 46.0436 degrees
north and 1184628 degrees west ( ).
AgWeatherNet - Washington State University's (WSU) AgWeatherNet (http://weather.wsu.edu/)
has numerous long-term weather stations across the state. The following stations were located:
o Wallula Station - Located approximately 1.6 miles south of the Wallula Gap site at
46.07589 degrees north and Lt8.90746 degrees west'
o Finlev Station - Located approximately 7.9 miles northwest of the Wallula Gap site across
the Columbia River at 46.1395 degrees north and 119.05928 degrees west.
. Eby Station - Located approximately 8.5 miles southwest of the Wallula Gap site across the
Columbia River at 46.0667 degrees north and 7I9'O77L degrees west.
o Welland Station - Located approximately 11.6 miles northeast of the Wallula Gap site at
46.21737 degrees north and 1L8.73377 degrees west.
AgriMet - The AgriMet Cooperative Agricultural Weather Network is maintained by the
U.S. Department of the lnterior's Bureau of Reclamation. AgriMet's closest station to the Wallula Gap
site is the Legrow Station located approximately 7.6 miles north of the site at 46.20527 degrees
north and L18.93611 degrees west. ( )
m Watta Walla, Washington 99362 1214F.. Birch Street, P.O. Box 1687 l(509) 529-9260, Fax (509) 529-8102
¡ La Grande, Oregon 97850 I 1901N. Fir Street, P.O. Box 1107 l(541) 963-8309, Fax (541)963-5456
Port of Walla Walla April 30, 2015 Page 2
Weather Underground – This service aggregates all regional weather stations. The Walla Walla Regional Airport Station is located approximately 30 miles east of Wallula Gap at 46.09 degrees north and 118.29 degrees west. Personal weather stations were excluded from this analysis because of the variability of the data.
Of these stations, data was analyzed from the four AgWeatherNet stations. Welland Station was used in place of AgriMet's Legrow Station because the data was in the same format as the three other stations. Additional analysis could be completed for the Legrow Station if needed; however, these four stations appear to be sufficient for the preliminary characterization of wind patterns in the area.
Results The results from each station are outlined below. Wind roses for the four stations were obtained from WSU's AgWeatherNet website. The wind rose for Wallula Gap Station is overlaid on Figure 3.
WallulaStation
The Wallula Station shows wind blowing predominantly from the southwest/south‐southwest direction approximately 40 percent of the time. Winds from this direction range in speed, with the most frequent speed being 14 to 20 miles per hour (mph). Approximately 20 percent of the time, wind blows from the east/east‐southeast at low speeds (0 to 4 mph). Seasonal or day/night variations could explain these patterns. In relation to the Wallula Gap site, this pattern indicates that winds blowing from the east/east‐southeast would blow potential odors from the Boise Cascade paper mill directly away from the Wallula Gap site (toward the Columbia River) approximately 20 percent of the time. Winds from the southwest/ south‐southeast would blow potential odors inland to the northeast/east‐northeast, but because the bulk of the mill site is located north of the Wallula Gap site, most potential odors would miss the site.
Port of Walla Walla April 30, 2015 Page 3
FinleyStation
The Finley Station shows wind blowing predominantly from the west‐southwest/southwest/ south‐southwest direction approximately 45 percent of the time. Southwest is the dominant wind direction.
EbyStation The Eby Station shows wind blowing predominantly from the west‐southwest/southwest direction approximately 44 percent of the time. Southwest is the dominant wind direction. This station shows a stronger north‐northwest component than either the Wallula or Finley Stations.
Port of Walla Walla April 30, 2015 Page 4
WellandStation The Welland Station shows wind blowing predominantly from the west‐southwest/southwest/ south‐southwest direction slightly less than 40 percent of the time. Southwest is the dominant wind direction.
Conclusions
When analyzed on an annual basis, averaging data from 2008 through 2014, the prevailing wind direction in the area appears to be southwest. Southwest is the dominant direction for each of the examined weather stations. Approximately 20 percent of the time, wind may blow inland from the Boise Cascade site toward the Wallula Gap site. During these times, typical wind speeds are lower than wind speeds when the wind blows from the southwest. A day/night analysis and a seasonal variability analysis could be conducted to further clarify wind patterns in this area. These analyses would determine whether unfavorable wind directions occurred during the day or night, and whether they were defined by a particular season (i.e., summer stagnation periods or winter storms). Figures Figure 1 – Vicinity Map Figure 2 – Weather Station Map Figure 3 – Wind Rose Map
DK:ems
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