HomeMy WebLinkAbout03-13-2024 HE Packet
AGENDA
Hearing Examiner
6:00 PM - Wednesday, March 13, 2024
Pasco City Hall, Council Chambers & GoToWebinar & GoToWebinar
Page
1. REMOTE MEETING INSTRUCTIONS - Individuals, who would like to
provide public comment remotely, may continue to do so by filling out the
online form via the City’s website (www.pasco-wa.gov/publiccomment) to
obtain access information to comment. Requests to comment in meetings
must be received by 4:00 p.m. on the day of each meeting.
Hearing Examiner meetings are broadcast live on PSC-TV Channel 191 on
Charter/Spectrum Cable in Pasco and Richland and streamed at
www.pasco-wa.gov/psctvlive and on the City’s Facebook page at
www.facebook.com/cityofPasco.
2. CALL TO ORDER
3. PUBLIC HEARINGS
2 - 31 (a) Special Permit - Interstate Concrete & Asphalt (SP 2023-018)
32 - 61 (b) Special Permit - CBHA Pasco Clinic (SP 2023-021)
62 - 88 (c) Rezone - Glacier Park #2 C-1 to R-3 (Z 2023-014)
89 - 110 (d) Rezone - Ochoa RS-20 to R-1 (Z 2024-001)
4. ADJOURNMENT
Page 1 of 110
REPORT TO THE HEARING EXAMINER
City Hall – 525 North Third Avenue – Council Chambers
WEDNESDAY, 13 March 2024
6:00 PM
1
MASTER FILE #: SP 2023-018
APPLICANT: Interstate Concrete and Asphalt, dba American Rock Products
c/o Elizabeth Tellesen; Winston & Cashatt, Lawyers
Bank of America Financial Center
601 W Riverside, Suite 1900
Spokane, Washington 99201-0695
REQUEST: Special Permit: Time-limited continuation of an existing concrete
batch plant, office, and retail space at 11919 Harris Road Pasco,
Washington
BACKGROUND
1. PROPERTY DESCRIPTION:
Legal: The East 1225 feet of the South 480 feet of the following described property:
All that portion of Government Lot 5, Section 12, Township 9 North, Range 28 East W.M., lying
Northeasterly of the Southerly right of way line of the County Road (Pasco-Columbia River Road), as
said road existed September 20, 1955, in Franklin County, Washington; EXCEPT County Road, and
EXCEPT any portion thereof acquired by the State of Washington for SR 182 by Judgment and Decree
of Appropriation entered August 30, 1982, Cause No. SC26862 (the "Property") (Parcel 126160118).
General Location: 11919 Harris Road, Pasco, Washington.
Property Size: Approximately 11.95 acres (520,333.80 square feet)
2. ACCESS: The property has access from Harris Road
3. UTILITIES: Municipal water and sewer services are available from Harris Road.
4. LAND USE AND ZONING: The property is zoned RT (Residential Transition) and is developed with a
concrete batch plant, office, and retail space. Surrounding properties are zoned and developed as
follows:
North RT Mineral Extraction
East RT Mineral Extraction
South RS-12 SFDUs
West RT Mineral Extraction
5. COMPREHENSIVE PLAN: The Comprehensive Plan Land Use designation for the site is Industrial. The
Industrial land use designation allows for I-1, I-2 and I-3 zoning; however, the Broadmoor Overlay
District Land Use Table found in PMC 25.97.040 only allows I-1 zoning; additionally, per PMC
25.97.050(6), most uses normally allowed in both C-3, I-1, and I-2 zoning districts are specifically
prohibited in the Broadmoor Overlay District; finally, PMC 25.97.050(1)(c) allows the continuation of
existing industrial uses until 2035, after which, the industrial land use designation is to be amended
to medium density residential. As such, this Industrial land use designation is limited in both time and
scope.
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6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. On March
15, 2023 the City has adopted the Final Environmental Impact Statement - Broadmoor Area Non-
Project Draft EIS. This Final Environmental Impact Statement (FEIS) evaluates the impacts resulting
from the adoption of a Master Plan for a 1,240-acre area in the northwest portion of the City of Pasco
and the Pasco Urban Growth Area boundary. The adopted document is available at: City of Pasco City
Hall, Community and Economic Development Department, 525 N 3rd Avenue, Pasco WA, during
normal business hours. The document is also available at: https://www.pasco-
wa.gov/documentcenter/view/64761. The City identified and adopted this document as being
appropriate for this proposal after independent review. The document[s] meet[s] our environmental
review needs for the current proposal and will accompany the proposal to the decision maker[s].
ANALYSIS
Request
Applicant Elizabeth Tellesen of Winston & Cashatt, Lawyers, on behalf of Interstate Concrete and Asphalt/
American Rock Products is requesting permission to continue operation of a concrete batch plant, office, and
retail space located at 11919 Harris Road (Parcel 126160118), Pasco, Washington, 99301.
Site
The site comprises approximately 11.95 acres (520,333.80 square feet), is zoned RT (Residential Transition)
and is developed with a concrete batch plant, office, and retail space. Surrounding properties to the north
are also zoned RT and are used for mineral extraction in conjunction with the primary concrete batch plant
use. Properties to the south are zoned RS-12 and are developed with higher-end single-family dwelling units.
Delta High School is approximately 1.3 miles northeast of the site.
History
The Mining around the subject parcel (Parcel No. 1261601181) began in the mid-1950s. In 1982, the site was
annexed to the City of Pasco. In 1984 Central Pre-Mix obtained a Conditional Use Permit (84-01-CUP) for sand
and gravel excavation, concrete plant, and incidental sales. In 1994 another special use permit (94-89 SP) was
approved. Three additional special use permits were requested to continue and expand the mining and
operations (95-27-SP, SP 06-010, and SP 10-001). Except for SP 06- 010 which expires January 1, 2028, these
permits expire January 1, 2025.
Use of the subject site is permitted under Permit No. 94-89-SP. The City issued a State Environmental
Protection Act (SEPA) determination of non-significance for this permit on January 4, 1995. This permit was
then reviewed and approved by the Planning Commission, a decision that was appealed to the City Council.
Following the filing of the appeal, Central Pre-Mix worked with the appellant and settled the issues on appeal.
Permit No. 94-89-SP was then issued October 3, 1995.
At the November 17, 2022 Planning Commission meeting Staff proposed designating land surrounding and
including the American Rock Product (ARP) property as Medium Density Residential in conjunction with the
Broadmoor Area Master Plan.
On December 9, 2022 Elizabeth Tellessen of Winston & Cashatt, Lawyers, on behalf of Interstate Concrete
and Asphalt sent a letter to Staff objecting to a Medium-Density Residential land use designation of their site
and requesting that an alternative be prepared designating ARP's property (in order of preference): (1)
Medium Industrial; (2) Commercial, allowing conditional use for existing concrete batch plants; or (3) Mixed
Residential/Commercial, allowing conditional use for [the] existing concrete batch plants.
Land Use Regulations
Per Pasco Municipal code (PMC) 25.165.130(1), [m]ineral extraction, quarrying, rock crushing or related
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activities such as a premix plant may be permitted in any zone, on approval of a special permit and as
provided in this title; the excavation and sale of sand and gravel, clay, shale, or other natural mineral deposits
(except topsoil) for the quarrying of any kind of rock formation shall be subject to the following conditions:
(a) In case of an open excavation or quarry, there shall be a substantial fence with suitable gates completely
enclosing the portion of the property in which the excavation is located and such fence shall be located at all
points 40 feet or more from the edge of the excavation or quarry.
(b) Whenever production in any area used as a gravel pit, sand pit, clay pit, or quarry shall have been
completed, then all plants, buildings, structures and equipment shall be entirely removed from such property
and stockpiles shall be removed or back-filled into the pit within one year after such completion. When
production shall have been completed, then the owner shall take such measures to rehabilitate the area as
deemed reasonable by the City Engineer and/or as required in the special permit. A reclamation bond or
surety may be required.
(c) Concrete and asphalt batch plants may be located in the I-2 (medium industrial) zone by special permit
and are permitted uses in the I-3 (heavy industrial) zone.
Based on the above, the existing use would not be considered a nonconforming use under PMC Chapter
25.170 as such uses are “permitted in any zone, on approval of a special permit and as provided in this title.”
As long as the Special Permit is in force, and the use conforms to the Special Permit conditions, the use may
continue.
The Pasco City Council Approved Ordinance 4659 (see also: Ordinances 4659A and 4659AA) approving the
Broadmoor Master Plan and creating Chapter 25.97 “Broadmoor Overlay District” on April 17, 2023. The
Broadmoor Master Plan amended the underlying Land Use designation for the site from Medium-Density
Residential to Industrial. The Industrial land use designation allows for I-1, I-2 and I-3 zoning; however, Pasco
Municipal Code (PMC) 25.97.050(1)(c) specifies as follows:
Uses in this (Industrial) land use category are intended to allow the continuation of existing industrial
uses under the current industrial regulation of the PMC until 2035. After that, the industrial land use
will be amended to medium density residential.
As such, the following limitations apply:
1) The Industrial Land Use designation for this specific property has a built-in expiration date.
2) The expiration date for this property’s Industrial Land Use designation property generally
corresponds to the expected duration of the requested Special Permit.
3) The Industrial land use is not listed in any of the cross-reference matrices.
4) Most uses normally allowed in both C-3, I-1, and I-2 zoning districts are specifically prohibited in the
Broadmoor Overlay District.
5) The PMC 25.215.015 Comprehensive Plan land use density table list of Purpose and Description does
not apply.
6) The Industrial land use designation specified in (PMC) 25.97.050(1)(c) is limited in both scope and
duration.
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7) The Industrial land use designation specified in (PMC) 25.97.050(1)(c) may not otherwise be deemed
to grant license of any kind.
STAFF FINDINGS OF FACT
1) Notice of the public hearing was sent to property owners within 300 feet of the subject property and the
newspaper on 23 February 2024.
2) Applicant wishes to continue operation of a concrete batch plant, office, and retail space in an RT
(Residential Transition) zoning district.
3) The site is located at 11919 Harris Road (Parcel 126160118), Pasco, Washington.
4) The site comprises approximately 11.95 acres (520,333.80 square feet),
5) The site is developed with a concrete batch plant, office, and retail space.
6) Surrounding properties to the north are also zoned RT
7) Surrounding properties to the north are used for mineral extraction in conjunction with the primary
concrete batch plant use.
8) Properties to the south are zoned RS-12
9) Properties to the south are developed with higher-end single-family dwelling units.
10) Delta High School is approximately 1.3 miles northeast of the site.
11) The Mining around the subject parcel (Parcel No. 1261601181) began in the mid-1950s.
12) In 1982, the site was annexed to the City of Pasco.
13) In 1984 Central Pre-Mix obtained a Conditional Use Permit (84-01-CUP) for sand and gravel excavation,
concrete plant, and incidental sales.
14) In 1994 another special use permit (94-89 SP) was approved.
15) Three additional special use permits (95-27-SP, SP 06-010, and SP 10-001) were requested to continue
and expand the mining and operations.
16) Permits 95-27-SP, and SP 10-001 expire January 1, 2025.
17) Permit SP 06- 010 expires January 1, 2028.
18) Use of the subject site is permitted under Permit No. 94-89-SP.
19) The City issued a State Environmental Protection Act (SEPA) determination of non-significance for this
permit on January 4, 1995.
20) This permit was reviewed and approved by the Planning Commission, a decision that was appealed to
the City Council.
21) Following the filing of the appeal, Central Pre-Mix worked with the appellant and settled the issues on
appeal.
22) Permit No. 94-89-SP was issued October 3, 1995.
23) Staff proposed designating land surrounding and including the American Rock Product (ARP) property as
Medium Density Residential in conjunction with the Broadmoor Area Master Plan at the November 17,
2022 Planning Commission meeting.
24) On December 9, 2022 Elizabeth Tellessen of Winston & Cashatt, Lawyers, on behalf of Interstate Concrete
and Asphalt sent a letter to Staff objecting to a Medium-Density Residential land use designation of their
site and requesting that an alternative be prepared designating ARP's property (in order of preference):
a. Medium Industrial;
b. Commercial, allowing conditional use for existing concrete batch plants; or
c. Mixed Residential/Commercial, allowing conditional use for [the] existing concrete batch plants.
25) Per Pasco Municipal code (PMC) 25.165.130(1), [m]ineral extraction, quarrying, rock crushing or related
activities such as a premix plant may be permitted in any zone, on approval of a special permit and as
provided in this title; the excavation and sale of sand and gravel, clay, shale, or other natural mineral
Page 5 of 110
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deposits (except topsoil) for the quarrying of any kind of rock formation shall be subject to the following
conditions:
a. In case of an open excavation or quarry, there shall be a substantial fence with suitable gates
completely enclosing the portion of the property in which the excavation is located and such
fence shall be located at all points 40 feet or more from the edge of the excavation or quarry.
b. Whenever production in any area used as a gravel pit, sand pit, clay pit, or quarry shall have been
completed, then all plants, buildings, structures and equipment shall be entirely removed from
such property and stockpiles shall be removed or back-filled into the pit within one year after
such completion. When production shall have been completed, then the owner shall take such
measures to rehabilitate the area as deemed reasonable by the City Engineer and/or as required
in the special permit. A reclamation bond or surety may be required.
c. Concrete and asphalt batch plants may be located in the I-2 (medium industrial) zone by special
permit and are permitted uses in the I-3 (heavy industrial) zone.
26) The Pasco City Council Approved Ordinance 4659 (see also: Ordinances 4659A and 4659AA) approving
the Broadmoor Master Plan and creating Chapter 25.97 “Broadmoor Overlay District” on April 17, 2023.
27) The Broadmoor Master Plan amended the underlying Land Use designation for the site from Medium-
Density Residential to Industrial.
28) The Comprehensive Plan Land Use designation for the site is Industrial.
29) The Industrial land use designation allows for I-1, I-2 and I-3 zoning; however,
a. the Broadmoor Overlay District Land Use Table found in PMC 25.97.040 only allows I-1 zoning;
b. per PMC 25.97.050(6), most uses normally allowed in both C-3, I-1, and I-2 zoning districts are
specifically prohibited in the Broadmoor Overlay District;
c. finally, PMC 25.97.050(1)(c) allows the continuation of existing industrial uses until 2035, after
which, the industrial land use designation is to be amended to medium density residential.
30) The Industrial land use designation for the site is limited in both time and scope.
TENTATIVE CONCLUSIONS BASED ON FINDINGS OF FACT
As per Pasco Municipal Code (PMC) 25.200.080, Upon conclusion of the open record hearing, the Hearing
Examiner shall make and enter findings from the record and conclusions thereof as to whether or not:
(1) The proposal is in accordance with the goals, policies, objectives, maps and/or narrative text of the
Comprehensive Plan;
The Broadmoor Master Plan amended the underlying Land Use designation for the site from Medium-Density
Residential to Industrial. The Industrial land use designation allows for I-1, I-2 and I-3 zoning; however, Pasco
Municipal Code (PMC) 25.97.050(1)(c) specifies as follows:
Uses in this (Industrial) land use category are intended to allow the continuation of existing industrial uses
under the current industrial regulation of the PMC until 2035. After that, the industrial land use will be
amended to medium density residential.
As such, the following limitations apply:
1) The Industrial Land Use designation for this specific property has a built-in expiration date.
2) The expiration date for this property’s Industrial Land Use designation property generally
corresponds to the expected duration of the requested Special Permit.
3) The Industrial land use is not listed in any of the cross-reference matrices.
4) Most uses normally allowed in both C-3, I-1, and I-2 zoning districts are specifically prohibited
in the Broadmoor Overlay District.
5) The PMC 25.215.015 Comprehensive Plan land use density table list of Purpose and
Description does not apply.
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6) The Industrial land use designation specified in (PMC) 25.97.050(1)(c) is limited in both scope
and duration.
7) The Industrial land use designation specified in (PMC) 25.97.050(1)(c) may not otherwise be
deemed to grant license of any kind.
(2) The proposal will adversely affect public infrastructure;
Public infrastructure is adequate for the proposed use, as the use would have minimal impact.
(3) The proposal will be constructed, maintained and operated to be in harmony with the existing or
intended character of the general vicinity;
The site is already developed with a concrete batch plant, office, and retail space. Pasco municipal code
25.180.110 specifies that “[a]ll landscape and screening required under this chapter shall be so maintained as
to not detract from the purpose of this chapter and shall be kept reasonably free of weeds and trash. The
owner, occupants and persons responsible for or having control of the premises shall be responsible for such
maintenance . . . .”
(3) The proposal will be constructed, maintained and operated to be in harmony with the existing or
intended character of the general vicinity;
Since the mineral extraction and processing operation has been conducted since at least the 1950’s, the
existing character of the general vicinity is a mineral resource use. The site itself also has an intended
character of the general vicinity by the designation through the City’s comprehensive planning process as the
area of a mineral resource land of long-term significance. The Concrete Batch Plant is an industrial use, and
as conditioned by the measures contained in the Final Environmental Impact Statement (FEIS), FEIS
Addendum, the original Special Permit (06-010), and the new Special Permit Application (SP 2023-018) will be
maintained and operated to be in harmony with the natural resource character of the vicinity in which the
plant is located.
The Concrete Batch Plant site and the surrounding lands that are designated as mineral resource lands are
zoned R-T (Residential Transition). The mineral resource use on these lands is transitional and interim in
nature—at least until the year 2028 when the latest special permit expires—for extraction and processing of
sand and gravel resources. When the mineral resources are depleted, the land will have to be reclaimed and
restored for appropriate residential/urban development.
RCW 36.70A.060(1)(b) requires that plats, development permits and building permits issued for activities
within 500 feet of lands designated as mineral resource lands contain a special notice informing the permit
seeker that mining related activities are likely to occur that may not be compatible with residential
development. RCW 36.70A.060(1)(a) also states that “uses of land adjacent to mineral resource land shall not
interfere with the continued use, in a custom manner and in accordance with best management practices, of
these designated lands…for the extraction of minerals.”
(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;
The site is already developed with a concrete batch plant, office, and retail space. Not further construction is
anticipated in conjunction with the proposal.
The property in the general vicinity of the Concrete Batch Plant is designated as mineral resource lands of
long-term significance. Therefore, any permitted uses on such property must assure conservation of these
mineral resource lands. The location, height and site design of the proposed Concrete Batch Plant has not
discouraged the development of the mineral resource activities on the designated land in the general vicinity.
There is property not designated as mineral resource lands within 500 feet of the site in question. As noted,
permitted development on such property cannot interfere with mineral resource use of the mineral resource
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lands. The location, height and site design of the proposed Concrete Batch Plant has been considered through
an FEIS and FEIS Addendum. Both have concluded that there would be no unavoidable significant adverse
environmental impacts from the permitted use.
(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; and
The City’s FEIS and FEIS Addendum found that a Concrete Batch Plant as proposed and mitigated would not
result in any unavoidable significant adverse environmental impacts. Thus, as mitigated, the proposal will be
no more objectionable than operation of any permitted use within the district.
(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.
The FEIS, FEIS Addendum, or record does not contain evidence that demonstrates the Concrete Batch Plant
has to this point in time or will endanger the public health or safety or become a nuisance to uses permitted
in the district. The FEIS and FEIS Addendum find that the proposal, as mitigated, does not result in any
unavoidable significant adverse impacts relating to odor, noise, traffic, ground water quality or fire or
explosion; and should not become a greater nuisance than at present, or endanger the public health and
safety of nearby residences. As mitigated, and under the conditions herein, the proposal should not become
a nuisance to uses permitted in the district.
APPROVAL CONDITIONS
1) The special permit shall apply to Parcel # 113502079.
2) Follow best management practices for sand and gravel general permits for the Concrete Batch Plant
footprint and working area. Best management practices may include, but are not limited to:
a. Using water or chemical dust suppressants on particulate matter (PM) containing surfaces
(i.e. haul roads) and/or materials prior to and during activities that may release PM into the
air. Re-application may be required periodically to maintain effectiveness;
b. Managing activity during high wind events, if the winds are likely to cause the release of PM
into the air;
c. Using covered chutes and covered containers when handling, transferring, and/or storing
PM containing materials;
d. Minimizing the free fall distance, i.e. drop height, of PM containing materials at transfer
points such as the end of conveyors, front end loader buckets, etc.;
e. Managing vehicle loads with potential of release of PM with appropriate covers or
freeboard consistent with applicable laws;
f. Minimizing exposed areas of PM containing materials such as storage piles, graded
surfaces, etc, and/or using tarps or chemical dust suppressants to minimize releases to the
air;
g. Limiting vehicle speed to less than 15 miles per hour on unpaved surfaces;
h. Consolidating storage piles whenever possible;
i. Managing stockpile loader and haul truck travel to control release of PM.
3) Modify the existing storm water pollution prevention plan, erosion and sediment control plan and
spill response plan in conformance with accepted industry standards and applicable local and State
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law and regulation.
4) Periodic maintenance, including but not limited to water of interior roads, for the Concrete Batch
Plant access road and plant area must occur so that there is no fugitive dust caused by Concrete
Batch Plant operations.
5) Use shielded site lighting so that the edge of the shield is below the center of the light source. Light
spillage shall not occur off site. Submit cut sheets for lighting proposed to the City for approval
prior to installation.
6) Maintain the landscaping in a healthy weed/debris free condition allowing trees/shrubs to reach an
expected mature height.
7) Comply with all applicable local and State regulations.
8) This Special Use Permit shall be reviewed by the hearing Examiner no less than 5 years from
approval of this Special Permit. Review shall consist of but not be limited to a report from CPM or
the current owner on conformance with the terms of the Department of Ecology Notice of
Construction, and conformance with the terms and conditions of Special Permit SP 2023-018
including an inventory of all complaints received and their disposition.
9) This Special Use Permit (SP 2023-018) shall expire on January 1st, 2035.
RECOMMENDATION
Staff recommends based on the Findings of Fact and Conclusions herein that a Time-limited Special Permit
be approved for an existing concrete batch plant use, with office and retail space at 11919 Harris Road Pasco,
Washington, located on all that portion of Government Lot 5, Section 12, Township 9 North, Range 28 East
W.M., lying Northeasterly of the Southerly right of way line of the County Road (Pasco-Columbia River Road),
as said road existed September 20, 1955, in Franklin County, Washington; EXCEPT County Road, and EXCEPT
any portion thereof acquired by the State of Washington for SR 182 by Judgment and Decree of Appropriation
entered August 30, 1982, Cause No. SC26862 (the "Property") (Parcel 126160118), located at 11919 Harris
Road, Pasco, Washington, with conditions as listed herein.
Page 9 of 110
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Affidavit of Mailing
In regards to MF# SP2023-018
I, Carmen Patrick, hereby confirm that notification was sent by mail February 23, 2024 to the owners of
the parcels within 300 feet of the proposed site.
The attached Notification List and Notice of Public Hearing are to be used as a reference as to what was
sent and to whom received the notification.
Given under my hand and official signature this 23rd day, February of 2024.
Rep�u�
Page 28 of 110
Pa'Sco Community Development Department
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509.545.3441 / F: 509.545.3499
NOTICE OF PUBLIC HEARING
Si necesita ayuda para entender este aviso o necesita mas informaci6n, por favor llame al Departamento de Desarrollo
Comunitario y Econ6mico de la Ciudad de Pasco a 509-545-3441.
A public hearing with the Hearing Examiner will be held on March 13, 2024, at 6:00 pm
Place: Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco, Washington.
Proposal: Elizabeth Tellesen, of Winston & Cashatt, Lawyers, acting on behalf of Interstate Concrete and Asphalt, dba
American Rock Products, has submitted a Special Permit application (SP 2023-018) to continue operation of an existing
concrete batch plant, office, and retail space at 11919 Harris Road Pasco, Washington (Parcel 126160118). The proposal
is subject to regulations contained in the Pasco Municipal Code. Overview Item: Special Pemtit -lntcmatc Concrete & Asphalt N
Applicant(s): Elizabeth Tcllcssm / Winston & Cashatt, Lawyers J., Map File#: SP 2023-018 f'\
Public Comment Period: Written comments must be submitted to the Community Development Department by 5:00
p.m. on March 6, 2024 to be included in the Hearing Examiner packet. Testimony of written material may also be
submitted at the public hearing. If you have questions on the proposal, contact the Planning Division at (509) 545-3441 or
via e-mail to: planning@pasco-wa.gov.
If you wish to participate in the hearing virtually, please register at least 2 hours prior to the meeting at the following
registration link:
www.pasco-wa.gov/publiccomment
After registering, you will receive a confirmation email containing information about joining the webinar.
Estimated Date of the Decision: It is estimated that the Hearing Examiner will make a decision on the Special Permit within
ten (10) business days of the public hearing.
The City of Pasco welcomes full participation in public meetings by all citizens. No qualified individual with a disability shall be
excluded or denied the benefit of participating in such meetings. If you wish to use auxiliary aids or require assistance to comment
at this public meeting, please contact the Community Development Department at (509) 545-3441 or TDD (509) 585-4425 at least
ten days prior to the date of the meeting to make arrangements for special needs.
Page 29 of 110
Concrete Batch Plant
Truck Parking
Oldcastle products
Oldcastle produets
retail efllce -
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REPORT TO THE HEARING EXAMINER
City Hall – 525 North Third Avenue – Council Chambers
WEDNESDAY, 13 March 2024
6:00 PM
1
MASTER FILE #: SP 2023-021
APPLICANT: Columbia Basin Health Association (CBHA) c/o
Dennis Dean, KDA Architecture
131 ON 16th Avenue
Yakima, WA 9 8902
REQUEST: Special Permit: Locate a CBHA medical clinic at the northeast
corner of Road 68 and Three Rivers Drive, Pasco, Washington
BACKGROUND
1. PROPERTY DESCRIPTION:
Legal: Commencing at the northeast corner of the hereinbefore described ‘Tract X’ thence South
89°40’37” West along the north line of said Tract and the north line of hereinbefore described Section
4 a distance of 767.56 feet, thence leaving said north line South 00°19'23" East a distance of 938.12 feet
to the True Point of Beginning; thence continuing South 00°19'23" East a distance of 502.76 feet to
the beginning of a non-tangent curve concave to the northwest having a radius of 500.00 feet, and
from which point the chord bears South 77°53'08" West a distance of 191.47 feet; thence
southwesterly along the arc of said curve through a central angle of 22°04'37" a distance of 192.66
feet; thence South 88°55'26" West a distance of 317.67 feet to the easterly margin of Road 68 and
the west line of said tract; thence North 15°01'31" West along said west line a distance of 400.00
feet; thence leaving said west line, North 74°58'29" East a distance of 627.12 feet to the Point of
Beginning and the end of this description.) (Parcel 116030026).
General Location: The northeast corner of Road 68 and Three Rivers Drive (Parcel #116030026),
Franklin County WA.
Property Size: Approximately 5.96 acres (259,457.62 square feet)
2. ACCESS: The property has access from Road 68 and future Three Rivers Drive
3. UTILITIES: Municipal water and sewer services are available from Road 68 and Three Rivers Drive.
4. LAND USE AND ZONING: The property is zoned C-1 (Retail Business) and is vacant. Surrounding
properties are zoned and developed as follows:
North C-1 Vacant/Agriculture
East R-4 Vacant/Agriculture
South C-1 Vacant/Agriculture
West C-1 Vacant
5. COMPREHENSIVE PLAN: The Comprehensive Plan Land Use designation for the site is Mixed
Residential/Commercial. The Mixed Residential/Commercial land use designation accommodates a
diverse range of housing, nonresidential uses, commercial uses, neighborhood retail and office uses,
parks and recreation areas, and civic uses at a density of 5 to 29 dwelling units per acre.
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. Based on
the SEPA checklist, the adopted City Comprehensive Plan, City development regulations, and other
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information, a threshold determination resulting in a Mitigated Determination of Non-Significance
(MDNS), was issued for this project on 26 February 2024 under WAC 197-11-158. Mitigations
include:
1) A professional archaeological survey of the project area meeting the Washington State
Department of Archaeology and Historic Preservation (DAHP) Standards for Cultural
Resource Reporting shall be conducted, and a report be produced prior to ground
disturbing activities.
2) Proponent shall contribute a proportionate share of Traffic Mitigation Fees as per the TIA
review comments dated 23 February 2024.
ANALYSIS
Request
Applicant Dennis Dean, Principal at KDA Architecture, acting on behalf of CBHA Pasco Clinic, has submitted a
Special Permit application (SP 2023-021) to construct an approximately 28,800 square foot two-story medical
clinic at the northeast corner of Road 68 and future extension of Three Rivers Drive, with plans for future
expansion for a third medical suite of 6,300 square feet on the first floor and expansion of the dental clinic
for approximately 1,700 square feet, for a full build-out total of 36,800 square feet.
The new two-story clinic is programmed at 28,840 square feet. The first floor is 19,580 square feet and the
second floor is 9,260 square feet. The first floor includes the medical clinic, optometry, pharmacy, lab, café,
and support functions. The second floor of the clinic includes the dental, conference, and administrative
functions. The medical clinic will include two full medical suites with 12 exam rooms each for a total of 24
exam rooms, a treatment room, triage room, and four Behavioral Health Consult rooms. The dental clinic will
include 11 operatories plus five additional operatories will be shelled in for future use.
The new proposed clinic includes a grand main entry space named the Galleria that all patient services will
be accessed from. To create a dynamic architectural element the Galleria space is two stories high and
extends above the other building elements with a sloped roof and large overhangs. It has a maximum average
height of 38’. The back stair extends to the second floor roof for ease of access to the roof for maintenance
staff. The stair has a maximum height of 40’. All other building elements are below 32’ in height.
The building will be constructed primarily of wood with steel used as required. The project also includes cross-
laminated timber (CLT) at the main entry galleria and at the single-story roof at the southeast corner of the
building. The exterior will be a combination of concrete, brick, wood, porcelain tile, stucco, and glass.
Parking and Building lighting would be proposed for late evening and nighttime. All outdoor lighting will be
in conformance with City of Pasco code 12.32.020 Shielding.
It is anticipated that construction will begin in March 2024, with an estimated 13-month construction
duration to achieve substantial completion. Allowing 30 days for final completion, construction is estimated
to meet final completion and be ready for move in by early May 2025, with an opening date in the second
week of May 2025. Construction of the street improvements is anticipated to start in early to late spring with
a duration of three to four months.
The proposed facility would employ a maximum of 90 employees. The future expansion would add
approximately 30 additional employees for a total of 120 employees.
The proposed clinic would generate an additional 1,326 trips during a typical weekday based on Institute of
Transportation Engineers (ITE) average rates and fitted curves for 36,840 square feet of “Medical-Dental
Office Building – Stand-Alone” based on ITE Trip Generation Manual data for land use code 720.
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Frontage improvements to Road 68 will be required including road widening, curbs and sidewalks. Three
Rivers Drive will be extended east from Road 68 to the eastern property line on the southern side of the
property.
Site
The clinic would be located at the northeast corner of Road 68 and future extension of Three Rivers Drive.
The site comprises approximately 5.96 acres (259,457.62 square feet), is zoned C-1 (Retail Business) and is
vacant.
The development of the site will include the main entry located off the extension of Three Rivers Drive and a
new entry off Road 68. The building will be angled towards the intersection to maximize visibility from the
north and south approaches to the site. Street improvements are included for Road 68 and the extension of
Three Rivers Drive. The Three Rivers Drive improvements include the extension of city utilities.
The site is currently served by public transit. The closest bus stop is at Road 68 and Sandifur Parkway,
approximately a quarter mile to the south.
History
The site was annexed in 1982 (Ordinance 2388) and assigned RT zoning in conjunction with the annexation
and in conformance with Resolution 1396. The site was part of three exempt Tax Parcel Segregations in 2018,
(TPS 2018-001), 2020 (TPS 2020-004) and 2021 (TPS 2021-008).
The City Council approved a rezone from RT (Residential Transition) to C-1 (Retail Business) in 2022 (Z 2021-
018), in anticipation of the CBHA Pasco Clinic development.
Land Use Regulations
Per PMC 25.15.050 C definitions, “Community service facilities” of the level one category include, but are not
limited to, day-care centers, nursery schools, hospitals, sanitariums, non profit community health clinics,
governmental and quasi-governmental activities, and related uses which provide similar services for citizens;
except any such use which limits the activity solely to organizational or administrative office functions,
whereby the actual community service is provided elsewhere, shall be excluded from this definition.
Per PMC 25.200.020(4), [t]he following uses shall be considered unclassified: Community service facilities,
levels one and two, as defined in PMC 25.15.050.
Per Pasco Municipal Code (PMC) 25.200.010, [u]nclassified uses enumerated in PMC 25.200.020, conditional
uses listed within each district, and any other uses specifically referred to in this chapter shall be subject to
the regulations contained in this chapter, in addition to all applicable requirements of this title. All such 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. Conditional uses
and other uses specifically referred to in this chapter may be permitted only in their respective districts.
Unclassified uses may be permitted within any district where not otherwise prohibited.
This proposed use would be a “related use[] which provide similar services for citizens, and as such requires
review via the Special Permit process under PMC 25.200.020(4).”
The proposal site lies within the I-182 Corridor Overlay District, and as such, will be subject to the I-182
Corridor Overlay District development regulations found in PMC 25.130.
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Per PMC 25.130.030, [t]he requirements of this chapter shall take precedence over the requirements of the
underlying district regulations. However, the landscape provisions of this chapter shall be in addition to the
landscape and screening provisions provided in Chapter 25.180 PMC. In apparent cases of conflict between
provisions, the most restrictive shall prevail.
STAFF FINDINGS OF FACT
1) Notice of the public hearing was sent to property owners within 300 feet of the subject property and the
newspaper on 27 February 2024.
2) Applicant wishes to construct an approximately 28,800 square foot two-story medical clinic
3) The proposed clinic would be located at the northeast corner of Road 68 and future extension of Three
Rivers Drive.
4) The proposal includes plans for a 6,300-square-foot medical suite expansion on the first floor
5) The proposal includes plans for a 1,700 square-foot dental clinic.
6) The full project build-out would total 36,800 square feet.
7) The first floor is 19,580 square feet and the second floor is 9,260 square feet.
8) The first floor includes the following:
a. the medical clinic
b. optometry
c. pharmacy
d. lab
e. café
f. support functions
9) The second floor of the clinic includes the following:
a. dental
b. conference
c. administrative functions
10) The medical clinic will include the following:
a. two full medical suites (12 exam rooms each = 24 exam rooms)
b. treatment room
c. triage room
d. four Behavioral Health Consult rooms
11) The dental clinic will include 11 operatories; five additional operatories will be “shelled in” for future use.
12) The Galleria has a maximum average height of 38’.
13) The back stair has a maximum height of 40’.
14) All other building elements are below 32’ in height.
15) The building will be constructed primarily of wood with steel used as required.
16) The exterior will be a combination of concrete, brick, wood, porcelain tile, stucco, and glass.
17) Parking and Building lighting would be proposed for late evening and nighttime.
18) All outdoor lighting will be in conformance with City of Pasco code 12.32.020 Shielding.
19) The proposed facility would employ a maximum of 90 employees.
20) The future expansion would add approximately 30 additional employees.
21) The proposed facility would employ a total of 120 employees at full build-out.
22) The proposed clinic would generate an additional 1,326 trips during a typical weekday based on Institute
of Transportation Engineers (ITE) average rates and fitted curves for 36,840 square feet of “Medical-
Dental Office Building – Stand-Alone” based on ITE Trip Generation Manual data for land use code 720.
23) Frontage improvements to N Road 68 will be required including road widening, curbs and sidewalks.
24) Three Rivers Drive will be extended east from Road 68 to the eastern property line on the southern side
of the property.
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25) The clinic would be located at the northeast corner of Road 68 and future extension of Three Rivers Drive.
26) The site comprises approximately 5.96 acres (259,457.62 square feet)
27) The site is zoned C-1 (Retail Business).
28) The site is vacant.
29) Street improvements are included for Road 68 and the extension of Three Rivers Drive.
30) The Three Rivers Drive improvements include the extension of city utilities.
31) The site is currently served by public transit.
32) The closest bus stop is at Road 68 and Sandifur Parkway, approximately a quarter mile to the south.
33) The site was annexed in 1982 (Ordinance 2388).
34) The site was assigned RT zoning in conjunction with the annexation and in conformance with Resolution
1396.
35) The site was part of three exempt Tax Parcel Segregations in 2018 (TPS 2018-001), 2020 (TPS 2020-004)
and 2021 (TPS 2021-008).
36) The site was rezoned from RT (Residential Transition) to C-1 (Retail Business) in 2022 (Z 2021-018).
37) Per PMC 25.15.050 C definitions, “Community service facilities” of the level one category include, but are
not limited to, day-care centers, nursery schools, hospitals, sanitariums, non profit community health
clinics, governmental and quasi-governmental activities, and related uses which provide similar services
for citizens; except any such use which limits the activity solely to organizational or administrative office
functions, whereby the actual community service is provided elsewhere, shall be excluded from this
definition.
38) Per PMC 25.200.020(4), [t]he following uses shall be considered unclassified: Community service
facilities, levels one and two, as defined in PMC 25.15.050.
39) Per Pasco Municipal Code (PMC) 25.200.010, [u]nclassified uses enumerated in PMC 25.200.020,
conditional uses listed within each district, and any other uses specifically referred to in this chapter shall
be subject to the regulations contained in this chapter, in addition to all applicable requirements of this
title.
40) Per Pasco Municipal Code (PMC) 25.200.010, [a]ll such 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.
41) Per Pasco Municipal Code (PMC) 25.200.010, [c]onditional uses and other uses specifically referred to in
this chapter may be permitted only in their respective districts. Unclassified uses may be permitted within
any district where not otherwise prohibited.
42) Per PMC 25.200.020(4) the proposed use requires review via the Special Permit process.
43) The proposal site lies within the I-182 Corridor Overlay District.
44) The proposed use will be subject to the I-182 Corridor Overlay District development regulations found in
PMC 25.130.
TENTATIVE CONCLUSIONS BASED ON FINDINGS OF FACT
As per Pasco Municipal Code (PMC) 25.200.080, Upon conclusion of the open record hearing, the Hearing
Examiner shall make and enter findings from the record and conclusions thereof as to whether or not:
(1) The proposal is in accordance with the goals, policies, objectives, maps and/or narrative text of the
Comprehensive Plan;
The Comprehensive Plan Land Use designation for the site is Mixed Residential/Commercial. The Mixed
Residential/Commercial land use designation accommodates a diverse range of housing, nonresidential uses,
commercial uses, neighborhood retail and office uses, parks and recreation areas, and civic uses at a density
of 5 to 29 dwelling units per acre.
(2) The proposal will adversely affect public infrastructure;
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Development activities within the City are required to install or improve all necessary public infrastructure
elements concurrent with development. Frontage improvements to Road 68 will be required including road
widening, curbs and sidewalks. Three Rivers Drive will be extended east from Road 68 to the eastern property
line on the southern side of the property.
(3) The proposal will be constructed, maintained and operated to be in harmony with the existing or
intended character of the general vicinity;
The intended character of the neighborhood as identified in the Comprehensive Plan is Mixed
Residential/Commercial. The Mixed Residential/Commercial land use designation accommodates a diverse
range of housing, nonresidential uses, commercial uses, neighborhood retail and office uses, parks and
recreation areas, and civic uses.
As well, the site lies within the I-182 Corridor Overlay District, and as such, will be subject to the I-182 Corridor
Overlay District development regulations found in PMC 25.130.
Per PMC 25.130.030, [t]he requirements of this chapter shall take precedence over the requirements of the
underlying district regulations. However, the landscape provisions of this chapter shall be in addition to the
landscape and screening provisions provided in Chapter 25.180 PMC. In apparent cases of conflict between
provisions, the most restrictive shall prevail.
(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;
As noted above, the site lies within the I-182 Corridor Overlay District, and as such, will be subject to the I-182
Corridor Overlay District development regulations found in PMC 25.130.
The proposed clinic has a maximum average height of 38.’ The back stair extends to the second floor roof for
ease of access to the roof for maintenance staff. The stair has a maximum height of 40’. All other building
elements are below 32’ in height.
The building will be constructed primarily of wood with steel used as required. The project also includes cross-
laminated timber (CLT) at the main entry galleria and at the single-story roof at the southeast corner of the
building. The exterior will be a combination of concrete, brick, wood, porcelain tile, stucco, and glass.
(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; and
The proposed facility would employ a maximum of 90 employees. The future expansion would add
approximately 30 additional employees for a total of 120 employees.
The proposed clinic would generate an additional 1,326 trips during a typical weekday based on Institute of
Transportation Engineers (ITE) average rates and fitted curves for 36,840 square feet of “Medical-Dental
Office Building – Stand-Alone” based on ITE Trip Generation Manual data for land use code 720.
As, as mitigated, the proposal will be no more objectionable than operation of any permitted use within the
district.
(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.
The proposed clinic will be constructed to meet all requirements of the International Building Code, the
adopted Fire Code, the adopted plumbing code and all other construction codes and state regulations
pertaining to clinic construction. The building will be required to have fire-rated corridors, area separation
walls, sufficient exiting and fire sprinkler systems to ensure the safety of the public. The installation of traffic
signals, the construction of sidewalks and street improvements will address traffic safety issues.
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As mitigated, and under the conditions herein, the proposal should not become a nuisance to uses permitted
in the district.
APPROVAL CONDITIONS
1) The special permit shall apply to Parcel # 116030026 and any subsequent subdivisions thereof.
2) The CBHA medical clinic shall be constructed in substantial conformance with the submitted site
plans and building elevations submitted with the special permit application.
3) The Special Permit shall become null and void if one or more of the following occur on the premise:
a. The site becomes a public nuisance, as defined in per PMC 9.90.
b. Nuisance activities, as defined in per PMC 9.90 persist at the site.
4) The design, construction and improvements of the proposal shall be in conformance with the City
of Pasco Standard Specifications, the Washington State Department of Transportation Standard
Specifications for Road, Bridges, and Municipal Construction, the International Building Code, and
the International Fire Code unless a specific modification has been identified in the conditions of
approval/approval conditions in the staff report.
5) The Special Permit shall be null and void if building permits are not secured within two years of
Special Permit approval.
RECOMMENDATION
Staff recommends based on the Findings of Fact and Conclusions herein that a Special Permit be approved
for the location of a CBHA medical clinic at the northeast corner of Road 68 and Three Rivers Drive (Parcel
#116030026), Franklin County WA., Pasco, Washington, with conditions as listed herein.
Page 38 of 110
TIA REVIEW COMMENTS
DATE:February 23, 2024
TO:Kurtis Schliebe | City of Pasco
FROM:Christian Thompson | DKS
SUBJECT:CBHA TIA Proportionate Share Calculation Project #22024-021
INTRODUCTION
DKS Associates has been tasked with calculating the fair proportionate share for mitigations
identified in the traffic impact analysis (TIA) for the proposed development of the CBHA project.1
The site is located north of Three Rivers Drive and east of Road 68 in Pasco, Washington. The
proposed project will construct a 36,840 square-foot medical-dental office building. Based on the
review of the TIA materials, DKS Associates has calculated the proportionate share as follows:
PROPORTIONATE SHARE CALCULATION
The TIA identified operational deficiencies at 3 intersections: Sandifur Parkway & Road 76, Sandifur
Parkway & Convention Drive, and Sandifur Parkway & Road 60. To calculate the proportionate
share, total traffic growth to the current 6-year Transportation Improvement Plan (TIP) timeframe
(2029) is divided by the project’s trips. This is done for the time period with the highest impact
from the project. The calculation is limited to the approach with the highest project trip traffic.
SANDIFUR PARKWAY & ROAD 76
The PM peak hour is more impacted by the project at Sandifur Parkway & Road 76, and the
westbound approach has the highest amount of project traffic. As shown in Table 1, the project
adds 15 trips to the westbound approach and the approach volume increased by 156 overall by
2029. This results in a trip ratio of 9.62%.
1 CBHA Pasco Clinic Traffic Impact Analysis, PBS, February 13, 2024, Project 71980.000
Page 39 of 110
CBHA • PROPORTIONATE SHARE CALCULATION • FEBRUARY 23, 2024 1
TABLE 1: TRIP CALCULATIONS – SANDIFUR PARKWAY & ROAD 76
PM WBL WBT WBR
Project Trips (2025) 15
Future 2025 With Project 58 562 36
Existing 2022 56 455 35
2% Growth for 4 Years (2025-
2029)5 38 3
2022-2029 Total Increase 7 145 4
Proportionate Share % 9.62%
The 2024-2029 Pasco 6-Year TIP lists the Sandifur Parkway & Road 76 Intersection Improvements
cost as $1,800,000. Multiplying the 9.62% share by this project cost results in a proportionate
share of $173,160.
SANDIFUR PARKWAY & CONVENTION DRIVE
The PM peak hour is more impacted by the project at Sandifur Parkway & Convention Drive, and
the eastbound approach has the highest amount of project traffic. As shown in Table 2, the project
adds 21 trips to the eastbound approach and the approach volume increased by 253 overall by
2029. This results in a trip ratio of 8.30%.
TABLE 2: TRIP CALCULATIONS – SANDIFUR PARKWAY & CONVENTION DRIVE
PM EBL EBT EBR
Project Trips (2025) 21
Future 2025 With Project 188 512 83
Existing 2022 136 366 75
2% Growth for 4 Years (2025-
2029)11 30 6
2022-2029 Total Increase 63 176 14
Proportionate Share % 8.30%
The 2024-2029 Pasco 6-Year TIP lists the Sandifur Parkway & Convention Drive Intersection
Improvements cost as $1,600,000. Multiplying the 8.30% share by this project cost results in a
proportionate share of $132,800.
SANDIFUR PARKWAY & ROAD 60
The PM peak hour is more impacted by the project at Sandifur Parkway & Road 60, and the
eastbound approach has the highest amount of project traffic. As shown in Table 3, the project
adds 21 trips to the eastbound approach and the approach volume increased by 198 overall by
2029. This results in a trip ratio of 10.61%.
Page 40 of 110
CBHA • PROPORTIONATE SHARE CALCULATION • FEBRUARY 23, 2024 2
TABLE 3: TRIP CALCULATIONS – SANDIFUR PARKWAY & ROAD 60
PM EBL EBT EBR
Project Trips (2025) 21
Future 2025 With Project 183 316 39
Existing 2022 57 276 38
2% Growth for 4 Years (2025-
2029)5 23 3
2022-2029 Total Increase 131 63 4
Proportionate Share % 10.61%
The 2024-2029 Pasco 6-Year TIP does not contain a project for the intersection of Sandifur
Parkway & Road 60. For the purposes of this proportionate share estimate, the cost was assumed
to match the cost of the Sandifur Parkway & Convention Drive intersection improvements,
$1,600,000. Multiplying the 10.61% share by this project cost results in a proportionate share of
$169,760.
Page 41 of 110
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DATE: September 5, 2023 FILENAME: Q:\2023\2230360\10_CIV\CAD\2230360-SH-UTIL.dwg
C401
UTILITY PLAN
KEY NOTES
1
2
3
4
5
PASCO WATER & IRRIGATION NOTES
1. ALL WATER MAIN AND APPURTENANCES TO BE DUCTILE IRON THICKNESS
CLASS 52 PER THE CURRENT REVISION OF THE CITY OF PASCO MATERIALS
LIST.
2. IRRIGATION PIPE NOT IN THE ROADWAY SHALL BE A MINIMUM DR-18. 4”-12”
IRRIGATION PIPE IN THE ROADWAY SHALL BE DUCTILE IRON CL 52 OR AWWA
C900 DR-18. IRRIGATION PIPES LARGER THAN 12” SHALL BE DUCTILE IRON CL
52 OR AWWA C900-16 DR-18.
3. ALL WATER MAINS SHALL HAVE A MINIMUM 42" COVER. ALL IRRIGATION MAINS
SHALL HAVE A MINIMUM OF 36" COVER. WATER & IRRIGATION BEDDING SHALL
BE PER CITY OF PASCO STD DWG 2-30 AND COMPLY WITH CITY OF PASCO STD
7-09.3(9).
4. THRUST BLOCKING SHALL BE PER CITY OF PASCO STD DWG 2-12 & 2-13.
5. WHEN 10' HORIZONTAL OR 18” VERTICAL SEPARATION CANNOT BE
MAINTAINED BETWEEN POTABLE WATER AND OTHER WET (NO POTABLE )
UTILITIES SUCH AS STORM, SEWER, & IRRIGATION, THE NON POTABLE PIPE
SHALL BE:
x CONSTRUCTED OF WATER MAIN STANDARD MATERIAL, OR;
x CONSTRUCTED OF STANDARD GRAVITY-SEWER MATERIAL ENCASED IN
CDF AS DESCRIBED IN SECTION 2-09.3(1)E OF THE WSDOT STD SPECS,
OR;
x CONSTRUCTED OF STANDARD GRAVITY-SEWER MATERIAL AND ENCASED
IN A ¼” MINIMUM THICKNESS CONTINUOUS STEEL, DUCTILE IRON, OR
PRESSURE RATED PVC PIPE WITH A MINIMUM DR-18.
SEE CITY OF PASCO STANDARD SPECS SECTION 7-08.3(2)B FOR ADDITIONAL
REQUIREMENTS.
7. HYDRANTS SHALL BE PER CITY OF PASCO STD DWG 2-14. PROVIDE 4' MIN.
CLEARANCE AROUND HYDRANTS.
8. HORIZONTAL AND VERTICAL WATER MAIN & IRRIGATION MAIN DEFLECTIONS
ARE NOT TO EXCEED 1/2 MANUFACTURER'S PRINTED RECOMMENDATION.
9. WATER SERVICES SHALL BE MARKED WITH A 10' - 2X4 METAL STUD SHOWING
DEPTH IN 1' INCREMENTS AND PAINTED BLUE ON THE TOP 36". WATER
SERVICES TO BE INSTALLED FROM MAINLINE TO METER IN ONE CONTINUOUS
RUN. NO JOINTS/COUPLINGS ALLOWED ON WATER SERVICE LINE BETWEEN
MAINLINE CONNECTION AND METER CONNECTION. MAINTAIN 10' SEPARATION
FROM ALL NON-POTABLE LINES.
10. 1" COMMERCIAL WATER SERVICES SHALL BE PER CITY OF PASCO STD DWG
W-2.
11. 1" RPBA SHALL BE PER CITY OF PASCO STD DWG 2-24.
12. NO DISRUPTION OF EXISTING WATER SERVICES WHILE MAKING CONNECTION
TO EXISTING MAINS SHALL BE ALLOWED WITHOUT SPECIFIC APPROVAL FROM
THE CITY OF PASCO. ALL AFFECTED PROPERTIES SHALL BE NOTIFIED AT
LEAST 48 HOURS PRIOR TO SHUT-OFF.
13. COMPACTION ALONG THE DOMESTIC WATER MAIN & IRRIGATION MAIN
TRENCH SHALL COMPLY WITH CITY OF PASCO STANDARD 7-09.3(11) &
2-03.3(14)D. CITY OF PASCO INSPECTOR SHALL BE NOTIFIED OF ALL
COMPACTION SCHEDULED TESTS. RESULTS WILL BE PROVIDED TO THE CITY
WITHIN 24 HRS. OF THEIR AVAILABILITY.
14. BLOW-OFF ASSEMBLY SHALL BE PER CITY OF PASCO STD DWG 2-5.
15. WATER MAIN AND IRRIGATION MAIN VALVES SHALL BE BROUGHT UP TO
FINISHED GRADE PER CITY OF PASCO STD DWG 2-4.
16. IRRIGATION SERVICES ARE TO BE 3/4" DIAMETER PER CITY OF PASCO STD
DWG 2-35.
PASCO SANITARY SEWER NOTES
1. ALL SANITARY SEWER MAIN APPURTENANCES TO BE SDR 35 PVC PIPES WITH
RESTRAINED GASKETS AND RING-TITE JOINTS PER THE CURRENT REVISION OF THE
CITY OF PASCO MATERIALS LIST
2. SANITARY SEWER MAIN BEDDING SHALL BE PER CITY OF PASCO STD DWG 1-5 AND
COMPLY WITH CITY OF PASCO STD 7-09.3(9).
3. SANITARY SEWER SERVICES SHALL BE 4" IN DIAMETER & MARKED WITH A 10' - 2X4
METAL STUD SHOWING DEPTH IN 1' INCREMENTS AND PAINTED GREEN ON THE TOP
36" PER CITY OF PASCO STD DWG 1-6
4. SANITARY SEWER SERVICE LINES SHALL BE NO STEEPER THAN 45° AND NO FLATTER
THAN 2%. SERVICE LINES TO BE CONSTRUCTED AT 2% SLOPE UNLESS WHERE
NOTED ON PLANS.
5. 48" SANITARY SEWER MANHOLE SHALL BE PER CITY OF PASCO STD DWG 1-1.
6. SSCO SHALL BE PER SANITARY SEWER CLEANOUT DETAIL 1 ON SHEET C-204.
7. SANITARY SEWER LINES THAT EXCEED 12' IN DEPTH MUST BE SDR 26 PVC PIPES.
8. SANITARY SEWER SERVICES THAT EXCEED 12' IN DEPTH SHALL BE PER CITY OF
PASCO STD PLAN 1-6A.
# #WATER PIPE TABLE
# #WATER FITTING TABLE
# #STORM PIPE TABLE
# #STORM STRUCTURE TABLE
N
HORIZONTAL SCALE
04080
1" = 40 FEET
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Affidavit of Mailing
In regards to MF# SP2023-021
I, Carmen Patrick, hereby confirm that notification was sent by mail February 27, 2024 to the owners of
the parcels within 300 feet of the proposed site .
The attached Notification List and Notice of Public Hear i ng are to be used as a reference as to what was
sent and to whom received the notification .
Given under my hand and official signature this 27 th day, February of 2024 .
Page 58 of 110
1 Cityof
111 Pasco Community Deve lopment Department
PO Box 293, 525 N 3rd Ave , Pasco , WA 99301
P: 509 .545 .3441 / F: 509.545.3499
CITY OF PASCO
NOTICE OF PUBLIC HEARING
Si necesita ayuda para entender este aviso o necesita mas informaci6n, por favor llame al Departamento de Desarrollo
Comunitario y Econ6mico de la Ciudad de Pasco a 509-545-3441.
A public hearing with the Hearing Examiner will be held on March 13, 2024, at 6:00 pm
Place: Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco, Washington .
Proposal: Dennis Dean, Principal at KDA Architecture, acting on behalf of CBHA Pasco Clinic, has submitted a Special Permit
application (SP 2023-021) to construct an approximately 28,800 square foot two-story medical clinic, with plans for future
expansion for a third medical suite of 6,300 square feet on the first floor and expansion of the dental clinic for
approximately 1,700 square feet, for a full build-out total of 36,800 square feet, with associated parking, driveways,
sidewalks and landscape areas. The clinic would be located on 5.95 acres at the northeast corner of Road 68 and Three
Rivers Drive (Parcel #116030026), Franklin County WA . Road 68 and Three Rivers Drive public road improvements and
public utility extensions will be included with the development of the project. The proposal is subject to regulations
contained in the Pasco Municipal Code.
Public Comment Period: Written comments must be submitted to the Community Development Department by 5:00
p.m . on March 6, 2024 to be included in the Hearing Examiner packet. Testimony of written material may also be
submitted at the public hearing . If you have questions on the proposal, contact the Planning Division at (509) 545-3441 or
via e-mail to: planning@pasco-wa.gov .
If you wish to participate in the hearing virtually, please register at least 2 hours prior to the meeting at the following
registration link:
www .pasco-wa.gov/publiccomment
After registering, you will receive a confirmation email containing information about joining the webinar.
Estimated Date of the Decision: It is estimated that the Hearing Examiner will make a decision on the Special Permit within
ten (10) business days of the public hearing.
The City of Pasco welcomes full participation in public meetings by all citizens . No qualified individual with a d isability shall be
excluded or denied the benefit of participating in such meetings. If you wish to use auxiliary aids or require assistance to comment
at this public meeting , please contact the Community Development Department at (509) 545-3441 or TDD (509 ) 585-4425 at least
ten days prior to the date of the meeting to make arrangements for special needs .
Page 59 of 110
Vicinity
Map
Item: Special Permit -CBHA Pasco Clinic
Applicant(s): Dennis Dean
File #: SP 2023-021
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NAME ADDRESS CITY STATE ZIP
HOGBACK THREE RIVERS LLC 2612 W OB HILL BLVD STE H YAKIMA WA 98902
NORTHWEST QSR RE OWNER II LLC 400 E MILL PLAIN BLVD STE 401 VANCOUVER WA 98660
COLUMBIA BASIN HEAL TH ASSOCIAT 1515 E COLUMBIA ST OTHELLO WA 99344
HOGBACK BWO LLC 2612 W NOB HILL BLVD STE H YAKIMA WA 98902
HOGBACK MAYFLY LLC 2612 W NOB HILL BLVD STE H YAKIMA WA 98902
STONEGATE PASCO LTD PARTNERSHI 412 NW 5TH AVE PORTLAND OR 97209
COLUMBIA VILLAS LLC 5426 ROAD 68 #D13 PASCO WA 99301
BETTY MARIE LAND LLC 7224 SANDY RIDGE RD PASCO WA 99301
JEFF ADAMS 620 BIRCH AVE RICHLAND WA 99352
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REPORT TO HEARING EXAMINER
PUBLIC HEARING
City Hall – 525 North Third Avenue – Remote
WEDNESDAY, 14 February 2024
6:00 PM
1
MASTER FILE #: Z 2023-014
APPLICANT: Big Sky Developers, LLC c/o Peter Harpster
5426 N. Rd 68, Box D-113
Pasco WA 99301
REQUEST: REZONE: Glacier Park Rezone #2 from C-1 (Retail Business
District) to R-3 (Medium-Density Residential)
BACKGROUND
1. PROPERTY DESCRIPTION:
Legal: A portion of Lot 4 as depicted and described on Record of Survey for Plat Exemption
recorded in Volume 4 of Surveys at Page 327, under Auditor’s File Number 1964751, Records of
Franklin County, Washington being more particularly described as follows:
Beginning at the southeast corner of said Lot 4; thence South 88°10’15” West along the south line
thereof a distance of 351.92 feet; thence leaving said south line, North 01°49’45” West a distance
of 407.33 feet; thence North 89°31’00” East a distance of 371.09 feet to the east line of said lot;
thence South 00°54’37” West along the east line thereof a distance of 399.07 feet to the Point of
Beginning and the end of this description.
General Location: Northeast of the intersection of Burns Road and Ochoco Lane (Franklin County
Assessor Parcel 114330054), Pasco, Franklin County, WA.
Property Size: Approximately 3.34 acres (145696.09 square feet)
2. ACCESS: The parcel has access from Burns Road and Road 64.
3. UTILITIES: Municipal water and sewer are available in Burns Road.
4. LAND USE AND ZONING: The site is zoned C-1 (Retail Business District) and is vacant. Surrounding
properties are zoned and developed as follows:
NORTH: R-3 Vacant; farming
EAST: R-1 PSD High School #3 (Under Construction)
SOUTH: R-1 SFDUs
WEST: RS-40 Mobile Homes (COUNTY)
5. Comprehensive Plan: The Comprehensive Plan designates this site as Mixed Residential and
Commercial. The Mixed Residential and Commercial designation accommodates a diverse range
of housing at a density of 5 to 29 dwelling units per acre, as well as nonresidential uses,
commercial uses, neighborhood retail and office uses, parks and recreation areas, and civic uses,
and allows R-1 through R-4, C-1, O, and MU zones.
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. Based
on the State Environmental Policy Act (“SEPA”) checklist, Comprehensive Plan, applicable
Page 62 of 110
2
regulations, and other information, a threshold determination resulting in a Determination of
Non-Significance (DNS) was issued for this project on 11 December 2023, under WAC 197-11-158.
Mitigation:
1) A professional archaeological survey of the project area following National Historic
Preservation Act of 1966 (NHPA) Section 106 protocol shall be conducted, and a report
be produced prior to ground disturbing activities.
2) Per Franklin County, the City of Pasco shall take ownership of the segment of future
Convention Drive north of Burns Road after development.
3) This is a non-project action. Subsequent developments will require new SEPA Checklists
and Determinations.
ANALYSIS
Request
Dave Greeno, on behalf of Big Sky Developers LLC has submitted a rezone application (Z 2023-014) from
C-1 (Retail Business District) to R-3 (Medium-Density Residential), for a 3.34-acre site located north of and
adjacent to the intersection of Burns Road and Ochoco Lane (See Exhibit “B;” generally in and around
Parcel 114330054), Pasco, Franklin County, WA. The current C-1 tract located within Parcel 114 330 054
comprises approximately 3.34 acres and is vacant.
Rezone 2023-014 Calculations
Description Acres Sq.Ft. Percent
Parcel 114 330 054 Area 6.19 269,595.00 100.00%
Current R-3 Area 2.84 123,896.00 45.96%
C-1 to R-3 Rezone Area 3.34 145,699.00 54.04%
The proposed zoning change would provide for a mixed residential development with a mixture of duplex,
townhome and small detached single-family lots.
History
The site was annexed into the City in 2022 (Ordinance 4574-A) and assigned C-1 (Retail Business District)
(Ordinance 4584) in conjunction with the annexation, and in alignment with the City’s 2018- 2038 Pasco
Comprehensive Plan Land Use Map, which designated the site “Commercial;” On April 17, 2023 Council
approved Ordinance 4652, a Future Land Use Map amendment to the Pasco Comprehensive Plan,
changing the designation of the land use from “Commercial” to "Mixed Residential and Commercial.” The
Mixed Residential and Commercial designation accommodates a diverse range of housing at a density of
5 to 29 dwelling units per acre, as well as nonresidential uses, commercial uses, neighborhood retail and
office uses, parks and recreation areas, and civic uses, and allows R-1 through R-4, C-1, O, and MU zones.
On November 6, 2023 the City Council approved Ordinance 4691, amending the zoning of approximately
10.20 acres of Parcel 114 330 052, 114 330 053, and 114 330 054 from C-1 to R-3 (Z 2023-005), leaving
approximately 3.34 acres zoned C-1.
Page 63 of 110
3
Rezone Criteria
The initial review criteria for considering a rezone application are explained in PMC. 25.88.030. The criteria
are listed below as follows:
1. The date the existing zone became effective:
The site was designated C-1 (Retail Business District) zoning in conjunction with the 2022 annexation, and
in alignment with the City’s 2018- 2038 Pasco Comprehensive Plan Land Use Map, which at the time
designated the site “Commercial.”
2. The changed conditions, which are alleged to warrant other or additional zoning:
On April 17, 2023 Council approved Ordinance 4652, a Future Land Use Map amendment to the Pasco
Comprehensive Plan, changing the designation of the land use from “Commercial” to "Mixed Residential
and Commercial.”
On November 6, 2023 the City Council approved Ordinance 4691, amending the zoning of approximately
10.20 acres of Parcels 114 330 052, 114 330 053, and 114 330 054 from C-1 to R-3 (Z 2023-005), leaving
approximately 3.34 acres zoned C-1.
Residential land to accommodate recent population projections is critical for the City to keep pace with
growth and to help STEM the affordable housing crisis. According to the City's comprehensive plan, Pasco
is expected to grow by 48,238 people by the year 2038. This level of population growth will require
significant new housing stock. Conversion of 3.34 acres from commercial to medium density residential
will help lay groundwork to meet this demand. Recent construction of large new industrial facilities and
announcements of additional facilities (Amazon, Darigold, Reser's) could bring an estimated 2,500 jobs to
the City.
With such expansion of industrial jobs, workforce housing becomes critical to the economic health of the
community. Adding 3.34 acres of medium density zoning to the City's residential land base provides for a
variety of housing types and densities to help meet some of the demand for new housing, including
workforce housing. The R-3 zone in the Comprehensive Plan Mixed Residential/Commercial Land Use
designation area would allow for a diverse range of housing at a density range of 5 to 29 dwelling units
per acre.
Additionally, the Pasco School District is currently constructing a new high school immediately east of the
site. The proximity of a school to residential neighborhood is desirable in terms of reducing the number of
vehicle trips needed to transport students from home to school and eliminating the need for busing
students who live close to the school. The number of teachers and other district employees required to
operate the school would also benefit from housing choices that the development of the project site
represents.
The site's proximity to an existing commercial center reduces the potential for commercial development
on the site significantly. The distance from the site to the intersection of Road 68 and Wrigley Drive is 1.3
miles. A 3-minute drive to the City’s largest regional shopping area with the variety of commercial services
that exist there makes commercial development of the site unappealing.
3. Facts to justify the change on the basis of advancing the public health, safety and general
welfare:
A rezone from Retail Business (C-1) to R-3 (Medium-Density Residential) would allow medium-density
residential development to occur along a major arterial street. The rezone would allow for residential
density between 5 to 29 dwelling units per acre.
Page 64 of 110
4
The rezone application and proposal are consistent with the Council-approved amendments to the Pasco
Comprehensive Plan, which has been determined to be in the best interest of advancing public health,
safety and general welfare of the community.
From a public health perspective, future residential development of the site would encourage walking to
and from school. The Barbara Mcclintock science, technology, engineering, and math (STEM) Elementary
School and Mariposa Park are .7 miles from the entrance to the site, while the Rosalind Franklin STEM
Elementary School is .8 miles from the site. Additionally, the site is immediately adjacent a future high
school currently under construction. Existing neighborhoods adjoining the site are developed with
sidewalks, so safe walking routes are already in place.
In terms of public safety, the site is located 1.25 miles from Pasco Fire Station #83, well within the
established response time zone.
Safety of the future residential community will also be provided for through the implementation of the
civil, building and fire codes which mandate adequate access, fire hydrants and similar fire and life safety
requirements for all new development.
4. The effect it will have on the value and character of the adjacent property and the
Comprehensive Plan:
A change in zoning would be consistent with the comprehensive plan. According to the table in Pasco
Municipal Code (PMC) 25.215.015, the Mixed Residential and Commercial designation accommodates a
diverse range of housing at a density of 5 to 29 dwelling units per acre, as well as nonresidential uses,
commercial uses, neighborhood retail and office uses, parks and recreation areas, and civic uses, and
allows R-1 through R-4, C-1, O, and MU zones.
Further, the adjacent property’s value and character are not anticipated to be negatively affected because
mixed-use development has been established by City Council as an appropriate and beneficial use of the
site, as set forth in the City’s approved Comprehensive Plan.
The site is adjacent an existing single-family neighborhood to the south, across Burns Road, which provides
an effective separation to the medium-density residential uses that could be developed on-site. Residential
development adjacent the future high school site would also benefit the high school, as students within
the future residential development would not need to be bussed to school, and additional housing stock
could provide a convenient location for future high school employees.
The rezone application is consistent with and meets the intent of the goals and policies of the
Comprehensive Plan.
5. The effect on the property owner or owners if the request is not granted:
If the property remains with the current C-1 zoning designation the site would likely continue to remain
vacant for a while, as residential demand is currently outpacing retail commercial in the area.
While some commercial services are desirable in this area, Applicant has concluded that 3.34 acres is too
large, given the site's proximity to the regional commercial services that are conveniently located
approximately a mile away.
6. The Comprehensive Plan land use designation for the property
The City Council has recently approved an update to the Comprehensive Plan; The Land Use Element of the
Plan now designates the lot “Mixed Residential-Commercial;” both the current and the proposed zoning
district are compatible with the Comprehensive Plan Land Use designation.
Page 65 of 110
5
Mixed Residential and Commercial designation accommodates a diverse range of housing at a density of
5 to 29 dwelling units per acre, as well as nonresidential uses, commercial uses, neighborhood retail and
office uses, parks and recreation areas, and civic uses, and allows R-1 through R-4, C-1, O, and MU zones.
The proposed rezone application would implement or be consistent with the following comp plan policies:
LU-2-A Policy: Maintain sufficient land designated to accommodate residential, commercial, industrial,
educational, public facility, and open-space uses proximate to appropriate transportation and utility
infrastructure.
A rezone of this property providing for residential development would provide for future neighborhood
medium density residential land uses on a site that is adjacent to Burns Road, a principal arterial in a
location where existing utility services are available to serve future development. The proposed rezone is
consistent with the intent of this policy.
LU-2-B Policy: Facilitate planned growth within the City limits and UGA and promote infill developments
in the City limits through periodic review of growth patterns and market demand within each of the City’s
land use designations.
As the demand for residential land use increases, additional residential land and higher residential
densities provide greater flexibility for the City and landowners to meet the rising demand for new housing
units. The proximity of other medium density residential land to the site makes this infill property
particularly well suited for future residential use.
LU-4-B Policy: Encourage infill and higher density uses within proximity to major travel corridors and public
transportation service areas.
The site’s proximity to Burns Road, a planned principal arterial makes medium density residential
development of the site consistent with this land use policy.
LU-4-D Policy: Designate areas for higher density residential developments where utilities and
transportation facilities enable efficient use of capital resources.
Medium density residential development on the site would fulfill this comprehensive plan policy of placing
higher density development in areas where transportation and utility infrastructure is present, as the site
is adjacent to a principal arterial street and a 16” water main is located immediately adjacent to the site.
LU-5-A Policy: Allow a variety of residential densities throughout the UGA.
An R-3 medium density zone allows for a variety of housing types and densities, including single family
homes, patio homes, duplexes, townhomes, apartments and condominiums. High density residential
development of the site would help to implement this land use policy, while helping to satisfy the rising
demand for housing that is currently felt both locally and regionally.
LU-5-B Policy: Encourage higher residential densities within and adjacent to major travel corridors,
Downtown (Central Business District), and Broadmoor.
Burns Road, which is a planned principal arterial, would qualify as a major travel corridor and its proximity
to the site would help to implement this policy of placing higher density residential uses to adjacent to
major travel corridors.
6-A Policy: Encourage commercial and higher-density residential uses along major corridors and leverage
infrastructure availability.
The site’s proximity to a planned principal arterial street in a location where water is readily available and
capable of supporting additional development makes the proposed rezone consistent with this land use
policy.
Page 66 of 110
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H-1-A Policy: Allow for a full range of housing including single family homes, townhouses, condominiums,
apartments, and manufactured housing, accessory dwelling units, zero lot line, planned unit developments
etc.
The proposed medium density residential zoning would provide for the future development of residential
uses including patio homes, townhouses, apartments, and condominiums and so would contribute to the
full range of housing types that this policy encourages.
H-1-B Policy: Higher intensity housing should be located near arterials and neighborhood or community
shopping facilities and employment areas.
Placing a Medium Density Residential zoning on the site would implement the policy of placing higher
intensity housing near arterials. The site is conveniently located to the regional commercial services that
are located along Road 68 as well as providing easy access to the freeway.
7. Such other information as the Hearing Examiner requires
The rezone application is consistent with and meets the intent of the Comprehensive Plan, and City Council
Goals. The opportunity for a mix of residential and retail commercial uses in this area supports the Land
Use Element of the Comprehensive Plan.
STAFF FINDINGS OF FACT
Findings of fact must be entered from the record. The following are initial findings drawn from the
background and analysis section of the staff report. The Hearing Examiner may add additional findings to
this listing as the result of factual testimony and evidence submitted during the open record hearing.
1. Public notice of this hearing was sent to property owners within 300 feet of the property and
posted in the Tri-City Herald on February 27, 2024.
2. Applicant wishes to amend the zoning from C-1 (Retail Business District) to R-3 (Medium-Density
Residential) for a 3.34-acre site.
3. The site is located northeast of the intersection of Burns Road and Ochoco Lane.
4. The current C-1 tract located within Parcel 114 330 054 comprises approximately 3.34 acres.
5. The site is currently vacant.
6. The proposed R-3 zoning would match the adjoining R-3 zoned property to the north and west.
7. The site was annexed into the City in 2022 (Ordinance 4574-A)
8. The site was assigned C-1 zoning (Ordinance 4584) in conjunction with the annexation.
9. The site’s C-1 zoning aligns with the City’s 2018- 2038 Pasco Comprehensive Plan Land Use Map.
10. the City’s 2018- 2038 Pasco Comprehensive Plan Land Use Map originally designated the site
“Commercial.”
11. On April 17, 2023, Council approved Ordinance 4652, which changed the Comprehensive Plan
Land Use designation of the site from “Commercial” to "Mixed Residential and Commercial.”
12. The Mixed Residential and Commercial designation accommodates a diverse range of housing at
a density of 5 to 29 dwelling units per acre, as well as nonresidential uses, commercial uses,
neighborhood retail and office uses, parks and recreation areas, and civic uses.
13. The Mixed Residential and Commercial Comprehensive Plan Land Use designation allows R-1
through R-4, C-1, O, and MU zones.
14. On November 6, 2023 the City Council approved a rezone (Z 2023-005; Ordinance 4691) of
approximately 10.20 acres of Parcel 114 330 052, 114 330 053, and 114 330 054 from C-1 to R-3.
15. Rezone Z 2023-005 left approximately 3.34 acres zoned C-1.
Page 67 of 110
7
TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT
Before recommending approval or denial of a rezone, the Hearing Examiner must develop findings of fact
from which to draw its conclusions based upon the criteria listed in PMC 25.210.060. The criteria are as
follows:
1. The proposal is in accordance with the goals and policies of the Comprehensive Plan.
The Land Use Element of the Comprehensive Plan designates the lot “Mixed Residential and Commercial
District.” The proposed R-3 zoning district would be in alignment with the Land Use map within the City’s
Comprehensive Plan. Future potential development could additionally foster or help to implement the
following policies from the Comprehensive Plan:
LU-2-A Policy: Maintain sufficient land designated to accommodate residential, commercial, industrial,
educational, public facility, and open-space uses proximate to appropriate transportation and utility
infrastructure.
LU-2-B Policy: Facilitate planned growth within the City limits and UGA and promote infill developments in
the City limits through periodic review of growth patterns and market demand within each of the City’s
land use designations.
LU-4-B Policy: Encourage infill and higher density uses within proximity to major travel corridors and public
transportation service areas.
LU-4-D Policy: Designate areas for higher density residential developments where utilities and
transportation facilities enable efficient use of capital resources.
LU-5-A Policy: Allow a variety of residential densities throughout the UGA.
LU-5-B Policy: Encourage higher residential densities within and adjacent to major travel corridors,
Downtown (Central Business District), and Broadmoor.
6-A Policy: Encourage commercial and higher-density residential uses along major corridors and leverage
infrastructure availability.
H-1-A Policy: Allow for a full range of housing including single family homes, townhouses, condominiums,
apartments, and manufactured housing, accessory dwelling units, zero lot line, planned unit developments
etc.
H-1-B Policy: Higher intensity housing should be located near arterials and neighborhood or community
shopping facilities and employment areas.
2. The effect of the proposal on the immediate vicinity will not be materially detrimental.
The site is adjacent an existing single-family neighborhood to the south, across Burns Road, which provides
an effective separation to the medium density residential uses that could be developed on-site. Residential
development adjacent the future high school site would also benefit the high school, as students within
the future residential development would not need to be bussed to school and additional housing stock
could provide a convenient location for future high school employees.
3. There is merit and value in the proposal for the community as a whole.
The proposed zoning designation is consistent with the Comprehensive Plan Land Use Map and the Goals
and Policies as adopted by the Pasco City Council. In addition to fulfilling the goals and policies of the
Comprehensive Plan, the proposal includes infill development and promotes a healthy and robust mixed-
use environment.
4. Conditions should be imposed in order to mitigate any significant adverse impacts from the
Page 68 of 110
8
proposal.
The rezone application and anticipated project are subject to the regulations and requirements of the
Pasco Municipal Code and the City of Pasco Design and Construction Standards. As such, no conditions
should be imposed; any future development will be evaluated for significant adverse impacts at the time
of a development application, which will also be subject to review under the State Environmental Policy
Act (SEPA).
5. A Concomitant Agreement should be entered into between the City and the petitioner, and if so,
the terms and conditions of such an agreement.
If or when applicants pursue the development of this property, they will be required to conform to design
standards established by the PMC. No Concomitant Agreement is considered necessary for this application.
RECOMMENDATION
Staff recommends based on the Findings of Fact and Conclusions herein, that a Portion of Lot 4 as depicted
and described in the attached Exhibits “A” and “B,” be rezoned from C-1 (Retail Business District) to R-3
(Medium-Density Residential).
Page 69 of 110
N
5804 Road 90,
Suite H,
Pasco, WA 99301
509.380.5883 TEL
509.380.5885 FAX
EXHIBIT "A"
Page 70 of 110
EXHIBIT “B”
A portion of Lot 4 as depicted and described on Record of Survey for Plat Exemption recorded
in Volume 4 of Surveys at Page 327, under Auditor’s File Number 1964751, Records of Franklin
County, Washington being more particularly described as follows:
Beginning at the southeast corner of said Lot 4; thence South 88°10’15” West along the south
line thereof a distance of 351.92 feet; thence leaving said south line, North 01°49’45” West a
distance of 407.33 feet; thence North 89°31’00” East a distance of 371.09 feet to the east line
of said lot; thence South 00°54’37” West along the east line thereof a distance of 399.07 feet to
the Point of Beginning and the end of this description..
Page 71 of 110
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Affidavit of Mailing
In regards to MF# 22023-014
I, Carmen Patrick, hereby confirm that notification was sent by mail February 27, 2024 to the owners of
the parcels within 300 feet of the proposed site.
The attached Notification List and Notice of Public Hearing are to be used as a reference as to what was
sent and to whom received the notification .
Given under my hand and official sign y, February of 2024.
Page 85 of 110
Community Development Department
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509 .545.3441 / F: 509 .545 .3499
CITY OF PASCO
NOTICE OF PUBLIC HEARING
Si necesita ayuda para entender este aviso o necesita mas informaci6n, par favor llame al Departamento de Desarrollo
Comunitario y Econ6mico de la Ciudad de Pasco a 509 -545 -3441.
A public hearing with the Hearing Examiner will be held on March 13, 2024, at 6:00 pm
Place: Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco, Washington .
Proposal: Dave Greeno, on behalf of Big Sky Developers LLC, has submitted a Rezone application (Z 2023 -014) from C-1
(Retail Business) to R-3 {Medium -Density Residential) for a site located north of and adjacent to the intersection of Burns
Road and Ochoco Lane (Franklin County Assessor Parcel 114330054) in Section 3, Township 9 North Range 29 East, Pasco ,
WA 99301. The proposal is subject to regulations contained in the Pasco Municipal Code .
Public Comment Period: Written comments must be submitted to the Community Development Department by 5:00
p.m . on March 6, 2024 to be included in the Hearing Examiner packet. Testimony of written material may also be
submitted at the public hearing. If you have questions on the proposal , contact the Planning Division at {509) 545-3441 or
via e-mail to: planning@pasco -wa .gov .
If you wish to participate in the hearing virtually, please register at least 2 hours prior to the meeting at the following
registration link:
www.pasco-wa.gov/publiccomment
After registering, you will receive a confirmation email containing information about joining the webinar.
Estimated Date ofthe Decision: It is estimated that the Hearing Examiner will make a decision on the Special Permit within
ten {10) business days of the public hearing.
The City of Pasco welcomes full participation in publ ic meetings by all citizens . No qualified individual with a disability shall be
exc luded or denied the benefit of participating in such meetings . If you wish to use aux iliary aids or require assistance to comment
at this publ ic meeting , please contact the Community Development Department at (509 ) 545-3441 or TDD (509 ) 585 -4425 at least
ten days prior to the date of the meeting to make arrangements for special needs .
Page 86 of 110
EXHIBIT 11 B11
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JOB NO. 2210790.50
July 19, 2023
REZONE
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Page 87 of 110
\JAME ADDRESS CITY STATE ZIP
=>HILLIP A & SHANNA L BRITTAIN 6302 WESTPORT LN PASCO WA 99301
JUDY J PACKARD (TR ) 111106 E WINDWARD LN KENNEWICK WA 99338
JONALD E & PEGGY K EDWARDS (TR 6603 MISSION RIDGE DR PASCO WA 99301
111ELISSA ANN MITCHELL 6515 MISSION RIDGE DR PASCO WA 99301
~OSANNE L FRANTZ-GAINES (TR) 6511 MISSION RIDGE DR PASCO WA 99301
3EATRIZ MUNOZ RAMIREZ 6507 MISSION RIDGE DR PASCO WA 99301
::ARLOS MUNOZ 6503 MISSION RIDGE DR PASCO WA 99301
fREVOR HOOD 6307 WESTPORT LN PASCO WA 99301
JONALD L & CARMEN M ADAMS 31006 S 887 PR SE KENNEWICK WA 99338
=DWARD P & MICHELE L LARRABEE 6304 OCHOCO LN PASCO WA 99301
fROWBRIDGE INVESTMENTS LLC PO BOX 1307 GIG HARBOR WA 98335
'IJEYRA MEZA 6413 MISSION RIDGE DR PASCO WA 99301
JOSE RAMOS GONZALEZ (ETUX) 6409 MISSION RIDGE DR PASCO WA 99301
::ARLOS ALVARADO (ETUX ) 6405 MISSION RIDGE DR PASCO WA 99301
<ENNETH GEORGE PHILLIPS 6401 MISSION RIDGE DR PASCO WA 99301
3LAIR , JAMES & MONICA CORREA 6315 MISSION RIDGE DR PASCO WA 99301
_AURYN A & COURTNEY HIRAI 161 MICHELLE RD PASCO WA 99301
NRIGHT LIVING TRUST 4104 JOSHUA DR PASCO WA 99301
--lEATHER M OPHEIKENS 6313 CASHMERE LN PASCO WA 99301
~MON H CHAVARRIA Ill 6309 CASHMERE LN PASCO WA 99301
(ESENIA RAMOS (ET AL ) 6305 CASHMERE LN PASCO WA 99301
JUAN L & MARISOL GUZMAN 6304 CASHMERE LN PASCO WA 99301
STEPHEN T & BROOKE S CHRIST 6308 CASHMERE LN PASCO WA 99301
~LCIRA Y GUILLEN 6402 MISSION RIDGE DR PASCO WA 99301
1111GUEL G OROZCO 6406 MISSION RIDGE DR PASCO WA 99301
3LANCA ESTELA VALLE VARGAS 6410 MISSION RIDGE DR PASCO WA 99301
<ASEY D DEARINGER 6414 MISSION RIDGE DR PASCO WA 99301
JOSE GAMINO CALDERON (ETUX ) 6310 ROBERT WAYNE DR PASCO WA 99301
1111CHELLE Y & KAHLIL HICKS 105 PARKWAY PL TULLAHOMA TN 37388
3AW TOMMY (ETUX ) 6318 ROBERT WAYNE DR PASCO WA 99301
:=LENA R CART AGENA 6703 MISSION RIDGE DR PASCO WA 99301
:=DWARD ROLAND KOCH JR 6611 MISSION RIDGE DR PASCO WA 99301
~NDREW & ROSA CRIDDLE 6607 MISSION RIDGE DR PASCO WA 99301
~LAN J KOWALSKI (ETUX) 4004 W 4 7TH CT KENNEWICK WA 99337
JEFF ADAMS 620 BIRCH AVE RICHLAND WA 99352
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REPORT TO HEARING EXAMINER
PUBLIC HEARING
City Hall – 525 North Third Avenue – Council Chambers
WEDNESDAY, 13 March 2024
6:00 PM
1
MASTER FILE #: Z 2024-001
APPLICANT: Juan Ochoa
916 Road 56
Pasco, WA 99301
REQUEST: REZONE: 916 Road 56 (Parcel #119-631-060) Rezone from RS-
20 (Residential Suburban) to R-1 (Low-Density Residential)
Timeline:
17 Jan 2024 Application Submitted
29 Jan 2024 Application Deemed Complete
29 Jan 2024 SEPA Determination of Non-Significance Issued
28 Feb 2024 Application Noticed for Public Hearing
6 March 2024 Public Hearing Staff Report Published
BACKGROUND
1. PROPERTY DESCRIPTION:
Legal: SHORT PLAT 98-17 LOT 1
General Location: Located on northwest corner of Road 56 and Castle Holly Court.
Property Size: Approximately 3.34 Acres
2. ACCESS: The parcel has access on Road 56 and Castle Holly Court.
3. UTILITIES: Municipal water is available in Road 56 and Castle Holly Court, municipal sewer is
located approximately 750 feet to the south at the intersection of Road 56 and W Sylvester Street.
4. LAND USE AND ZONING: The site is zoned RS-20 (Residential Suburban) and is developed with a
single-family dwelling unit and various accessory structures. Surrounding properties are zoned
and developed as follows:
NORTH: RS-20 LOW DENSITY RESIDENTIAL/SINGLE FAMILY DWELLINGS
EAST: RS-20 LOW DENSITY RESIDENTIAL/SINGLE FAMILY DWELLINGS
SOUTH: RS-20 LOW DENSITY RESIDENTIAL/SINGLE FAMILY DWELLINGS
WEST: RS-20 LOW DENSITY RESIDENTIAL/SINGLE FAMILY DWELLINGS
Page 89 of 110
2
5. Comprehensive Plan: The City of Pasco Comprehensive Plan designates this 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, RS-1, R-
1, R-1-A, and R-1-A2 designations. Per Pasco Municipal Code (PMC) 25.215.015, maximum gross
density of any proposed development within any zoning district, expressed as dwelling units per
acre, shall be no less than the corresponding minimum density expressed in the Comprehensive
Plan land use density table, and no greater than the corresponding maximum density expressed
in the Comprehensive Plan land use density table, except as provided in Chapter 25.161 PMC.
This rezone request supports Housing Goal H-1 of the Comprehensive Plan, which encourages
housing for all economic segments of the city’s population consistent with the local and regional
market. The rezone request is also in line with Housing Policy H-1-A which encourages the City to
allow for a full range of housing including single family homes, townhouses, condominiums,
apartments, and manufactured housing, accessory dwelling units, zero lot line, planned unit
developments etc.
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project. Based
on the State Environmental Policy Act (“SEPA”) checklist, Comprehensive Plan, applicable
regulations, and other information, a threshold determination resulting in a Determination of
Non-Significance (DNS) for this project was issued on 22 January 2024, under WAC 197-11-158.
ANALYSIS
Request
Applicant Juan Ochoa wishes to rezone 916 Road 56 (Parcel 119-631-060) in Pasco, WA 99301 from RS-
20 (Residential Suburban) to R-1 (Low-Density Residential). The sites comprise approximately 3.34 acres.
The underlying Land Use Code is “Low Density Residential,” which specifies 3 to 6 dwelling units (DU)
per acre.
The proposed rezone does not include a project action. It is anticipated that should the rezone be
approved a subsequent subdivision project may be submitted for review. This review would include
requirements for the impacts it has on the level of service for parks, transportation, etc. Any subsequent
subdivision proposals would additionally be required to adhere to Pasco Municipal Code, including
provisions such as connectivity and residential design standards.
History
The site was annexed into the City in 2013 via Ordinance 4077 and subsequently assigned the RS-20
(Residential Suburban) zoning designation via Ordinance 4078. The site contains an existing dwelling and
pole building that were constructed around 1976.
Rezone Criteria
The initial review criteria for considering a rezone application are explained in PMC. 25.210.030. The
criteria are listed below as follows:
1. The date the existing zone became effective:
The site was assigned RS-20 zoning in 2013 via Ordinance 4078.
2. The changed conditions, which are alleged to warrant other or additional zoning:
In 2013 the site was annexed into the City and given the Low-Density Residential designation, and has
remained so since. Since 2013, the City of Pasco’s Comprehensive Plan has been updated to reflect a 3 to
6 dwelling unit (DU) requirement for the Low Density Residential Land Use Code. It is not possible to
Page 90 of 110
3
develop to the minimum density requirements without rezoning to another district allowed in the under
Low Density Residential Land Use. A rezone from RS-20 (Residential Suburban) to R-1 (Low-Density
Residential) will allow the property to be developed to density requirements of Pasco’s Comprehensive
Plan.
3. Facts to justify the change on the basis of advancing the public health, safety and general
welfare:
The Low Density Residential designation allows for RS-20, RS-12, RS-1, R-1, R-1-A, and R-1-A2 zoning;
development with a higher density of dwelling units per acre will help reduce urban sprawl and increase
home ownership.
The rezone application and proposal are consistent with the Council-approved amendments to the Pasco
Comprehensive Plan, which has been determined to be in the best interest of advancing public health,
safety and general welfare of the community.
4. The effect it will have on the value and character of the adjacent property and the
Comprehensive Plan:
A change in zoning would be consistent with the Comprehensive Plan Future Land Use Map designation
for the site which is Low Density Residential. The proposed land usage matches that of the adjacent
properties and have a positive impact on neighboring properties.
The proposed rezone would allow for development between 3 to 6 dwelling units per acre, a requirement
applicable to both the RS-20 and the R-1 zoning districts but is unobtainable due to RS-20 minimum lot size
requirements. Any subsequent development actions, such as platting, will be subject to Washington’s State
Environmental Policy Act (SEPA) review. This review includes identifying and mitigating any impacts to the
natural and built environment.
5. The effect on the property owner or owners if the request is not granted:
If this rezone request is not granted, the subject property may be developed under the development
standards for RS-20 zoning. RS-20 zoning does not allow for development meeting the minimum density
requirements in PMC 25.215.015 and the City of Pasco Comprehensive Plan would allow for development
between 3 to 6 dwelling units per acre
6. The Comprehensive Plan land use designation for the property:
The City of Pasco Comprehensive Plan designates this site as “Low Density Residential.” The Low Density
Residential designation provides a variety of residential housing at a density of 3 to 6 dwelling units per
acre, and may be assigned RS-20, RS-12, RS-1, R-1, R-1-A, and R-1-A2 zoning.
Per PMC 25.215.015 maximum gross density of any proposed development within any zoning district,
expressed as dwelling units per acre, shall be no less than the corresponding minimum density expressed
in the Comprehensive Plan land use density table, and no greater than the corresponding maximum density
expressed in the Comprehensive Plan land use density table, except as provided in Chapter 25.161 PMC.
7. Such other information as the Hearing Examiner requires:
The rezone application is consistent with and meets the intent of the Comprehensive Plan, and City Council
Goals.
Page 91 of 110
4
STAFF FINDINGS OF FACT
Findings of fact must be entered from the record. The following are initial findings drawn from the
background and analysis section of the staff report. The Hearing Examiner may add additional findings to
this listing as the result of factual testimony and evidence submitted during the open record hearing.
1. Public notice of this hearing was sent to property owners within 300 feet of the property and
posted in the Tri-City Herald on February 28th, 2024.
2. Applicant wishes to rezone Parcel 119631060 from RS-20 (Residential Suburban) to R-1 (Low-
Density Residential).
3. The sites comprise approximately 3.34 acres.
4. The underlying Land Use code specifies 3 to 6 dwelling units (DU) per acre.
5. The site was assigned RS-20 zoning in 2013 via Ordinance 4078.
6. Subsequent developments will be required to submit State Environmental Policy Act (SEPA)
Checklists that consider the elements of the environment, under WAC 197-11-444, which include
a great number of items but can briefly be described as the natural and built environment. Any
proposals that would cause a significant impact to the environment would be mitigated through
the SEPA process.
7. The City’s 2018-2038 Comprehensive Plan Land Use Map designates the site as “Low Density
Residential”.
8. The “Low Density Residential” designation may be developed with a variety of residential housing
including single family dwellings, zero lot line dwellings, multiple dwellings, duplexes, triplexes,
and courtyard apartments.
9. Parcel 119631060 contains a single-family dwelling and pole building built around 1976.
TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT
Before recommending approval or denial of a rezone, the Hearing Examiner must develop findings of fact
from which to draw its conclusions based upon the criteria listed in PMC 25.210.060. The criteria are as
follows:
1. The proposal is in accordance with the goals and policies of the Comprehensive Plan.
The Land Use Element of the Comprehensive Plan designates the lot “Low Density Residential.” A change
in zoning would be consistent with the comprehensive plan Land Use Map designation for the site and
could further the goals and policies of the Comprehensive Plan such as:
• H-1-A Allow for a full range of housing including single family homes, townhouses, condominiums,
apartments, and manufactured housing, accessory dwelling units, zero lot line, planned unit
developments etc.
• LU-2-B Policy: Facilitate planned growth within the City limits and UGA and promote infill
developments in the City limits through periodic review of growth patterns and market demand
within each of the City’s land use designations.
• LU-5-A Policy: Allow a variety of residential densities throughout the UGA.
• LU-2-F Policy: Discourage developments dependent on septic system, and at a density below the
minimum, to sustain an urban level of services.
2. The effect of the proposal on the immediate vicinity will not be materially detrimental.
This application for rezone is consistent with the Comprehensive Plan Land Use Element and meets the
intent of the Goals and Policies for the property. A rezone from RS-20 to a different zoning district would
Page 92 of 110
5
allow the property to be further developed as the current zoning does allow for development meeting
minimum density requirements.
A development action affecting the site would be subject to the State Environmental Policy Act (SEPA)
and impacts to the natural and built environment, including neighboring properties, would be considered
and mitigated through the SEPA process.
3. There is merit and value in the proposal for the community as a whole.
The proposed zoning designation is consistent with the Comprehensive Plan Land Use Map and the Goals
and Policies as adopted by the Pasco City Council. The proposal includes infill development and promotes
the goals of the Low Density Residential Land Use Map Designation.
4. Conditions should be imposed in order to mitigate any significant adverse impacts from the
proposal.
The rezone application and anticipated project are subject to the regulations and requirements of the
Pasco Municipal Code and the City of Pasco Design and Construction Standards. As such, no conditions
should be imposed; any future development will be evaluated for significant adverse impacts at the time
of a development application, which will also be subject to review under the State Environmental Policy
Act (SEPA).
5. A Concomitant Agreement should be entered into between the City and the petitioner, and if
so, the terms and conditions of such an agreement.
No Concomitant Agreement is considered necessary for this application.
RECOMMENDATION
Staff recommends based on the Findings of Fact and Conclusions herein, that 916 Road 56 (Parcel
119631060 be rezoned from RS-20 (Residential Suburban) to R-1 (Low-Density Residential).
Page 93 of 110
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Affidavit of Mailing
In regards to MF# 22024-001
I, Carmen Patrick, hereby confirm that notification was sent by mail February 28, 2024 to the owners of
the parcels within 300 feet of the proposed site.
The attached Notification List and Notice of Public Hearing are to be used as a reference as to what was
sent and to whom received the notification.
Given under my hand and official signature this 28 th day, February of 2024.
Representative's Signature
Page 107 of 110
NAME ADDRESS CITY STATE ZIP
BRUCE NOURISH 1808 BELLEVUE AVE APT 504 SEATTLWA 98122
MARK PASSMORE (ET AL) 5610 CASTLE HOLLY CT PASCO WA 99301
BRETT T & SANDY D LOTT 5710 CASTLE HOLLY CT PASCO WA 99301
JUAN P & LAURIE OCHOA 916 N ROAD 56 PASCO WA 99301
SALVADOR BARAJAS 1020 ROAD 56 PASCO WA 99301
KEITH FRANKLIN & JENNIFER ROSE 1 008 N ROAD 56 PASCO WA 99301
ASAUL & MARIA C CAMPOS 1012 N ROAD 56 PASCO WA 99301
SIDNEY & NANCY ALBANO PO BOX 3776 PASCO WA 99302
GERALD & CATHALEEN STRIEGEL 822 ROAD 57 CT PASCO WA 99301
VIKTOR & LILIYA 817 RD 57 CT PASCO WA 99301
JOHN & LAURA BUTTERFIELD 821 ROAD 57 CT PASCO WA 99301
FATIMA SCOTTO-RODRIGUEZ (ETVIR 816 ROAD 56 PASCO WA 99301
MIKE J LAKE 1023 N ROAD 60 PASCO WA 99301
BRUCE R & PATRICIA (TR) BENNET 1017 N ROAD 60 PASCO WA 99301
SCHMIDT LIVING TRUST 5819 W PARK PL PASCO WA 99301
MICHAEL & DEBORAH LEWIS 5815 W PARK PL PASCO WA 99301
CARL FOSTER (ET AL) 5816 W PARK PL PASCO WA 99301
DALE F & CLORICE V KENNEDY (TR 5820 W PARK PL PASCO WA 99301
ALFONSO & MARGARITA ESCAMILLA 5805 W SYLVESTER ST PASCO WA 99301
TRAVIS CHARLES & JAIME ANN MIC 5821 W SYLVESTER ST PASCO WA 99301
DARWIN & VICKI WESTLUND 5809 W PARK PL PASCO WA 99301
GENNADIY S & MARIA Y BARBAROSH 909 N ROAD 56 PASCO WA 99301
KYLE ROBINSON (ET AL) 821 N ROAD 56 PASCO WA 99301
ROBERT & DEBRA LYNN LOZIER (JR 1021 N ROAD 56 PASCO WA 99301
DAVID J WHITT (ETAL ) 1015 N ROAD 56 PASCO WA 99301
VIERKYS G SANCHEZ CABRERA (ETUX 1005 ROAD 56 PASCO WA 99301
SYLVIA J SCHAFFER (TRUSTEE) 921 N ROAD 56 PASCO WA 99301
JOSHUA HOWELL 1014 N ROAD 55 PASCO WA 99301
3HERYL & PETER ROBERTS 1004 ROAD 55 PASCO WA 99301
\LAN BROTHERS 1002 N ROAD 55 PASCO WA 99301
5HAUNA MARIE & KRISTOFOR HALLA 817 ROAD 56 PASCO WA 99301
~MIRO MENDOZA 1927 W SHOSHONE ST PASCO WA 99301
::;ITY OF PASCO ATT : A HATTORI 545 N 3RD AVE PASCO WA 99301
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f Cityof Iii Pasco Community Development Department
PO Box 293 , 525 N 3rd Ave, Pasco , WA 99301
P: 509 .545 .3441 / F: 509 .545 .3499
CITYOF PASCO
PUBLIC NOTICE
Si necesita ayuda para entender este aviso o necesita mas informaci6n, par favor Ila me al Departamento
de Desarrollo Comunitario y Econ6mico de la Ciudad de Pasco a 509-545 -3441.
A public hearing with the Hearing Examiner will be held on March 13, 2024 at 6:00 pm
Place: Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco , Washington .
Proposal: Juan Ochoa has subm itted a Rezone application (Z 2024-001} from RS-20 (Residential Suburban) to R-1
(Low-Density Residential) for a parcel of 3.34 acres in size , located at 916 Road 56 (Parcel# 119-631 -060) in Pasco ,
WA 99301. The proposal is subject to regulat ions contained in the Pasco Municipal Code . Future site-specific
development applications will be subject to SEPA environmental review and code requirements . Impact fees will
apply .
Public Comment Period: Written comments must be submitted to the Community Development
Department by 5:00 p.m. on March 6, 2024, to be included in the Hearing Examiner packet. If you have
questions on the proposal, contact the Planning Division at (509) 905 -2604 or via e-mail to:
hattoria@pasco -wa .gov .
If you wish to participate in the hearing virtually, please register at least 2 hours prior to the meeting
at the following registration link:
www.pasco-wa .gov/publiccomment
After registering, you will receive a confirmation email containing information about joining the
webinar.
Estimated Date of the Decision: It is estimated that the Hearing Examiner will make a recommendation
on the rezone within ten (10) days of the public hearing .
Prepared 30 January 2024 by: Andrew Hattori, Planner II , PO Box 293 Pasco, WA 99301 (509) 905 -2604
The City of Pasco we lcomes full participation in public meetings by all citizens . No qual ified in dividua l wi th a disab ility shall be
excluded or denied the benefit of participating in such meetings . If you wish to use auxi liary aids or requ ire ass istance to comment
at thi s publ ic meeting , please contact the Commun ity Development Department at (509 ) 545-3441 or TDD (509 ) 585-4425 at least
ten days prior to the da te of the meeting to make arrangements for special needs .
Page 1 of 2 Page 109 of 110
Vicinity
Map
Item: Ochoa RS-20 to R-1
Applicant(s): Juan Ochoa
File#: 22024-001 / SEPA2024-003
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