HomeMy WebLinkAbout2025.02.15 HE Meeting PacketAGENDA
HEARING EXAMINER MEETING
City Hall – 525 North Third Avenue
Council Chambers
WEDNESDAY, FEBRUARY 12, 2025
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.
• SP 2024-019 Corwin Ford New Auto Dealership
Applicant proposes to construct a new auto dealership building 50,065 square feet in
size. The rest of the site will be developed with parking and landscaping.
III. ADJOURNMENT
REPORT TO THE HEARING EXAMINER
OPEN RECORD PUBLIC HEARING
City Hall – 525 North Third Avenue – Council Chambers
February 12, 2025, 6:00 PM
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FILE #/Name: SP2024-019/Corwin Ford New Auto Dealership
APPLICANT: Clover Planning & Zoning, LLC
C/O Shane O’Neill
6904 Rogue Dr
Pasco, WA 99301
REQUEST: Special Permit: Construction of a new auto dealership.
TIMELINE
December 13, 2024 Special Permit Application, SP2024-019, and SEPA Environmental
Checklist, SEPA2024-065, Submitted
December 24, 2024 Application Deemed Complete, Notice of Application with Optional
SEPA Determination of Non-Significance (NOA/ODNS) Issued
January 6, 2025 Public Comment received from Washington State Department of
Ecology
January 7, 2025 Public Comment received from Confederated Tribes of the Colville
Reservation
January 9, 2025 Public Comment received from Department of Archaeology &
Historical Preservation
January 23, 2025 Public Comment received from Washington State Department of
Fish & Wildlife
January 27, 2025 Notice of Public Hearing scheduled for February 12, 2025 (NOPH),
posted on City of Pasco website and posted on-site
January 29, 2025 NOPH published in Tri-City Herald Newspaper
January 27, 2025 NOPH mailed to owners of properties within 300 feet of subject
property and emailed to Parties of Record
January 27, 2025 SEPA Final Mitigated Determination of Non-Significance Issued for
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SEPA2024-065, posted on SEPA Register and emailed to Parties of
Record
BACKGROUND
1) PROPERTY DESCRIPTION:
Legal: Parcel #115450021: COMMENCING AT THE CENTER QUARTER CORNER OF SECTION 8
BEING A 3.25” BRASS CAP IN MONUMENT WELL; THENCE ALONG THE NORTH LINE OF THE
SOUTHEAST QUARTER, S89°08’40”E 351.48 FEET TO A 3” BRASS CAP IN MONUMENT WELL
AT THE INTERSECTION OF SANDIFUR PARKWAY AND OUTLET DRIVE; THENCE LEAVING SAID
NORTH LINE S48°17’34”W 75.40 FEET TO THE NORTHEAST CORNER OF LOT 4 BLOCK 2 OF
BROADMOOR PARK NO 1 FILED IN VOLUME D OF PLATS AT PAGE 287 RECORDS OF FRANKLIN
COUNTY AUDITOR, ON THE SOUTH RIGHT OF WAY OF SAID SANDIFUR PARKWAY; THENCE
ALONG SAID SOUTH RIGHT OF WAY S89°08’40”E 81.57 FEET; THENCE LEAVING SAID SOUTH
RIGHT OF WAY S00°51’20”W 329.05 FEET TO A POINT ON THE SOUTH LINE OF SAID BLOCK 2
SAID POINT ALSO BEING THE TRUE POINT OF BEGINNING. THENCE S00°51’20”W 98.29 FEET;
THENCE N89°08’40”W 401.84 FEET; THENCE S00°11’29”W 19.96 FEET; THENCE
N89°08’40”W 438.33 FEET; THENCE N00°11’29”E 447.29 FEET TO THE SOUTH RIGHT OF WAY
OF SANDIFUR PARKWAY; THENCE ALONG SAID SOUTH RIGHT OF WAY S89°08’40”E 118.30
FEET TO THE NORTHWEST CORNER OF LOT 1, BLOCK 3 OF SAID PLAT OF BROADMOOR PARK
NO.1; THENCE ALONG THE WEST LINE OF SAID LOT 1, BLOCK 3 S00°11’42”W 328.95 FEET TO
THE SOUTHWEST CORNER OF SAID LOT 1, BLOCK 3; THENCE ALONG THE SOUTH LINE OF
BLOCKS 2 AND 3 OF SAID PLAT OF BROADMOOR PARK NO.1 S89°08’15”E 723.03 FEET TO
THE TRUE POINT OF BEGINNING.
Parcel #115450012: BROADMOOR PARK #1 LOT 1 BLK 3
Parcel #115501056: LOT 4 BLOCK 2 OF BROADMOOR PARK NO 1 FILED IN VOLUME D OF
PLATS, AT PAGE 28, RECORDS OF FRANKLIN COUNTY AUDITOR, TOGETHER WITH THE WEST
81.57 FEET OF LOT 3 BLOCK 2 OF SAID BROADMOOR PARK NO 1 PLAT, AND TOGETHER WITH
VACATED ROAD RIGHT OF WAY’S PER ORD. 3159.
General Location: Subject property is located north of Interstate 182, east of Broadmoor
Boulevard, south of Sandifur Parkway and west of Outlet Drive-a roadway created through
Auditor File Number 1704956.
Property Size: 8.47 acres.
2) ACCESS: The property fronts Sandifur Parkway and Outlet Drive.
3) Utilities: Adequate municipal water and sewer are available on Sandifur Parkway.
4) LAND USE AND ZONING: The property is zoned C-1 Retail Business District and is currently
undeveloped. Surrounding properties are zoned and developed as follows:
North: C-1; office building and Mixed-Use; undeveloped land
East: C-1; undeveloped land
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South: C-1; shopping plaza
West: C-R; RV sales and service dealership
5) COMPREHENSIVE PLAN: The Comprehensive Plan designates this site as Commercial. The
Commercial land use allows for Office, Business Park, Retail Business, Central Business, General
Business, and Regional Commercial which may be developed with neighborhood, community
and regional shopping and specialty centers, business parks, service and office uses. Please note
that the proposed new auto dealership is classified as a conditional use permitted within the C-
1 zoning district.
6) ENVIRONMENTAL DETERMINATION: The City of Pasco (City) is the SEPA lead agency for this
project. Based on SEPA Environmental checklist SEPA2024-065, the adopted City Comprehensive
Plan, City development regulations, and other information, a threshold determination resulting
in a Mitigated Determination of Non-Significance (MDNS) was issued on January 27, 2025, for
this project under WAC 197-11-355.
BACKGROUND
Request
Applicant proposes to construct a new auto dealership building 50,065 square feet in size. The rest
of the site will be developed with parking and landscaping.
Site
The site will be given an address upon building permit review and is currently identified as parcel
#s 115450021, 115450012, and 115501056 in Pasco, Washington. The site is currently undeveloped
and has access via Sandifur Parkway a road classified as a minor arterial.
History
The site was annexed into the City of Pasco in 1981 under Ordinance No. 2388 and initially
designated as a Residential Transition district through Resolution No. 1396. In 2003, the site was
rezoned to its current designation, C-1, through Ordinance No. 3628.
Discussion
PMC 25.200.010 provides the basis for special analysis during the Conditional Use Permit process.
It states “Unclassified uses enumerated in PMC 25.200.020, conditional uses listed within each
district, and any other uses specifically referred to in this chapter shall be subject to the
regulations contained in this chapter, in addition to all applicable requirements of this title. All
such uses, due to their nature, are deemed to require special review to consider, on a case-by-case
basis, their impacts on adjacent uses, uses within the vicinity, and the infrastructure which would
serve them. Conditional uses and other uses specifically referred to in this chapter may be
permitted only in their respective districts. Unclassified uses may be permitted within any district
where not otherwise prohibited.”
Several properties to the immediate west of the proposed project site are similar uses, automobile
and RV dealerships. The property to the North and South are a mix of retail businesses and
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professional offices. Residential uses exist to the East of Road 90. As such the proposed use should
provide a reasonable continuation of development patterns.
Due to anticipated traffic generated from the site a Tier 2 Traffic Impact Analysis (TIA) is required.
Staff requested that the TIA be submitted for review as part of this Special Use Permit so that all
relevant criteria may be considered. The applicant chose to forego submission of the TIA until the
building permit process, subsequent to the Hearing’s Examiner review, analysis and
determination.
STAFF FINDINGS OF FACT
1) The applicant proposes to construct a new auto dealership in the C-1 zoning district.
2) A new auto dealership may be allowed; however, a special Use Permit is required per PMC
25.85.040 Permitted Conditional Uses (2) Retail automobile sales, provided the property is (b)
Located west of Highway 395 and north of I-182, provided any point of the property is within
1,000 feet of the I-182 WSDOT right-of-way for a distance of 2,500 feet east and west of the
center line of Road 68 and Road 100/Broadmoor Boulevard, except properties zoned for
residential uses, and is: (i) A new auto dealership.
3) The property is located west of Highway 395 and north of Interstate 182.
4) The property is within 1,000 feet of Interstate 182 right of way.
5) The property is within 2,500 feet east of Road 100/Broadmoor Boulevard center line.
6) The property is not within 2,500 feet west of Road 68 center line.
7) PMC 25.15.030 A definitions: “Auto dealership, new” means a business that is franchised or
sanctioned through a dealership contract with an automaker or its sales subsidiary (e.g., Ford,
Chrysler, Honda, BMW, etc.) to sell new vehicles at the retail level. Said dealership must include
an on-site building greater than 8,000 square feet, with offices, a showroom, a parts
department, service bays and indoor maintenance facilities. No more than 33 percent of a new
auto dealership sales lot may be devoted to the display of pre-owned vehicles.
8) The proposed on-site building will exceed 8,000 square feet, with a planned size of 50,065 square
feet.
9) The applicant has chosen this location based on the requirement criteria stated in PMC
25.85.040 (2)(b)(i) excluding west of Road 68 center line.
CONCLUSIONS BASED ON FINDINGS OF FACT
As per PMC 25.200.080, Upon conclusion of the open record hearing, the Hearing Examiner shall
make and enter findings from the record and conclusions thereof as to whether or not:
(1) The proposal is in accordance with the goals, policies, objectives, maps and/or narrative text
of the Comprehensive Plan;
The Comprehensive Plan designates this site as “Commercial.” The Commercial land use allows for
Office, Business Park, Retail Business, Central Business, General Business, and Regional Commercial
which may be developed with neighborhood, community and regional shopping and specialty
centers, business parks, service and office uses. Please note that the proposed new auto dealership
is classified as a conditional use permitted within the C-1 zoning district.
• Land Use Policy LU-2-B: Facilitate planned growth within the City limits and UGA and
promote infill developments in the City limits through periodic review of growth patterns
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and market demand within each of the City’s land use designations. The proposal will infill
undeveloped land and will be adjacent to a major commercial corridor. Per the applicant: the
auto sales demand has proven to be successful in the subject location; warranting promotion
of expansion.
(2) The proposal will adversely affect public infrastructure;
While staff does not preliminarily anticipate any specific problems, due to the lack of the required
TIA, a final conclusion regarding adverse impact is somewhat presumptuous. A preliminary trip
calculation using the Institute of Transportation Engineers Graph Look Up calculated 121-Weekday
(PM peak hour trips), Peak Hour of Adjacent Street Traffic, one hour between 4 and 6 p.m. and 1394-
Weekday (daily trips). The threshold for a Tier 2 Traffic Impact Analysis is 50 or more net new trips.
Utilities are available to the site and have been designed and constructed to accommodate current
and proposed uses.
(3) The proposal will be constructed, maintained and operated to be in harmony with the existing
or intended character of the general vicinity;
The surrounding area features a diverse mix of land uses, including commercial, residential, and
office developments, as well as undeveloped land. Notable nearby uses include an office building, a
shopping plaza, RV and auto sales establishments, and a residential neighborhood located further
east, separated by a stretch of commercially zoned undeveloped land.
(4) The location and height of proposed structures and the site design will discourage the
development of permitted uses on property in the general vicinity or impair the value thereof;
The proposed structure will be situated next to an existing two-story RV sales and service dealership.
The new auto dealership will comply with the zoning regulation’s maximum height of 35 feet.
Although the zone allows for a greater height with a special permit, no such increase is being
requested as part of this proposal.
(5) The operations in connection with the proposal will be more objectionable to nearby
properties by reason of noise, fumes, vibrations, dust, traffic, or flashing lights than would be the
operation of any permitted uses within the district;
The proposal has been evaluated under the State Environmental Policy Act (SEPA), with potential
impacts related to noise, fumes, vibrations, dust, and flashing lights considered during the review
process. Based on the submitted information, the requirements outlined in the Pasco Municipal Code
(PMC) and Pasco Design & Construction Standards are expected to mitigate impacts on both the
built and natural environment. However, additional review is necessary to address potential traffic
impacts. It is not anticipated that the proposal will be more objectionable to nearby properties due
to noise, fumes, vibrations, dust, or flashing lights. Regarding traffic, it remains uncertain whether
the proposal would generate greater objections compared to other permitted uses within the same
zone.
(6) The proposal will endanger the public health or safety if located and developed where
proposed, or in any way will become a nuisance to uses permitted in the district.
It is uncertain whether the proposal will pose a risk to public health or safety if developed as planned,
due to the unknown traffic impacts. While the project will comply with all relevant zoning
regulations, building codes, and environmental standards, it is still unclear whether it will meet
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traffic requirements specifically designed to protect public health and safety. However, the
dealership is not anticipated to become a nuisance to other permitted uses within the district.
RECOMMENDATION
Staff generally supports the proposed project however stops short of providing a full
recommendation of approval due to the inability to fully ascertain potential impacts to the
transportation system in the vicinity. Such review and analysis should, in most cases, be part of the
Conditional Use Permit process. If the Hearing Examiner determines that the permit may be issued
without full review of the potential transportation impact at this time, staff recommends the
inclusion of the following condition of approval:
1) The applicant shall submit a Tier 2 Transportation Impact Analysis (TIA) to the city in
conformance with the adopted City of Pasco Design and Construction Standards and
Specifications for Public Works Improvements. If staff finds that the results of the TIA may
affect the Findings and Conclusions of this application for Special Permit, staff shall submit
the TIA report and staff analysis to the Hearing Examiner for further review and
determination as to whether the permit and/or conditions of approval should be amended.
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Item: Special Permit - Corwin Ford New Auto Dealership
Applicant(s): Shane O'Neill, Clover Planning & Zoning, LLC
File #: SP2024-019 ±
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Item: Special Permit - Corwin Ford New Auto Dealership
Applicant(s): Shane O'Neill, Clover Planning & Zoning, LLC
File #: SP2024-019 ±
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SITE
Item: Special Permit - Corwin Ford New Auto Dealership
Applicant(s): Shane O'Neill, Clover Planning & Zoning, LLC
File #: SP2024-019 ±
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Item: Special Permit - Corwin Ford New Auto Dealership
Applicant(s): Shane O'Neill, Clover Planning & Zoning, LLC
File #: SP2024-019 ±
CORWIN FORD SUP – CITY ZONING MAP
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0 250 500 750 1,000130
Feet
Land Use
Map
SITE
Item: Special Permit - Corwin Ford New Auto Dealership
Applicant(s): Shane O'Neill, Clover Planning & Zoning, LLC
File #: SP2024-019 ±
User Comments/Notes:
Corwin Sandifur Dealership
Priority Habitats and Species on the Web
Report Date: 11/15/2024
11/15/24, 10:08 AM PHS Report
about:blank 1/3
PHS Species/Habitats Overview:
Occurence Name Federal Status State Status Sensitive Location
Shrubsteppe N/A N/A No
Ferruginous Hawk N/A Endangered No
Shrubsteppe
Priority Area Habitat Feature
Site Name Franklin County Presumptive Shrubsteppe
Accuracy NA
Notes
General location of Shrubsteppe. Confirm or refute with site-scale
info. WDFW recommends using site-scale info to inform site-scale
land use decisions. Expect that on-the-ground conditions (e.g.,
boundaries) will vary from the map.
Source Record 920866
Source Name Keith Folkerts, WDFW
Source Entity WA Dept. of Fish and Wildlife
Federal Status N/A
State Status N/A
PHS Listing Status PHS LISTED OCCURRENCE
Sensitive N
SGCN N
Display Resolution AS MAPPED
Geometry Type Polygons
PHS Species/Habitats Details:
11/15/24, 10:08 AM PHS Report
about:blank 2/3
Ferruginous Hawk
Scientific Name Buteo regalis
Priority Area Breeding Area
Site Name Outer priority management zone (10 to 20 Km)
Accuracy NA
Notes
Ferruginous Hawk breeding habitat are lands that provide the space
and preyneeded for ferruginous hawks to successfully
reproduce.See the ferruginous hawk management
recommendations.
Source Record 920953
Source Name Watson/Azerrad WDFW
Source Entity WA Dept. of Fish and Wildlife
Federal Status N/A
State Status Endangered
PHS Listing Status PHS LISTED OCCURRENCE
Sensitive N
SGCN Y
Display Resolution AS MAPPED
More Info https://wdfw.wa.gov/publications/02511
ManagementRecommendations https://wdfw.wa.gov/publications/02511
Geometry Type Polygons
DISCLAIMER. This report includes information that the Washington Department of Fish and Wildlife (WDFW) maintains in a central computer database. It is not an attempt to provide you
with an official agency response as to the impacts of your project on fish and wildlife. This information only documents the location of fish and wildlife resources to the best of our knowledge.
It is not a complete inventory and it is important to note that fish and wildlife resources may occur in areas not currently known to WDFW biologists, or in areas for which comprehensive
surveys have not been conducted. Site specific surveys are frequently necesssary to rule out the presence of priority resources. Locations of fish and wildlife resources are subject to
variation caused by disturbance, changes in season and weather, and other factors. WDFW does not recommend using reports more than six months old.
11/15/24, 10:08 AM PHS Report
about:blank 3/3
EXHIBIT 1
Site Distance Maps
[PMC 25.85.040(2)(b)]
Site is 2,236 feet east of the centerline of Road 100
SITE
Site is 646 feet north of the centerline of Interstate 182
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SITE SITE
SITE
UTILITIES MAP
NOT FOR CONSTRUCTION
SPECIAL USE SITE PLAN5401 RIDGELINE DR.SUITE 160
1-509-222-0959
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50,065SF
Exhibit 2
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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: January 7, 2025
Proposal: Shane O’Neil of Clover Planning & Zoning LLC has submitted a SEPA checklist for a conditional use permit for the
development of an 8.5-acre site in the C-1 zone with a new automobile dealership. The building containing the new auto dealership
will be approximately 50,100 square feet in floor area. The remainder of the site will be treated with asphalt parking and
landscaping. Work includes all associated improvements for utilities, drainage, and erosion control measures necessary for the
project. The project is located on Parcels # 115450021, 115450012, & 115501056 in Pasco, WA 99301. The proposal is subject to
regulations contained in the Pasco Municipal Code.
Public Comment Period: Written comments must be submitted to the Community Development Department by 5:00 p.m. on
January 7, 2025. 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) 544-4143 or via e-mail to: watkinse@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. SEPA2024-065 has been
assigned to this proposal. The SEPA comment period will end January 7, 2025. 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 Division.
Required Permits: A special permit, and a building permit will be required before any ground disturbing activities begin.
Preliminary Determination of Regulations Used for Project Mitigation: To evaluate the impacts of 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 January 7, 2025.
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 14 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 Division, PO Box 293, Pasco, WA, 99301, Attn: Craig Raymond.
Community Development Department
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509.545.3441 / F: 509.545.3499
Prepared December 24, 2024 by: Erik Watkins, Planner I, PO Box 293 Pasco, WA 99301 (509) 544-4143
SEPA Environmental checklist September 2023 Page 1
(WAC 197-11-960)
SEPA1 Environmental Checklist
Purpose of checklist
Governmental agencies use this checklist to help determine whether the environmental impacts of your
proposal are significant. This information is also helpful to determine if available avoidance, minimization, or
compensatory mitigation measures will address the probable significant impacts or if an environmental impact
statement will be prepared to further analyze the proposal.
Instructions for applicants
This environmental checklist asks you to describe some basic information about your proposal. Please answer
each question accurately and carefully, to the best of your knowledge. You may need to consult with an
agency specialist or private consultant for some questions. You may use “not applicable” or “does not apply”
only when you can explain why it does not apply and not when the answer is unknown. You may also attach
or incorporate by reference additional studies reports. Complete and accurate answers to these questions
often avoid delays with the SEPA process as well as later in the decision-making process.
The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time
or on different parcels of land. Attach any additional information that will help describe your proposal or its
environmental effects. The agency to which you submit this checklist may ask you to explain your answers or
provide additional information reasonably related to determining if there may be significant adverse impact.
Instructions for lead agencies
Please adjust the format of this template as needed. Additional information may be necessary to evaluate the
existing environment, all interrelated aspects of the proposal and an analysis of adverse impacts. The checklist
is considered the first but not necessarily the only source of information needed to make an adequate
threshold determination. Once a threshold determination is made, the lead agency is responsible for the
completeness and accuracy of the checklist and other supporting documents.
Use of checklist for nonproject proposals
For nonproject proposals (such as ordinances, regulations, plans and programs), complete the applicable parts
of sections A and B, plus the Supplemental Sheet for Nonproject Actions (Part D). Please completely answer all
questions that apply and note that the words "project," "applicant," and "property or site" should be read as
"proposal," "proponent," and "affected geographic area," respectively. The lead agency may exclude (for non-
projects) questions in “Part B: Environmental Elements” that do not contribute meaningfully to the analysis of
the proposal.
1 https://ecology.wa.gov/Regulations-Permits/SEPA/Environmental-review/SEPA-guidance/Checklist-guidance
SEPA Environmental checklist September 2023 Page 2
(WAC 197-11-960)
A. Background
Find help answering background questions2
ϭ͘Name of proposed project, if applicable:
KZt/E&KZ EĞǁAuto Dealership in C-1njŽŶĞ
Ϯ͘Name of applicant:
CLOVER PLANNING & ZONING LLC
ϯ͘Address and phone number of applicant and contact person:
Applicant: CLOVER PLANNING & ZONING LLC, 6904 Rogue Drive, Pasco, WA 99301Contact:
Shane O’Neill, Pasco WA, (509)713-4560
ϰ͘Date checklist prepared:
12/11/2024
ϱ͘Agency requesting checklist:
City of Pasco
ϲ͘Proposed timing of schedule (including phasing, if applicable):
Construction beginning January 2025 and completed in 2025, no phasing
ϳ͘Do you have any plans for future additions, expansion, or further activity related to or
connected with this proposal? If yes, explain.
No additions are planned. A single development is planned for the site.
ϴ͘List any environmental information you know about that has been prepared, or will be
prepared, directly related to this proposal.
Phase 1 Environmental Site Assessment by GN Northern, Inc., dated October 2024
ϵ͘Do you know whether applications are pending for governmental approvals of other
proposals directly affecting the property covered by your proposal? If yes, explain.There
are no ancillary approvals for other proposals affecting this project.
ϭϬ͘List any government approvals or permits that will be needed for your proposal, if known.
This project requires conditional use permit approval prior to filing construction permit
applications. The conditional use is to allow the automobile dealership land use in the C-1
zone.
ϭϭ͘Give brief, complete description of your proposal, including the proposed uses and the
size of the project and site. There are several questions later in this checklist that ask you
to describe certain aspects of your proposal. You do not need to repeat those answers on
this page. (Lead agencies may modify this form to include additional specific information
on project description.)
2 https://ecology.wa.gov/Regulations-Permits/SEPA/Environmental-review/SEPA-guidance/SEPA-checklist-
guidance/SEPA-Checklist-Section-A-Background
SEPA Environmental checklist September 2023 Page 3
(WAC 197-11-960)
Development of an 8.5-acre site in the C-1 zone with a new automobile dealership. The
building containing the new auto dealership will be approximately 50,100 square feet in
floor area. The remainder of the site will be treated with asphalt parking and landscaping.
This environmental checklist serves a land use approval component and the building permit.
12.Location of the proposal. Give sufficient information for a person to understand the
precise location of your proposed project, including a street address, if any, and section,
township, and range, if known. If a proposal would occur over a range of area, provide the
range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and
topographic map, if reasonably available. While you should submit any plans required by
the agency, you are not required to duplicate maps or detailed plans submitted with any
permit applications related to this checklist.
The project site is comprised of three parcels totaling approximately 8.5 acres. Parcel
numbers 115450021, 115450012, & 115501056 lie on the south side of Sandifur Parkway,
immediately south of Road 92, Pasco WA.
B. Environmental Elements
1.Earth
Find help answering earth questions3
a.General description of the site:
The site is flat. The vacant site contains some grasses and shrub steppe plants including
Big Sagebrush (Artemisia tridentata).
Circle or highlight one: Flat, rolling, hilly, steep slopes, mountainous, other:
b.What is the steepest slope on the site (approximate percent slope)?
3%+/-
c.What general types of soils are found on the site (for example, clay, sand, gravel, peat,
muck)? If you know the classification of agricultural soils, specify them, and note any
agricultural land of long-term commercial significance and whether the proposal
results in removing any of these soils.
Winchester loamy coarse sand, 2 to 5 percent slopes (90.9%), Quincy-Timmerman
complex, 0 to 15 percent slopes (0.7%); generally, mixed mesic/xeric torripsamments
(dry, sandy, desert soil).
d.Are there surface indications or history of unstable soils in the immediate vicinity? If
so, describe.
3 https://ecology.wa.gov/regulations-permits/sepa/environmental-review/sepa-guidance/sepa-checklist-
guidance/sepa-checklist-section-b-environmental-elements/environmental-elements-earth
A building
permit
will still
be
required-
EW
SEPA Environmental checklist September 2023 Page 4
(WAC 197-11-960)
No
e.Describe the purpose, type, total area, and approximate quantities and total affected
area of any filling, excavation, and grading proposed. Indicate source of fill.
Up to 1,500 cubic yards of soil will be moved during construction. The site will balance,
no net import or export.
f.Could erosion occur because of clearing, construction, or use? If so, generally describe.
Wind erosion is possible during site clearing and construction.
g.About what percent of the site will be covered with impervious surfaces after project
construction (for example, asphalt or buildings)?
Up to 80% of the site may be treated with impervious surfaces.
h.Proposed measures to reduce or control erosion, or other impacts to the earth, if any.
Site watering will be used to ensure the site does not emit airborne dust during the
construction period.
2.Air
Find help answering air questions4
a.What types of emissions to the air would result from the proposal during construction,
operation, and maintenance when the project is completed? If any, generally describe
and give approximate quantities if known.
A negligible quantity of vehicle emissions may be generated during construction in the
short-term.
b.Are there any off-site sources of emissions or odor that may affect your proposal? If
so, generally describe.
No.
c.Proposed measures to reduce or control emissions or other impacts to air, if any:
Site watering will abate airborne particulates (dust). Integrated vehicle emission
controls will mitigate short-term emission of fumes.
4 https://ecology.wa.gov/Regulations-Permits/SEPA/Environmental-review/SEPA-guidance/SEPA-checklist-
guidance/SEPA-Checklist-Section-B-Environmental-elements/Environmental-elements-Air
SEPA Environmental checklist September 2023 Page 5
(WAC 197-11-960)
3.Water
Find help answering water questions5
a.Surface:
Find help answering surface water questions6
1.Is there any surface water body on or in the immediate vicinity of the site
(including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If
yes, describe type and provide names. If appropriate, state what stream or river it
flows into.
No
2. Will the project require any work over, in, or adjacent to (within 200 feet) the
described waters? If yes, please describe and attach available plans.
No
3. Estimate the amount of fill and dredge material that would be placed in or
removed from surface water or wetlands and indicate the area of the site that
would be affected. Indicate the source of fill material.
No filling or dredging is proposed.
4. Will the proposal require surface water withdrawals or diversions? Give a general
description, purpose, and approximate quantities if known.
No
5. Does the proposal lie within a 100-year floodplain? If so, note location on the site
plan.
No.
Does the proposal involve any discharges of waste materials to surface waters? If
so, describe the type of waste and anticipated volume of discharge.
No
b.Ground:
Find help answering ground water questions7
1.Will groundwater be withdrawn from a well for drinking water or other purposes?
If so, give a general description of the well, proposed uses and approximate
quantities withdrawn from the well. Will water be discharged to groundwater?
Give a general description, purpose, and approximate quantities if known.
5 https://ecology.wa.gov/Regulations-Permits/SEPA/Environmental-review/SEPA-guidance/SEPA-checklist-
guidance/SEPA-Checklist-Section-B-Environmental-elements/Environmental-elements-3-Water
6 https://ecology.wa.gov/Regulations-Permits/SEPA/Environmental-review/SEPA-guidance/SEPA-checklist-
guidance/SEPA-Checklist-Section-B-Environmental-elements/Environmental-elements-3-Water/Environmental-
elements-Surface-water
7 https://ecology.wa.gov/Regulations-Permits/SEPA/Environmental-review/SEPA-guidance/SEPA-checklist-
guidance/SEPA-Checklist-Section-B-Environmental-elements/Environmental-elements-3-Water/Environmental-
elements-Groundwater
SEPA Environmental checklist September 2023 Page 6
(WAC 197-11-960)
No
2. Describe waste material that will be discharged into the ground from septic tanks
or other sources, if any (domestic sewage; industrial, containing the following
chemicals…; agricultural; etc.). Describe the general size of the system, the number
of such systems, the number of houses to be served (if applicable), or the number
of animals or humans the system(s) are expected to serve.
None
c.Water Runoff (including stormwater):
1. Describe the source of runoff (including storm water) and method of collection
and disposal, if any (include quantities, if known). Where will this water flow? Will
this water flow into other waters? If so, describe.
All stormwater runoff will infiltrate native soils via on-site drainage and retention
infrastructure.
2.Could waste materials enter ground or surface waters? If so, generally describe.
No
3. Does the proposal alter or otherwise affect drainage patterns in the vicinity of the
site? If so, describe.
No
d. Proposed measures to reduce or control surface, ground, and runoff water, and
drainage pattern impacts, if any:
A Temporary Erosion and Sediment Control plan will be designed to manage stormwater
runoff during construction in the event of rainfall.
4. Plants
Find help answering plants questions
a.Check the types of vegetation found on the site:
܆ deciduous tree: alder, maple, aspen, other
܆ evergreen tree: fir, cedar, pine, other
܈ shrubs
܈ grass
܆ pasture
܆ crop or grain
܆ orchards, vineyards, or other permanent crops.
܆ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other
܆܆ water plants: water lily, eelgrass, milfoil, other
܆ other types of vegetation
SEPA Environmental checklist September 2023 Page 7
(WAC 197-11-960)
b.What kind and amount of vegetation will be removed or altered?
All vegetation will be removed. Approximately 8 acres of grasses, forbes and shrubs will
be removed.
c. List threatened and endangered species known to be on or near the site.
None
d.Proposed landscaping, use of native plants, or other measures to preserve or enhance
vegetation on the site, if any.
All areas not under impervious surfaces will be treated with lawn, ornamental trees,
shrubs and grasses in accordance with I-182 overlay and PMC landscaping requirements.
e. List all noxious weeds and invasive species known to be on or near the site.
None present on-site or in the surrounding area. Russian thistle is a predominant weed
in the Columbia Basin.
5. Animals
Find help answering animal questions8
a.List any birds and other animals that have been observed on or near the site or are
known to be on or near the site.
Examples include:
x Birds: hawk, heron, eagle, songbirds, other:
x Mammals: deer, bear, elk, beaver, other:
x Fish: bass, salmon, trout, herring, shellfish, other:
b.List any threatened and endangered species known to be on or near the site.
None
c. Is the site part of a migration route? If so, explain.
Pasco lies within the Pacific Flyway.
d. Proposed measures to preserve or enhance wildlife, if any.
None.
e. List any invasive animal species known to be on or near the site.
Mice.
8 https://ecology.wa.gov/Regulations-Permits/SEPA/Environmental-review/SEPA-guidance/SEPA-checklist-
guidance/SEPA-Checklist-Section-B-Environmental-elements/Environmental-elements-5-Animals
SEPA Environmental checklist September 2023 Page 8
(WAC 197-11-960)
6.Energy and natural resources
Find help answering energy and natural resource questions9
a.What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet
the completed project's energy needs? Describe whether it will be used for heating,
manufacturing, etc.
Electric power will be used to heat and cool structures.
b.Would your project affect the potential use of solar energy by adjacent properties? If
so, generally describe.
No
c.What kinds of energy conservation features are included in the plans of this proposal?
List other proposed measures to reduce or control energy impacts, if any.
2021 WSEC compliance in the form of increased insulation and stringent energy
efficiency regulations will reduce or control energy impacts to our abundant renewable
energy supplies.
7.Environmental health
Health Find help with answering environmental health questions10
a.Are there any environmental health hazards, including exposure to toxic chemicals,
risk of fire and explosion, spill, or hazardous waste, that could occur because of this
proposal? If so, describe.
No
1.Describe any known or possible contamination at the site from present or past
uses.
No contamination sources have been identified. The site has never been developed.
2.Describe existing hazardous chemicals/conditions that might affect project
development and design. This includes underground hazardous liquid and gas
transmission pipelines located within the project area and in the vicinity.
None present.
3.Describe any toxic or hazardous chemicals that might be stored, used, or produced
during the project's development or construction, or at any time during the
operating life of the project.
Vehicle lubricants will be used in the service station. Motor oil may be collected,
stored and exported from the site as part of oil change services.
4.Describe special emergency services that might be required.
9 https://ecology.wa.gov/Regulations-Permits/SEPA/Environmental-review/SEPA-guidance/SEPA-checklist-
guidance/SEPA-Checklist-Section-B-Environmental-elements/Environmental-elements-6-Energy-natural-resou
10 https://ecology.wa.gov/Regulations-Permits/SEPA/Environmental-review/SEPA-guidance/SEPA-checklist-
guidance/SEPA-Checklist-Section-B-Environmental-elements/Environmental-elements-7-Environmental-health
SEPA Environmental checklist September 2023 Page 9
(WAC 197-11-960)
None
5.Proposed measures to reduce or control environmental health hazards, if any.
Service staff are trained in spill cleanup and waste disposal protocols.
b.Noise
1.What types of noise exist in the area which may affect your project (for example:
traffic, equipment, operation, other)?
Traffic noise from Interstate 182 will not affect the project.
2.What types and levels of noise would be created by or associated with the project
on a short-term or a long-term basis (for example: traffic, construction, operation,
other)? Indicate what hours noise would come from the site)?
Short-term construction noise will occur. Dealership operations will generate some
level of passenger vehicle traffic noise which will be drowned-out by ambient
highway traffic noise.
3.Proposed measures to reduce or control noise impacts, if any:
Hours of construction activity will be more stringently limited than minimum noise
ordinance requirements. Construction will be voluntarily limited to between the
hours of 7am to 7pm.
8. Land and shoreline use
Find help answering land and shoreline use questions11
a.What is the current use of the site and adjacent properties? Will the proposal affect
current land uses on nearby or adjacent properties? If so, describe.
The subject site is vacant. The sites to the east are vacant. The site to the south contains
the Broadmoor Outlet Mall which contains a gym, community college, church, offices,
event center and a few retail businesses. Land to the north is the Sandifur Parkway
public right-of-way. Much of the land to the north is vacant. A business condominium
containing medical offices is located to the north.
New auto dealerships are unlikely to deter future uses of nearby vacant parcels. The
dealership will not affect the peaceful enjoyment and development of surrounding
lands.
b.Has the project site been used as working farmlands or working forest lands? If so,
describe. How much agricultural or forest land of long-term commercial significance
will be converted to other uses because of the proposal, if any? If resource lands have
not been designated, how many acres in farmland or forest land tax status will be
converted to nonfarm or nonforest use?
No
11 https://ecology.wa.gov/Regulations-Permits/SEPA/Environmental-review/SEPA-guidance/SEPA-checklist-
guidance/SEPA-Checklist-Section-B-Environmental-elements/Environmental-elements-8-Land-shoreline-use
SEPA Environmental checklist September 2023 Page 10
(WAC 197-11-960)
1.Will the proposal affect or be affected by surrounding working farm or forest
land normal business operations, such as oversize equipment access, the
application of pesticides, tilling, and harvesting? If so, how?
No
c.Describe any structures on the site.
None
d.Will any structures be demolished? If so, what?
No
e.What is the current zoning classification of the site?
Retail Business (C-1)
f.What is the current comprehensive plan designation of the site?
Commercial
g. If applicable, what is the current shoreline master program designation of the site?
NA
h. Has any part of the site been classified as a critical area by the city or county? If so,
specify.
No.
i.Approximately how many people would reside or work in the completed project?
Approximately 20-30 employees
j.Approximately how many people would the completed project displace?
None
k. Proposed measures to avoid or reduce displacement impacts, if any.
None
l. Proposed measures to ensure the proposal is compatible with existing and projected
land uses and plans, if any.
The project is the subject of conditional land use review and approval, during which the
proposed dealership will undergo a detailed land use compatibility review based on an
array of criteria. The final land use decision will be made by the City’s Hearing Examiner.
m. Proposed measures to reduce or control impacts to agricultural and forest lands of
long-term commercial significance, if any:
None warranted. Agricultural and forest lands are not located in the surrounding
vicinity.
SEPA Environmental checklist September 2023 Page 11
(WAC 197-11-960)
9.Housing
Find help answering housing questions12
a.Approximately how many units would be provided, if any? Indicate whether high,
middle, or low-income housing.
Zero
b. Approximately how many units, if any, would be eliminated? Indicate whether high,
middle, or low-income housing.
Zero
c. Proposed measures to reduce or control housing impacts, if any:
None. Commercial development does not directly impact the housing supply.
10. Aesthetics
Find help answering aesthetics questions13
a.What is the tallest height of any proposed structure(s), not including antennas; what is
the principal exterior building material(s) proposed?
Structures will not exceed 35 feet in height.
b.What views in the immediate vicinity would be altered or obstructed?
None.
c. Proposed measures to reduce or control aesthetic impacts, if any:
Adherence to the I-182 overlay development standards and general C-1 zoning
requirements will ensure aesthetic compatibility.
11.Light and glare
Find help answering light and glare questions14
a.What type of light or glare will the proposal produce? What time of day would it
mainly occur?
Outdoor lighting will enhance site security during hours of darkness.
b.Could light or glare from the finished project be a safety hazard or interfere with
views?
No. Lighting will be shielded from the horizontal plane to avoid encroachment on
adjacent properties.
c.What existing off-site sources of light or glare may affect your proposal?
12 https://ecology.wa.gov/Regulations-Permits/SEPA/Environmental-review/SEPA-guidance/SEPA-checklist-
guidance/SEPA-Checklist-Section-B-Environmental-elements/Environmental-elements-9-Housing
13 https://ecology.wa.gov/Regulations-Permits/SEPA/Environmental-review/SEPA-guidance/SEPA-checklist-
guidance/SEPA-Checklist-Section-B-Environmental-elements/Environmental-elements-10-Aesthetics
14 https://ecology.wa.gov/Regulations-Permits/SEPA/Environmental-review/SEPA-guidance/SEPA-checklist-
guidance/SEPA-Checklist-Section-B-Environmental-elements/Environmental-elements-11-Light-glare
SEPA Environmental checklist September 2023 Page 12
(WAC 197-11-960)
None
d.Proposed measures to reduce or control light and glare impacts, if any:
Outdoor lighting will be shielded downward from the horizontal plane.
12. Recreation
Find help answering recreation questions
a.What designated and informal recreational opportunities are in the immediate
vicinity?
The adjacent site to the south contains a private membership gym (Club 24).
b.Would the proposed project displace any existing recreational uses? If so, describe.
No
c.Proposed measures to reduce or control impacts on recreation, including recreation
opportunities to be provided by the project or applicant, if any:
None/NA
13.Historic and cultural preservation
Find help answering historic and cultural preservation questions15
a.Are there any buildings, structures, or sites, located on or near the site that are over
45 years old listed in or eligible for listing in national, state, or local preservation
registers? If so, specifically describe.
No.
b.Are there any landmarks, features, or other evidence of Indian or historic use or
occupation? This may include human burials or old cemeteries. Are there any material
evidence, artifacts, or areas of cultural importance on or near the site? Please list any
professional studies conducted at the site to identify such resources.
No such evidence is present.
c.Describe the methods used to assess the potential impacts to cultural and historic
resources on or near the project site. Examples include consultation with tribes and
the department of archeology and historic preservation, archaeological surveys,
historic maps, GIS data, etc.
A cursory survey was performed by Shane O’Neill, B.S. Natural Resources Planning, on
11/15/2024. No artifacts were observed on the sites’ surface.
d.Proposed measures to avoid, minimize, or compensate for loss, changes to, and
disturbance to resources. Please include plans for the above and any permits that may
be required.
An Inadvertent (artifact) Discovery Plan has been prepared and is attached hereto.
15 https://ecology.wa.gov/Regulations-Permits/SEPA/Environmental-review/SEPA-guidance/SEPA-checklist-
guidance/SEPA-Checklist-Section-B-Environmental-elements/Environmental-elements-13-Historic-cultural-p
SEPA Environmental checklist September 2023 Page 13
(WAC 197-11-960)
14.Transportation
Find help with answering transportation questions16
a.Identify public streets and highways serving the site or affected geographic area and
describe proposed access to the existing street system. Show on site plans, if any.
The site fronts Sandifur Parkway, a public local roadway. Outlet Drive, a private
roadway, encumbers the easterly 40 feet of the site. The preliminary site plan proposed
one driveway connecting to both roads.
b.Is the site or affected geographic area currently served by public transit? If so,
generally describe. If not, what is the approximate distance to the nearest transit
stop?
The site lies on a Ben-Franklin bus transit route 225. There is a bus stop on the north
side of Sandifur Parkway across from the northeast property corner.
c.Will the proposal require any new or improvements to existing roads, streets,
pedestrian, bicycle, or state transportation facilities, not including driveways? If so,
generally describe (indicate whether public or private).
No, the Sandifur Parkway frontage is currently developed with 5’ City standard
meandering sidewalk.
d.Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or
air transportation? If so, generally describe.
No
e.How many vehicular trips per day would be generated by the completed project or
proposal? If known, indicate when peak volumes would occur and what percentage of
the volume would be trucks (such as commercial and nonpassenger vehicles). What
data or transportation models were used to make these estimates?
New Auto Dealer – Land Use Code 840
1.86 AM trips/1,000 sq ft
2.42 PM trips/1,000 sq ft
27.84 ADT weekdays/1,000 sq ft
Bldg = 50,100 sq ft
93 Peak AM trips
121 peak PM trips
1,394.7 ADT (weekday)
(11th Edition of the ITE Manual)
New passenger vehicles will infrequently be delivered on trucks.
Will the proposal interfere with, affect, or be affected by the movement of agricultural
and forest products on roads or streets in the area? If so, generally describe.
16 https://ecology.wa.gov/Regulations-Permits/SEPA/Environmental-review/SEPA-guidance/SEPA-checklist-
guidance/SEPA-Checklist-Section-B-Environmental-elements/Environmental-elements-14-Transportation
SEPA Environmental checklist September 2023 Page 14
(WAC 197-11-960)
No
f. Proposed measures to reduce or control transportation impacts, if any:
The proposed access points will be designed with the proper turning radii and throat
depth to allow vehicles free ingress/egress with minimal disruption of traffic flow on
Sandifur Parkway.
15. Public services
Find help answering public service questions17
a.Would the project result in an increased need for public services (for example: fire
protection, police protection, public transit, health care, schools, other)? If so,
generally describe.
The developments’ additional demand on EMS is not predictable. Police, fire and
ambulance services may be needed at some point but not more than any other retail
facility.
b.Proposed measures to reduce or control direct impacts on public services, if any.
None.
16. Utilities
Find help answering utilities questions18
a.Circle utilities currently available at the site: electricity, natural gas, water, refuse
service, telephone, sanitary sewer, septic system, other:
b.Describe the utilities that are proposed for the project, the utility providing the
service, and the general construction activities on the site or in the immediate vicinity
which might be needed.
All utilities (power, water, sewer) will be connected to the development from the
existing stubs at the front property line. Utility service main extensions are not required.
Service taps only.
C. Signature
Find help about who should sign19
The above answers are true and complete to the best of my knowledge. I understand that the
lead agency is relying on them to make its decision.
17 https://ecology.wa.gov/regulations-permits/sepa/environmental-review/sepa-guidance/sepa-checklist-
guidance/sepa-checklist-section-b-environmental-elements/environmental-elements-15-public-services
18 https://ecology.wa.gov/regulations-permits/sepa/environmental-review/sepa-guidance/sepa-checklist-
guidance/sepa-checklist-section-b-environmental-elements/environmental-elements-16-utilities
19 https://ecology.wa.gov/Regulations-Permits/SEPA/Environmental-review/SEPA-guidance/SEPA-checklist-
guidance/SEPA-Checklist-Section-C-Signature
SEPA Environmental checklist September 2023 Page 15
(WAC 197-11-960)
Recoverable Signature
X Shane O'Neill (UCC 1-308)
Signed by: fbf29b3f-4f80-4177-a46d-39faa088cdc4
Type name of signee: Shane O’Neill
Position and agency/organization: Senior Planner, Clover Planning & Zoning LLC
Date submitted: 12/11/2024
D. Supplemental sheet for nonproject actions
Find help for the nonproject actions worksheet20
Do not use this section for project actions.
Because these questions are very general, it may be helpful to read them in conjunction with
the list of the elements of the environment.
When answering these questions, be aware of the extent the proposal, or the types of activities
likely to result from the proposal, would affect the item at a greater intensity or at a faster rate
than if the proposal were not implemented. Respond briefly and in general terms.
1.How would the proposal be likely to increase discharge to water; emissions to air;
production, storage, or release of toxic or hazardous substances; or production of
noise?
Business operations will contribute to ambient noise levels during normal business hours.
Employee and customer vehicles produce some combustion emissions. Site development
and operation are not likely to produce significant discharges to water or air, toxic releases
or noise.
x Proposed measures to avoid or reduce such increases are:
Business operations will be conducted indoors. There are no significant increases
warranting mitigation.
2.How would the proposal be likely to affect plants, animals, fish, or marine life?
In no way is the proposal likely to affect plants, animals, fish, or marine life.
x Proposed measures to protect or conserve plants, animals, fish, or marine life are:
Mitigations are not warranted.
3.How would the proposal be likely to deplete energy or natural resources?
In no way with the development deplete energy or natural resources.
20 https://ecology.wa.gov/regulations-permits/sepa/environmental-review/sepa-guidance/sepa-checklist-
guidance/sepa-checklist-section-d-non-project-actions
SEPA Environmental checklist September 2023 Page 16
(WAC 197-11-960)
x Proposed measures to protect or conserve energy and natural resources are:
Mitigations are not warranted.
4.How would the proposal be likely to use or affect environmentally sensitive areas or
areas designated (or eligible or under study) for governmental protection, such as
parks, wilderness, wild and scenic rivers, threatened or endangered species habitat,
historic or cultural sites, wetlands, floodplains, or prime farmlands?
In no way is the proposal likely to use or affect environmentally sensitive areas or areas
designated (or eligible or under study) for governmental protection, such as parks,
wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or
cultural sites, wetlands, floodplains, or prime farmlands?
x Proposed measures to protect such resources or to avoid or reduce impacts are:
Mitigations are not warranted.
5. How would the proposal be likely to affect land and shoreline use, including whether it
would allow or encourage land or shoreline uses incompatible with existing plans?
The site is over a mile from the nearest shoreline. Shorelines will not be affected.
x Proposed measures to avoid or reduce shoreline and land use impacts are:
Mitigations are not warranted.
6. How would the proposal be likely to increase demands on transportation or public
services and utilities?
On the contrary, the proposed dealership will lighten the demand on public transportation
by distributing new passenger vehicles. As with all business developments, there will be a
degree of increased demand for public utilities. Nominal increase in sewer and water
service will occur. The site will draw on the Franklin PUD grid for power.
x Proposed measures to reduce or respond to such demand(s) are:
Washington State imposes stringent building energy code (WSEC) requirements to
force high thermal efficiencies.
7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws
or requirements for the protection of the environment.
The proposal will undergo conditional use permit review and city permit review to ensure
compliance with state and local codes. The site is not subject to unique environmental
protection requirements. The site is identified as containing sagebrush steppe plant
associations on the DFW Priority Habitat and Species map. PMC 28.20.020(1) does not
classify all sites on the PHS map as critical areas on that basis alone. This site has not been
observed to harbor any endangered or threatened species of species of local importance.
SEPA Environmental checklist (WAC 197-11-960)January 2023 Page 15 of 17
Community & Economic Development Department
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From:Rodgers,Deborah (CONTR) - TERR-TRI CITIES RMHQ
To:Ivan Barragan
Cc:Cummings,Nicole M (BPA) - TERR-TRI CITIES RMHQ
Subject:RE: SEPA2024-065 Corwin Ford New Auto Dealership - City of Pasco
Date:Friday, January 24, 2025 5:16:51 PM
Attachments:image006.png
image007.png
image008.png
image009.png
image010.png
image011.png
[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.]
Ivan,
I apologize for our oversight. BPA has reviewed the plan for SEPA2024-065 Corwin Ford New
Auto Dealership, we have found that this proposal will not directly impact BPA facilities.
Thank you for the opportunity to review this application.
From: Ivan Barragan <barragani@pasco-wa.gov>
Sent: Wednesday, January 22, 2025 8:57 AM
To: Rodgers,Deborah (CONTR) - TERR-TRI CITIES RMHQ <dxrodgers@bpa.gov>
Subject: FW: SEPA2024-065 Corwin Ford New Auto Dealership - City of Pasco
Good morning,
My coworker originally sent this out for comment… There is a 50’ wide BPA easement at this
proposal. AFN 960530271.
I would like to get the SEPA MDNS out by tomorrow. Any comments?
Thank you,
Ivan Barragan | Planner II | (509) 544-4146 | 525 N. 3rd Avenue | Pasco, WA 99301 |
barragani@pasco-wa.gov
Notice of Public Disclosure: This e-mail and any response may be 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.
From: Jennifer Ballard <ballardj@pasco-wa.gov>
Sent: Tuesday, January 14, 2025 3:15 PM
To: Ivan Barragan <barragani@pasco-wa.gov>
Subject: FW: SEPA2024-065 Corwin Ford New Auto Dealership - City of Pasco
Jennifer B. Ballard, CFM, AICP | Senior Planner | (509) 544-4140 | 525 N. 3rd Avenue | Pasco, WA
99301 | ballardj@pasco-wa.gov
Notice of Public Disclosure: This e-mail and any response may be 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.
From: Erik Watkins <watkinse@pasco-wa.gov>
Sent: Tuesday, December 24, 2024 3:42 PM
To: Craig Raymond <raymondc@pasco-wa.gov>; Jennifer Ballard <ballardj@pasco-wa.gov>; Kurtis
Schliebe <schliebek@pasco-wa.gov>; Tyler Johnson <johnsonty@pasco-wa.gov>; Caleb Kaufmann
<kaufmannc@pasco-wa.gov>; PascoGIS <PascoGIS@pasco-wa.gov>; Troy Hendren
<HENDRENT@pasco-wa.gov>; Brian Cartwright <cartwrightb@pasco-wa.gov>
Cc: Clover Planning <planclover@outlook.com>
Subject: SEPA2024-065 Corwin Ford New Auto Dealership - City of Pasco
All,
Please see attached SEPA Checklist (SEPA2024-065) submittal Shane O’Neil has submitted a SEPA
checklist for the development of an 8.5-acre site in the C-1 zone with a new automobile dealership
with a special permit. The building containing the new auto dealership will be approximately 50,100
square feet in floor area. The remainder of the site will be treated with asphalt parking and
landscaping. The documents relating to the project can be found here
at this link to the SEPA registry. SEPA record number 202405575, "Corwin Ford".
Please submit comments for the proposed project and SEPA submittal by 5:00 PM on January 7th,
2025. If you have any questions or concerns, please let me know.
Thank you,
Erik
Erik Watkins
Planner I
O: 509-544-4143
watkinse@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.
From:Arrow Coyote
To:Erik Watkins
Cc:Smithsonian (DAHP); Guy Moura; Robert Sloma (HSY)
Subject:Re: SEPA2024-065 Corwin Ford New Auto Dealership - City of Pasco
Date:Tuesday, January 7, 2025 3:44:40 PM
Attachments:image001.png
image002.png
image003.png
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RE: SEPA2024-065 Corwin Ford New Auto Dealership
Location: Sandifur Parkway & Outlet Drive (Parcels # 115450021, 115450012, & 115501056) Pasco,
WA.; 9N/R29E/Sec. 8
Please be advised your proposed undertaking lies within the traditional territory of the Palus Tribe.
The Palus Tribe is a constituent member of and represented by the Confederated Tribes of the
Colville Reservation [Colville Confederated Tribes (CCT)]. The CCT is governed by the Colville Business
Council (CBC). The CBC delegated to the Tribal Historic Preservation Officer (THPO) the responsibility
of representing the CCT with regards to cultural resources management issues throughout these
traditional territories of our constituent tribes under Resolution 1996-29. This area includes most of
eastern Washington, parts of northeastern Oregon, south central British Columbia, and parts of
north central Idaho. In 1996, the CCT also entered into an agreement with the National Park Service
to assume state historic preservation officer responsibilities as outlined in Section 101 (d) (2) of the
National Historic Preservation Act. The assumption agreement explicitly tasks the Tribal Historic
Preservation Officer (THPO), to advise and assist Federal and State agencies and local governments
in carrying out their historic preservation responsibilities and for the CCT to carry out their
responsibilities for review of federal undertakings regarding cultural resources matters.
The project entails construction of a building containing the new auto dealership will be
approximately 50,100 square feet in floor area. The remainder of the site will be treated with asphalt
parking and landscaping.
There is insufficient data to assess impacts of this project on cultural resources. Therefore, we
request a letter from DAHP with an assessment of the cultural resources within the APE, and/or an
archaeological assessment or investigation be conducted in the project APE and the resulting report
be sent for review prior to the commencement of the project.
On Tue, Dec 24, 2024 at 3:42 PM Erik Watkins <watkinse@pasco-wa.gov> wrote:
All,
Please see attached SEPA Checklist (SEPA2024-065) submittal Shane O’Neil has submitted
a SEPA checklist for the development of an 8.5-acre site in the C-1 zone with a new
automobile dealership with a special permit. The building containing the new auto
dealership will be approximately 50,100 square feet in floor area. The remainder of the site
will be treated with asphalt parking and landscaping. The documents relating to the project
can be found here
at this link to the SEPA registry. SEPA record number 202405575, "Corwin Ford".
Please submit comments for the proposed project and SEPA submittal by 5:00 PM on
January 7th, 2025. If you have any questions or concerns, please let me know.
Thank you,
Erik
Erik Watkins
Planner I
O: 509-544-4143
watkinse@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
State of Washington • Department of Archaeology & Historic Preservation
P.O. Box 48343 • Olympia, Washington 98504-8343 • (360) 586-3065
www.dahp.wa.gov
January 9, 2025
Erik Watkins
Planner I
City of Pasco
In future correspondence please refer to:
Project Tracking Code: 2025-01-00172
Property: City of Pasco - SEPA 2024-065 - Corwin Ford Dealership
Re: Survey Requested
Dear Erik Watkins:
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. As a result of our review, our professional opinion is that the project area has the potential to contain
archaeological resources. The project is in an area determined to be at Very High risk of containing
archaeology according to the DAHP predictive model. The scale of the proposed ground disturbing actions
would destroy any archaeological resources present. Therefore, we concur with the recommendation of the
Tribal entity, and recommend a professional archaeological survey of the project area be conducted prior to
ground disturbing activities. We also recommend continued consultation with the concerned Tribes' cultural
committees and staff regarding cultural resource issues.
These comments are based on the information available at the time of this review and on behalf of the SHPO
in conformance with Washington State law. Should additional information become available, our assessment
may be revised.
Thank you for the opportunity to comment on this project and we look forward to receiving the survey report.
The survey report should be uploaded directly into the DAHP Online WISAARD system by the cultural resource
consultant to expedite DAHP review. Please ensure that the DAHP Project Number (a.k.a. Project Tracking
Code) is shared with any hired cultural resource consultants and is attached to any communications or
submitted reports. Should you have any questions, please feel free to contact me.
Sincerely,
James MacNaughton, M.S.
Local Government Archaeologist
(360) 280-7563
James.MacNaughton@dahp.wa.gov
STATE OF WASHINGTON
DEPARTMENT OF ECOLOGY
Eastern Region Office
4601 North Monroe St., Spokane, WA 99205-1295 • 509-329-3400
January 6, 2025
Erik Watkins
Planner I
City of Pasco
525 N. 3rd Ave
P.O. Box 293
Pasco, WA 99301
Re: Corwin Ford
File: SEPA2024-065
Dear Erik Watkins:
Thank you for the opportunity to comment on the Notice of Application and anticipated
Determination of Nonsignificance regarding the Corwin Ford Project (Proponent: Clover
Planning & Zoning LLC). After reviewing the documents, the Department of Ecology (Ecology)
submits the following comments:
Hazardous Waste and Toxics Reduction Program
The applicant must determine if wastes produced at the facility or project site are
dangerous wastes in Washington State. The regulations can be found in Chapter 173 -
303 of the Washington Administrative Code (WAC) online at:
http://apps.leg.wa.gov/wac/default.aspx?cite=173-303.
For more information and technical assistance with determining whether wastes are
dangerous wastes in Washington, contact Alex Bergh at (509) 385 -5539 or
Alexandra.Bergh@ecy.wa.gov.
Water Quality Program
If all construction related stormwater is retained onsite, a Construction Stormwater
General Permit may not be required.
For more information or technical assistance, please contact Suman Paudel at (509) 601-
2124 or via email at Suman.Paudel@ecy.wa.gov.
Erik Watkins
January 6, 2025
Page 2
Water Resources Program
The water purveyor is responsible for ensuring that the proposed use(s) are within the
limitations of its water rights. If the proposal’s actions are different than the existing
water right (source, purpose, the place of use, or period of use), then it is subject to
approval from Ecology pursuant to Sections 90.03.380 RCW and 90.44.100 RCW.
For more information or technical assistance, please contact Shannon Adams at (509)
202-6411 or via email at Shannon.Adams@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 propose d
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) 329 -3442
or via email at Cindy.Anderson@ecy.wa.gov.
For more guidance on, or to respond to the comments made by a specific Ecology staff
member, please contact the appropriate program staff listed above at the phone number or
email provided.
Department of Ecology
Eastern Regional Office
(Ecology File: 202405575)
State of Washington
Department of Fish and Wildlife
2620 North Commercial Avenue, Pasco, WA 99301
Phone: (509) 312-8117, E-mail: Troy.Maikis@dfw.wa.gov
January 23, 2025
Ivan Barragan
Planner I
525 N. 3rd Avenue 1st Floor
Pasco, WA 99301
Re: Corwin Ford New Auto Dealership - SEPA2024-065
The Washington Department of Fish and Wildlife (WDFW) has reviewed relevant maps and
documents for the proposed Corwin Ford New Auto Dealership (SEPA2024-065).
The proposed project covers 8.5 acres in an area classified as Presumptive Shrubsteppe within
WDFW’s Priority Habitat and Species Program (PHS). This site contains potential habitat for
multiple state priority species including, black-tailed jackrabbit, Burrowing Owl, and Sagebrush
Sparrow and is the site of a historic Burrowing Owl nest site. Additionally, there appears to be a
patch of milkweed along the southern border of the project area, which is habitat for monarch
butterflies (a state priority and federal candidate species). This site meets the criteria of a
designated “Critical Area” (Fish and Wildlife Habitat Conservation Area) as per Pasco
Municipal Code 28.20.020.
Seeing as this project will result in a complete loss of a City of Pasco Critical Area and WDFW
Priority Habitat, WDFW would like to put forth the following recommendations:
1. As an alternative to producing a critical area report, WDFW proposes moving forward under
the assumption that the project will result in 8.5 acres of a Fish and Wildlife Habitat
Conservation Area (shrubsteppe) being permanently converted to residential use.
2. Since avoidance as outlined in Pasco Municipal Code 28.20.050(8) will not be possible,
WDFW proposes that a 2:1 ratio be applied and that the project be required to provide
mitigation equal to a least 17 acres of habitat containing equal or greater shrubsteppe
functions and values.
3. WDFW mitigation Policy (POL-M5002) prioritizes on-site mitigation, but if this is not
possible for this project, we recommend off-site in-kind mitigation. We would suggest off-
site out-of-kind or an in-lieu fee only if in-kind mitigation is fully pursued but found to be
infeasible both on-site and off-site. It is preferred that off-site shrubsteppe mitigation be
directed at acquiring additional parcels adjacent to large remaining contiguous blocks of
shrubsteppe, or providing or protecting, functional wildlife connectivity corridors between
remaining blocks of shrubsteppe.
January 23, 2025
City of Pasco Planning Department
Ivan Barragan
Page 2
4. To avoid impacts to protected songbird species, a nesting bird survey should be completed
prior to any activity that disturbs standing shrubs on the site in the spring or summer nesting
seasoins (February 1 – July 31). Once live and standing bushes have been removed from
the area, nesting surveys will no longer be required. Please contact WDFW Area Habitat
Biologist Troy Maikis (troy.maikis@dfw.wa.gov) with any survey questions.
5. To avoid impacts to Burrowing Owls, a Burrowing Owl specific survey should be
completed within 1 week prior to any activity on the site, regardless of season. If a burrow
is located, WDFW advises no work be completed within a buffer of at least 500 feet of the
nest site from February 15 – September 25, or when the nest has been proven to have failed
with no additional nesting attempts feasible within the breeding season. If the project
necessitates removing a Burrowing Owl Burrow outside of the breeding season, WDFW
recommends nest site mitigation at a rate of 2 sites of 3 artificial burrows for each burrow
site impacted. If any Burrowing Owl sign or burrows are located during the survey, please
contact WDFW Area Habitat Biologist Troy Maikis (troy.maikis@dfw.wa.gov or (509)
312-8117) to determine if any additional site-specific mitigation and timing restrictions may
be warranted at the site.
6. To avoid impacts to monarch butterfly habitat, the milkweed along the south edge of the
project should flagged for avoidance and be left in place. If this is not possible for this
project, WDFW proposes additional 2:1 mitigation for any milkweed habitat that is
removed.
WDFW has worked on a variety of similar projects throughout the Tri-Cities as well as in
Benton and Franklin Counties where critical areas/PHS were permanently impacted, and we look
forward to working with the City and the project proponent to address mitigation for this project
as well as other future projects within the adjacent shrubsteppe habitat.
Thank you for the opportunity to comment on this project proposal and to collaboratively seek
suitable mitigation alternatives to conserve shrubsteppe habitat.
Sincerely,
Troy Maikis
Area Habitat Biologist; Benton and Franklin Counties
Washington Department of Fish & Wildlife
2620 Commercial Ave
Pasco, WA 99301
(509) 312-8117
Troy.Maikis@dfw.wa.gov
cc: Scott Downes, Fish & Wildlife Habitat Regional Land Use Lead, Region 3, Yakima
Parcel Owner Name Owner Mailing
115450045 NNN REIT, LP 450 S ORANGE AVE SUITE 900
115502016 PARADISE 3941 LLC 3701 MT DIABLO BLVD STE 200
115502084 BIG CREEK LAND COMPANY LLC 1950 W BELLERIVE LN UNIT 108
115502086 BIG CREEK LAND COMPANY LLC 1950 W BELLERIVE LN UNIT 108
115502085 BIG CREEK LAND COMPANY LLC 1950 W BELLERIVE LN UNIT 108
115392031 ELITE INVESTMENT GRP LLC 5804 ROAD 90 STE A
115392086 ELITE INVESTMENT GRP LLC 5804 ROAD 90 STE A
115441070 FOUR BROTHERS LLC 9221 SANDIFUR PKWY STE C
115441244 PENTAVIRI D LLC 9221 SANDIFUR PKWY STE C
115441245 THREE PADDYS AND A CROAT LLC 9221 SANDIFUR PKWY STE C
115441246 PENTAVIRI D LLC 9221 SANDIFUR PKWY STE C
115441241 PENTAVIRI D LLC 9221 SANDIFUR PKWY STE C
115441242 JILEK PROPERTIES LLC 4509 DESERT DR
115441243 THREE PADDYS AND A CROAT LLC 9221 SANDIFUR PKWY STE C
115442011 SOUND INVESTMENT GROUP LLC PO BOX 4770
115442012 SOUND INVESTMENT GROUP LLC PO BOX 4770
115430172 MIDLAND APARTMENTS 1 LLC 6119 BURDEN BLVD STE C
115430178 THOMPSON TRI CITIES PROPERTIES LLC 8486 W GAGE BLVD UNIT D
City State Zip
Orlando FL 32801-3339
LAFAYETTE CA 94549-3546
COUER D ALENE ID 83814-5526
COUER D ALENE ID 83814-5526
COUER D ALENE ID 83814-5526
PASCO WA 99301-8551
PASCO WA 99301-8551
PASCO WA 99301-9241
PASCO WA 99301-9241
PASCO WA 99301-9241
PASCO WA 99301-9241
PASCO WA 99301-9241
PASCO WA 99301-9413
PASCO WA 99301-9241
PASCO WA 99302-4770
PASCO WA 99302-4770
PASCO WA 99301-8502
KENNEWICK WA 99336-1137
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CITY OF PASCO/LEGALS
PO BOX 293
PASCO, WA 99301
barhamd@pasco-wa.gov, accountspayable@pasco-wa.gov
COUNTY OF BENTON)
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Page 1 of 7
CORWIN FORD New Automobile Dealership in the C-1 Zone
Clover Planning & Zoning, LLC
Land Use Services Consultant
SUPPLEMENTAL NARRATIVE
FOR A
SPECIAL USE PERMIT APPLICATION
TO ALLOW A
NEW AUTOMOBILE DEALERSHIP
IN THE
RETAIL BUSINESS (C-1) ZONE
To: City of Pasco Planning Department Staff
Pasco Hearing Examiner (Andrew L. Kottkamp)
From: Shane O’Neill, Senior Planner, Clover Planning & Zoning LLC(applicant
representative), (509)713-4560, planclover@outlook.com
Subject: City of Pasco Special UsePermit authorizinga new automobile dealershipfacility in the
Retail Business (C-1) zone.
Site: Franklin County Tax Parcel #’s: 115450021, 115450012, 115501056
(Pasco WA), totaling approximately 8.6 acres
SURROUNDING LAND USES & ZONING
North – Sandifur Parkwayright-of-way, then (C-1) Office Building & (MU) Vacant Land
East – (C-1)Vacant Land
South – (C-1) – Retail Shopping Center (gym, college institution, church, offices, and retail stores)
West – (CR) – RV Sales and Service Dealership
A zoning map of the vicinity is included in Exhibit 3.
REQUEST
The owner(s) of CORWIN FORD seek(s) land use approval to develop and operate a new automobile
dealership in the C-1 zone. The 8.6-acre site is located on the south side of Sandifur Parkway
approximately 300 feet west of Road 90and immediately south of Road 92. Allthree parcels comprising
12/14/2024
Page 2 of 7
CORWIN FORD New Automobile Dealership in the C-1 Zone
the site will be consolidated following special land use approval and prior to filing a building permit
application. A site plan and a vicinity map are provided in Exhibit 2.
NEW AUTOMOBILE DEALERSHIPS IN C-1
CORWIN FORD seeks land use authorization to develop and operate a new automobile dealership in the
C-1 zone as a permitted conditional use. Auto dealership, new, is defined as:
“a business that is franchised or sanctioned through a dealership contract with an
automaker or its sales subsidiary (e.g., Ford, Chrysler, Honda, BMW, etc.) to sell new
vehicles at the retail level. Said dealership must include an on-site building greater than
8,000 square feet, with offices, a showroom, a parts department, service bays and indoor
maintenance facilities. No more than 33 percent of a new auto dealership sales lot may
be devoted to the display of pre-owned vehicles.” [25.15.030 PMC]
The proposed new automobile dealership matches this definition and intends to operate within the
parameters provided therein.
C-1 ZONE
Pasco’s C-1 (Retail Business) zone lists “retail automobile sales” as a permitted conditional use, with
some locational prerequisite criteria. PMC 25.85.040 provides the following criteria:
(2)Retail automobile sales, provided the property is:
(a)Located east of Highway 395 and is:
(i)Adjacent to the intersection of two arterial streets, or adjacent to a
single arterial street; provided, that it is not adjacent to or across a public
street right-of-way from a residential district;
(ii)Not located closer than 300 feet to any existing car lot.
(b)Located west of Highway 395 and north of I-182, provided any point of the
property is within 1,000 feet of the I-182 WSDOT right-of-way for a distance of
2,500 feet east and west of the center line of Road 68 and Road 100/Broadmoor
Boulevard, except properties zoned for residential uses, and is:
(i)A new auto dealership.
This application seeks to benefit from the underlined criteria in PMC 25.85.040(2)(b). A distance
measurement map illustrating the sites’ conformance is provided herein as Exhibit 1.
Compliance
The site is:
-West of Highway 395;
-646 feet north of the I-182 centerline;
-2,236 feet east of the Road 100 centerline.
Page 3 of 7
CORWIN FORD New Automobile Dealership in the C-1 Zone
These locational requirements were developed by then City Planner, Dave McDonald, serving under then
City Manager, Gary Crutchfield. During a recent consultation with Mr. McDonald, he explained the
intent of this code design was to allow automobile-oriented retailers near the Regional Commercial Road
100/I-182 interchange node in Pasco. City staff foresaw this interchange node as a future hub for large-
scale retail businesses, specifically car dealerships and hotels. Developments on both sides of the
highway in this location are visually dominated by automobile sales and service businesses. The Rd 100
interchange area has begun to evolve as an automobile retail center. Without remarkable and specific
circumstances articulated into the public record, this application is a ministerial review to find the
proposal meets the locational criteria of PMC 25.85.040(2). Satisfaction of said criteria shall be the
primary basis of the decision to approve or deny this land use permit application. Development
requirements will be confirmed during the subsequent building and civil construction permit review
standard processes.
CONDITIONAL USE PERMITS
Special (conditional) Use Permit reviews and determinations are based upon the criteria listed in PMC
Section 25.200.080.
25.200.080Findings of fact by Hearing Examiner.
Upon conclusion of the open record hearing, the Hearing Examiner shall make and enter
findings from the record and conclusions thereof as to whether or not:
(1)The proposal is in accordance with the goals, policies, objectives, maps and/or
narrative text of the Comprehensive Plan;
(2)The proposal will adversely affect public infrastructure;
(3)The proposal will be constructed, maintained and operated to be in harmony with
the existing or intended character of the general vicinity;
(4)The location and height of proposed structures and the site design will discourage
the development of permitted uses on property in the general vicinity or impair the value
thereof;
(5)The operations in connection with the proposal will be more objectionable to nearby
properties by reason of noise, fumes, vibrations, dust, traffic, or flashing lights than
would be the operation of any permitted uses within the district; and
(6)The proposal will endanger the public health or safety if located and developed
where proposed, or in any way will become a nuisance to uses permitted in the district.
If it can be demonstrated that a new automobile dealership facility will be in accordance with the policies
of the Comprehensive Plan, the use will be maintained in harmony with the existing or intended character
of the surrounding neighborhood, and that it generally supports the other criteria of PMC Section
25.200.080, a Special Use Permit may be approved. Responses to these criteria are provided in the
Proposed Findings section below.
Page 4 of 7
CORWIN FORD New Automobile Dealership in the C-1 Zone
TRAFFIC
According to the International Traffic Engineers (ITE) Trip Generation Manual 11th Generation, the
following traffic estimates apply:
New Auto Dealer – Land Use Code 840
1.86 AM trips/1,000 sq ft
2.42 PM trips/1,000 sq ft
27.84 ADT weekdays/1,000 sq ft
Proposed building size = 50,065 sq ft
93 Peak AM trips
121 peak PM trips
1,392 average daily trips (ADT) (weekday)
PROPOSED FINDINGS
25.200.080 – Findings of fact by the Hearing Examiner
(1)The proposal is in accordance with the goals, policies, objectives, maps and/or narrative text of the
Comprehensive Plan;
This high-dollar retail sale facility is compatible with several Comprehensive Plan
policies.
-Policy LU-1-B encourages enhancement of the physical appearance of development
within the City. The proposal would replace vacant land with a well-developed
facility meeting the I-182 commercial design requirements and will present a
landscaped street frontage.
-Policy LU-2-D requires all development to be landscaped. Site development
proposes landscaping.
-Policy LU-2-B: Facilitate planned growth within the City limits and UGA, and
promote infill developments in the City limits through periodic review of growth
patterns and market demand within each of the City’s land use designations. The
proposed development will infill vacant land in one of Pasco’s major commercial
hubs. The Broadmoor Interchange is the subject of significant public investment
aimed at attracting commercial development in this location. The automobile sales
market demand has proven to be successful in the subject location; warranting
promotion of expansion
-Policy LU-4-B: Encourage infill and higher density uses within proximity to major
travel corridors and public transportation service areas. The site is located on
Sandifur Parkway which is a minor arterial roadway and adjacent to Interstate 182,
a regional transportation corridor. The proposal is supported by policy LU-4-B
based on the site’s location.
Page 5 of 7
CORWIN FORD New Automobile Dealership in the C-1 Zone
-Policy LU-6-A: Encourage commercial and higher-density residential uses along
major corridors and leverage infrastructure availability. The site is located on
Sandifur Parkway which is a minor arterial roadway and adjacent to Interstate 182,
a major regional transportation corridor. Adequate sewer, water and power utilities
are located withing the Sandifur Parkway right-of-way. The proposal is supported
by policy LU-6-A based on the site’s location and immediate utility availability.
-LU-6-B Policy: Promote efficient and functional neighborhood level and major
commercial centers to meet community demand. The proposed development will
contribute to build-out of a cohesive commercial hub centered around the Road
100/I-182 interchange. This is a developing regional commercial hub intended to
serve the wider Columbia Basin region. In this way, the site is more efficiently used
for large-scale retail sales over neighborhood-scale retail businesses.
(2)The proposal will not adversely affect public infrastructure;
All municipal utilities are currently available to serve the site from Sandifur Parkway and
from on-site easements. Water and sewer demands of the proposed use will be negligible
compared to permitted uses such as restaurants, taverns and laundromats. The adjacent
roadway, Sandifur Parkway, is a five-lane minor arterial roadway with a center left-turn
lane in a 90-foot right-of-way.
The site contains an 18” municipal sewer line with adequate capacity to serve the few
bathrooms in the proposed dealership. The adjacent segment of Sandifur Parkway
contains a 16-inch municipal potable water main with adequate capacity to serve the
dealership’s water needs. Outlet Drive (private) to the east, contains a 24-inch municipal
water main with ample capacity to meet water demands of the dealership. Sandifur
Parkway contains a newly reconstructed 16-inch irrigation main available to serve the
dealership’s landscaping water demands. The development poses no adverse impacts to
public infrastructure originally designed to serve commercial and residential
developments in the vicinity which is currently in its initial build-out phase.
(3)The proposal will be constructed, maintained and operated to be in harmony with the existing or
intended character of the general vicinity;
The proposed site is zoned C-1 and is located on Sandifur Parkway near the Road 100/Iఆ182
freeway interchange. The building will be designed to be visually appealing through elevated
architecture and high-quality building materials; meeting the I-182 Overlay commercial design
requirements (PMC 25.130). Adjacent sites to the west contain three other automobile
dealerships. The subject site lies adjacent to and east of land in the Regional Commercial (CR)
zone. The adjacent CR zone is designed with an emphasis on automobile sales and service
supporting the demands of the greater region. In this way, the proposed automobile dealership
will be constructed, maintained and operated to be in harmony with the existing or intended
Page 6 of 7
CORWIN FORD New Automobile Dealership in the C-1 Zone
character of the general vicinity. Because the CR/C-1 zoning boundary interface is invisible, the
new dealership will appear as a continuation of the existing development pattern on sites to the
west. Detrimental impacts of the proposal on surrounding uses have not been identified as this
vicinity is already commercial in nature and with existing automobile dealerships.
(4)The location and height of proposed structures and the site design will discourage the development
of permitted uses on property in the general vicinity or impair the value thereof;
Structures in the C-1 zone are limited to thirty-five (35) feet in height. Following land
use approval, the architect will design the new building to stand less than thirty-five feet
in height. The proposed building poses no risk of discouraging development in the
vicinity nor are they likely to impair property values of lands in the surrounding vicinity.
On the contrary, the new dealership will enhance the appearance of the vicinity by
eliminating a vacant lot fronting a minor arterial roadway in a commercial area.
(5)The operations in connection with the proposal will be more objectionable to nearby properties by
reason of noise, fumes, vibrations, dust, traffic, or flashing lights than would be the operation of any
permitted uses within the district; and
The adjacent properties to the west contain large-scale automobile and RV dealerships
with vehicle service departments. These dealerships are identical to or more intense than
the proposed use. The proposed auto-dealership facility would generate levels of noise,
vibration and commotion less than many permitted uses in the Cఆ1 zone such as
automobile detail shops, restaurants, hotels, automobile repair garages and fueling
stations and laundromats. 24-hour fast food drive-thru restaurants (permitted in C-1)
would undoubtedly generate a much higher degree of negative impacts on the
neighborhood than will the proposed dealership which will not remain open in the late
evening. There are three automobile dealerships located immediately west of the subject
site. These other dealerships have been operating since 2015 without generating
nuisance complaints from the public. Parcels on the south side of Sandifur Parkway in
this area serve to buffer land to the north from ever-increasing highway traffic noise.
The parcel to the south is a retail outlet mall containing institutional uses, retail stores,
a gym and an event center. Properties to the north are separated by a 90-foot public
right-of-way and building setbacks. Parcels to the east are vacant. Refer to Exhibits 3 &
4. None of the surrounding uses are sensitive to the level of noise, dust, fumes, flashing
lights or vibrations that would be introduced by the proposed auto dealership.
(6)The proposal will endanger the public health or safety if located and developed where proposed, or
in any way will become a nuisance to uses permitted in the district.
Public safety will be ensured through the application of city standards and development
codes. Additionally, the need for site-specific traffic safety improvements will be evaluated
based on a Tier 2 traffic impact analysis to be submitted to the city at the time of building
Page 7 of 7
CORWIN FORD New Automobile Dealership in the C-1 Zone
permit application. The applicant accepts an approval condition establishing this
requirement even though the City’s municipal code already requires the traffic analysis,
rendering the condition redundant.
CONCLUSION
A review of this application against the city’s land use requirements reveals a clear and defensible
path for the Hearing Examiner to grant conditional use permit approval to allow a new auto dealer
to operate on the 8.6-acre site lying on the south side of Sandifur Parkway directly south of Road
92. The site satisfies the locational requirements of PMC 25.85.040(2). The proposal is in
conformance with the goals and policies of the City’s Comprehensive Plan. The application meets the
City’s special use permit criteria of PMC 25.200.080.
The applicant is grateful for the efforts by City Planning staff and the Hearing Examiner spent
reviewing this special/conditional use permit leading to a final determination. I remain available if
you require any additional information regarding this proposal.
Sincerely,
Shane O’Neill
Clover Planning & Zoning LLC
planclover@outlook.com
(509) 713-4560
Exhibit list:
1)Distance Measurement Map
2)Site plan
3)Vicinity maps
4)Vicinity photos
Reference associated City SEPA file