HomeMy WebLinkAbout2025.03.12 HE Meeting PacketAGENDA
HEARING EXAMINER MEETING
City Hall – 525 North Third Avenue
Council Chambers
WEDNESDAY, MARCH 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
• SP2024-018 Advanced Learning Institute Daycare and Preschool
• SP2025-001 Mathews Auto Body Shop
III. ADJOURNMENT
REPORT TO HEARING EXAMINER
PUBLIC HEARING
City Hall – 525 North Third Avenue – Council Chambers
Wednesday 14 December 2022
6:00 PM
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MASTER FILE #: SP 2024-018/Advanced Learning Institute, LLC
APPLICANT: Advanced Learning Institute, LLC
C/O Marisa Valdez
6033 W 30th Ave
Kennewick, WA 99338
REQUEST: SPECIAL PERMIT: Convert 5 rooms in an existing church building
to a Day-care Center/Nursery School
TIMELINE
December 27, 2024 Special Permit Application, SP2024-018 Submitted
February 6, 2025 Application Deemed Complete
February 20, 2025 NOPH mailed to owners of properties within 300 feet of subject property
and emailed to Parties of Record
February 23, 2025 NOPH published in Tri-City Herald Newspaper
BACKGROUND
1. PROPERTY DESCRIPTION:
Legal: BINDING SITE PLAN 2011-05 LOT 5
General Location: 3315 W Court St, Pasco, WA 99301 (Parcel #119271020).
Property Size: 4.55 acres (198,286 square feet).
2. ACCESS: The site has access from West Court Street.
3. UTILITIES: The site is served by sewer and water services located in West Agate Street.
4. LAND USE AND ZONING: The property is zoned C-R (Regional Commercial District) and is currently
developed with a commercial building occupied by Cornerstone Church Tri-Cities and retail tenants.
Surrounding properties are zoned and developed as follows:
North: R-S-12; Single-Family/Duplexes
East: C-R/C-1/R-2; Vacant land/Retail Business/Single-Family
South: C-3; Cannabis retail facility/Mini-storage facility
West: C-R/C-1; Retail Business
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates this site as Commercial. This
designation supports a variety of uses, including Office, Business Park, Retail Business, Central
Business, General Business, and Regional Commercial, which may accommodate neighborhood,
community, and regional shopping centers, business parks, service providers, and office uses. It is
2
important to note that Day-care Centers and Nursery Schools are considered unclassified uses under
PMC 25.200.020(4) and may be permitted in any zoning district where they are not explicitly
prohibited.
6. ENVIRONMENTAL DETERMINATION: The City of Pasco has determined this proposal to be exempt
under Washington Administrative Code 197-11-800 (6) Land use decisions. (b) Other land use
decisions not qualified for exemption under subsection (a) (such as a home occupation or change of
use) are exempt provided: (i) The authorized activities will be conducted within an existing building
or facility qualifying for exemption under WAC 197-11-800 (1) and (2); and (ii) The activities will not
change the character of the building or facility in a way that would remove it from an exempt class.
(2) Other minor new construction. (f) Additions or modifications to or replacement of any building or
facility exempted by subsections (1) and (2) of this section when such addition, modification or
replacement will not change the character of the building or facility in a way that would remove it
from an exempt class.
BACKGROUND
Request
The applicant proposes to convert five rooms within an existing church building into a daycare center and
preschool at 3315 W Court St (Parcel #119271020) in Pasco, WA.
Site
The site is currently utilized as a church with retail business district tenants. Under this proposal, five rooms
within the church will be converted into a daycare center and preschool.
History
The site was annexed into the City of Pasco in 1979 through Ordinance No. 2066 and was initially zoned C-1
through that same Ordinance. In 2003, the zoning classification was changed from C-1 to C-R through an
approved rezone (Ordinance no. 3620), which remains in effect today. A special permit for the church use
was granted in 2013 under Resolution No. 3473.
STAFF FINDINGS OF FACT
1. The applicant proposes to utilize five rooms within an existing church building for a daycare center and
preschool within the C-R zoning district.
2. According to PMC 25.200.010 Unclassified uses may be permitted within any district where not otherwise
prohibited.
3. Per PMC 25.200.020 Unclassified uses (4) Community service facilities, levels one and two, as defined in
PMC 25.15.050.
4. As defined in PMC 25.15.050 “Community service facilities” of the level one category include, but are not
limited to, day-care centers, nursery schools, hospitals, sanitariums, nonprofit community health clinics,
governmental and quasi-governmental activities, and related uses which provide similar services for
citizens; except any such use which limits the activity solely to organizational or administrative office
functions, whereby the actual community service is provided elsewhere, shall be excluded from this
definition.
5. Per PMC 25.10.025 Cannabis retail facilities (2) a cannabis retail facility may not be located within 1,000
feet of the perimeter of the grounds of any of the following entities/uses: (d) childcare center.
6. On March 19, 2024, an interior tenant improvement project was completed under Building Permit #B23-
2658, approving a change of use to a cannabis retail facility at 3221 W Court St.
3
7. Per WAC 314-55-010 (36) "Perimeter" means a property line that encloses an area.
8. The property lines between 3315 W Court St and 3221 W Court St are separated by approximately 24
feet.
9. The rezone from 2003 (Ordinance no. 3620) was approved with a concomitant zoning agreement
however the proposed use was not listed as prohibited.
10. The structure was built in 1980.
TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT
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. This designation supports a variety of uses,
including Office, Business Park, Retail Business, Central Business, General Business, and Regional Commercial,
which may accommodate neighborhood, community, and regional shopping centers, business parks, service
providers, and office uses.
It is important to note that Day-care Centers and Nursery Schools are considered unclassified uses under PMC
25.200.020(4) and may be permitted in any zoning district where they are not explicitly prohibited. However,
per PMC 25.10.025, approving the proposed use would create a nonconformity due to the presence of a
cannabis retail facility within 1,000 feet.
Goals and Policies ED-1. Goal: MAINTAIN ECONOMIC DEVELOPMENT AS AN IMPORTANT AND ONGOING
CITY INITIATIVE.
ED-1-A Policy: Promote an environment which supports the development and expansion of business
opportunities.
(2) The proposal will adversely affect public infrastructure;
Accesses to the site are established and include items such as curb, gutter, sidewalk, and street lighting.
Utilities are available to the site and have been designed and constructed to accommodate current uses. The
proposed use will not increase the need for infrastructure improvements and is unlikely to adversely impact
the existing infrastructure.
(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 consists of a mix of residential and commercial uses. Converting five rooms within an
existing church building into a daycare center and preschool will align with the established character of the
vicinity. The proposed use is anticipated to be compatible with and function harmoniously within the existing
neighborhood.
(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 use will be located within an existing building and tenant space that has historically functioned
as a church. Converting the space into a daycare center and preschool is unlikely to impede the development
of other permitted uses in the area or adversely affect nearby property values, assuming the cannabis retail
facility were not present.
4
(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;
Operations associated with the proposed daycare center may result in increased noise and a slight uptick in
traffic compared to the church’s current use. However, the district's permitted uses generally produce higher
levels of noise and traffic. Considering that a special permit was previously granted for the church, the
proposed daycare is not expected to be more disruptive to nearby properties than other allowed uses in the
district, assuming the cannabis retail facility were not present.
(6) The proposal will endanger the public health or safety if located and developed where proposed, or in
any way will become a nuisance to uses permitted in the district.
The proposal is unlikely to pose a risk to public health or safety due to the state and local childcare
regulations in place. In fact, it will be safeguarded with mitigating measures to ensure compliance and
protect the well-being of employees and children, assuming the cannabis retail facility were not present.
RECOMMENDATION
Based on the Findings of Fact and Conclusions herein, staff recommends denying the requested
special permit for a daycare center due to the presence of a cannabis retail facility within the 1,000-
foot perimeter for the proposed location at 3315 W Court St (Parcel #119271020).
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Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
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Overview
Map
SITE
Item: Advanced Learning Institute, LLC Daycare and Preschool
Applicant(s): Marisa Valdez
File #: SP 2024-018 ±
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Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
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Vicinity
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SITE
Item: Advanced Learning Institute, LLC Daycare and Preschool
Applicant(s): Marisa Valdez
File #: SP 2024-018 ±
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Medium Density
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Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
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Comp Plan
Map
SITE
Item: Advanced Learning Institute, LLC Daycare and Preschool
Applicant(s): Marisa Valdez
File #: SP 2024-018 ±
C-1, Retail
Business
District
R-2,
Medium-Density
Residential District
C-3, General
Business
District
R-S-12, Residential
Suburban District
C-1, Retail
Business
District
C-1, Retail
Business
District
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Residential
Suburban District
R-2, Medium-Density
Residential District
R-S-1, Low-Density
Suburban
Residential District
C-3, General
Business
District
BP, Business
Park District
R-S-1, Low-Density
Suburban
Residential District
R-3, Medium-Density
Residential District
C-3, General
Business
District
R-S-12,
Residential
Suburban District
R-1,
Low-Density
Residential District
C-R,
Regional
Commercial District
R-S-12, Residential
Suburban
District
C-1, Retail
Business
District
R-1, Low-Density
Residential
District
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Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
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Zoning
Map
SITE
Item: Advanced Learning Institute, LLC Daycare and Preschool
Applicant(s): Marisa Valdez
File #: SP 2024-018 ±
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Residential
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2-4 Units
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2-4 Units
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2-4 Units
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2-4 Units
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Units
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Residential -
Institutional
Residential
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Residential
Other
Residential
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Residential
Other
Lumber
and Wood
34 - Commercial
- Fabricated
Metal Products
Auto
Parking
Auto
Parking
Auto Parking
Auto Parking
Wholesale
Wholesale
Retail
Trade
Trade
Trade
Trade
Trade
55 -
Trade
- Auto
55 - Trade
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55 - Trade
- Auto
55 - Trade
- Auto
Eating
& Drinking
Eating &
Drinking Eating &
Drinking
Trade
Trade
Trade
Professional
Professional
Professional
Professional
Services
Services
Professional ProfessionalProfessional
Governmental
Governmental
Educational
Educational
69 -
Services
- Misc
69 - Services
- Misc
69 - Services -
Misc
69 -
Services -
Misc
Public
assembly
Public
assembly
Public
assembly
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assembly
Public
assembly
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Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
0 250 500 750 1,000130
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Land Use
Map
SITE
Item: Advanced Learning Institute, LLC Daycare and Preschool
Applicant(s): Marisa Valdez
File #: SP 2024-018 ±
THANK YOU for your legal submission!
Your legal has been submitted for publication. Below is a con rmation of your legal placement. You will
also receive an email con rmation.
ORDER DETAILS
Order Number:
IPL0218780
Order Status:
Submitted
Classi cation:
Legals & Public Notices
Package:
TRI - Legal Ads
Site:
tricity
Final Cost:
$353.75
Referral Code:
NOPH
Payment Type:
Account Billed
User ID:
IPL0018633
ACCOUNT INFORMATION
Debra Barham
525 North Third Ave.
Pasco, WA 99301
509-544-3096
cityclerk@pasco-wa.gov
City of Pasco
TRANSACTION REPORT
Date
February 20, 2025 2:44:41 PM EST
Amount:
$353.75
SCHEDULE FOR AD NUMBER IPL02187800
February 23, 2025
Tri-City Herald Print Publication
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Debra BarhamAttention:
CITY OF PASCO/LEGALS
PO BOX 293
PASCO, WA 99301
barhamd@pasco-wa.gov, accountspayable@pasco-wa.gov
COUNTY OF BENTON)
SS
STATE OF WASHINGTON)
Mary Castro, being duly sworn, deposes and says, I am
the Legals Clerk of The Tri-City Herald, a daily
newspaper. That said newspaper is a local newspaper
and has been approved as a legal newspaper by order of
the superior court in the county in which it is published
and it is now and has been for more than six months
prior to the date of the publications hereinafter referred
to, published continually as a daily newspaper in Benton
County, Washington. That the attached is a true copy as
it was printed in the regular and entire issue of the Tri-
City Herald and not in a supplement thereof, ran 1 time
(s) commencing on 02/23/2025, and ending on
02/23/2025 and that said newspaper was regularly
distributed to its subscribers during all of this period.
1 insertion(s) published on:
02/23/25
(Signature of Legals Clerk)
Sworn to and subscribed before me this 24th day
of February in the year of 2025
Notary Public in and for the state of South Carolina,
residing in Beaufort County
Extra charge for lost or duplicate affidavits.
Legal document please do not destroy!
Community Development Department
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509.545.3441 / F: 509.545.3499
CITY OF PASCO
NOTICE OF PUBLIC HEARING
Si necesita ayuda para entender este aviso o necesita más información, por favor llame al Departamento
de Desarrollo Comunitario y Económico de la Ciudad de Pasco a 509-545-3441.
A Public Hearing with the Hearing Examiner will be held on March 12, 2025, at 6:00 pm
Place: Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco Washington.
The Hearing Examiner will consider public testimony concerning the following applications at this
hearing:
Proposal: Ryan Mathews, of Mathews Auto Body, has submitted a Special Permit Application (SP 2025-
001) to convert an existing auto repair shop within an existing building into an auto body shop. The
proposed location is 3203 W Marie St (Parcel #119370315), Pasco, WA 99301.The proposal is subject to
regulations contained in the Pasco Municipal Code.
Proposal: Marisa Valdez, of Advanced Learning Institute, LLC, has submitted a Special Permit Application
(SP 2024-018) to convert five rooms within an existing building into a daycare and preschool center. The
proposed location is 3315 W Court St (Parcel #119271020), Pasco, WA 99301. The proposal is subject to
regulations contained in the Pasco Municipal Code.
Public Comment Period: Written comments must be submitted to the Community Development
Department by 5:00 p.m. on March 12, 2025, to be included in the written record. If you have questions
on the proposal, contact the Planning Division at (509) 544-4146 or via e-mail to: barragani@pasco-
wa.gov.
If you wish to participate in the hearing virtually, please register at least 2 hours prior to the meeting
at the following registration link:
www.pasco-wa.gov/publiccomment
After registering, you will receive a confirmation email containing information about joining the
webinar.
Estimated Date of the Decision: It is estimated that the Hearing Examiner will make a decision on the
Preliminary Plat within ten (10) working days of the public hearing.
Prepared February 20, 2025 by: Ivan Barragan, Planner II, PO Box 293 Pasco, WA 99301 (509) 545-3441
The City of Pasco welcomes full participation in public meetings by all citizens. No qualified individual with a disability shall be
excluded or denied the benefit of participating in such meetings. If you wish to use auxiliary aids or require assistance to comment
at this public meeting, please contact the Community Development Department at (509) 545-3441 or TDD (509) 585-4425 at least
ten days prior to the date of the meeting to make arrangements for special needs.
Affidavit of Mailing
In regards to MF# SP2024 -018
I, Carmen Patrick, hereby confirm that notification was sent by mail February 20 , 2025 to the owners of
the parcels within 300 feet of the proposed site .
The attached Notification List and Notice of Public Hearing are to be used as a reference as to what was
sent and to whom received the notification .
Given under my hand and official si nature this 20 th day , February of 2025.
,J0vWAe10
Representative 's Signature
Communi ty Development Department
PO Box 293, 525 N 3 'A,e, Pasco, WA 99301
P 509 545 3441 / F 509 545.3499
CITY OF PASCO
NOTICE OF PUBLIC HEARING
Si necesita ayuda para entender este aviso o necesita mas informaci6n, por favor Ila me al Departamento
de Desarrollo Comunitario y Econ6mico de la Ciudad de Pasco a 509-545-3441.
A Public Hearing with the Hearing Examiner will be held on March 12, 2025, at 6:00 pm
Place: Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco Washington.
The Hearing Examiner will consider public testimony concerning the following applications at this
hearing :
Proposal: Ryan Mathews, of Mathews Auto Body, has submitted a Special Permit Application (SP 2025-
001) to convert an existing auto repair shop within an existing building into an auto body shop, The
proposed location is 3203 W Marie St (Parcel #119370315), Pasco, WA 99301.The proposal is subject to
regulations contained in the Pasco Municipal Code.
Proposal: Marisa Valdez, of Advanced Learning Institute, LLC , has submitted a Special Permit Application
{SP 2024-018) to convert five rooms within an existing building into a daycare and preschool center . The
proposed location is 3315 W Court St (Parcel #119271020), Pasco, WA 99301. The proposal is subject to
regulations contained in the Pasco Municipal Code.
Public Comment Period: Written comments must be submitted to the Community Development
Department by 5:00 p.m. on March 12, 2025, to be included in the written record. If you have questions
on the proposal, contact the Planning Division at (509) 544-4146 or via e-mail to : barragani@pasco -
wa.gov .
If you wish to participate in the hearing virtually, please register at least 2 hours prior to the meeting
at the following registration link:
www.pasco -wa.gov/pub I iccom ment
After registering, you will receive a confirmation email containing information about joining the
webinar.
Estimated Date of the Decision: It is estimated that the Hearing Examiner will make a decision on the
Preliminary Plat within ten (10) working days of the public hearing .
Prepared February 20. 2025 by : Ivan Barragan , Planner II, PO Box 293 Pasco , WA 99301 (509) 545 -3441
The City of Pasco we lcom es full parti ci pation in publi c meet ings by all citi ze ns. No qualified individual with a dis ab ility sha ll be
exclud ed or denied th e benefit of participating in su ch meetings . If you wish to use au xiliary a ids or requ ire assistance to comm ent
at this publi c mee tin g, pleas e co nta ct th e Community De velopment Department at (509 ) 545-3441 or TDD (509) 585-4425 at least
ten days pr ior to th e date of th e mee tin g to mak e arran gements for sp ecia l needs .
AME ADDRESS
IDI LLC 3007 RUCKER AVE# 145
IORLD LIFE CHRISTIAN CENTE l 4732 SEDONA CT
'S INVESTMENT GROUP LLC 27216 SE 416TH ST
ASCADE NATURAL GAS CORP PO BOX 5650
LFONSO & MARGARITA ESCAM 5805 W SYLVESTER ST
)MAN R LYLE 1306 S VANCOUVER ST
ICHOLAS P CAMERON 4804 MARIOLA LN
ENAE SALTZ PO BOX 158
)SEC (ETAL) ANAYA 10834 TUXFORD PL
HOMAS A RUS 8606 W RICHARDSON RD
ATTHEW L & LISA M BEATON 9816 W COURT ST
ERNIECE LILLIAN KROLL (ETAL 1620 N ROAD 32
HARLES R ST ACK 4204 S OLSON ST
ENEVIEVE GREELEY 1841 THRALL RD
ICHAEL I & TONYA C CYPHERT 3320 W OPAL ST
LENN & DARLENE VANDERPOC 4403 S KENT ST
,RAEL & OLIVIA MONTALVO 3304 W OPAL ST
SANTOS GARCIA 3305 W AGATE ST
\IME A & CLAUDIA E MARROQL PO BOX 1102
JCY RACHEL & ANDRES G RAl'v 3321 W AGATE ST
ETER & LAURA LEMIEUX 3420 W PEARL ST
OODWILL INDUSTRIES OF THE815 N KELLOGG ST STE A
ANIEL PAUL HATCH 7005 CHRISTINA CT
MERCO REAL ESTATE COMPAt PO BOX 29046
& R SHEL TON LLC 3408 W COURT ST
S POST AL SERVICE 3500 W COURT ST
CITY
EVERETT
PASCO
ENUMCLAW
BISMARK
PASCO
KENNEWICK
PASCO
RICHLAND
SUN VALLEY
PASCO
PASCO
PASCO
KENNEWICK
ELLENSBURG
PASCO
KENNEWICK
PASCO
PASCO
PASCO
PASCO
PASCO
KENNEWICK
PASCO
PHOENIX
PASCO
PASCO
STATE ZIP
WA 98201
WA 99301
WA 98022
ND 58506
WA 99301
WA 99337
WA 99301
WA 99352
CA 91352
WA 99301
WA 99301
WA 99301
WA 99337
WA 98926
WA 99301
WA 99337
WA 99301
WA 99301
WA 99301
WA 99301
WA 99301
WA 99336
WA 99301
AZ 85038
WA 99301
WA 99301
Community & Economic Development Department
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509.545.3441
CITY OF PASCO
NOTICE OF COMPLETE APPLICATION
MASTER FILE #: SP2024-018
APPLICANT: Advanced Learning Institute, LLC
c/o Marisa Valdez
6033 W 30th Ave
Kennewick, WA 99338
PROPOSAL: Special Permit: 3315 W Court St (Parcel #119271020)
It has been determined that your application for a special permit is complete for processing and will now begin to
be processed by the City of Pasco.
These materials will be dispersed to all interested parties of record. The hearing examiner shall render a written
decision within 10 working days of the conclusion of the hearing.
Questions can be addressed to the Pasco Community & Economic Development Department at (509) 544-4146 or
to barragani@pasco-wa.gov referencing the file # above.
Date Issued: 02/06/2025___ Signature: _Ivan Barragan__________________
Title: Planner II_________________________
REPORT TO HEARING EXAMINER
PUBLIC HEARING
City Hall – 525 North Third Avenue – Council Chambers
Wednesday 14 December 2022
6:00 PM
1
MASTER FILE #: SP 2025-001/Mathews Auto Body Shop
APPLICANT: Mathews Auto Body
C/O Ryan Mathews
614 W Columbia Dr
Kennewick, WA 99336
REQUEST: SPECIAL PERMIT: Convert existing Auto Repair Shop into an Auto
Body Shop
TIMELINE
January 29, 2025 Special Permit Application, SP2025-001 Submitted
February 6, 2025 Application Deemed Complete
February 20, 2025 NOPH mailed to owners of properties within 300 feet of subject property
and emailed to Parties of Record
February 23, 2025 NOPH published in Tri-City Herald Newspaper
BACKGROUND
1. PROPERTY DESCRIPTION:
Legal: AUTO PARK TRACTS 2,3 & 4 TOG W/PTN NWNENW 25-9-29 DAF: COMM AT NW COR SD SEC;
TH N88D54'E ALG CTRLN COURT ST & N LN SD SEC, 1293.36'; TH S00D04'E, 159.05' TO TPOB; TH
CONT ALG SD BEAR, 170.94'; TH N88D 54'E, 60'; TH N00D04'W, 100'; TH N88D54'E, 93.55'; TH NWLY
ON CUR TO RT W/RAD OF 151', LENGTH OF 113.12' & DELTA ANG OF 42D55'; TH CONT ALG SD CUR
TO RT, 39.04' W/DELTA ANG 14D48', RAD OF 151' TO PT ON SD CUR; TH S89D55'W, 24.69' TO POB.
EXC PTN TRACT 4 DEEDED TO USA UNDER AUD #386587.
General Location: 3203 W Marie St, Pasco, WA 99301 (Parcel #119370315).
Property Size: 3.18 acres (138,478 square feet).
2. ACCESS: The site has access from Autoplex Way and West Marie Street.
3. UTILITIES: The site is served by sewer and water service located in Autoplex Way and West Marie
Street.
4. LAND USE AND ZONING: The property is zoned C-3 (General Business District) and is currently
developed with a commercial building occupied by Northwest Motor Group. Surrounding properties
are zoned and developed as follows:
North: C-3; Office/Mini-storage facility
East: C-3; Automobile sales and service
South: C-3; Automobile sales and service
2
West: C-3; Automobile sales and service/Retail Business
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 auto body shop is classified as a conditional use permitted within the C-3 zoning district.
6. ENVIRONMENTAL DETERMINATION: The City of Pasco has determined this proposal to be exempt
under Washington Administrative Code 197-11-800 (6) Land use decisions. (b) Other land use
decisions not qualified for exemption under subsection (a) (such as a home occupation or change of
use) are exempt provided: (i) The authorized activities will be conducted within an existing building
or facility qualifying for exemption under WAC 197-11-800 (1) and (2); and (ii) The activities will not
change the character of the building or facility in a way that would remove it from an exempt class.
(2) Other minor new construction. (f) Additions or modifications to or replacement of any building or
facility exempted by subsections (1) and (2) of this section when such addition, modification or
replacement will not change the character of the building or facility in a way that would remove it
from an exempt class.
BACKGROUND
Request
The applicant intends to repurpose an existing 8,260 square-foot service repair garage into an auto body
shop facility at 3203 W Marie St (Parcel #119370315) in Pasco, WA.
Site
The site is currently used as auto sales and service. With this proposal the service area will turn into an auto
body shop and a paint booth will be added within said area.
History
The site was annexed into the City of Pasco in 1973 through Ordinance No. 1585, which amended Section 1
of Ordinance No. 1547 from 1972. It was designated as C-3 zoning in 1972 under Ordinance No. 1547, Section
4, and has retained this zoning classification since.
STAFF FINDINGS OF FACT
1. The applicant intends to establish an auto body shop within an existing building in the C-3 zoning district.
2. According to PMC 25.100.040 (2), auto body shops are a permitted conditional use in the C-3 General
Business District.
3. Per PMC 25.165.200 (1), any building used as an auto body shop, as defined in PMC 25.15.030, must
include a spray paint room or booth that complies with the International Fire Code and International
Building Code requirements.
4. As defined in PMC 25.15.030, an "auto body shop" is a building or portion of a building used for the
improvement and restoration of automobiles and other motor vehicles, including sanding, priming,
painting, straightening, and similar repair work.
5. A building permit will be required to ensure compliance with PMC 25.165.200(1).
6. The site meets the necessary qualifications to apply for a conditional use permit in accordance with
zoning requirements.
7. The site contains an approximately 11,740 sq. ft. building currently used for automobile sales.
3
8. Attached to the automobile sales building is an 8,260 sq. ft. service repair garage, which is intended for
use as the auto body shop.
9. The structure was built in 1986.
TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT
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 auto body shop is classified as a conditional use
permitted within the C-3 zoning district.
Goals and Policies ED-1. Goal: MAINTAIN ECONOMIC DEVELOPMENT AS AN IMPORTANT AND ONGOING
CITY INITIATIVE.
ED-1-A Policy: Promote an environment which supports the development and expansion of business
opportunities.
(2) The proposal will adversely affect public infrastructure;
Accesses to the site are established and include items such as curb, gutter, sidewalk, and street lighting.
Utilities are available to the site and have been designed and constructed to accommodate current uses. The
proposed use will not increase the need for infrastructure improvements and is unlikely to adversely impact
the existing infrastructure.
(3) The proposal will be constructed, maintained and operated to be in harmony with the existing or
intended character of the general vicinity;
The properties in the surrounding area are primarily focused on automobile sales and service. The change of
use from a service repair garage to an auto body shop is essentially a like-for-like conversion. The proposed
use is expected to be compatible with and operate in harmony with the existing character of the area.
(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 use will be contained within an existing building and tenant space, which has historically been
used as a service repair garage. A conversion to an auto body shop is unlikely to hinder the development of
other permitted uses in the surrounding area or negatively impact the value of nearby properties.
(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 proposed auto body shop may result in increased noise and fumes; however, the conversion is largely a
like-for-like change, with the exception of the addition of the paint booth. This booth will be regulated and
mitigated in accordance with the International Fire Code and International Building Code, as previously
stated. Noise levels are regulated under Title 9 of the PMC, and this proposal will be required to comply with
the relevant provisions of the code.
(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.
4
The proposed auto body paint and repair use may pose a slightly higher risk to public health or safety than
other permitted uses within the district if not conducted in compliance with applicable regulations. However,
the Special Permit review process enables the city to impose mitigating conditions to ensure the proposed use
operates safely and in accordance with established standards.
PROPOSED APPROVAL CONDITIONS
1. The Special Permit shall apply to Parcel #119370315.
2. The applicant must obtain approval through the applicable City development review process for any
structural alterations or site improvements.
3. All open paint and chemical containers, products, byproducts, and fumes must be fully contained
within the approved paint booth at all times.
4. The facility must comply with all applicable federal, state, and local regulations.
5. The applicant must obtain and maintain all necessary federal, state, and local licenses.
6. Designated vehicle queuing areas shall be provided on-site to prevent overflow onto public roads.
7. The Special Permit shall be null and void if the above conditions are not met.
RECOMMENDATION
Staff recommends approval of a Special Permit for an auto body shop facility at 3203 W Marie St (Parcel
#119370315) subject to the conditions outlined herein.
395
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W Brown St
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Geophex Surveys Ltd., Maxar
0 250 500 750 1,000130
Feet
Overview
Map
SITE
Item: Mathews Auto Body Shop
Applicant(s): Ryan Mathews
File #: SP 2025-001 ±
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W Brown St
W Henry St
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W Agate St
Autoplex Way
W Ruby St
W Agate St
W Octave St
W Marie St
W COURT ST
R
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3
6
Geophex Surveys Ltd., Maxar, Microsoft
0 250 500 750 1,000130
Feet
Vicinity
Map
SITE
Item: Mathews Auto Body Shop
Applicant(s): Ryan Mathews
File #: SP 2025-001 ±
395
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W Octave St
W Ruby St
W Agate St
W Brown St
W Henry St
W Octave St
W Marie St
W Agate St
Autoplex Way
W Ruby St
W Agate St
W Octave St
W Marie St
W COURT ST
R
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A
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3
6
Medium
Density
Residential
Commercial
Low Density
Residential
Low Density
Residential
Commercial
Geophex Surveys Ltd., Maxar, Microsoft
0 250 500 750 1,000130
Feet
Comp Plan
Map
SITE
Item: Mathews Auto Body Shop
Applicant(s): Ryan Mathews
File #: SP 2025-001 ±
C-1, Retail
Business
District
C-3, General
Business
District
C-1, Retail
Business
District
C-1, Retail
Business
District
R-2, Medium-Density
Residential District BP,
Business
Park District
R-S-1, Low-Density
Suburban Residential
District
C-3, General
Business
District
C-R, Regional
Commercial
District
R-S-12, Residential
Suburban District
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W Octave St
W Ruby St
W Agate St
W Brown St
W Henry St
W Octave St
W Marie St
W Agate St
Autoplex Way
W Ruby St
W Agate St
W Octave St
W Marie St
W COURT ST
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Geophex Surveys Ltd., Maxar, Microsoft
0 250 500 750 1,000130
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Zoning
Map
SITE
Item: Mathews Auto Body Shop
Applicant(s): Ryan Mathews
File #: SP 2025-001 ±
SFDUs
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MH Park
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Residential OtherResidential Other
Lumber
and
Wood
34 - Commercial -
Fabricated Metal
Products
Auto Parking
Auto Parking
Auto Parking
Auto
Parking
Wholesale
Wholesale
Retail
Trade
Trade
55 - Trade - Auto
55 -
Trade -
Auto
55 - Trade
- Auto
55 -
Trade -
Auto
55 - Trade
- Auto
Eating &
Drinking
Eating &
Drinking
Trade
Trade
Trade
ProfessionalProfessional
Professional
Services
Services
Professional Governmental
Governmental
69 -
Services
- Misc
Public
assembly
Public
assembly
Public
assembly
Undeveloped
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Undeveloped
Undeveloped
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W Octave St
W Ruby St
W Agate St
W Brown St
W Henry St
W Octave St
W Marie St
W Agate St
Autoplex Way
W Ruby St
W Agate St
W Octave St
W Marie St
W COURT ST
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D
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6
Geophex Surveys Ltd., Maxar, Microsoft
0 250 500 750 1,000130
Feet
Land Use
Map
SITE
Item: Mathews Auto Body Shop
Applicant(s): Ryan Mathews
File #: SP 2025-001 ±
THANK YOU for your legal submission!
Your legal has been submitted for publication. Below is a con rmation of your legal placement. You will
also receive an email con rmation.
ORDER DETAILS
Order Number:
IPL0218780
Order Status:
Submitted
Classi cation:
Legals & Public Notices
Package:
TRI - Legal Ads
Site:
tricity
Final Cost:
$353.75
Referral Code:
NOPH
Payment Type:
Account Billed
User ID:
IPL0018633
ACCOUNT INFORMATION
Debra Barham
525 North Third Ave.
Pasco, WA 99301
509-544-3096
cityclerk@pasco-wa.gov
City of Pasco
TRANSACTION REPORT
Date
February 20, 2025 2:44:41 PM EST
Amount:
$353.75
SCHEDULE FOR AD NUMBER IPL02187800
February 23, 2025
Tri-City Herald Print Publication
<< Click here to print a printer friendly version >>
PREVIEW FOR AD NUMBER IPL02187800
3.22inches x 5.71inches
2/20/25, 1:45 PM Adportal Self Service Advertising Confirmation
https://placelegal.mcclatchy.com/legals/tricity/home/confirmation.html?id=207580&returnto=1/1
Community Development Department
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509.545.3441 / F: 509.545.3499
CITY OF PASCO
NOTICE OF PUBLIC HEARING
Si necesita ayuda para entender este aviso o necesita más información, por favor llame al Departamento
de Desarrollo Comunitario y Económico de la Ciudad de Pasco a 509-545-3441.
A Public Hearing with the Hearing Examiner will be held on March 12, 2025, at 6:00 pm
Place: Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco Washington.
The Hearing Examiner will consider public testimony concerning the following applications at this
hearing:
Proposal: Ryan Mathews, of Mathews Auto Body, has submitted a Special Permit Application (SP 2025-
001) to convert an existing auto repair shop within an existing building into an auto body shop. The
proposed location is 3203 W Marie St (Parcel #119370315), Pasco, WA 99301.The proposal is subject to
regulations contained in the Pasco Municipal Code.
Proposal: Marisa Valdez, of Advanced Learning Institute, LLC, has submitted a Special Permit Application
(SP 2024-018) to convert five rooms within an existing building into a daycare and preschool center. The
proposed location is 3315 W Court St (Parcel #119271020), Pasco, WA 99301. The proposal is subject to
regulations contained in the Pasco Municipal Code.
Public Comment Period: Written comments must be submitted to the Community Development
Department by 5:00 p.m. on March 12, 2025, to be included in the written record. If you have questions
on the proposal, contact the Planning Division at (509) 544-4146 or via e-mail to: barragani@pasco-
wa.gov.
If you wish to participate in the hearing virtually, please register at least 2 hours prior to the meeting
at the following registration link:
www.pasco-wa.gov/publiccomment
After registering, you will receive a confirmation email containing information about joining the
webinar.
Estimated Date of the Decision: It is estimated that the Hearing Examiner will make a decision on the
Preliminary Plat within ten (10) working days of the public hearing.
Prepared February 20, 2025 by: Ivan Barragan, Planner II, PO Box 293 Pasco, WA 99301 (509) 545-3441
The City of Pasco welcomes full participation in public meetings by all citizens. No qualified individual with a disability shall be
excluded or denied the benefit of participating in such meetings. If you wish to use auxiliary aids or require assistance to comment
at this public meeting, please contact the Community Development Department at (509) 545-3441 or TDD (509) 585-4425 at least
ten days prior to the date of the meeting to make arrangements for special needs.
Affidavit of Mailing
In regards to MF# SP2025-001
I, Carmen Patrick , hereby confirm that notification was sent by mail February 20 , 2025 to the owners of
the parcels within 300 feet of the proposed site .
The attached Notification List and Notice of Public Hearing are to be used as a reference as to what was
sent and to whom received the notification .
Representative 's Signature
Community Development Department
PO Box 193,525 N 3 A\e, Pa,co, WA 99301
P 509.545 3441 / F. 509 545 .3499
CITY OF PASCO
NOTICE OF PUBLIC HEARING
Si necesita ayuda para entender este aviso o necesita mas informaci6n, por favor Ila me al Departamento
de Desarrollo Comunitario y Econ6mico de la Ciudad de Pasco a 509-545-3441.
A Public Hearing with the Hearing Examiner will be held on March 12, 2025, at 6:00 pm
Place: Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco Washington.
The Hearing Examiner will consider public testimony concerning the following applications at this
hearing:
Proposal: Ryan Mathews, of Mathews Auto Body, has submitted a Special Permit Application {SP 2025-
001} to convert an existing auto repair shop within an existing building into an auto body shop . The
proposed location is 3203 W Marie St {Parcel #119370315}, Pasco, WA 99301.The proposal is subject to
regulations contained in the Pasco Municipal Code.
Proposal: Marisa Valdez, of Advanced Learning Institute, LLC, has submitted a Special Permit Application
{SP 2024-018} to convert five rooms within an existing building into a daycare and preschool center. The
proposed location is 3315 W Court St {Parcel #119271020), Pasco, WA 99301. The proposal is subject to
regulations contained in the Pasco Municipal Code .
Public Comment Period: Written comments must be submitted to the Community Development
Department by 5:00 p.m. on March 12, 2025, to be included in the written record. If you have questions
on the proposal, contact the Planning Division at (509) 544-4146 or via e-mail to: barragani@pasco -
wa .gov .
If you wish to participate in the hearing virtually, please register at least 2 hours prior to the meeting
at the following registration link:
www .pasco -wa.gov/pub liccomment
After registering, you will receive a confirmation email containing information about joining the
webinar.
Estimated Date of the Decision: It is estimated that the Hearing Examiner will make a decision on the
Preliminary Plat within ten (10) working days of the public hearing.
Prepared February 20, 2025 by: Ivan Barragan, Planner II, PO Box 293 Pasco, WA 99301 (509) 545-3441
The City of Pasco welcomes full participation in public meetings by all citizens. No qualified individual with a disability shall be
excluded or denied the benefit of participating in such meetings. If you wish to use auxiliary aids or require assistance to comment
at this public meeting , please contact the Community Development Department at (509) 545-3441 or TDD (509) 585-4425 at least
ten days prior to the date of the meeting to make arrangements for special needs.
1\/f-\lVlt: ADDRESS
CHARLES R ST ACK 4204 S OLSON ST
GENEVIEVE GREELEY 1841 THRALL RD
CIRCLE K STORES INC PO BOX 52085
MCCURLEY FLEET & COMMERCIJ 1325 N AUTOPLEX WAY
TIM CORWIN FAMILY REAL ESTA-1225 N AUTOPLEX WAY
JUSTIN R HENNING 3203 W MARIE ST
WW GRAINGER INC PO BOX 800729
MCCURLEY SUBARU-MAZDA PRC PO BOX 2698
FREEDOMROADS PROPERTY CO 250 PARKWAY DR STE 270
DANIEL PAUL HATCH 7005 CHRISTINA CT
AMERCO REAL ESTATE COMPAN PO BOX 29046
CITY
KENNEWICK
ELLENSBURG
PHOENIX
PASCO
PASCO
PASCO
DALLAS
PASCO
LINCOLNSHIRE
PASCO
PHOENIX
STATE ZIP
WA 99337
WA 98926
AZ 85072
WA 99301
WA 99301
WA 99301
TX 75380
WA 99302
IL 60069
WA 99301
AZ 85038
Community & Economic Development Department
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509.545.3441
CITY OF PASCO
NOTICE OF COMPLETE APPLICATION
MASTER FILE #: SP2025-001
APPLICANT: Ryan Mathews
614 W Columbia Dr
Kennewick, WA 99336
PROPOSAL: Special Permit: 3203 W Marie St (Parcel #119370315)
It has been determined that your application for a special permit is complete for processing and will now begin to
be processed by the City of Pasco.
These materials will be dispersed to all interested parties of record. The hearing examiner shall render a written
decision within 10 working days of the conclusion of the hearing.
Questions can be addressed to the Pasco Community & Economic Development Department at (509) 544-4146 or
to barragani@pasco-wa.gov referencing the file # above.
Date Issued: 02/06/2025___ Signature: _Ivan Barragan__________________
Title: Planner II_________________________