HomeMy WebLinkAbout2025.01.22 HE Special Meeting PacketAGENDA
HEARING EXAMINER MEETING
City Hall – 525 North Third Avenue
Council Chambers
WEDNESDAY, JANUARY 22, 2024
6:00 PM
This meeting is broadcast live on PSC-TV Channel 191 on Charter Cable and streamed at www.pasco-wa.com/psctvlive.
Audio equipment available for the hearing impaired; contact staff for assistance.
I. CALL TO ORDER
II. PUBLIC HEARINGS.
• PP2022-007 Madison Park North
Preliminary Plat application for a 464-lot residential subdivision on approximately
129 acres located on Parcel 114-250-018 in the R-1 zoning district. Said property is
located northeast of Burns Road and Road 52, and southwest of Roberta Road and
Road 44.
III. ADJOURNMENT
REPORT TO THE HEARING EXAMINER
City Hall – 525 North Third Avenue – Council Chambers
WEDNESDAY, 11 December 2024
6:00 PM
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MASTER FILE #: PP2022-007
APPLICANT: Dave Swisher
250 NW Franklin, Suite 402
Bend, OR 97701
REQUEST: Preliminary Plat: Subdivision of a parcel to create 464 residential building lots
within the R-1 Low Density Residential zoning district.
Timeline:
April 11, 2023 Preliminary Plat Application, PP2022-007, and SEPA Environmental
Checklist, SEPA2023-032, Submitted
April 14, 2023 Notice of Application with Optional SEPA Determination of Non-
significance Issued
April 17, 2023 Application Deemed Complete; Public Comment Received from the
Confederated Tribes and Bands of the Yakima Nation
April 27, 2023 Public Comment received from the Washington State Department of
Ecology (Ecology), and Washington State Department of
Transportation (WSDOT)
April 28, 2023 Public Comment received from the Washington State Department of
Archeology and Historic Preservation (DAHP)
May 2, 2023 Application Deemed Incomplete
February 20, 2024 Public Comment received from WSDOT
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July 2, 2024 Notice of Public Hearing PP2022-007 scheduled for July 24, 2024,
posted on the City of Pasco website and mailed to properties within
300 feet of proposed subdivision
July 7, 2024 Notice of Public Hearing for PP2022-007 Published in Tri-City Herald
Newspaper
July 9, 2024 SEPA Mitigated Determination of Non-Significance (MDNS) Issued for
Madison Park N Preliminary Plat
July 23, 2024 SEPA2023-032 MDNS Appealed, APPL2024-003, by Applicant
September 13, 2024 SEPA2023-032 MDNS Withdrawn by City of Pasco SEPA Responsible
Official
November 4, 2024 SEPA MDNS Issued for Madison Park N Preliminary Plat with a
comment period ending November 18, 2024 and appeal Period ending
November 25, 2024.
November 14, 2024 Public Comment were received from Ecology
November 18, 2024 Public Comment received from the Franklin County Planning & Building
Department, and the Confederated Tribes of the Colville Reservation
November 25, 2024 Notice of Public Hearing PP2022-007 scheduled for December 11,
2024, posted on the City of Pasco website and mailed to properties
within 300 feet of proposed subdivision
November 27, 2024 Notice of Public Hearing for PP2022-007 published in Tri-City Herald
Newspaper
December 4, 2024 Staff report distributed to Project Applicant, Property owner and
parties of record
BACKGROUND
1) PROPERTY DESCRIPTION:
Legal: THE SOUTHWEST QUARTER OF SECTION 2, TOWNSHIP 9 NORTH, RANGE 29 EAST,
W.M.,FRANKLIN COUNTY, WASHINGTON.
EXCEPT THAT PORTION THEREOF DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTH QUARTER CORNER OF SAID SECTION 2; THENCE NORTH 0°54'15"
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EAST 1736.16 FEET ALONG THE MID-SECTION LINE OF SAID SECTION 2 TO THE
NORTHEASTERLY BOUNDARY OF THAT EASEMENT DESCRIBED IN DEED RECORDED UNDER
AUDITOR'S FILE NUMBER 1952537, RECORDS OF FRANKLIN COUNTY, WASHINGTON;
THENCE
NORTH 45°15'31" WEST 217.16 FEET ALONG SAID NORTHEASTERLY BOUNDARY; THENCE
SOUTH 44°44'29" WEST 1500.00 FEET ALONG THE NORTHWESTERLY BOUNDARY OF SAID
EASEMENT; THENCE SOUTH 45°15'31" EAST 1177.05 FEET ALONG THE SOUTHWESTERLY
BOUNDARY OF SAID EASEMENT TO THE SOUTH LINE OF SAID SECTION 2; THENCE NORTH
89°08'41" EAST 346. 70 FEET ALONG SAID SOUTH LINE TO THE POINT OF BEGINNING.
(Also known as Parcel B of Survey recorded under Auditor's File No. 1967124)
General Location: Parcel 114-250-018 in Pasco, Washington.
Property Size: 132.5 acres.
2) ACCESS: The property has access from Burns Road and Roberta Road.
3) UTILITIES: Municipal water is available and will be extended to the property from the southwest;
municipal sewer will be extended to the property from the southwest.
LAND USE AND ZONING: The property is zoned R-1 Low Density Residential and is currently
undeveloped. Zoning, and current use of surrounding properties:
North: Franklin County Zoning RR-1; Rural Residential 1/Single Family Homes
East: Franklin County Zoning RR-1; Rural Residential 1/Single Family Homes
South: RS-1/PDD Suburban Planned Density Development/Single Family Homes
West: R-1/R-3 Low and Medium Density Residential/Irrigated Agriculture
4) COMPREHENSIVE PLAN: The City of Pasco Comprehensive Plan designates this site as Low
Density Residential. The Low-Density Residential Land Use designation is described as a variety
of residential housing at a density of 3 to 6 dwelling units per acre PMC 25.215.15, and may be
assigned RS-20, RS-12, RS-1, R-1, R-1-A, and R-1-A2 zoning district designations.
7) ENVIRONMENTAL DETERMINATION: The City of Pasco is the SEPA lead agency for this project.
Based on the SEPA environmental checklist (SEPA2022-032), the adopted City Comprehensive
Plan, City development regulations, and other applicable local, state, or federal laws or rules and
other information, a threshold determination resulting in a Mitigated Determination of Non-
Significance (MDNS) was issued on July 9, 2024, for this project under WAC 197-11-355. The
MDNS was subsequently withdrawn, and based on the SEPA environmental checklist (SEPA2022-
032), the adopted City Comprehensive Plan, City development regulations, and other applicable
local, state, or federal laws or rules and other information, a revised MDNS was issued on
November 4, 2024.
ANALYSIS
Request
Applicant proposes to subdivide a 129.09-acre parcel into 461 individual lots for single family
dwellings and a park within the R-1 Low Density Residential zoning district.
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History
The site was annexed into the City in 2022 via Ordinance 4574 and subsequently assigned the R-1
(Low Density Residential) zoning designation via Ordinance 4584. The site undeveloped and has
historically been used as farmland.
Lot & Right-of-Way Layout
The proposed plat would create 461 lots, with approximately 2.07 acres set aside for construction
of a privately-owned neighborhood park that would be developed with basketball and pickleball
courts, a sun shelter and picnic table area, and play equipment, all of which would be open to the
public. A network of streets would be dedicated and improved to City code and standards to provide
adequate access to all lots and to ensure access for future development. The plat also includes multi-
use paths (MUPs) for pedestrians and cyclists adjacent to Burns Road, Road 52, and Deseret Drive,
and right-of-way dedications and street improvements to each of those named roads.
The proposed lots vary in size from 5,000 sq. ft. to 37,637 sq. ft. It should be noted that a portion of
the plat falls within the “Zone 4 – Outer Approach/Departure Zone” designation which requires
residential density at a minimum of the RS-20 zoning. The lots within this airport zone designation
have been designed to have a minimum of 20,000 sq. ft. of lot size attributing to the variety of lot
sizing within the proposed plat. The site has a City of Pasco Comprehensive Plan Land Use
Designation of Low Density Residential, requiring a density between 3 and 5 dwelling units per acre
(du/ac). The plat provides a density of approximately 3.6 du/ac meeting the requirements of PMC
and the intent of the Comprehensive Plan.
STAFF FINDINGS OF FACT
1) Notice of the public hearing was sent to property owners within 300 feet of the subject property
on July 2, 2024, and published in the Tri-City Herald newspaper on July 7, 2024, and posted on
site on July 3, 2024.
2) An application for the proposed plat was submitted on April 7, 2023 and determined to be
complete on April 17, 2023.
3) A Notice of Application with SEPA Optional Determination of Non-significance was issued on
April 14, 2024.
4) The proposed site is Parcel # 114-250-018 in Pasco, WA.
5) The site’s Comprehensive Plan designation is Low Density Residential which allows for
residential development at a density between 3 and 6 dwelling units per acre.
6) The proposed number of lots equates to approximately 3.6 dwelling units per acre.
7) The site has historically been used as farmlands and is otherwise undeveloped.
8) The project will involve the construction of a network of roads within and adjacent to the
proposed plat, to provide access to the new lots and appropriate circulation within the plat and
distribution of trips to the City’s roadway network.
9) Water and sewer services will be extended to and through the development to provide
municipal services to the new lots.
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10) Per PMC 21.05.120, water rights shall be either deeded to the City or an in-lieu-of fee paid prior
to recording of any final plat. The in-lieu fee rates set by PMC 3.35.160 in effect at time of
preliminary plat application were as follows:
a. Base water right acquisition fee per residential unit: $517.50.
b. Portable water irrigation fee: 50 percent of the acreage of the parcel to be served times
3.5 acre-feet of water times $1,725 per acre foot
c. Water rights transfer fee: $1,000.
11) Per the City of Pasco Parks, Recreation and Open Space Master Plan the goal for Level of Service
(LOS) of 2 acres of neighborhood park land and 2.1 acres if community park land per 1,000
population. Based on the anticipated population that would be generated by the development
(1,632 people, assuming an average household size of 3.54 persons per household) a total of
3.26 acres of parkland are needed to meet the neighborhood park LOS goal.
12) The proposed plat provides a 2.07 acre, privately-owned but developed and open to the public
park and a total 1.35 acres of Mixed Use Paths (MUPs), with an additional 0.54 acres of active
recreation park land to be provided by the sports field being developed as part of the new Pasco
High School located to the West of the proposed plat.
13) A traffic impact analysis (TIA) dated April, 2024 was prepared by the Applicant’s consultant,
Transpo Group, to determine the proposal’s impacts to the transportation network. The TIA
indicated that 177 AM peak hour trips and 246 PM peak hour trips from the proposed plat will
utilize Road 52 north of the intersection of Road 52 and Burns Road, which is the section of
Road 52 fronting the proposed Madison Park North development. This project trips represent
69% (177 out of 257) AM peak hour trips and 73% (246 out of 336) PM peak hour trips on Road
52 north of Burns/Rd 52 intersection. The TIA also indicates that the proposed plat will
generate 30 AM peak hour trips and 42 PM peak hour trips using the portion of Burns Road
east of the Burns/Road 52 intersection. These trips represent 30% (30 out of 100) AM peak
hour trips east of Burns/Rd. 52 intersection, and 39% (42 out of 107) PM peak hour trips
anticipated to use that portion of Burns Road, which is the section fronting the south edge of
the proposed subdivision.
14) To ensure that the proposed plat makes appropriate provision for contribution of a
proportionate share to the capital costs of capital improvements necessary to provide
transportation, school, parks, recreational open space and related amenities for residents of the
City of Pasco, Traffic, Park, and School impact fees at the then-applicable impact fee rate will be
collected for each lot at the time of building permit issuance for any new residence, with traffic
impact fees of $328,976 to be payable prior to the issuance of the first building permit. Credits
and reductions to the Park impact fees will be provided, commensurate with the value of the
park land and cost of park improvements installed, at the appropriate time as determined by
the Director in accordance with RCW 82.02.060(5), PMC 3.40.090 and PMC 3.50.070 and the
Conditions of Approval of this Preliminary Plat.
15) To ensure the proposed plat makes appropriate provision for contribution towards the cost of
continued maintenance of the landscaped areas to be dedicated as public rights-of-way of major
streets adjacent to the proposed plat, the Applicant shall provide a common area maintenance
fee in the amount determined by the Director based on areal extent and maintenance cost of
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proposed major rights-of-way. The fee shall be paid at the time of substantial completion of
construction of the major street rights-of-way and landscaped areas.
16) In order to make appropriate provision for financing potential future City transportation and
utility improvements that will serve and provide a special benefit to residents of the proposed
plat, the face of the plat should include the following statement: “As a condition of approval of
this plat, pursuant to RCW 35.43.182 the owner hereby waives for a period of ten (10) years
from the date of approval of this plat the right to protest the formation of a Local Improvement
District (LID) or Utility Local Improvement District (ULID) for the financing and construction of
transportation and/or utility improvements that specially benefit property owner(s) within this
plat and are identified in the Capital Facilities Element of the City of Pasco’s Comprehensive Plan,
or documents adopted and incorporated by reference therein. This waiver shall be liberally
construed in accordance with and to accomplish the purposes of RCW 35.43.182.”
TENTATIVE CONCLUSIONS BASED ON FINDINGS OF FACT
As per PMC 21.25.060, 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) Adequate provisions are made for the public health, safety and general welfare and for open
spaces, drainage ways, streets, alleys, other public ways, water supplies, sanitary wastes, parks,
playgrounds, transit stops, schools and school grounds, sidewalks for safe walking conditions for
students, and other public needs;
The proposed subdivision will be serviced by City emergency services and proposes to develop a
privately-owned park, open to the public, approximately 2 acres in size. The proposal is also
dedicating and constructing adequate right-of-way along Deseret Drive, Road 52 and Burns Road,
and will construct the right-of-way in accordance with the requirements of PMC and the Pasco
Design and Construction Standards. These improvements are necessary to address the
transportation impacts detailed in the Applicant’s TIA, and also include the construction of new
sidewalks adjacent to the right-of-way for safe pedestrian travel as well as multi-use paths (MUPs)
along the north side of the Burns Road right-of-way, the south side of the Deseret Drive right-of-way,
and along Road 52. Utilities such as municipal water and sewer are required to be extended to and
through the right-of-way to provide access to all lots within the proposed subdivision.
Traffic, park, and school impact fees will be collected with each building permit issued for a new
dwelling to account for impacts to the transportation system, school system, and park land
improvements and maintenance. Credits and reductions to the traffic and park impact fees will be
provided in accordance with PMC 3.40.090 and PMC 3.50.070. The plat owner will waive protest to
the formation of a Local Improvement District and/or Utility Local Improvement District to the fullest
extent allowed by RCW 35.43.182.
(2) The proposed subdivision contributes to the orderly development and land use patterns in
the area;
The proposed development may contain various types of residential single family dwellings and will
match the single family dwelling pattern within the vicinity. While the range of lot sizes vary greatly
due to the proximity to Airport Zone 4 designated lands each lot will be developed to comply with
the zoning code of Low Density Residential and will be in conformance with the underlying land use
designation of Low Density Residential which applies for all of the lands in the general vicinity.
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The development will also be required to construct row-of-improvements such as curb, gutter,
sidewalk, street lighting, etc. for safe pedestrian travel and for the welfare of the residents. This will
differ from many of the surrounding properties as such right-of-way improvements are not present.
MUPs will also be provided on Burns Road, Road 52, and Deseret Lane which will connect to the
MUPs of nearby and adjacent developments.
(3) The proposed subdivision conforms to the policies, maps and narrative text of the
Comprehensive Plan;
Pasco’s Comprehensive Plan Future Land Use Map designates the land as “Low Density Residential”
which allows for the RS-20, RS-12, RS-1, R-1, R-1-A, and R-1-A2 zoning designations and allows for a
variety of residential housing at a density of 3 to 6 dwelling units per acre. The sites zoning
designation and proposed density of 6 dwelling units per acre conforms with the Comprehensive
Plan. Further, the proposal aligns with the policies of the Comprehensive Plan such as:
• Housing Policy H-3-A: Encourage innovative techniques in the design of residential
neighborhoods and mixed-use areas to provide character and variety in the community.
The proposed plat includes a variety of lot sizes ranging from lot sizes typical in the R-1 zoning
designation and the RS-20 zoning designation. Further the plat will provide a private park
and MUPs for recreation and walkability.
• Land Use Policy LU-2-E: Discourage the siting of incompatible uses adjacent to Pasco (Tri-
Cities) Airport and other essential public facilities. The proposal adheres to the requirements
of the Airport Overlay District by providing the necessary lot sizes within each compatibility
zone. The development has accounted for the siting to ensure it is compatible with the
adjacent airport and is in conformance with the Airport Overlay District.
• Land Use Policy LU-4-E: Encourage the orderly development of land by emphasizing
connectivity and efficiency of the transportation network. The proposal provides a network
of roads in conformance with Pasco’s code and requirements and sufficient to address the
number and distribution of vehicle trips generated by the proposed plat, as shown in the
Applicant’s Traffic Impact Analysis. The proposal also provides MUPs that will serve to
connect the development to adjacent developments and major roadways.
• Capital Facilities Policy CF-3-A: Assure land development proposals provide land and/or
facilities or other mitigation measures to address impacts on traffic, parks, recreational
facilities, schools, and pedestrian and bicycle trails. The proposal will provide impact fees
during the permitting process to address the impacts on traffic, parks, and schools. Further,
a concurrency evaluation and traffic impact analysis were completed as a portion of the
review and the development will construct improvements proportionately addressing the
plat’s impacts to the transportation network. The development will also construct MUPs that
may be used for pedestrian and bicycle travel to and around the area.
• Transportation Policy TR-1-F: Develop an interconnected network of streets, trails, and
other public ways during the development process while preserving neighborhood identity.
The proposal will develop a network of roads and MUPs that responsibly connect it to major
travel corridors and adjacent developments.
(4) The proposed subdivision conforms to the general purposes of any applicable policies or plans
which have been adopted by the City Council;
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The City Council has adopted the Pasco Comprehensive Plan which contains various goals and
policies of which the proposal conforms to, see example policies under (3) of this section. Further,
the proposal conforms with some Council’s 2022-2023 goals such as:
• Economic Vitality: Implementation of the Comprehensive Land Use Plan through related
actions including zoning code changes, phased sign code update, and development
regulations and standards. In November of 2023 the City Council passed Ordinance 4700
relating to residential design standards. These standards provide various housing types, lot
sizes, frontage widths etc. which the proposed plat will conform to and use.
(5) The proposed subdivision conforms to the general purposes of this title;
Title 21 “Pasco Urban Area Subdivision Regulations” contains requirements and procedures for
various subdivision types. Requirements include those for streets, lots and blocks, and application
materials for each type of subdivision action. The proposed subdivision meets the requirements of
Title 21 in all respects.
(6) The public use and interest will be served by approval of the proposed subdivision.
The proposed plat, if approved and if conditioned as recommended below, will be developed in
accordance with all City codes and standards designed to ensure the health, safety and general
welfare of the community are met. The Comprehensive Plan will be implemented through
development of this plat. These factors will ensure the public use and interest are served.
APPROVAL CONDITIONS
1) The Madison Park North subdivision shall be developed in substantial conformance with the
submitted Plat. The subdivision shall contain 461 residential lots.
2) All improvements shall be in accordance with the Pasco Municipal Code. The Pasco Municipal
Code adopts the most recent versions of 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 International Fire Code. If there are
any conflicting regulations in any of these documents, the more stringent regulation shall apply.
3) The face of the final plat shall include this statement: “As a condition of approval of this plat,
pursuant to RCW 35.43.182 the owner hereby waives for a period of ten (10) years from the
date of approval of this plat the right to protest the formation of a Local Improvement District
(LID) or Utility Local Improvement District (ULID) for the financing and construction of
transportation and/or utility improvements that specially benefit property owner(s) within this
plat and are identified in the Capital Facilities Element of the City of Pasco’s Comprehensive Plan,
or documents adopted and incorporated by reference therein. This waiver shall be liberally
construed in accordance with and to accomplish the purposes of RCW 35.43.182.”
4) The face of the final plat shall include this statement: “The individual or company making
improvements on a lot or lots of this plat is responsible for providing and installing all trench,
conduit, primary vaults, secondary junction boxes, and backfill for the PUD’s primary and
secondary distribution system in accordance with PUD specifications; said individual or company
will make full advance payment of line extension fees and will provide all necessary utility
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easements prior to PUD construction and/or connection of any electrical service to or within the
plat.”
5) The face of the final plat shall include this statement: “Property within this plat may be subject
to varying noise levels and vibrations due to proximity to the Tri-Cities Airport. Properties near
the airport may be located within height and use restriction zones as described and illustrated
by federal standards and regulations and the City of Pasco Zoning Regulations. There is the
potential that standard flight patterns will result in aircraft passing over the properties at low
altitudes and during all hours of the day. Future airport expansion including runway extensions
may impact the size and number of aircraft utilizing the airport. Developments near the airport
should assume that at any given time there will be some impact from air traffic.”
6) Per PMC 21.05.120, water rights shall be either deeded to the City or an in-lieu-of fee paid
prior to recording of any final plat. Per PMC 3.35.160 in affect at time of preliminary plat
application:
a. The base water right acquisition fee per residential unit is $517.50.
b. The portable water irrigation fee is equal to 50-percent of the acreage of the parcel
to be served times 3.5 acre-feet of water times $1,725 per acre foot
c. The water rights transfer fee is $1,000.
7) Only City and other utilities with franchise agreements are allowed in the public right-of-way.
8) Any and all overhead power is required to be re-routed below ground, unless the applicant can
demonstrate that such undergrounding is technically or financially unfeasible.
9) It shall be the responsibility of the property owner/developer to contact all utility owners to
determine their system improvement requirements. Prior to subdivision construction plan
submittal and/or review, the property owner/developer shall provide the City of Pasco written
support/approval of the proposed development from all outside utilities, public and private.
10) All fee payments for bonding of Right-Of-Way improvements and Water Rights must be paid at
or before the time of final plat being submitted for signatures.
11) Street lighting will be required per City standards.
12) All stormwater is required to be maintained and treated on site in accordance with Washington
State Department of Ecology and City of Pasco Standards.
13) All utilities to be extended to-and-through the property being developed.
14) The final plat shall detail existing conditions, such as the names of neighboring subdivisions and
property lines of all adjacent properties.
15) The final plat shall include a comment stating: “Existing regulations regarding sight distance,
fence height, and setbacks may affect the placement of fences and driveways on any corner
lots.”
16) The face of the final plat shall include this statement: “The developer shall install a common
“Estate” type fence/wall six feet in height along Burns Road as part of the infrastructure
improvements associated with the plat. The fence/wall must be constructed of masonry block.
Fence design and material must be approved by the Community and Economic Development
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Director. An approved vision triangle at the intersection of streets will be required. Following
construction of the masonry fence/wall, the City may make repairs or replace the fencing as
needed. Property owners adjoining said fence shall be responsible for payment of all costs
associated with maintenance and upkeep of the fence/wall.”
17) The developer/builder shall pay the City a "common area fee" pursuant to PMC 25.180.060(6)
and PMC 3.100, in an amount of $218,975. The fee shall be paid proportionately on a per lot
basis at the time of issuance of building permits for homes. These funds shall be placed in a fund
per PMC 3.100 and used to finance the maintenance of arterial boulevard strips. The City shall
not accept maintenance responsibility for the landscaping abutting said streets until such time
as all fees are collected for each phase that abut said streets. In lieu of $218,975 the Developer
and/or successors and assigns may elect to maintain the boulevard “common area” in
perpetuity.
18) Traffic, Park, and School impact fees at the then-applicable impact fee rate will be collected for
each lot at the time of issuance of building permits for new residences, with traffic impact fees
of $328,976 payable prior to the issuance of the first building permit. Credits and reductions to
the Park impact fees will be provided commensurate with the value of the park land and
improvements as determined by the Director in accordance with RCW 82.02.060(5), PMC
3.40.090 and PMC 3.50.070 and the Conditions of Approval of this Preliminary Plat.
19) Applicant shall ensure all proposed road alignments are designed and constructed compliance
with PMC 21.15.030(1) and (2) Street Standards in relationship to adjoining plats and their
streets.
RECOMMENDATION
Staff recommends approval of the Madison Park North Preliminary Plat located on Parcel # 114-250-
018, Pasco, WA with conditions per above.
REPORT TO THE HEARING EXAMINER
City Hall – 525 North Third Avenue – Council Chambers
WEDNESDAY, 11 December 2024
6:00 PM
1
MASTER FILE #: PP2022-007
APPLICANT: Dave Swisher
250 NW Franklin, Suite 402
Bend, OR 97701
REQUEST: Preliminary Plat: Subdivision of a parcel to create 464 residential building lots
within the R-1 Low Density Residential zoning district.
Timeline:
April 11, 2023 Preliminary Plat Application, PP2022-007, and SEPA Environmental
Checklist, SEPA2023-032, Submitted
April 14, 2023 Notice of Application with Optional SEPA Determination of Non-
significance Issued
April 17, 2023 Application Deemed Complete; Public Comment Received from the
Confederated Tribes and Bands of the Yakima Nation
April 27, 2023 Public Comment received from the Washington State Department of
Ecology (Ecology), and Washington State Department of
Transportation (WSDOT)
April 28, 2023 Public Comment received from the Washington State Department of
Archeology and Historic Preservation (DAHP)
May 2, 2023 Application Deemed Incomplete
February 20, 2024 Public Comment received from WSDOT
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July 2, 2024 Notice of Public Hearing PP2022-007 scheduled for July 24, 2024,
posted on the City of Pasco website and mailed to properties within
300 feet of proposed subdivision
July 7, 2024 Notice of Public Hearing for PP2022-007 Published in Tri-City Herald
Newspaper
July 9, 2024 SEPA Mitigated Determination of Non-Significance (MDNS) Issued for
Madison Park N Preliminary Plat
July 23, 2024 SEPA2023-032 MDNS Appealed, APPL2024-003, by Applicant
September 13, 2024 SEPA2023-032 MDNS Withdrawn by City of Pasco SEPA Responsible
Official
November 4, 2024 SEPA MDNS Issued for Madison Park N Preliminary Plat with a
comment period ending November 18, 2024 and appeal Period ending
November 25, 2024.
November 14, 2024 Public Comment were received from Ecology
November 18, 2024 Public Comment received from the Franklin County Planning & Building
Department, and the Confederated Tribes of the Colville Reservation
November 25, 2024 Notice of Public Hearing PP2022-007 scheduled for December 11,
2024, posted on the City of Pasco website and mailed to properties
within 300 feet of proposed subdivision
November 27, 2024 Notice of Public Hearing for PP2022-007 published in Tri-City Herald
Newspaper
December 4, 2024 Staff report distributed to Project Applicant, Property owner and
parties of record
BACKGROUND
1) PROPERTY DESCRIPTION:
Legal: THE SOUTHWEST QUARTER OF SECTION 2, TOWNSHIP 9 NORTH, RANGE 29 EAST,
W.M.,FRANKLIN COUNTY, WASHINGTON.
EXCEPT THAT PORTION THEREOF DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTH QUARTER CORNER OF SAID SECTION 2; THENCE NORTH 0°54'15"
VO
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D
20
2
4
.
1
2
.
0
6
3
EAST 1736.16 FEET ALONG THE MID-SECTION LINE OF SAID SECTION 2 TO THE
NORTHEASTERLY BOUNDARY OF THAT EASEMENT DESCRIBED IN DEED RECORDED UNDER
AUDITOR'S FILE NUMBER 1952537, RECORDS OF FRANKLIN COUNTY, WASHINGTON;
THENCE
NORTH 45°15'31" WEST 217.16 FEET ALONG SAID NORTHEASTERLY BOUNDARY; THENCE
SOUTH 44°44'29" WEST 1500.00 FEET ALONG THE NORTHWESTERLY BOUNDARY OF SAID
EASEMENT; THENCE SOUTH 45°15'31" EAST 1177.05 FEET ALONG THE SOUTHWESTERLY
BOUNDARY OF SAID EASEMENT TO THE SOUTH LINE OF SAID SECTION 2; THENCE NORTH
89°08'41" EAST 346. 70 FEET ALONG SAID SOUTH LINE TO THE POINT OF BEGINNING.
(Also known as Parcel B of Survey recorded under Auditor's File No. 1967124)
General Location: Parcel 114-250-018 in Pasco, Washington.
Property Size: 132.5 acres.
2) ACCESS: The property has access from Burns Road and Roberta Road.
3) UTILITIES: Municipal water is available and will be extended to the property from the southwest;
municipal sewer will be extended to the property from the southwest.
LAND USE AND ZONING: The property is zoned R-1 Low Density Residential and is currently
undeveloped. Zoning, and current use of surrounding properties:
North: Franklin County Zoning RR-1; Rural Residential 1/Single Family Homes
East: Franklin County Zoning RR-1; Rural Residential 1/Single Family Homes
South: RS-1/PDD Suburban Planned Density Development/Single Family Homes
West: R-1/R-3 Low and Medium Density Residential/Irrigated Agriculture
4) COMPREHENSIVE PLAN: The City of Pasco Comprehensive Plan designates this site as Low
Density Residential. The Low-Density Residential Land Use designation is described as a variety
of residential housing at a density of 3 to 6 dwelling units per acre PMC 25.215.15, and may be
assigned RS-20, RS-12, RS-1, R-1, R-1-A, and R-1-A2 zoning district designations.
7) ENVIRONMENTAL DETERMINATION: The City of Pasco is the SEPA lead agency for this project.
Based on the SEPA environmental checklist (SEPA2022-032), the adopted City Comprehensive
Plan, City development regulations, and other applicable local, state, or federal laws or rules and
other information, a threshold determination resulting in a Mitigated Determination of Non-
Significance (MDNS) was issued on July 9, 2024, for this project under WAC 197-11-355. The
MDNS was subsequently withdrawn, and based on the SEPA environmental checklist (SEPA2022-
032), the adopted City Comprehensive Plan, City development regulations, and other applicable
local, state, or federal laws or rules and other information, a revised MDNS was issued on
November 4, 2024.
ANALYSIS
Request
Applicant proposes to subdivide a 129.09-acre parcel into 461 individual lots for single family
dwellings and a park within the R-1 Low Density Residential zoning district.
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History
The site was annexed into the City in 2022 via Ordinance 4574 and subsequently assigned the R-1
(Low Density Residential) zoning designation via Ordinance 4584. The site undeveloped and has
historically been used as farmland.
Lot & Right-of-Way Layout
The proposed plat would create 461 lots, with approximately 2.07 acres set aside for construction
of a privately-owned neighborhood park that would be developed with basketball and pickleball
courts, a sun shelter and picnic table area, and play equipment, all of which would be open to the
public. A network of streets would be dedicated and improved to City code and standards to provide
adequate access to all lots and to ensure access for future development. The plat also includes multi-
use paths (MUPs) for pedestrians and cyclists adjacent to Burns Road, Road 52, and Deseret Drive,
and right-of-way dedications and street improvements to each of those named roads.
The proposed lots vary in size from 5,000 sq. ft. to 37,637 sq. ft. It should be noted that a portion of
the plat falls within the “Zone 4 – Outer Approach/Departure Zone” designation which requires
residential density at a minimum of the RS-20 zoning. The lots within this airport zone designation
have been designed to have a minimum of 20,000 sq. ft. of lot size attributing to the variety of lot
sizing within the proposed plat. The site has a City of Pasco Comprehensive Plan Land Use
Designation of Low Density Residential, requiring a density between 3 and 5 dwelling units per acre
(du/ac). The plat provides a density of approximately 3.6 du/ac meeting the requirements of PMC
and the intent of the Comprehensive Plan.
STAFF FINDINGS OF FACT
1) Notice of the public hearing was sent to property owners within 300 feet of the subject property
on July 2, 2024, and published in the Tri-City Herald newspaper on July 7, 2024, and posted on
site on July 3, 2024.
2) An application for the proposed plat was submitted on April 7, 2023 and determined to be
complete on April 17, 2023.
3) A Notice of Application with SEPA Optional Determination of Non-significance was issued on
April 14, 2024.
4) The proposed site is Parcel # 114-250-018 in Pasco, WA.
5) The site’s Comprehensive Plan designation is Low Density Residential which allows for
residential development at a density between 3 and 6 dwelling units per acre.
6) The proposed number of lots equates to approximately 3.6 dwelling units per acre.
7) The site has historically been used as farmlands and is otherwise undeveloped.
8) The project will involve the construction of a network of roads within and adjacent to the
proposed plat, to provide access to the new lots and appropriate circulation within the plat and
distribution of trips to the City’s roadway network.
9) Water and sewer services will be extended to and through the development to provide
municipal services to the new lots.
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10) Water rights shall be either deeded to the City or an in-lieu of fee paid prior to recording of any
final plat.
11) Per the City of Pasco Parks, Recreation and Open Space Master Plan the goal for Level of Service
(LOS) of 2 acres of neighborhood park land and 2.1 acres if community park land per 1,000
population. Based on the anticipated population that would be generated by the development
(1,632 people, assuming an average household size of 3.54 persons per household) a total of
3.26 acres of parkland are needed to meet the neighborhood park LOS goal.
12) The proposed plat provides a 2.07 acre, privately-owned but developed and open to the public
park and a total 1.35 acres of Mixed Use Paths (MUPs), with an additional 0.54 acres of active
recreation park land to be provided by the sports field being developed as part of the new Pasco
High School located to the West of the proposed plat.
13) A traffic impact analysis (TIA) dated April, 2024 was prepared by the Applicant’s consultant,
Transpo Group, to determine the proposal’s impacts to the transportation network. The TIA
indicated that 177 AM peak hour trips and 246 PM peak hour trips from the proposed plat will
utilize Road 52 north of the intersection of Road 52 and Burns Road, which is the section of
Road 52 fronting the proposed Madison Park North development. This project trips represent
69% (177 out of 257) AM peak hour trips and 73% (246 out of 336) PM peak hour trips on Road
52 north of Burns/Rd 52 intersection. The TIA also indicates that the proposed plat will
generate 30 AM peak hour trips and 42 PM peak hour trips using the portion of Burns Road
east of the Burns/Road 52 intersection. These trips represent 30% (30 out of 100) AM peak
hour trips east of Burns/Rd. 52 intersection, and 39% (42 out of 107) PM peak hour trips
anticipated to use that portion of Burns Road, which is the section fronting the south edge of
the proposed subdivision.
14) To ensure that the proposed plat makes appropriate provision for contribution of a
proportionate share to the capital costs of capital improvements necessary to provide
transportation, school, parks, recreational open space and related amenities for residents of the
City of Pasco, Traffic, Park, and School impact fees at the then-applicable impact fee rate will be
collected for each lot at the time of building permit issuance for any new residence. Credits and
reductions to the Traffic and Park impact fees will be provided at the appropriate time as
determined by the Director in accordance with RCW 82.02.060(5), PMC 3.40.090 and PMC
3.50.070.
15) To ensure the proposed plat makes appropriate provision for contribution towards the cost of
continued maintenance of the landscaped areas to be dedicated as public rights-of-way of major
streets adjacent to the proposed plat, the Applicant shall provide a common area maintenance
fee in the amount determined by the Director based on areal extent and maintenance cost of
proposed major rights-of-way. The fee shall be paid at the time of substantial completion of
construction of the major street rights-of-way and landscaped areas.
16) In order to make appropriate provision for financing potential future City transportation and
utility improvements that will serve and provide a special benefit to residents of the proposed
plat, the face of the plat should include the following statement: “As a condition of approval of
this plat, pursuant to RCW 35.43.182 the owner hereby waives for a period of ten (10) years
from the date of approval of this plat the right to protest the formation of a Local Improvement
District (LID) or Utility Local Improvement District (ULID) for the financing and construction of
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transportation and/or utility improvements that specially benefit property owner(s) within this
plat and are identified in the Capital Facilities Element of the City of Pasco’s Comprehensive Plan,
or documents adopted and incorporated by reference therein. This waiver shall be liberally
construed in accordance with and to accomplish the purposes of RCW 35.43.182.”
TENTATIVE CONCLUSIONS BASED ON FINDINGS OF FACT
As per PMC 21.25.060, 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) Adequate provisions are made for the public health, safety and general welfare and for open
spaces, drainage ways, streets, alleys, other public ways, water supplies, sanitary wastes, parks,
playgrounds, transit stops, schools and school grounds, sidewalks for safe walking conditions for
students, and other public needs;
The proposed subdivision will be serviced by City emergency services and proposes to develop a
privately-owned park, open to the public, approximately 2 acres in size. The proposal is also
dedicating and constructing adequate right-of-way along Deseret Drive, Road 52 and Burns Road,
and will construct the right-of-way in accordance with the requirements of PMC and the Pasco
Design and Construction Standards. These improvements are necessary to address the
transportation impacts detailed in the Applicant’s TIA, and also include the construction of new
sidewalks adjacent to the right-of-way for safe pedestrian travel as well as multi-use paths (MUPs)
along the north side of the Burns Road right-of-way, the south side of the Deseret Drive right-of-way,
and along Road 52. Utilities such as municipal water and sewer are required to be extended to and
through the right-of-way to provide access to all lots within the proposed subdivision.
Traffic, park, and school impact fees will be collected with each building permit issued for a new
dwelling to account for impacts to the transportation system, school system, and park land
improvements and maintenance. Credits and reductions to the traffic and park impact fees will be
provided in accordance with PMC 3.40.090 and PMC 3.50.070. The plat owner will waive protest to
the formation of a Local Improvement District and/or Utility Local Improvement District to the fullest
extent allowed by RCW 35.43.182.
(2) The proposed subdivision contributes to the orderly development and land use patterns in
the area;
The proposed development may contain various types of residential single family dwellings and will
match the single family dwelling pattern within the vicinity. While the range of lot sizes vary greatly
due to the proximity to Airport Zone 4 designated lands each lot will be developed to comply with
the zoning code of Low Density Residential and will be in conformance with the underlying land use
designation of Low Density Residential which applies for all of the lands in the general vicinity.
The development will also be required to construct row-of-improvements such as curb, gutter,
sidewalk, street lighting, etc. for safe pedestrian travel and for the welfare of the residents. This will
differ from many of the surrounding properties as such row-of-way improvements are not present.
MUPs will also be provided on Burns Road, Road 52, and Deseret Lane which will connect to the
MUPs of nearby and adjacent developments.
(3) The proposed subdivision conforms to the policies, maps and narrative text of the
Comprehensive Plan;
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Pasco’s Comprehensive Plan Future Land Use Map designates the land as “Low Density Residential”
which allows for the RS-20, RS-12, RS-1, R-1, R-1-A, and R-1-A2 zoning designations and allows for a
variety of residential housing at a density of 3 to 6 dwelling units per acre. The sites zoning
designation and proposed density of 6 dwelling units per acre conforms with the Comprehensive
Plan. Further, the proposal aligns with the policies of the Comprehensive Plan such as:
• Housing Policy H-3-A: Encourage innovative techniques in the design of residential
neighborhoods and mixed-use areas to provide character and variety in the community.
The proposed plat includes a variety of lot sizes ranging from lot sizes typical in the R-1 zoning
designation and the RS-20 zoning designation. Further the plat will provide a private park
and MUPs for recreation and walkability.
• Land Use Policy LU-2-E: Discourage the siting of incompatible uses adjacent to Pasco (Tri-
Cities) Airport and other essential public facilities. The proposal adheres to the requirements
of the Airport Overlay District by providing the necessary lot sizes within each compatibility
zone. The development has accounted for the siting to ensure it is compatible with the
adjacent airport and is in conformance with the Airport Overlay District.
• Land Use Policy LU-4-E: Encourage the orderly development of land by emphasizing
connectivity and efficiency of the transportation network. The proposal provides a network
of roads in conformance with Pasco’s code and requirements and sufficient to address the
number and distribution of vehicle trips generated by the proposed plat, as shown in the
Applicant’s Traffic Impact Analysis. The proposal also provides MUPs that will serve to
connect the development to adjacent developments and major roadways.
• Capital Facilities Policy CF-3-A: Assure land development proposals provide land and/or
facilities or other mitigation measures to address impacts on traffic, parks, recreational
facilities, schools, and pedestrian and bicycle trails. The proposal will provide impact fees
during the permitting process to address the impacts on traffic, parks, and schools. Further,
a concurrency evaluation and traffic impact analysis were completed as a portion of the
review and the development will construct improvements proportionately addressing the
plat’s impacts to the transportation network. The development will also construct MUPs that
may be used for pedestrian and bicycle travel to and around the area.
• Transportation Policy TR-1-F: Develop an interconnected network of streets, trails, and
other public ways during the development process while preserving neighborhood identity.
The proposal will develop a network of roads and MUPs that responsibly connect it to major
travel corridors and adjacent developments.
(4) The proposed subdivision conforms to the general purposes of any applicable policies or plans
which have been adopted by the City Council;
The City Council has adopted the Pasco Comprehensive Plan which contains various goals and
policies of which the proposal conforms to, see example policies under (3) of this section. Further,
the proposal conforms with some Council’s 2022-2023 goals such as:
• Economic Vitality: Implementation of the Comprehensive Land Use Plan through related
actions including zoning code changes, phased sign code update, and development
regulations and standards. In November of 2023 the City Council passed Ordinance 4700
relating to residential design standards. These standards provide various housing types, lot
sizes, frontage widths etc. which the proposed plat will conform to and use.
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(5) The proposed subdivision conforms to the general purposes of this title;
Title 21 “Pasco Urban Area Subdivision Regulations” contains requirements and procedures for
various subdivision types. Requirements include those for streets, lots and blocks, and application
materials for each type of subdivision action. The proposed subdivision meets the requirements of
Title 21 in all respects.
(6) The public use and interest will be served by approval of the proposed subdivision.
The proposed plat, if approved and if conditioned as recommended below, will be developed in
accordance with all City codes and standards designed to ensure the health, safety and general
welfare of the community are met. The Comprehensive Plan will be implemented through developed
of this plat. These factors will ensure the public use and interest are served.
APPROVAL CONDITIONS
1) The Madison Park North subdivision shall be developed in substantial conformance with the
submitted Plat. The subdivision shall contain 461 residential lots.
2) All improvements shall be in accordance with the Pasco Municipal Code. The Pasco Municipal
Code adopts the most recent versions of 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 International Fire Code. If there are
any conflicting regulations in any of these documents, the more stringent regulation shall apply.
3) The face of the final plat shall include this statement: “As a condition of approval of this plat,
pursuant to RCW 35.43.182 the owner hereby waives for a period of ten (10) years from the
date of approval of this plat the right to protest the formation of a Local Improvement District
(LID) or Utility Local Improvement District (ULID) for the financing and construction of
transportation and/or utility improvements that specially benefit property owner(s) within this
plat and are identified in the Capital Facilities Element of the City of Pasco’s Comprehensive Plan,
or documents adopted and incorporated by reference therein. This waiver shall be liberally
construed in accordance with and to accomplish the purposes of RCW 35.43.182.”
4) The face of the final plat shall include this statement: “The individual or company making
improvements on a lot or lots of this plat is responsible for providing and installing all trench,
conduit, primary vaults, secondary junction boxes, and backfill for the PUD’s primary and
secondary distribution system in accordance with PUD specifications; said individual or company
will make full advance payment of line extension fees and will provide all necessary utility
easements prior to PUD construction and/or connection of any electrical service to or within the
plat.”
5) The face of the final plat shall include this statement: “Property within this plat may be subject
to varying noise levels and vibrations due to proximity to the Tri-Cities Airport. Properties near
the airport may be located within height and use restriction zones as described and illustrated
by federal standards and regulations and the City of Pasco Zoning Regulations. There is the
potential that standard flight patterns will result in aircraft passing over the properties at low
altitudes and during all hours of the day. Future airport expansion including runway extensions
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may impact the size and number of aircraft utilizing the airport. Developments near the airport
should assume that at any given time there will be some impact from air traffic.”
6) Any existing water rights associated with the subject property shall be transferred to the City as
a condition of approval. If no water rights are available then the property owner, in accordance
with PMC 21.05.120, shall pay to the City, in lieu thereof, a water rights acquisition fee as
established in the City Fee Summary Ordinance as identified in PMC 3.35.
7) Only City and other utilities with franchise agreements are allowed in the public right-of-way.
8) Any and all overhead power is required to be re-routed below ground, unless the applicant can
demonstrate that such undergrounding is technically or financially unfeasible.
9) It shall be the responsibility of the property owner/developer to contact all utility owners to
determine their system improvement requirements. Prior to subdivision construction plan
submittal and/or review, the property owner/developer shall provide the City of Pasco written
support/approval of the proposed development from all outside utilities, public and private.
10) All fee payments for bonding of Right-Of-Way improvements and Water Rights must be paid at
or before the time of final plat being submitted for signatures.
11) Street lighting will be required per City standards.
12) All stormwater is required to be maintained and treated on site in accordance with Washington
State Department of Ecology and City of Pasco Standards.
13) All utilities to be extended to-and-through the property being developed.
14) The final plat shall detail existing conditions, such as the names of neighboring subdivisions and
property lines of all adjacent properties.
15) The final plat shall include a comment stating: “Existing regulations regarding sight distance,
fence height, and setbacks may affect the placement of fences and driveways on any corner
lots.”
16) The face of the final plat shall include this statement: “The developer shall install a common
“Estate” type fence/wall six feet in height along Burns Road as part of the infrastructure
improvements associated with the plat. The fence/wall must be constructed of masonry block.
Fence design and material must be approved by the Community and Economic Development
Director. An approved vision triangle at the intersection of streets will be required. Following
construction of the masonry fence/wall, the City may make repairs or replace the fencing as
needed. Property owners adjoining said fence shall be responsible for payment of all costs
associated with maintenance and upkeep of the fence/wall.”
17) The developer/builder shall pay the City a "common area fee" pursuant to PMC 25.180.060(6)
and PMC 3.100, in an amount of $218,975. The fee shall be paid proportionately on a per lot
basis the time of issuance of building permits for homes. These funds shall be placed in a fund
per PMC 3.100, and used to finance the maintenance of arterial boulevard strips. The City shall
not accept maintenance responsibility for the landscaping abutting said streets until such time
as all fees are collected for each phase that abut said streets. In lieu of $218,975 the Developer
and/or successors and assigns may elect to maintain the boulevard “common area” in
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perpetuity.
18) Traffic, Park, and School impact fees at the then-applicable impact fee rate will be collected for
each lot at the time of issuance of building permits for new residences. Credits and reductions
to the Traffic and Park impact fees will be provided in the amounts determined appropriate by
the Director in accordance with RCW 82.02.060(5), PMC 3.40.090 and PMC 3.50.070.
19) Applicant shall ensure all proposed road alignments are in compliance with PMC 21.15.020(2)
Street Standards in relationship to adjoining plats and their streets.
RECOMMENDATION
Staff recommends approval of the Madison Park North Preliminary Plat located on Parcel # 114-250-
018, Pasco, WA with conditions per above.
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ityof Community & Economic Development Department
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509.545.3441 / F: 509.545.3499
CITY OF PASCO
PRELIMINARY PLAT APPLICATION
Master File # Date Submitted: t/-7-2--3------
Applicant Info Owner Info
(if different than applicant)
Name: Name: Farm 2005, LLC Dave Swisher
Address: 250 NW Franklin, Suite 402 Address: 26 99 N Road 6 8
Bend, OR 97701 Pasco, WA 9930 1
Phone: Phone: (541 )78 8-8971
Email: Email: dave@daveswisher.com westent1@hotmail.com
Project Address:_N_E_c _o_rn_e_r _o_f_B_u _rn_s_R _o _ad_&_R_o_a_d_5 _2 __
Project Parcel Number: __ 11_4_2�5_0 _0_1 _8 ______ _
Current Zoning: R,-1, Low Density Residential
Gross square footage of property: 5,7721520.79
Number of lots proposed: _4--=-6=0=-------------
Source of domestic water:_..,.C....,it,.y_,,o..,_f..._P .... a ... s""'co ______ _
Method of sewage disposa I: ---=C=it=-1-y ...... o..._f..,_P-=a=s=co=---------
Development var iations (density increase, planned density development, planned unit development,
etc.):
Planned Density Development
Description of proposal: Subdivide approximately 132.5 acres of land into 460 residential lots using
the Planned Density Development standards in an R-1 zone.
Updated May 2021 Page 5 of 6
Access to proposed plat (existing or proposed): Access to the proposed plat will be provided by
Burns Road on the south, Road 52 on the west, Deseret Drive on the north, and Road 44 on the
east.
NOTE: Provide a variance report giving a list and mailing address of owners of all property within 300
feet of the applicant's property, as shown by a local title company OR payment of $50.00 which shall
be utilized by the City to obtain a current list of property owners of all properties within 300 feet of the
applicant's property.
Application fee
Per Lot Fee
Environmental Checklist
Radius Notification
TOTAL
□Preliminary Plat
(physical &
electronic)
□SEPA checklist
Applicant Signature
Page 6 of 6
$ 700.00
$ 30.00 per lot ($950.00 max)
$ 75.00 $ 50.00
$
□Fee □Title Report
Date
'11 PifSco Community & Economic Development Department
PO Box 293, 525 N 3'd Ave, Pasco, WA 99301
P: 509.545.3441 / F: 509.545.3499
CITY OF PASCO
PRELIMINARY PLAT APPLICATION
PURPOSE: The purpose of a preliminary plat is to provide the owner(s) of property wishing to divide
their property into two or more lots and the City an opportunity to review the overall concept prior to
initial development. The intent of the preliminary plat process is to promote orderly and efficient
community growth within the requirements of RCW 58.17.035.
1.Prior to the filing of an application for approval of a preliminary plat, it is suggested that the
subdivider, or his/her agent, contact the Planning Department to discuss the requirement for
the preliminary plat.
REQUIREMENTS:
1.Title report current within thirty (30) days
2.Application fee (see below)
3.Electronic copy of plat and adjacent properties, as defined below, in AutoCAD format for
importation into the City's Geographic Information System (GIS)
4.A completed SEPA checklist
5.An accepted traffic impact analysis (TIA) may be required per the Pasco Design and
Construction Standards.
6.Four (4) hard copies of a professionally drawn Preliminary Plat map in ANSi D size {22x34
inches) Clearly showing:
a.General information. The following general information shall appear on each sheet
of a preliminary plat:
i.Proposed name of the subdivision along with the words "Preliminary Plat."
Names shall not be deceptively similar to names of existing subdivisions;
ii.Name and address of the applicant/ developer and owner;
iii.Name and address of the professional engineer or surveyor who prepared the
preliminary plat;
iv.Numeric scale, graphic scale, true north point and date of preparation;
v.Location of boundary lines in relation to section, quarter-section or quarter
quarter section lines and any adjacent corporate boundaries;
vi.A vicinity map sufficient to define the location and boundaries of the
proposed subdivision with respect to surrounding property, streets and other
major man-made and natural features shall appear on the preliminary plat.
b.Existing conditions. Information on existing conditions shall appear on preliminary
plats as follows:
Updated May 2021 Page 1 of 6
i.Right-of Way and Parcel lines of completed and current preliminary adjacent
subdivisions and/or properties within½ mile;
ii.Existing Topographic features, including all utilities and contours at 5 foot
intervals;
iii.Location, width and name of each existing or platted street or other right-of
way, parks and other public open spaces, and permanent buildings, within the
proposed subdivision;
iv.The location, widths and purposes of any existing easements lying within or
adjacent to the proposed subdivision as described in item 'I' above;
v. The location of any well within the proposed subdivision or withi n one
hundred (100) feet of the boundaries of the proposed subdivision.
c.Proposed Development. Preliminary plats shall contain the following information
about proposed developments:
i.Location and width of proposed streets, alleys, pedestrian ways and
easements;
ii.Indication of any portion or portions of the preliminary plat for which
separate or successive final plats will be filed;
iii.Layout, numbers and approximate dimensions of lots and numbers of blocks;
iv.Location and size of all proposed parks, playgrounds, church sites, or other
special uses of land considered for dedication, or reservation by deed of
covenant for special use or for use of all property owners in the subdivision
and any conditions of such dedication or reservation;
v.Indication of proposed land use;
vi.P:.roposed contours, as necessary, to clearly depict future improvements;
vii.Two copies of proposed street grades may be required by the City Engineer
where conditions warrant their being furnished.
viii.For proposed subdivisions involving residential land uses, a Table shall be
provided on the preliminary plat containing the following information:
1.Total area of proposed plat in acres;
2.Number of lots and square footage of each lot;
3.Minimum lot size;
4.Maximum lot size;
5.Average lot size;
6.Number of lots per phase; and
7.Total area of proposed rights-of-way per phase.
ix.Preliminary layout of water, storm drainage and sanitary sewer systems.
PUBLIC HEARING: Upon receipt of a fully completed, and accepted, application for preliminary plat
approval, a date shall be set for an open record hearing before the Hearing Examiner.
Upon conclusion of the public hearing, the Hearing Examiner shall approve the preliminary plat with
or without conditions or deny the preliminary plat. The Hearing Examiner shall make and enter into
findings from the record and conclusions thereof as to whether or not:
Page 2 of 6
1.Adequate provisions are made for the public health, safety and general welfare and for open
spaces, drainage ways, streets, alleys, other public ways, water supplies, sanitary wastes, parks,
playgrounds, transit stops, schools and school grounds, sidewalks for safe walking conditions
for students and other public needs;
2.The proposed subdivision contributes to the orderly development and land use patterns in the
area;
3.The proposed subdivision conforms to the policies, maps and narrative text of the
Comprehensive Plan;
4.The proposed subdivision conforms to the general purposes of any applicable policies or plans
which have been adopted by the City Council;
5.The proposed subdivision conforms to the general purposes of this Title;
6.The public use and interest will be served by approval of the proposed subdivision.
NOTICE OF DECISION: Following adoption of a resolution approving or denying a preliminary plat, the
applicant shall be notified of the Hearing Examiner's action. The notice shall inform the applicant of
applicable time limitations for final plat submittal if the preliminary plat was approved. The approved
preliminary plat does not constitute an acceptance of the subdivision, but is deemed to be an
authorization to proceed with preparation of the final plat.
ADJUSTMENTS:
1.Minor Adjustments. Minor adjustments may be made and approved by the City Planner. Minor
adjustments are those which may affect the precise dimensions of the plat but which do not
affect the basic character or arrangement of the lots and streets. The adjustments cannot be
inconsistent with the requirements of the preliminary plat approval. The adjustments cannot
cause the subdivision to be in violation of this title, the zoning ordinance, any other applicable
City land use controls, Chapter 58.17 RCW, or any other applicable state law or regulation.
2.Major Adjustments. Major adjustments are those, when determined by the City Planner, that
substantially change the basic design, layout, open space or other requirements of the plat.
When the City Planner determines a change constitutes a major adjustment, a new application
for a preliminary plat is required and shall be processed as a new and separate application.
3.Time Limitations. A preliminary plat shall be valid for a five-year period following Hearing
Examiner approval of the preliminary plat.
LARGE DEVELOPMENTS:
In order to discourage premature subdivision and unfeasible improvements of streets, the following
procedure is provided for:
1.When a developer or group of developers have in their control an area of land which they wish
to plat, but of such a large size that the sale of a majority of the lots in the area would take
more than a year, they may cause to be prepared a preliminary plat for the entire area of
development;
2.On such preliminary plat, development divisions may be designated;
3.Upon approval of the preliminary plat, the developer may cause to be prepared a final plat for
one or more development divisions, provided the order of development allows for the
Page 3 of 6
provision of utilities and streets with proper alignment with existing and future utilities and
streets;
4.Each development division shall be considered as a final plat and provisions of these
regulations shall be complied with for such development division.
Additional Considerations:
Due to the potential changes resulting from the Transportation Impact Analysis {TIA}, plans depicting
civil improvements within the plat shall not be submitted for review until the TIA, for the entire
preliminary plat, is completed and accepted by the City Engineer.
Page4of6
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SYMBOL DESCRIPTION QTY
SIDEWALKS AND PAVEMENT 18,258 SF
ENGINEERED WOOD FIBER SAFETY SURFACING 1,809 SF
HYDROSEEDED LAWN 69,862 SF
POURED IN PLACE SAFETY SURFACE 1,859 SF
REFERENCE NOTES SCHEDULE
SEWER
EASEMENT
LIMITS OF
PROPOSED PARK
KAU
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48"72"72"
NO EQU
I
P
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E
N
T
36"
48"
PLAY AREA - POURED IN PLACE SURFACING
UNDER PLAY EQUIPMENT WITH ENGINEERED
WOOD FIBER MULCH AT PERIMETER.
(1) SMALL 2-5 PLAY STRUCTURE
(1) SMALL 5-12 PLAY STRUCTURE
(1) SINGLE BAY SWING SET
SPORTS COURTS -
(1) BASKETBALL COURT ON ASPHALT OR CONCRETE PAD
(1) PICKLBALL COURT WITH SURFACING OVER CONCRETE PAD
CONCRETE OR ASPHALT
SIDEWALKS/PATHS
TREES - 2" CALIPER OR SIMILAR, APPROXIMATELY 40.
VARIETIES T.B.D.
HYDROSEEDED LAWN GRASS, TYPICAL.
FENCE LINE
FENCE LINE
SITE AMENITIES -
(2) PICNIC TABLES
(2) TRASH RECEPTACLES
(2 BENCHES, LOCATION T.B.D.
16'x16' SHADE STRUCTURE
UNDEVELOPED
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SCALE:AS SHOWN NORTH
R
0
SCALE:1" = 30'-0"
30'60'
NOTES:
1.THIS PARK WILL BE ADA COMPLIANT.
2.IMPROVEMENTS WILL BE OF SIMILAR COMPOSITION AND QUALITY TO
THOSE RECENTLY INSTALLED BY THE CITY AS PART OF THEIR PALOMINO
PARK PROJECT.
3.THE CITY'S CAPITAL FACILITIES PLAN FOR PARKS ( PARKS, RECREATION,
& OPEN SPACE MASTER PLAN) AND THE CITY'S COMPREHENSIVE PLAN
FORECAST THE NEED FOR PARK INFRASTRUCTURE IN UNDEVELOPED
AREAS BY ESTABLISHING LEVEL OF SERVICE CRITERIA. THE PROPOSED
PARK, IF REQUIRED AS A CONDITION OF APPROVAL OF THIS
PRELIMINARY PLAT, WILL BE CONSTRUCTED AND OPERATED AS A
PRIVATELY OWNED PUBLIC OPEN SPACE, PROVIDING PARK FACILITIES
TO PASCO RESIDENTS BOTH INSIDE AND OUTSIDE THE EXTENTS OF THE
PROPOSED DEVELOPMENT. THIS PARK WOULD MEET THE CITY'S NEED
FOR ADDITIONAL PUBLIC PARK FACILITIES AS IDENTIFIED IN THE CITY'S
CAPITAL FACILITIES PLAN FOR PARKS AND WOULD BENEFIT CITY
RESIDENTS BOTH INSIDE AND OUTSIDE THE PROPOSED DEVELOPMENT.
IF CONSTRUCTION OF THIS PARK IS REQUIRED BY THE CITY AS A
CONDITION OF APPROVAL FOR THIS PRELIMINARY PLAT.
·THE PARK WILL BE OWNED AND OPERATED BY A HOMEOWNERS
ASSOCIATION.
·THE DEVELOPER WILL CONSTRUCT THE SHOWN PARK AND MAKE
IT AVAILABLE FOR PUBLIC USE.
·THE PARK WILL INCLUDE THE NEIGHBORHOOD PARK FEATURES
IDENTIFIED IN PMC 3.50.060 ( LAWN, AN IRRIGATION SYSTEM,
PATHWAYS, TREES, PLAYGROUND EQUIPMENT, BALL COURTS AND
SUN SHELTERS).
4.IF REQUIRED AS A CONDITION OF APPROVAL FOR THIS PRELIMINARY
PLAT, THE SHOWN PARK WILL BE CONSTRUCTED. IF NOT REQUIRED AS A
CONDITION OF APPROVAL FOR THE THIS PRELIMINARY PLAT, THE
SHOWN PARK WILL NOT BE CONSTRUCTED, AND INSTEAD LOTS 450, 451,
452 WILL BE INCLUDED IN THE APPROVAL ALONG WITH THE
UNDEVELOPED TRACT IN THE SOUTHWEST CORNER OF THE SITE.
.
WILL BE INCLUDED IN THE APPROVAL ALONG WITH THE
Burns Road *Required build today is 3 lane road section plus bike lanes and sidewalk/multi-use
Prinicpal Arterial
Future Final Build Out Today's Build Out
84.5 2 Mixed use path buffer 84.5 2 Mixed use path buffer
72.5 12 Mixed use path 72.5 12 Mixed use path
66 6.5 Curb & Landscape Buffer (including mixed use path buffer)44 28.5 Curb & Landscape Buffer (including mixed use path buffer)
61 5 Bike Lane (including gutter)39 5 Bike Lane (including gutter)
50 11 Thru traffic lane 28 11 Thru traffic lane
39 11 Thru traffic lane 16 12 Center turn lane
27 12 Center turn lane 5 11 Thru traffic lane
16 11 Thru traffic lane 5 Bike Lane (including gutter)
5 11 Thru traffic lane 6.5 Landscape Buffer
5 Bike Lane (including gutter)7 Sidewalk
6.5 Curb & Landscape Buffer
7 Sidewalk
ROW Width 100 ROW Width 100
Burns Road Face of south curb to north ROW 86.5 Burns Road Face of south curb to north ROW 86.5
BOC 67 BOC 45
Distance from S
face of Curb [ft] Width [ft] ROW Component
Distance from S
face of Curb [ft] Width [ft] ROW Component
Collector 3-lane
2 Mixed use path buffer
12 Mixed use path
6.5 Curb & Landscape Buffer (including mixed use path buffer)
1 Gutter
4 Bike Lane
11 Thru traffic lane
12 Center turn lane
11 Thru traffic lane
4 Bike Lane
1 Gutter
6.5 Curb & Landscape Buffer
7 Sidewalk
2 Buffer
ROW Width 80
BOC 45
Width [ft] ROW Component
Convention Drive, Deseret
Dr & Road 52
Neighborhood Collector / Local Access - Option 1
5 Sidewalk
6 Curb & Landscape Buffer
1 Gutter
8 Parking
10 Thru traffic lane
10 Thru traffic lane
8 Parking
1 Gutter
6 Curb & Landscape Buffer
5 Sidewalk
ROW Width 60
BOC 39
Neighborhood Collector / Local Access - Option 2
5.5 Landscape
5.5 Curb & Sidewalk
1 Gutter
8 Parking
10 Thru traffic lane
10 Thru traffic lane
8 Parking
1 Gutter
5.5 Curb & Sidewalk
5.5 Landscape
ROW Width 60
BOC 39
Width [ft] ROW Component
Width [ft] ROW Component
Road 60 Arterial
Future Final Build Out Today's Build Out
2 Mixed use path buffer 2 Mixed use path buffer
12 Mixed use path 12 Mixed use path
6.5 Curb & Landscape Buffer (including mixed use path buffer)13 Curb & Landscape Buffer (including mixed use path buffer)
5 Bike Lane (inclusive of gutter)1 Gutter
11 Thru traffic lane 5 Bike Lane
11 Thru traffic lane 11 Thru traffic lane
12 Center turn lane 12 Center turn lane
11 Thru traffic lane 11 Thru traffic lane
11 Thru traffic lane 5 Bike Lane
5 Bike Lane (inclusive of gutter)1 Gutter
6.5 Curb & Landscape Buffer 20 Curb & Landscape Buffer
7 Sidewalk 7 Sidewalk
ROW Width 100 ROW Width 100
BOC 67 BOC 47
ROW ComponentWidth [ft] ROW Component Width [ft]
Community Development Department
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509.545.3441 / F: 509.545.3499
NOTICE OF APPLICATION/SEPA DETERMINATION
(Optional DNS Process)
Si necesita ayuda para entender este aviso o necesita más información, por favor llame al Departamento de Desarrollo Comunitario y
Económico de la Ciudad de Pasco a 509-545-3441.
SEPA Comment Period Deadlines: April 28, 2023
Proposal:Dave Swisher on behalf of Farm 2005, LLC, has submitted a SEPA Checklist (SEPA2023-032) for a 460-lot single family
subdivision on approximately 132.5 acres. The location is parcel #114-250-018 in Pasco, WA 99301 said property off Burns Road. 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
April 28, 2023. Only comments received by the referenced date will be included in the SEPA record. If you have questions on
the proposal, contact the Planning Division at (509) 545-3441 or via e-mail to: barragani@pasco-wa.gov.
Open Record Hearing:No public hearing is required. The SEPA determination will be established administratively by the Pasco SEPA
Administrator.
Determination of Completeness: The application has been declared complete for the purpose of processing.
Environmental Documents and/or Studies Applicable to this Application: Environmental Determination No. SEPA2023-032 has been
assigned to this proposal. The SEPA comment period will end April 28, 2023.It is probable that a Determination of Non-Significance
or Mitigated Determination of Non-Significance will be issued for this proposal (WAC 197.11.355 optional DNS process). This may be
the only opportunity to comment on the environmental impacts of this proposal or to appeal any State Environmental Policy Act
related decisions. A copy of the subsequent threshold determination and any other information concerning this action may be
obtained by contacting the City of Pasco Planning Department.
Required Permits: A building permit and right-of-way permit will be required before any ground disturbing activities begin.
Preliminary Determination of Regulations Used for Project Mitigation:To evaluate the impactsof the proposed project, the following
may be used for mitigation, consistency, and the development of findings and conclusions:
Title 12 (Streets and Sidewalks), Title 16 (Buildings and Construction), Title 25 (Zoning), regulations of the Pasco Municipal
Code, and the land use policies contained in the Pasco Comprehensive Plan;
Regulations of the Washington State Department of Fish and Wildlife, Washington State Department of Ecology, and
Washington State Department of Natural Resources;
Other required agency evaluations, approvals, permits, and mitigations as necessary.
Estimated Date of the Decision: A DNS or MDNS will be issued following the close of the comment period on April 28, 2023.
To Receive Notification of the Environmental Determination:Contact the Pasco Planning Division at the address or telephone number
below.
Appeals:You may appeal the subsequent threshold determination by submitting an appeal to the address below within 10 days of
issuance. The appeal must be in written form, contain a concise statement of the matter being appealed and the basic rationale for
the appeal. A fee is required per the City's Fee Resolution. Please note that failure to file a timely and complete appeal shall constitute
a waiver of all rights to an administrative appeal under City code. All comments or appeals are to be directed to the City of Pasco
Planning Department, PO Box 293, Pasco, WA, 99301, Attn: Rick White.
Prepared April 14, 2023 by: Ivan Barragan, Planner I, PO Box 293 Pasco, WA 99301 (509) 545-3441
1
Jeff Adams
From:Corrine Camuso <Corrine_Camuso@Yakama.com>
Sent:Monday, April 17, 2023 9:14 AM
To:Ivan Barragan
Cc:Casey Barney; Jessica Lally; sepa@dahp.wa.gov
Subject:Re: SEPA Checklist - Madison Park North - SEPA2023-032
[NOTICE: This message originated outside of City of Pasco ‐‐ DO NOT CLICK on links or open attachments unless you are
sure the content is safe.]
Thank you for contacting us regarding the proposed undertaking located within the Ceded Lands of the
Yakama Nation. The project is within a high risk area for encountering archaeological resources. We
recommend an archaeological survey. Please ensure a copy of the report is provided to our office for review.
Regards,
Corrine Camuso
Yakama Nation
Cultural Resources Program Archaeologist
Office 509‐865‐5121 ext. 4776
From: Ivan Barragan <barragani@pasco‐wa.gov>
Sent: Friday, April 14, 2023 9:53 AM
To: Adam Lincoln; Arnie Garza ; Arrow Coyote (HSY); Bill Barlow ; Brian Scott ; Carmen Patrick; Casey Barney; Corrine
Camuso; Dept. of Archaeology and Historic Preservation ; Derrick Braaten ; Eric Bartrand ; Eric Dixon; Erin Braich ; Guy
Moura; Jessica Lally; Jody Adams ; John Burns ; Keith P Baird ; Kim Marsh ; Kity Shaffer ; Leticia Moroy‐Iglesias; Maria
Serra; Mark Hay ; Michael Ritter ; Nicole Stickney ; Nikki Morgan ; Patty Perry; R3 Planning DFW ; Robin Moug ; Sean
Domagalski; Steve Worley; Susan Reyes ; Tony Campos ; Walla Walla Army Corps of Engineers ; WSDOT
Subject: SEPA Checklist ‐ Madison Park North ‐ SEPA2023‐032
Good afternoon,
Dave Swisher on behalf of Farm 2005, LLC, has submitted a SEPA Checklist (SEPA2023‐032) for a 460‐lot subdivision on
approximately 132.5 acres. The location is parcel #114‐250‐018 in Pasco, WA 99301 said property off Burns Road. The
proposal is subject to regulations contained in the Pasco Municipal Code.
The infrastructure for this development will need to align with our East UGA Expansion LID see SEPA2022‐075.
Please submit all comments for SEPA by April 28, 2023.
Please let me know if you have any questions.
Thank you,
2
Ivan Barragan
Planner I
525 N. 3rd Avenue 1st Floor
Pasco, WA 99301
(509) 544-4146
barragani@pasco-wa.gov
State of Washington • Department of Archaeology & Historic Preservation
P.O. Box 48343 • Olympia, Washington 98504-8343 • (360) 586-3065
www.dahp.wa.gov
April 28, 2023
Ivan Barragan
Planner I
City of Pasco
525 N. 3rd Avenue 1st Floor
Pasco, WA 99301
In future correspondence please refer to:
Project Tracking Code: 2023-04-02793
Property: City of Pasco_Madison Park North (SEPA2023-032)
Re: Survey Requested
Dear Ivan Barragan:
Thank you for contacting the Washington State Historic Preservation Officer (SHPO) and
Department of Archaeology and Historic Preservation (DAHP) and providing documentation
regarding the above referenced project. These comments are based on the information
available at the time of this review and on behalf of the SHPO in conformance Washington State
law. Should additional information become available, our assessment may be revised.
Our statewide predictive model indicates that there is a high probability of encountering cultural
resources within the proposed project area. Further, the scale of the proposed ground disturbing
actions would destroy any archaeological resources present. Identification during construction is
not a recommended detection method because inadvertent discoveries often result in costly
construction delays and damage to the resource. Therefore, we recommend a professional
archaeological survey of the project area be conducted and a report be produced prior to
ground disturbing activities. This report should meet DAHP’s Standards for Cultural Resource
Reporting.
We also recommend that any historic buildings or structures (45 years in age or older) located
within the project area are evaluated for eligibility for listing in the National Register of Historic
Places on Historic Property Inventory (HPI) forms. We highly encourage the SEPA lead agency
to ensure that these evaluations are written by a cultural resource professional meeting the SOI
Professional Qualification Standards in Architectural History.
Please note that the recommendations provided in this letter reflect only the opinions of DAHP.
Any interested Tribes may have different recommendations. We appreciate receiving any
correspondence or comments from Tribes or other parties concerning cultural resource issues
that you receive.
Thank you for the opportunity to comment on this project. Please ensure that the DAHP Project
Tracking Number is shared with any hired cultural resource consultants and is attached to any
communications or submitted reports. Please also ensure that any reports, site forms, and/or
historic property inventory (HPI) forms are uploaded to WISAARD by the consultant(s).
State of Washington • Department of Archaeology & Historic Preservation
P.O. Box 48343 • Olympia, Washington 98504-8343 • (360) 586-3065
www.dahp.wa.gov
Should you have any questions, please feel free to contact me.
Sincerely,
Sydney Hanson
Local Government Archaeologist
(360) 280-7563
Sydney.Hanson@dahp.wa.gov
April 27, 2023
City of Pasco Community Development Department
PO Box 293
Pasco, WA 99301
Attn: Ivan Barragan, Planner
RE: SEPA2023-032 & PP2022-007 – Madison Park North
I-182 Exit 9 (Road 68) vicinity
We have reviewed the proposed subdivision and have the following comments.
The subject property is not adjacent to Interstate 182 (I-182); however, I-182 is the sole arterial
providing access between north Pasco and the surrounding area, specifically, regional employment
centers. The applicant indicates this residential development will generate 4,600 daily trips and
WSDOT expects the majority of these trips will utilize I-182.
We are not opposed this project, but we continue to be concerned with the cumulative impact
continued residential development in north Pasco is having on the state highway system. At some
point, developer driven traffic will exceed the capacity of the I-182 interchanges. Therefore, we
request the city assess a pro rata share contribution from the developer for future improvements at the
Exit 9 (Road 68) interchange.
Thank you for the opportunity to review and comment on this proposal. If you have any questions
regarding this letter, please contact Jacob Prilucik at (509) 577-1635.
Sincerely,
Jacob Prilucik
Development Services Supervisor
JJP: jjp
cc: SR 182, File #2023_006
February 20, 2024
City of Pasco Community Development Department
PO Box 293
Pasco, WA 99301
Attn: Jeffrey B. Adams, Associate Planner
RE: PP 2022-003 - Glacier Park I Preliminary Plat Update
I-182 Exit 9 (Road 68) vicinity
We have reviewed the proposed subdivision and have the following comment.
The subject property is not adjacent to Interstate 182 (I-182); however, I-182 is the sole
arterial providing access between north Pasco and the surrounding area, specifically,
regional employment centers. The applicant indicates this residential development will
generate 2,308 daily trips and WSDOT expects the majority of these trips will utilize I-
182 and the Exit 9 (Road 68) interchange. We are not opposed this project, but we are
concerned with the cumulative impact continued residential development in north Pasco
is having on the state highway system. At some point, developer driven traffic volumes
will exceed the capacity of the I-182 interchanges. Therefore, we request the city assess
a pro rata share contribution from the developer for future improvements to I-182 and
Road 68.
Thank you for the opportunity to review and comment on this proposal. If you have any
questions regarding this letter, please contact Jacob Prilucik at (509) 577-1635.
Sincerely,
Paul Gonseth, P.E.
Region Planning Engineer
PG: jjp/akh
cc: SR 182, File #2024_182_002
STATE OF WASHINGTON
DEPARTMENT OF ECOLOGY
Eastern Region Office
4601 North Monroe St., Spokane, WA 99205-1295 • 509-329-3400
April 27, 2023
Ivan Barragan
Planner I
City of Pasco
P.O. Box 293
Pasco, WA 99301-0293
Re: Madison Park North
File: SEPA2023-032
Dear Ivan Barragan:
Thank you for the opportunity to comment on the Notice of Application and anticipated Mitigated
Determination of Nonsignificance regarding the Madison Park North project (Proponent: Dave Swisher).
After reviewing the documents, the Department of Ecology (Ecology) submits the following comments:
Water Resources Program-Dam Safety Program
Under RCW 90.03.350, a Dam Safety construction permit is required for those dams or ponds
that can impound a volume of 10 acre-feet or more of water or other liquids above ground level.
The Madison Park North project references the construction of stormwater facilities, if this
includes impoundments that meet or exceeds the above referenced criteria you will need to
apply for a dam construction permit. To determine if a Dam Safety construction permit is
required for your project, the applicant must submit a set of construction plans to:
WA Department of Ecology
Dam Safety Office
P.O. Box 47600
Olympia, WA 98504-7600
For more information, please contact J Charlotte Lattimore at (360) 407 -6606 or via email at
Charlotte.Lattimore@ecy.wa.gov.
State Environmental Policy Act (SEPA)
Ecology bases comments upon information submitted for review. As such, comments made do
not constitute an exhaustive list of the various authorizations you may need to obtain, nor legal
requirements you may need to fulfill in order to carry out the proposed action. Applicants
should remain in touch with their Local Responsible Officials or Planners for additional guidance.
For information on the SEPA Process, please contact Cindy Anderson at (509) 655-1541 or via
email at Cindy.Anderson@ecy.wa.gov.
For more guidance on, or to respond to the comments made by Ecology, please contact the appropriate
staff listed above at the phone number or email provided.
Department of Ecology
Eastern Regional Office
(Ecology File: 202301742)
STATE OF WASHINGTON
DEPARTMENT OF ECOLOGY
Eastern Region Office
4601 North Monroe St., Spokane, WA 99205-1295 • 509-329-3400
November 14, 2024
Jennifer Ballard
Planner
City of Pasco
P.O. Box 293
525 N. 3rd Ave
Pasco, WA 99301
Re: Madison Park North
File: SEPA2023-032/PP2022-00
Dear Jennifer Ballard:
Thank you for the opportunity to comment on the Mitigated Determination of Nonsignificance
regarding the Madison Park North Project (Proponent: Dave Swisher). After reviewing the
documents, the Department of Ecology (Ecology) submits the following comments:
Hazardous Waste and Toxics Reduction Program
Please keep in mind that during the construction activities associated with the Madison
Park North Project, some construction-related wastes produced may qualify as
dangerous wastes in Washington State. Some of these wastes include:
• Absorbent material
• Aerosol cans
• Asbestos-containing materials
• Lead-containing materials
• PCB-containing light ballasts
• Waste paint
• Waste paint thinner
• Sanding dust
• Treated wood
Please visit the Construction and Demolition website for a more comprehensive list and
a link to help identifying and designating your wastes.
The applicant, as the facility generating the waste, bears the responsibility for all
construction waste. The waste generator is the person who owns the site. Even if you
hire a contractor to conduct the demolition or a waste service provider to designate
your waste, the site owner ultimately assumes liability. The applicant should diligently
research reputable and reliable contractors for this reason.
Jennifer Ballard
July 18, 2024
Page 2
In order to adequately identify some of your construction and remodel debris, you may
need to sample and test the wastes generated to determine whether they contain
dangerous waste. Please visit the Construction and Demolition website, under the
Before Demolition: Assess the Building heading for more information on a how to
sample and what to test for prior to demolition.
For more information and technical assistance, contact Alex Bergh at (509) 385-5539 or
via email at Alexandra.Bergh@ecy.wa.gov.
Water Quality Program
Ecology requires Best Management Practices (BMPs) such as routine inspections and
maintenance of all erosion and sediment during construction activities related to the
project.
For more information or technical assistance, please contact Suman Paudel at (509) 601-
2124 or via email at suman.paudel@ecy.wa.gov.
Water Resources Program
he water purveyor bears responsibility for ensuring that the proposed use(s) are within
the limitations of its water rights. If the proposal’s actions differ from the existing water
right (source, purpose, the place of use, or period of use), then it is s ubject to approval
from the Department of Ecology pursuant to Sections 90.03.380 RCW and 90.44.100
RCW.
For more information, please contact Herm Spangle at (509) 209-3421 or via email at
herm.spangle@ecy.wa.gov.
State Environmental Policy Act (SEPA)
Ecology bases comments upon information submitted for review. As such, comments
made do not constitute an exhaustive list of the various authorizations you may need to
obtain, nor legal requirements you may need to fulfill in order to carry out the proposed
action. Applicants should remain in touch with their Local Responsible Officials or
Planners for additional guidance.
For information on the SEPA Process, please contact Cindy Anderson at (509) 655-1541
or via email at Cindy.Anderson@ecy.wa.gov.
To receive more guidance on or to respond to the comments made by Ecology, please contact
the appropriate staff listed above at the phone number or email provided.
Department of Ecology
Eastern Regional Office
(Ecology File: 202404862)
1
Jennifer Ballard
From:Arrow Coyote <arrow.coyote@colvilletribes.com>
Sent:Monday, November 18, 2024 3:53 PM
To:Jennifer Ballard
Cc:DAHP SEPA (DAHP); Guy Moura; Robert Sloma (HSY)
Subject:Re: SEPA2023-032 MDNS - Mitigated Determination of Non-significance for
PP2022-007 Madison Park N Prelim Plat, City of Pasco
Follow Up Flag:Follow up
Flag Status:Flagged
[NOTICE: This message originated outside of City of Pasco -- DO NOT CLICK on links or open attachments unless you are
sure the content is safe.]
This was originally sent out in 2023 and DAHP sent a letter April 28, 2023 requesting a survey. Was a survey
ever conducted for this property and if so we would like a copy of the report for our review.
On Mon, Nov 4, 2024 at 2:42 PM Jennifer Ballard <ballardj@pasco-wa.gov> wrote:
Hello,
A Mitigated Determination of Non-significance has been issued in association with the Madison Park North
Preliminary subdivision application (PP2022-007/SEPA2023-032). An MDNS was issued for this project in July
2024, but subsequently withdrawn.
Please submit comments by November 18, 2024.
Location of Proposal: Northeast corner of the intersection of Burns Road and Road 52, and south of Roberta
Road; Parcel # 114-250-018 in Pasco, Franklin County, WA.
Description of Proposal: The applicant, Dave Swisher, proposes to subdivide a 129.09-acre parcel into 464
residential building lots for single family dwellings within the R-1 Low Density Residential Zoning District,
along with a tract that is currently proposed to remain undeveloped. A network of streets would be
dedicated and improved to City code standards to provide adequate access to all lots and to ensure access
for future development. The plat also includes multi-use paths (MUPs) for pedestrians and cyclists adjacent
to Burns Road, Road 52, and Deseret Drive. The proposed lots vary in size from 5,000 sq. ft. to 37,637 sq. ft.
and provides a density of approximately 3.6 du/ac.
Attachments:
1. SEPA2023-032 MDNS issued November 4, 2024
2. SEPA Environmental Checklist, SEPA2023-032
3. Madison Park N Preliminary Site Plan, July 9, 2024
2
4. Original SEPA MDNS issued July 9, 2024 and withdrawn September 16, 2024
Thank you,
Jennifer B. Ballard, CFM, AICP
SENIOR PLANNER
To help protect your priv acy, Microsoft Office prevented automatic
download of this picture from the Internet.
O: 509-544-4140 M: 509-545-3441
ballardj@pasco-wa.gov | www.pasco-wa.gov
City Hall, 525 N. 3rd Avenue, Pasco, WA 99301
This e-mail and any response to this e-mail may be a public record under Washington State Law and subject to inspection and copying
by the public upon request. Accordingly, there can be no expectation of privacy.
--
Arrow Coyote, Archaeologist
History/Archaeology Program
Confederated Tribes of the Colville Reservation
21 Colville Street
Nespelem, WA. 99155
509-634-2736 office
509-634-1280 cell
arrow.coyote@colvilletribes.com
To help protect your privacy, Microsoft Office prevented automatic download of this picture from the
Internet.
1
Jennifer Ballard
From:Ryan Nelson <ryann@franklincountywa.gov>
Sent:Monday, November 18, 2024 3:42 PM
To:CED - Planning; Craig Raymond; Jennifer Ballard
Cc:planninginquiry; Craig Erdman; John Christensen; Robert Mendez; Michael Morgan
Subject:RE: [EXTERNAL] SEPA2023-032 MDNS - Mitigated Determination of Non-significance
for PP2022-007 Madison Park N Prelim Plat, City of Pasco
Attachments:PP2022-007 Site Plan 2024.07.09 w FC Staff Edits.pdf; PP2022-007_SEPA 2023-032
Madison Park North Comment Letter.pdf; Res. 2021-231 (SUB 2021-06 Zaragoza
Addition).pdf; Res. 2024-216 (SUB 2024-01 Towers Landing).pdf; Franklin County Code -
Chapter 16.12 Roads.pdf
[NOTICE: This message originated outside of City of Pasco -- DO NOT CLICK on links or open attachments unless you are
sure the content is safe.]
Good AŌernoon,
AƩached to this email are comments and supporƟng documents regarding the proposed Madison Park North
Preliminary Plat.
Thank you and have a good day,
Ryan Nelson
Planner I
Franklin County, WA Planning & Building Department
(509) 545-3521
Website: http://www.franklincountywa.gov/250/Planning-Building
From: Jennifer Ballard <ballardj@pasco-wa.gov>
Sent: Monday, November 4, 2024 2:43 PM
To: CED - Planning <planning@pasco-wa.gov>
Subject: [EXTERNAL] SEPA2023-032 MDNS - Mitigated Determination of Non-significance for PP2022-007 Madison Park
N Prelim Plat, City of Pasco
CAUTION: This email originated from outside of Franklin County. Be careful when following links or opening attachments.
Hello,
A MiƟgated DeterminaƟon of Non-significance has been issued in associa Ɵon with the Madison Park North
Preliminary subdivision applicaƟon (PP2022-007/SEPA2023-032). An MDNS was issued for this project in July
2024, but subsequently withdrawn.
Please submit comments by November 18, 2024.
2
LocaƟon of Proposal: Northeast corner of the intersecƟon of Burns Road and Road 52, and south of Roberta
Road; Parcel # 114-250-018 in Pasco, Franklin County, WA.
DescripƟon of Proposal: The applicant, Dave Swisher, proposes to subdivide a 129.09-acre parcel into 464
residenƟal building lots for single family dwellings within the R-1 Low Density ResidenƟal Zoning District, along
with a tract that is currently proposed to remain undeveloped. A network of streets would be dedicated and
improved to City code standards to provide adequate access to all lots and to ensure access for future
development. The plat also includes mulƟ-use paths (MUPs) for pedestrians and cyclists adjacent to Burns
Road, Road 52, and Deseret Drive. The proposed lots vary in size from 5,000 sq. Ō. to 37,637 sq. Ō. and
provides a density of approximately 3.6 du/ac.
AƩachments:
1. SEPA2023-032 MDNS issued November 4, 2024
2. SEPA Environmental Checklist, SEPA2023-032
3. Madison Park N Preliminary Site Plan, July 9, 2024
4. Original SEPA MDNS issued July 9, 2024 and withdrawn September 16, 2024
Thank you,
Jennifer B. Ballard, CFM, AICP
SENIOR PLANNER
O: 509-544-4140 M: 509-545-3441
ballardj@pasco-wa.gov | www.pasco-wa.gov
City Hall, 525 N. 3rd Avenue, Pasco, WA 99301
This e-mail and any response to this e-mail may be a public record under Washington State Law and subject to inspection and copying
by the public upon request. Accordingly, there can be no expectation of privacy.
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SYMBOL DESCRIPTION QTY
SIDEWALKS AND PAVEMENT 18,258 SF
ENGINEERED WOOD FIBER SAFETY SURFACING 1,809 SF
HYDROSEEDED LAWN 69,862 SF
POURED IN PLACE SAFETY SURFACE 1,859 SF
REFERENCE NOTES SCHEDULE
SEWER
EASEMENT
LIMITS OF
PROPOSED PARK
KAU
T
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I
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A
D
48"72"72"
NO EQU
I
P
M
E
N
T
36"
48"
PLAY AREA - POURED IN PLACE SURFACING
UNDER PLAY EQUIPMENT WITH ENGINEERED
WOOD FIBER MULCH AT PERIMETER.
(1) SMALL 2-5 PLAY STRUCTURE
(1) SMALL 5-12 PLAY STRUCTURE
(1) SINGLE BAY SWING SET
SPORTS COURTS -
(1) BASKETBALL COURT ON ASPHALT OR CONCRETE PAD
(1) PICKLBALL COURT WITH SURFACING OVER CONCRETE PAD
CONCRETE OR ASPHALT
SIDEWALKS/PATHS
TREES - 2" CALIPER OR SIMILAR, APPROXIMATELY 40.
VARIETIES T.B.D.
HYDROSEEDED LAWN GRASS, TYPICAL.
FENCE LINE
FENCE LINE
SITE AMENITIES -
(2) PICNIC TABLES
(2) TRASH RECEPTACLES
(2 BENCHES, LOCATION T.B.D.
16'x16' SHADE STRUCTURE
UNDEVELOPED
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SCALE:AS SHOWN NORTH
R
0
SCALE:1" = 30'-0"
30'60'
NOTES:
1.THIS PARK WILL BE ADA COMPLIANT.
2.IMPROVEMENTS WILL BE OF SIMILAR COMPOSITION AND QUALITY TO
THOSE RECENTLY INSTALLED BY THE CITY AS PART OF THEIR PALOMINO
PARK PROJECT.
3.THE CITY'S CAPITAL FACILITIES PLAN FOR PARKS ( PARKS, RECREATION,
& OPEN SPACE MASTER PLAN) AND THE CITY'S COMPREHENSIVE PLAN
FORECAST THE NEED FOR PARK INFRASTRUCTURE IN UNDEVELOPED
AREAS BY ESTABLISHING LEVEL OF SERVICE CRITERIA. THE PROPOSED
PARK, IF REQUIRED AS A CONDITION OF APPROVAL OF THIS
PRELIMINARY PLAT, WILL BE CONSTRUCTED AND OPERATED AS A
PRIVATELY OWNED PUBLIC OPEN SPACE, PROVIDING PARK FACILITIES
TO PASCO RESIDENTS BOTH INSIDE AND OUTSIDE THE EXTENTS OF THE
PROPOSED DEVELOPMENT. THIS PARK WOULD MEET THE CITY'S NEED
FOR ADDITIONAL PUBLIC PARK FACILITIES AS IDENTIFIED IN THE CITY'S
CAPITAL FACILITIES PLAN FOR PARKS AND WOULD BENEFIT CITY
RESIDENTS BOTH INSIDE AND OUTSIDE THE PROPOSED DEVELOPMENT.
IF CONSTRUCTION OF THIS PARK IS REQUIRED BY THE CITY AS A
CONDITION OF APPROVAL FOR THIS PRELIMINARY PLAT.
·THE PARK WILL BE OWNED AND OPERATED BY A HOMEOWNERS
ASSOCIATION.
·THE DEVELOPER WILL CONSTRUCT THE SHOWN PARK AND MAKE
IT AVAILABLE FOR PUBLIC USE.
·THE PARK WILL INCLUDE THE NEIGHBORHOOD PARK FEATURES
IDENTIFIED IN PMC 3.50.060 ( LAWN, AN IRRIGATION SYSTEM,
PATHWAYS, TREES, PLAYGROUND EQUIPMENT, BALL COURTS AND
SUN SHELTERS).
4.IF REQUIRED AS A CONDITION OF APPROVAL FOR THIS PRELIMINARY
PLAT, THE SHOWN PARK WILL BE CONSTRUCTED. IF NOT REQUIRED AS A
CONDITION OF APPROVAL FOR THE THIS PRELIMINARY PLAT, THE
SHOWN PARK WILL NOT BE CONSTRUCTED, AND INSTEAD LOTS 450, 451,
452 WILL BE INCLUDED IN THE APPROVAL ALONG WITH THE
UNDEVELOPED TRACT IN THE SOUTHWEST CORNER OF THE SITE.
.
WILL BE INCLUDED IN THE APPROVAL ALONG WITH THE
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AFFIDAVIT OF PUBLICATION
Account #Order Number Identification Order PO Amount Cols Depth
14026 615477 Print Legal Ad-IPL02061010 - IPL0206101 NOPH PP2024-001 005 2 $406.98 2 73 L
Debra BarhamAttention:
CITY OF PASCO/LEGALS
PO BOX 293
PASCO, WA 99301
barhamd@pasco-wa.gov, accountspayable@pasco-wa.gov
COUNTY OF BENTON)
SS
STATE OF WASHINGTON)
Mary Castro, being duly sworn, deposes and says, I am
the Legals Clerk of The Tri-City Herald, a daily
newspaper. That said newspaper is a local newspaper
and has been approved as a legal newspaper by order of
the superior court in the county in which it is published
and it is now and has been for more than six months
prior to the date of the publications hereinafter referred
to, published continually as a daily newspaper in Benton
County, Washington. That the attached is a true copy as
it was printed in the regular and entire issue of the Tri-
City Herald and not in a supplement thereof, ran 1 time
(s) commencing on 11/27/2024, and ending on 11/27/2024
and that said newspaper was regularly distributed to its
subscribers during all of this period.
1 insertion(s) published on:
11/27/24
(Signature of Legals Clerk)
Sworn to and subscribed before me this 29th day
of November in the year of 2024
Notary Public in and for the state of Texas, residing in
Dallas County
Extra charge for lost or duplicate affidavits.
Legal document please do not destroy!