HomeMy WebLinkAboutSP2025-006 BURDEN SOCCER COMPLEXCITY OF PASCO
LAND USE HEARING EXAMINER
IN THE MATTER OF ) FINDINGS OF FACT,
CONCLUSIONS OF LAW, AND
SP 2025-006 ) DECISION AND
Burden Blvd Soccer Complex ) CONDITIONS OF APPROVAL
THIS MATTER having come on for hearing in front of the City of Pasco Hearing Examiner on May 14,
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: City of Pasco Parks & Recreation Division; C/o Brent Kubalek; 525 N 3rd Avenue;
Pasco, WA 99301
2. REQUEST: Special Permit: Installation of 15 field lights on the north most five soccer fields of the
developed Pasco Sporting Complex.
3. TE%IELINE:
3.1. April 18, 2025 Special Permit Application-SP2025-006 and SEPA Environmental
Checklist-SEPA2025-015, submitted
3.2. April 21, 2025 Applications Deemed Complete
3.3. April 21, 2025 SEPA Determination of Non -Significance Issued
3.4. April 22, 2025 Notice of Public Hearing for SP2025-006 Mailed to Properties Within 300
Feet of the Proposal
3.5. April 23, 2025 Notice for Public Hearing for SP2025-006 Published in Tri-City Herald
3.6. May 2, 2025 Public Hearing Staff Report Published
4. PROPERTY DESCRIPTION:
4.1. Abbreviated Legal: SHORT PLAT 2024-08 LOT 1
4.2. Address: 6200 Burden Boulevard (Parcel 117370016)
4.3. General Location: Located northeast of Road 68 and Interstate 182, south of Burden Boulevard.
4.4. Property Size: 62.66 acres.
5. ACCESS: The property has access on Homerun Road and Burden Boulevard.
6. UTILITIES: Municipal water and sewer services are available in Homerun Rd and Burden Boulevard.
7. LAND USE AND ZONING: The property is zoned R-T (Residential Transition) and is currently
developed with soccer fields, a small playground, several maintenance storage buildings, a baseball
stadium, an office building, and associated parking. Surrounding properties are zoned and developed
as follows:
7.1. North: C-1 Retail Business/Business Park/Office
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7.2. East: C-1/R-1 Retail Business/Low Density Residential/Dental office/Single Family Homes
7.3. South: I-182 Interstate 182
7.4. West: C-1 Retail Business/Baseball Fields/Event Center
8. COMPREHENSIVE PLAN: The Comprehensive Plan designates the majority of this site as Public
Quasi -Public. This land use category accommodates most zoning districts with the exception of 1-3
(Heavy Industrial District) by special permit. This designation allows for the development of schools,
civic centers, fire stations and other public uses. The Comprehensive Plan also designates the
approximate north tenth of this site as Commercial.
9. ENVHtONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project.
Based on the SEPA checklist (SEPA2025-015), the adopted City Comprehensive Plan, City
development regulations, and other information, a threshold determination resulting in a Determination
of Non -Significance (DNS) was issued on April 21, 2025, for this project under WAC 197-11-340(2).
10. REQUEST: The applicant proposes to install field lighting on the five northernmost soccer fields
within the developed Pasco Sporting Complex. This work is included under building permit application
number B25-0652 which is pending issuance because of this special permit. The proposal consists of
installing 15 light poles-12 poles up to 70 feet in height and 3 poles up to 90 feet in height —equipped
with LED sports field lighting, electrical conduit, and a control box.
11. HISTORY: The subject property was annexed into the City in 1981 through Ordinance No. 2388 and
was assigned the R-T zoning designation by Resolution No. 1396. It has retained the R-T zoning
classification since that time.
12. The subject property Comprehensive Plan designation is mostly Public Quasi -Public which allows for
public uses by special permit.
13. Pasco Municipal Code (PMC) 25.25.040(2) outdoor recreational activities require a special permit in
the R-T zoning district.
14. Although outdoor recreational activities currently take place during daylight, this proposal will allow
those activities to continue beyond dusk.
15. The lighting would be utilized between dusk and 10:00 PM as necessary for recreational opportunities.
16. HEARING EXAMINER FINDINGS OF FACT:
16.1. The proposal is in accordance with the goals, policies, objectives, maps and/or narrative
text of the Comprehensive Plan;
16.1.1. Land Use Policy LU-3-A: Design major streets, schools, parks, and other public facilities
that will encourage the individual identities of neighborhoods. The proposed lighting would
add a new option for play and events in an area without any similar facilities.
16.1.2. Capital Facilities Policy CF-5-A: Implement the adopted parks and recreation plan as a part
of this comprehensive plan. The City of Pasco's Parks and Recreation Master Plan details
Sports Complexes as typically featuring lighting (pg. 12) and implements goal C.7 (pg. 42)
by addressing sports fields needs and improvements such as lighting.
16.1.3. Economic Development Policy ED-1-D: Promote tourism and recreational opportunities.
The proposed lighting will expand opportunities for recreational opportunities for extended
periods of time and may bring more non -Pasco residents to the region to utilize the field after
daylight hours.
16.2. The proposal will adversely affect public infrastructure;
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16.2.1. Accesses to the site are established and include items such as curb, gutter, sidewalk, and
street lighting. Public infrastructure to the site has been designed and constructed to
accommodate current uses. The addition of these lights to the site will not impact existing
infrastructure in the area.
16.3. The proposal will be constructed, maintained and operated to be in harmony with the
existing or intended character of the general vicinity;
16.3.1. The surrounding area features a mix of residential and commercial uses. The proposed
lighting would serve the existing sporting complex and contribute to the unique and diverse
character of the neighborhood.
16.4. 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;
16.4.1. While the proposed peak height of the light poles is not specifically regulated in the PMC,
the height is not anticipated to hinder development of the site and in the general vicinity.
Instead, the proposal would enhance the use of an existing facility intended to serve the
community.
16.5. 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;
16.5.1. Residential properties to the east may be impacted; however, PMC regulations —
particularly those addressing nighttime crowd gatherings —must still be followed. Although
the lighting will be designed and oriented to minimize light spill, some degree of light spillage
may still occur.
16.6. 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.
16.6.1. Requirements of the Building Code will ensure the lighting structures will be built to
conform to all public health or safety standards.
17. An open record public hearing was held, after legal notice, on May 14, 2025
18. Appearing and testifying on behalf of the Applicant was Brent Kubalek. Mr. Kubalek testified that he
was agent of the City of Pasco and was authorized to appear and speak on their behalf. He stated that
they agreed with the representations set forth within the staff report and had no objection to any of the
proposed Conditions of Approval.
19. No member of the public testified at the hearing.
20. The following exhibits were admitted into the record:
20.1. Ex. 1 Staff Report;
20.2. Ex. 2 Remainder of Staff File.
21. The City of Pasco Hearing Examiner considered all evidence within the record in rendering this
decision.
22. Any Conclusion of Law that is more correctly a Finding of Fact is hereby incorporated as such by this
reference.
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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 2025-006 is hereby APPROVED
subject to the following Conditions of Approval.
IV. CONDITIONS OF APPROVAL
1. The special permit shall apply to 6200 Burden Boulevard (Parcel 117370016), and any subsequent
subdivision(s) thereof.
2. The applicant shall obtain any required approval for applicable City development review.
3. The lighting shall be installed and situated in substantial conformance with the plans submitted with
the application and included in the May Hearing Examiner's Packet.
4. The Special Permit shall be null and void if the above conditions are not met.
Dated this f day of May, 2025
CITY OF PASCO HEARING EXAMINER
Andrew L. Kottkamp
Absent a timely appeal, this Decision is final'
' 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).
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