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HomeMy WebLinkAboutSP 2025-017 final decision Pasco HS softball field & lightingCITY OF PASCO LAND USE HEARING EXAMINER IN THE MATTER OF ) FINDINGS OF FACT, CONCLUSIONS OF LAW, SP 2025-017 ) DECISION AND Pasco High School Softball Field Lighting ) CONDITIONS OF APPROVAL THIS MATTER having come on for hearing in front of the City of Pasco Hearing Examiner on January 14, 2026, 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: Pasco School District No. 1, 1215 W Lewis St., Pasco, WA 99301 2. REQUEST: Special Permit: The replacement and reorientation of the existing softball field, adding new sports oriented buildings, and adding field lighting. 3. Timeline: November 12 2025 Application Submitted December 8 2025 Application Deemed Complete December 30 2025 DNS Issued December 312025 Notice of Public Hearing for SP2025-017 scheduled for January 14, 2026, was posted on the City of Pasco website, published in the Tri-City Herald Newspaper, and mailed to properties within 300 feet of the proposal. January 5 2026 Public Hearing Staff Report Published 4. PROPERTY DESCRIPTION: 4.1. Abbreviated Legal: SYLVESTERS 3RD ADD ALL BLKS 1, 2, 3, & 4, 5, 6, 7 & 8 4.2. General Location: 1102 N 1 OTH AVE (Parcel # 112140013), Pasco, WA 99301 4.3. Property Size: 33.82 acres (1,473,356.05 Square Feet). 5. ACCESS: The site is accessed from N 10' Ave to the east and W Henry St to the south, with secondary accesses from N 14t' Ave to the west and W Court Street to the north. 6. UTILITIES: Municipal water is available in both N 141 Ave to he west and N 10`' Ave to the east, as well as water lines traversing the property; municipal sewer is available N 101 Ave to the east as well as W Henry to the south. The site is currently served with both municipal water and sewer. 7. LAND USE AND ZONING: The property is zoned R-1(Low Density Residential) and is currently developed as a high school. Surrounding properties are zoned and developed as follows: 7.1. North: C-1 Retail Business and R-3 Medium Density Residential 7.2. East: R-1 Low Density Residential 7.3. South: R-1 Low Density Residential SP 2025-017 Pasco High School Softball Field Lighting Page 1 of 5 7.4. West: R-1 Low Density Residential. O Office, R-3 Medium Density Residential, C-1 Retail Business 8. COMPREHENSIVE PLAN: The Comprehensive Plan designates this location as "Public/ Quasi - Public". The Public/ Quasi -Public designation allows for schools, civic centers, fire stations and other public uses by Special Permit in all zoning districts, except I-3. 9. ENVIRONMENTAL DETERMINATION: A SEPA checklist was submitted concurrently with the Special Permit for this project. Based on the SEPA checklist, the adopted City Comprehensive Plan, City development regulations, and other information, the City of Pasco issued a Determination of Non - Significance on December 30, 2025, for the project after following the Optional Determination of Non - Significance process, under WAC 197-11-355. 10. Request 10.1. Applicant proposes to rotate the softball field to face southeast with the existing grass field replaced with synthetic turf. That turf will also extend to cover a practice football field. The project will add two batting cages, bleachers with a press box, two practice pitching mounds, two 300 sq. ft. dugouts, and a 3,600 sq.ft. metal storage building. 11. Site 11.1. The specific area of the project is currently operated as a practice softball field. The site as a whole is a high school, with multiple buildings, fields, parking areas, and accessory uses related to the educational facility. The site has multiple off street parking areas, none of which appear to be affected by this project. 12. History 12.1. The site was annexed in 1949 with Ordinance #0649. In 1961 a Special permit was approved on the site for a home occupation to contain a dance studio. In 1978 a Special Permit for Pasco High School was approved. 12.2. Pasco High School started construction in 1979/1980 and has been expanded multiple times. The high school on site is approximately 253,653.93 sq. ft. in size, with multiple accessory structures. The area of the softball field is approximately 2.68 acres. 12.3. In November of 2025, our office received a special use permit application to rotate the softball field, replace the existing grass with artificial turf, add sports oriented buildings and add lighting to the area. The application was submitted concurrently with a SEPA checklist. The City of Pasco issued a Determination of Non -Significance on December 30, 2025, for the project after following the Optional Determination of Non -Significance process, under WAC 197-11-355. The City of Pasco has not received any appeals at the time of this report. 13. Land Use Regulations 13.1. Per Pasco Municipal Code (PMC) 25.45.040(3) Public and private schools, public parks and playgrounds are considered conditional uses. Conditional uses may be permitted by special permit as provided in Chapter 25.200 of the PMC. 13.2. Per PMC 25.200.010 Unclassified uses, due to their nature, are deemed to require special review to consider, on a case -by -case basis, their impacts on adjacent uses, uses within the vicinity, and the infrastructure which would serve them. Unclassified uses may be permitted within any district where not otherwise prohibited. 13.3. Per PMC 25.195.020(6) the Hearing Examiner has the authority to make decisions on Land Use Actions as described in PMC 2.50.080, such as special permits. SP 2025-017 Pasco High School Softball Field Lighting Page 2 of 5 14. An application was submitted on November 30, 2025. 15. Notice of the public hearing was posted on the City of Pasco website, published in the Tri-City Herald, and mailed to properties within 300 feet of proposal on December 31, 2025. 16. The proposed site is 1102 N 1 OTH AVE (Parcel # 112140013) in Pasco, WA. 17. The site is zoned R-1 Low Density Residential District. 18. The specific area of the project is currently operated as a practice softball field. The site as a whole is a high school, with multiple buildings, fields, parking areas, and accessory uses related to the educational facility. 19. Applicant proposes to replace and reorient the existing softball field, adding new sports oriented buildings, and adding field lighting. 20. Schools fall under the classification of an "Conditional Use" which may be permitted within the R-1 zoning district through a Special Permit. 21. As per PMC 25.200.080, Upon conclusion of the open record hearing, the Hearing Examiner finds: 21.1. The proposal is in accordance with the goals, policies, objectives, maps and/or narrative text of the Comprehensive Plan; 21.1.1. Capital Facilities Goal 6: Foster adequate provision for educational facilities throughout the UGA. 21.1.2. Policy CF-6-A: Work with the school district to coordinate facility plans with this comprehensive plan and encourage appropriate location and design of schools throughout the community. 21.1.3. Policy LU-3-B: Support existing and design future recreational, educational, and cultural facilities and services through the Capital Facilities Plan; dedication of land through the concurrency management process; and coordination with service providers. 21.2. The proposal will adversely affect public infrastructure; 21.2.1. Accesses to the site are established and include items such as curb, gutter, sidewalk, and street lighting. Utilities are available to the site and have been designed and constructed to accommodate current uses. The proposed use will not increase the need for infrastructure improvements and is unlikely to adversely impact the existing infrastructure. 21.3. The proposal will be constructed, maintained and operated to be in harmony with the existing or intended character of the general vicinity; 21.3.1. The properties in the general vicinity are a mixture of commercial and residential. The site has been operating as a high school since it was first permitted in 1978. As both the school and softball field have been established previously through the special permit process, the reorientation of the softball field and replacement of the existing grass field, as well as the addition of lighting and sports oriented buildings, as conditioned, will maintain and operate in harmony with the existing and intended character of the general vicinity 21.4. 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; 21.4.1. The proposed new field, lighting, and buildings will be subject to the Pasco Municipal Code. The proposal, as conditioned, will not discourage the development of permitted uses SP 2025-017 Pasco High School Softball Field Lighting Page 3 of 5 on property in the general vicinity, nor will it impair the value of properties in the general vicinity. 21.5. 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; 21.5.1. The R-1 zone allows for a multitude of residential uses and accessory uses. The replacement and reorientation of the softball field, and sports oriented buildings to an established school is unlikely to be objectionable to nearby properties. The lighting may be objectionable, but with conditions, it should be no more objectionable than other permitted uses on the site or within the R-1 zone. The replacement and reorientation of the softball field, and addition of lighting and sports oriented buildings is an extension of the existing, permitted, established use at this location. The new development will need to comply with all City of Pasco regulations 21.6. 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. 21.6.1. The proposal is required to adhere to the PMC including provisions such as the outdoor lighting and noise ordinances. If there were to be violations to these codes, then code cases may be initiated and remedial steps will be undertaken. Additionally, the use will be subject to periodic reviews for compliance with conditions imposed under the special permit. 22. An open record public hearing was held, after legal notice, on January 14, 2026. 23. Appearing and testifying on behalf of the Applicant was Don Weatherby. Mr. Weatherby testified that he was an agent authorized to appear and speak on behalf of the property owner and Applicant. He stated that they agreed with the representations set forth within the staff report and the proposed Conditions of Approval. He had no objections to any of the representations contained therein. He also stated that there was a 2023 bond that was approved by district voters and it was the funds from this bond that were being used to fund this development. 24. No member of the public testified at the hearing. 25. The following exhibits were admitted into the record: 25.1. Ex A Staff Report; 25.2. Ex. B Remainder of Planning Staff File. 26. The City of Pasco Hearing Examiner considered all evidence within the .record, in rendering this decision. 27. Any Conclusion of Law that is more correctly a Finding of Fact is hereby incorporated as such by this reference. II. CONCLUSIONS OF LAW I. 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. SP 2025-017 Pasco High School Softball Field Lighting Page 4 of 5 III. DECISION Based on the above Findings of Fact and Conclusions of Law, SP 2025-017 is hereby APPROVED subject to the following Conditions of Approval. IV. CONDITIONS OF APPROVAL 1. The special permit shall apply to Parcel # 112140013, and any subsequent subdivision(s) thereof. 2. All lighting shall be directed downward and shielded in such a way that no light from the development encroaches onto another property in compliance with PMC 12.32 3. All lighting shall be turned off no later then 10 p.m. or 30 minutes after a sporting event using the field, whichever is later. 4. The site plan shall be developed in substantial conformity to the Special Use Permit application, site plan and any building plans submitted. 5. Any modification or change in the nature, character or intensity of the use may require additional review and/or Special Use Permits. 6. Applicant shall adhere to all Federal, State and City zoning, building, fire, and safety codes. Dated this ;0 day of January, 2026 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). SP 2025-017 Pasco High School Softball Field Lighting Page 5 of 5