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HomeMy WebLinkAboutSP 2025-005 IAFCJ Church decisionCITY OF PASCO LAND USE HEARING EXAMINER IN THE MATTER OF ) FINDINGS OF FACT, CONCLUSIONS OF LAW, SP2025-005 ) DECISION AND IAFCJ Pasco Church Expansion ) CONDITIONS OF APPROVAL THIS MATTER having come on for hearing in fi•ont of the City of Pasco Hearing Examiner on June 11 2025, the Hearing Examiner having taken evidence hereby submits the following Findings of Fact, Conclusions of Law, Decision and Conditions of Approval as follows: I. FINDINGS OF FACT 1. APPLICANT: Joab Romero; 4111 Riverhill Dr.; Pasco, WA 99301 2. REQUEST: Special Permit: Expansion of an existing church. 3. TIMELINE March 27, 2025 Special Permit Application, SP2025-005, and SEPA (State Environmental Policy Act) Environmental Checklist, SEPA2025-013, Submitted April 22, 2025 Applications Deemed Complete May 19, 2025 SEPA Mitigated Determination of Non -Significance (MDNS) Issued May 26, 2025 Notice for Public Hearing for SP2025-005 Published in Tri-CityHerald May 27, 2025 Notice of Public Hearing for SP2025-005 Mailed to Properties Within 300 Feet of the Proposal May 27, 2025 Public Hearing Staff Report Published 4. PROPERTY DESCRIPTION: 4.1. Le ag_l: SHORT PLAT 2008-09 LOT 1 4.2. Address: 3211 West Wernett Road (Parcel 119231028) 4.3. General Location: Generally located south and west of Interstate 182 East to United States 395 Southbound Ramp, north of West Court Street, and east of Road 36. 4.4. Prope , Size: 1.45 acres. 5. ACCESS: The property has access from West Wernett Road. 6. UTILITIES: Municipal water and sewer are available on Road 32 and West Wernett Road. 7. LAND USE AND ZONING: The property is zoned R-1 (Low Density Residential District) and is currently developed with a church building, as well as attached and detached garages used for storage. The site also has parking. Surrounding properties are zoned and developed as follows: 7.1. North: Interstate 182 East to United States 395 Southbound Ramp 7.2. East: R-S-1; Suburban District -Single Family Dwelling Unit/Undeveloped Land 7.3. South: R-S-12; Suburban District -Single Family Dwelling Units 7.4. West: R-2; Medium Density Residential District -Single Family Dwelling Units SP2025-005 IAFCJ Pasco Church Expansion Page 1 of 5 8. COMPREHENSIVE PLAN: 8. L The City of Pasco (City) Comprehensive Plan designates the site as "Low Density Residential". The Low -Density Residential designation is described as a variety of residential housing at a density of 3 to 6 dwelling units per acre, and may be assigned RS-20, RS-12, R-S-1, R-1, R-1-A, and R-1-A2 zoning designations. Please note that the proposed church expansion is classified as a conditional use permit within the R-1 zoning district. 9. ENVIRONMENTAL DETERMINATION: The City is the SEPA lead agency for this project. Based on SEPA Environmental checklist SEPA2025-013, the adopted City Comprehensive Plan, City development regulations, and other information, a threshold determination resulting in a MDNS was issued on May 19, 2025, for this project under WAC 197-11-355. 10. BACKGROUND 10.1. Request: Applicant proposed the construction of a new 60-by-80-foot temple addition to the existing church building. The new structure will be used exclusively as a place of worship for the congregation. The proposal also includes the development of additional parking. 11. History 11.1. The site was annexed into the City in 1979 under Ordinance No. 2098 and was initially designated as R-S-I zoning through that same ordinance. In 2008, the site was rezoned to its current designation, R-1, through Ordinance No. 3860, accompanied by a Concomitant Agreement. The agreement addressed minimum lot size requirements and was not related to church use. Also in 2008, a Special Permit was approved with conditions for the conversion of an existing single-family residence into a church facility. 12. The applicant proposes to expand an existing church building. 13. Pursuant to Pasco Municipal Code (PMC) 25.45.040 (1) churches and similar places of worship may be permitted by special permit. 14. While a church use currently exists on the site, the proposed project would expand and intensify that use. 15. The existing church use was required to provide 43 off-street parking spaces, as specified in the respective Findings of Fact for the approved special permit. 16. Required parking is calculated at a ratio of one space per four seats based on the maximum seating capacity of the facility, or at least one space for every 10 lineal feet of bench seating. 17. According to the applicant, the maximum seating capacity is 332. 18. An additional 40 parking spaces will be required on -site for a total of 83, in accordance with PMC 25.185.170. 19. The proposal includes a total of 83 parking stalls, each measuring 9 feet by 19 feet, in accordance with the applicant's stated maximum seating capacity. 20. In accordance with PMC 25.180.070(2)(a)(iii), a minimum of 2,490 square feet of interior parking lot landscaping is required based on 83 parking stalls. 21. The proposal is located within Airport Safety Compatibility Zone 6 — Traffic Pattern Zone, which does not prohibit the proposed use. 22. DISCUSSION OF SPECIAL PERMIT CRITERIA SP2025-005 IAFCJ Pasco Church Expansion Page 2 of 5 22.1. The proposal is in accordance with the goals, policies, objectives, maps and/or narrative text of the Comprehensive Plan; 22.1.1. Land Use Policy LU-1-D: Land uses should be permitted subject to adopted standards designed to mitigate land use impacts on adjacent, less intensive uses while preserving constitutionally protected form of expression. The proposal provides an opportunity to expand an existing church use and to exercise religious freedom in accordance with the First Amendment of the United States Constitution. 22.2. The proposal will adversely affect public infrastructure; 22.2.1. Access to the site are mostly established and include curb, gutter, sidewalk, and street lighting. A portion of sidewalk on Homerun Road will be constructed with this proposal. Utilities are available and have been designed and constructed to support both proposed uses. The proposed uses are not expected to impact existing utility infrastructure in the area. 22.3. The proposal will be constructed, maintained and operated to be in harmony with the existing or intended character of the general vicinity; 22.3.1. The surrounding properties are primarily developed with single-family residences. The proposed expansion of the existing church is not expected to negatively impact the character of the neighborhood, as the church has operated historically with little to no record of complaints, indicating general compatibility with adjacent uses. 22.4. 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, 22.4.1. The proposed expansion will be located adjacent to existing single-family dwelling units and is designed to reach a maximum height of 24 feet at the peak, which is comparable to the nearby single -story homes. The construction of the proposed expansion is not expected to discourage or impair future development in the area. 22.5. 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; 22.5.1. The proposed church expansion has been evaluated under the SEPA, considering potential impacts such as noise, traffic, lighting, dust, and other typical construction -related effects. Based on the submitted information and applicable standards in the PMC and Pasco Design and Construction Standards, it is anticipated that any impacts to the surrounding built and natural environment will be adequately mitigated. The expansion is not expected to be more intrusive or objectionable to neighboring properties than the existing church use, especially with the implementation of the conditions of approval. 22.6. 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. 22.6.1. The proposal will not endanger public health or safety if located and developed as proposed, nor is it expected to become a nuisance to permitted uses in the district, as it will be required to comply with all applicable provisions of the PMC. 23. An open record public hearing was held, after legal notice, on June 11, 2025. 24. Appearing and testifying on behalf of the Applicant was Joab Romero. Pastor Romero testified that he was an agent authorized to appear and speak on behalf of the property owner and Applicant. Pastor SP2025-005 IAFCJ Pasco Church Expansion Page 3 of 5 Romero stated that they agreed with the representations set forth within the staff report and the proposed Conditions of Approval. 25. No member of the public testified at the hearing. 26. The following exhibits were admitted into the record: 26.1. Ex A Staff Report; 26.2. Ex. B Remainder of Planning Staff File. 27. The City of Pasco Hearing Examiner considered all evidence within the record in rendering this decision. 28. Any Conclusion of Law that is more correctly a Finding of Fact is hereby incorporated as such by this reference. II. CONCLUSIONS OF LAW 1. The Hearing Examiner has been granted the authority to render this decision. 2. As conditioned, this project is consistent with the Pasco Comprehensive Plan and Pasco Municipal Code. 3. Any Finding of Fact that is more correctly a Conclusion of Law is hereby incorporated as such by this reference. III. DECISION Based on the above Findings of Fact and Conclusions of Law, SP 2025-005 is hereby APPROVED subject to the following Conditions of Approval. IV. CONDITIONS OF APPROVAL 1. The special permit shall apply to 3211 West Wernett Road (Parcel 119231028), and any subsequent subdivision(s) thereof. 2. Prior to the issuance of any ground -disturbing permits, the applicant shall submit either a letter from the Washington State Department of Archaeology and Historic Preservation (DAHP) assessing cultural resources within the project's disturbance area, or an archaeological assessment report. This documentation shall be provided to the City's SEPA Responsible Official and the Tribal Historic Preservation Officer of the Confederated Tribes of the Colville Reservation. 3. The proposed expansion, including all associated parking improvements, shall be constructed and situated in substantial conformance with the site plan submitted with the special permit application and included in the June Hearing Examiner packet. 4. In addition to Condition 3, the proposed walkway shall provide direct access to the eastern entrance of the expansion and shall extend northward to connect with the northern parking lot. 5. Federal Aviation Administration written approval is required to be submitted prior to issuance of a building permit. 6. A final review and approval of the proposed parking lot landscaping shall be completed by the City during the building permit review process to ensure compliance with applicable standards. 7. Maximum building capacity shall be based on current International Fire Code (IFC) fire rating, as approved by the City of Pasco. Increased capacity shall require improvements meeting City -adopted IFC standards. SP2025-005 IAFCJ Pasco Church Expansion Page 4 of 5 8. The facility shall operate in a professional manner, including day-to-day facility repairs and ongoing maintenance, security, and upkeep of the property. 9. The site and building plans shall demonstrate compliance with all applicable requirements for structural integrity, means of egress, stability, sanitation, adequate lighting and ventilation, and life safety from fire hazards. The plans must also ensure a reasonable level of safety for firefighters and emergency responders during emergency operations. 10. The special permit shall be null and void if a City Building Permit is not obtained within one year of Special Permit approval. Dated this day of June, 2025 CITY Or PASCO HEARING EXAMINER Andrew L. Kottkamp Absent a timely appeal, this Decision is final' 1 See Ch. 36.70C RCW (establishing a 21 day appeal period to superior court, and setting forth necessary review contents, along with filing and service requirements). SP2025-005 IAFCJ Pasco Church Expansion Page 5 of 5