HomeMy WebLinkAboutSP 2026-002 - decisionCITY OF PASCO
LAND USE BEARING EXAMINER
IN TIIE MATTER OF ) FINDINGS OF FACT,
CONCLUSIONS OF LAW, AND
SP 202 2 ) DECISION AND
SeminM Building ) CONIIIITIONS OF APPROVAL
THIS MATTER having come on for hearing in front of the City of Pasco Heariaag E sarrainer on March 11,
2026, the Hearing Examiner having taken evidence hereby submits the follow✓icag Ffi'�Ldin s of Fact,
Conclusions of Law, Decision and Conditions of Approval as follows:
1. Proponent: Strizhnk's Haven Ranch LLC, 105609 E Miser Pkwy., Kennewick, WA 99338
2. Applicant: Scott Robinson, 31500 Gcape St. Suite 3-200, Lake Elsinore, CA 92532-9702
3. Request: Special Permit fm- the coaastraaction of an approximately 2,700 sq.ft. Latter-day Saints church
seminary building on a lot in k-uture Mavens Place subdivision.
4. Timeline:
4.1. February 18, 2026 Applications Submitted.
4.2. December 25, 2026 Application Deemed Complete.
4.3. February 25, 2026 Notice of Public Hem•ing udr SP2026-002 scheduled for March 11, 2026, was
posted on the City of Pasco websko, published iH fhe Tai-City Heazid Newspaper, and mailed to
properties within 300 feet of the proposal.
4.4. March 4, 2026 Public Heaa•in- Staff Report Published.
4.5. An open record public hearing was held, aver legal notice, on March 11, 2026.
5. BACHG-ROUND,
5.1. 1?57op2v= y- sc:°3peim :
5.1.1.Abbreviated Legal: THAT PARCEL OF LAID LOCATED IN A PORTION OF THAT
CERTAif PARCEL OF LAND ND CO-1\1VE I- E i , AS PARCEL C BY DEED RECORDED
t1INDEP1 AUDl !OR'S F I L E, N Ul , BZ11, , 03G`129 P-E-C0R D S Off' FRAt�1NL][� CT COIJN71
WAS104GTON, LOCATED IN A PO> a�l'1101`,] OF S)E 'i) 01"J 3, ��✓�JII�TS17[1[P 9 11®l��ll Il,
RANGE 29 EAST.
5.1.2.Ceneral Location: An unaddressed parcol ruortla of Bur%aas Rd. and east of Road 60.
(Parcel#114330043), Pasco, VVA99301
5.1.3.Property Size: 40.85 acres (1,770,6000.99 Square, Feet). The building'vvili be built on a 15,025
sc1. rt. lot to be subdivided as part of the Ravens Place subdivisions.
5.2. Access: The site is currently accessed from Road 60 and Bums Road to the south, after the division
the site will be accessed by Bulldog Ln to the east.
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5.3. Utilities: Municipal water is available in Road 60 to the southwest; municipal sewer is available
to the north crossing to the north of the property. The site will be served with both municipal water
and sewer after the Ravens Place subdivision has finished final plat.
5.4. Land Use and Zoning: The property is zoned R-1 (Low Density Residential) and R-3 (Medium
Density Residential) and is currently undeveloped. Surrounding properties are zoned and
developed as follows:
5.4.1.North: R-1 Low Density Residential
5.4.2.East: R-1 Low Density Residential
5.4.3.South: R-1 Low Density Residential, R-3 Medium Density Residential
5.4.4.West: R-1 Low Density Residential
5.5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the location as "Low Density
Residential" and "Medium Density Residential". Both Low Density Residential and Medium
Density Residential are described as being for a variety of residential housing. The appropriate
zoning districts in both Low Density Residential and Medium Density Residential designations
are R-S-20; R-S-12; R-S-1; R-1; R-1-A; R-1-A2; R-2; R-3; R-4; and RP. The residential zoning of
this property allows unclassified use via a special permit.
5.6. Environmental Determination: The Special Permit is exempt from SEPA due to the project
meeting exemption requirements of WAC 197-11-800(6)(b).
5.7. Site: The specific area of the project is currently bare ground. The site as a is an agricultural field
that is in the process of being developed into a residential subdivision. After the subdivision the
lot where the seminary building will be constructed will be 15.025 sq. ft.
5.8. History: The site was annexed on January 17, 2022, with Ordinance #4574. The zoning was
established through ZD2021-003 as both R-1 and R-3. Before Annexation the site was the location
of a center pivot irrigated field. Since annexation the site has started the process of subdivision
through the City of Pasco. The preliminary plat for the Ravens Place subdivision was approved by
the Hearing Examiner on November 21, 2024. After which Lots 370 and 371 were combined in a
minor plat amendment to create Lot 1 on April 22, 2025. Phases 1 and 2 of the Ravens Place
subdivision are, at the time of this report, undergoing Final Plat review by the City of Pasco. This
Special Permit will be conditioned to ensure that only the future Lot 1 of the Ravens Place
subdivision will be developed as a religious seminary building. The final plat for the Ravens Place
subdivision, was submitted on December 18th of 2025 and is currently under review by the City
of Pasco.
Appearing and testifying on behalf of the Applicant was George Stecker, 122 Warren Acres Road,
Yakima, Washington.
6.1. Mr. Stecker testified that he was an agent authorized to appear and speak on behalf of the property
owner and Applicant.
6.2. Mr. Stecker indicated that he had reviewed the Staff Report prior to the hearing; agreed with the
factual representations set forth within the staff report; and did not object to the proposed
Conditions of Approval.
6.3. Mr. Stecker testified that the proposed seminary will offer classes to students from a nearby high
school campus, held during the school day, when students would otherwise have a "home room"
period at the high school. The seminary will be built to have a residential appearance, with plans
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for only three (3) parking spaces. Access to the seminary will be primarily pedestrian —students
walking from the high school to the seminary, and vice versa.
6.4. Mr. Stecker testified that he agreed with likening the seminary to a high school, as a
characterization of its use.
7. No member of the public testified at the hearing.
8. The entire planning file of record was admitted into the hearing record.
9. The proposed Latter-day Saints seminary building is a place of religious education. Religious education
commonly includes academic and skills training elements. The proposed seminary will provide a
supplement to the education offered students at the nearby high school. The proposed seminary,
therefore, is an unclassified use under PMC 25.200.020(1) which may be considered for a Special
Permit.
10. PMC 25.200.080 FINDINGS:
10.1. The proposal IS in accordance with the goals, policies, objectives, maps and/or
narrative text of the Comprehensive Plan. In particular, the proposal supports the following
policies found within the Comprehensive Plan:
10.1.1. Policy CF-2 A: Encourage growth in geographic areas where services and utilities can be
extended in an orderly, progressive, and efficient manner.
10.1.2. Policy LU-2 A: Maintain sufficient land designated to accommodate residential,
commercial, industrial, educational, public facility, and open -space uses proximate to
appropriate transportation and utility infrastructure.
10.1.3. Policy L U-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.
10.2. The proposal will NOT adversely affect public infrastructure. Access to the site is not
currently developed, but the site will be accessed from Bulldog Ln, a future street in the Ravens
Place subdivision. Utilities will be installed during the construction of civil improvements of the
Ravens Place subdivision. Utilities will be 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.
10.3. The proposal WILL be constructed, maintained and operated to be in harmony with
the existing or intended character of the general vicinity. The properties in the general vicinity
are a mixture of public and residential uses, with Sageview High School to the west across road
60. While the site is currently an agricultural field, phases 1 and 2 of the Ravens Place subdivision
are currently being reviewed for completeness. The applicant states "Maintenance of the building
and property will be a scheduled activity, currently contracted with maintenance professionals".
When constructed, the seminary building will be maintained and operated in harmony with the
intended character of the general vicinity. The majority of students visiting the seminary are
expected to arrive by pedestrian travel. Pedestrian and any vehicular traffic to/from the seminary
is not expected to be greater in nature than the residential traffic planned for the Ravens Place
subdivision. The submitted site plans appear to be in harmony with the intended character of the
general vicinity, but will be conditioned to meet screening standards, parking requirements, and
setbacks. The applicant states that the building will reflect the design and nature of the nearby
residences, and planning staff agreed that the development, as conditioned, will be in harmony
with the intended character of the general vicinity.
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10.4. The location and height of proposed structures and the site design will NOT
discourage the development of permitted uses on property in the general vicinity or impair
the value thereof. The proposed new seminary building will be subject to the Pasco Municipal
Code. The proposed structure is approximately 2700 sq. ft. and appears to be a single story in
height. These dimensions would not discourage development on adjacent properties. The applicant
states "the design height and exterior appearance of the proposed building will be very similar to
the adjoining residential properties." This design choice will not discourage the development of
permitted uses on surrounding properties. The proposed use, as conditioned, will not discourage
development of permitted uses on property in the general vicinity or impair their value as the
building will meet Pasco Municipal Code Standards.
10.5. The operations in connection with the proposal will NOT 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. The R-1 and R-3 zones allow
for a multitude of residential uses, accessory, and conditional uses. After construction, the noise,
fumes, dust, and flashing lights should not be any greater than anticipated in a residential zone as
the proposed use does not generate any of these irritating factors. Traffic to the development will
mainly consist of foot traffic and be during normal school hours, and is unlikely to be higher than
normal for a residential zone. This foot traffic will be crossing from the adjacent Sageview
Highschool to the seminary building for religious instruction. The applicant states that the
seminary building will house one classroom. This size of structure is unlikely to generate foot
traffic that would be more objectionable than other permitted uses in a residential zone. The
development of a religious seminary building is unlikely to be objectionable to nearby properties,
as conditioned.
10.6. The proposal will NOT 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. The
proposal states an anticipated crosswalk will be established across road 60, aligned with Red Tail
Dr, this crosswalk will serve as the main access for students to the proposed seminary building.
The crosswalk will serve as the preferred route between Sageview Highschool and the proposed
development. The City of Pasco Transportation Systems Master Plan (TSMP), Table 10 Functional
Classifications of New Roadways, recommends that Road 60 north of Burns Rd be classified as a
collector. Based on the recommendation of the TSMP, it is appropriate to place conditions on this
permit to ensure the safety of pedestrians crossing road 60. 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 remediating steps undertaken.
Additionally, the use shall be subject to periodic reviews for compliance with conditions imposed
under the special permit.
11. The City of Pasco Hearing Examiner considered all evidence within the record in rendering this
decision.
12. Any Conclusion of Law that is more correctly a Finding of Fact is hereby incorporated as such by this
reference.
H. 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.
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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 2026-002 is hereby APPROVED
subject to the following Condition of Approval.
IV. CONDITIONS OF APPROVAL
1. The special permit shall apply to Parcel # 114330043, and when subdivided will apply to Lot 1 of the
Ravens Place subdivision and any subdivision thereof.
2. All lighting shall be directed downward and shielded in such a way that no light from the development
encroaches onto another property.
3. The applicant shall install a crosswalk across Road 60 with Rapid Flashing Beacons.
4. All signage on the property shall be in conformance with PMC Title 17, particularly those provisions
applicable to residentially zoned property.
5. Parking for the seminary building shall meet standards in PMC 25.185.
6. All landscaping shall meet standards in PMC 25.180, including parking lot landscaping.
7. The development shall meet all required building setbacks within PMC 25.22.
8. The site plan shall be developed in substantial conformity to the Special Use Permit application, site
plan and any building plans submitted.
9. Any modification or change in the nature, character or intensity of the use may require additional review
and/or Special Use Permits.
10. Applicant shall adhere to all Federal, State and City zoning, building, fire, and safety codes.
Dated this 2-6 day of March, 2026
CITY OF PASCO HEARING EXAMINER PRO TEM
(a/y D. Eyestone
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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