HomeMy WebLinkAbout2025.06.11 HE Meeting PacketAGENDA
HEARING EXAMINER MEETING
City Hall – 525 North Third Avenue
Council Chambers
WEDNESDAY, JUNE 11, 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 2025-005 IAFCJ Pasco Church Expansion
Applicant has submitted a Special Permit application (File No. SP2025-005) for a
proposed project involving the construction of a new 60-by-80-foot, 16-foot-high
temple addition to the existing church building. The new structure will be used
exclusively as a place of worship for the congregation.
• SP 2025-007 Field 68 Restaurant & Event Center
Applicant submitted a special permit application (SP2025-007) for a project that
includes the construction of a new 4,122-square-foot restaurant and bar, along with
an adjacent 4,122-square-foot event center.
• ZD 2024-003 Wright and Big Sky Developers Glacier Park
Establishment of zoning for unincorporated property located at 6821 Burns Road
(Parcel No. 115160102) and approximately the eastern 83 feet of 6820 Kau Trail
(Parcel No. 115160013) in Pasco, Washington.
III. ADJOURNMENT
REPORT TO THE HEARING EXAMINER
OPEN RECORD PUBLIC HEARING
City Hall – 525 North Third Avenue – Council Chambers
June 11, 2025, 6:00 PM
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FILE #/Name: SP2025-005/IAFCJ Pasco Church Expansion
APPLICANT: Joab Romero
4111 Riverhill Dr
Pasco, WA 99301
REQUEST: Special Permit: Expansion of an existing church.
TIMELINE
March 27, 2025 Special Permit Application, SP2025-005, and SEPA (State
Environmental Policy Act) Environmental Checklist, SEPA2025-013,
Submitted
April 22, 2025 Applications Deemed Complete
May 19, 2025 SEPA Mitigated Determination of Non-Significance (MDNS) Issued
May 26, 2025 Notice for Public Hearing for SP2025-005 Published in Tri-City
Herald
May 27, 2025 Notice of Public Hearing for SP2025-005 Mailed to Properties
Within 300 Feet of the Proposal
May 27, 2025 Public Hearing Staff Report Published
BACKGROUND
1) PROPERTY DESCRIPTION:
Legal: SHORT PLAT 2008-09 LOT 1
Address: 3211 West Wernett Road (Parcel 119231028)
General Location: Generally located south and west of Interstate 182 East to United States
395 Southbound Ramp, north of West Court Street, and east of Road 36.
Property Size: 1.45 acres.
2) ACCESS: The property has access from West Wernett Road.
3) Utilities: Municipal water and sewer are available on Road 32 and West Wernett Road.
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4) LAND USE AND ZONING: The property is zoned R-1 (Low Density Residential District) and is
currently developed with a church building, as well as attached and detached garages used for
storage. The site also has parking. Surrounding properties are zoned and developed as follows:
North: Interstate 182 East to United States 395 Southbound Ramp
East: R-S-1; Suburban District-Single Family Dwelling Unit/Undeveloped Land
South: R-S-12; Suburban District-Single Family Dwelling Units
West: R-2; Medium Density Residential District-Single Family Dwelling Units
5) COMPREHENSIVE PLAN:
The City of Pasco (City) Comprehensive Plan designates the site as “Low Density Residential”.
The Low-Density Residential designation is described as a variety of residential housing at a
density of 3 to 6 dwelling units per acre, and may be assigned RS-20, RS-12, R-S-1, R-1, R-1-A,
and R-1-A2 zoning designations. Please note that the proposed church expansion is classified as
a conditional use permit within the R-1 zoning district.
6) ENVIRONMENTAL DETERMINATION: The City is the SEPA lead agency for this project. Based on
SEPA Environmental checklist SEPA2025-013, the adopted City Comprehensive Plan, City
development regulations, and other information, a threshold determination resulting in a MDNS
was issued on May 19, 2025, for this project under WAC 197-11-355.
BACKGROUND
Request
Applicant proposes the construction of a new 60-by-80-foot temple addition to the existing church
building. The new structure will be used exclusively as a place of worship for the congregation. The
proposal also includes the development of additional parking.
History
The site was annexed into the City in 1979 under Ordinance No. 2098 and was initially designated
as R-S-1 zoning through that same ordinance. In 2008, the site was rezoned to its current
designation, R-1, through Ordinance No. 3860, accompanied by a Concomitant Agreement. The
agreement addressed minimum lot size requirements and was not related to church use. Also in
2008, a Special Permit was approved with conditions for the conversion of an existing single-family
residence into a church facility.
STAFF FINDINGS OF FACT
1) The applicant proposes to expand an existing church building.
2) Pursuant to Pasco Municipal Code (PMC) 25.45.040 (1) churches and similar places of worship
may be permitted by special permit.
3) While a church use currently exists on the site, the proposed project would expand and intensify
that use.
4) The existing church use was required to provide 43 off-street parking spaces, as specified in the
respective Findings of Fact for the approved special permit.
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5) Required parking is calculated at a ratio of one space per four seats based on the maximum
seating capacity of the facility, or at least one space for every 10 lineal feet of bench seating.
6) According to the applicant, the maximum seating capacity is 332.
7) An additional 40 parking spaces will be required on-site for a total of 83, in accordance with PMC
25.185.170.
8) The proposal includes a total of 83 parking stalls, each measuring 9 feet by 19 feet, in accordance
with the applicant’s stated maximum seating capacity.
9) In accordance with PMC 25.180.070(2)(a)(iii), a minimum of 2,490 square feet of interior parking
lot landscaping is required based on 83 parking stalls.
10) The proposal is located within Airport Safety Compatibility Zone 6 – Traffic Pattern Zone, which
does not prohibit the proposed use.
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;
Land Use Policy LU-1-D: Land uses should be permitted subject to adopted standards designed to
mitigate land use impacts on adjacent, less intensive uses while preserving constitutionally
protected form of expression. The proposal provides an opportunity to expand an existing church
use and to exercise religious freedom in accordance with the First Amendment of the United States
Constitution.
(2) The proposal will adversely affect public infrastructure;
Access to the site are mostly established and include curb, gutter, sidewalk, and street lighting. A
portion of sidewalk on Homerun Road will be constructed with this proposal. Utilities are available
and have been designed and constructed to support both proposed uses. The proposed uses are not
expected to impact existing utility infrastructure in the area.
(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 properties are primarily developed with single-family residences. The proposed
expansion of the existing church is not expected to negatively impact the character of the
neighborhood, as the church has operated historically with little to no record of complaints,
indicating general compatibility with adjacent uses.
(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 expansion will be located adjacent to existing single-family dwelling units and is
designed to reach a maximum height of 24 feet at the peak, which is comparable to the nearby
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single-story homes. The construction of the proposed expansion is not expected to discourage or
impair future development in the 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;
The proposed church expansion has been evaluated under the SEPA, considering potential impacts
such as noise, traffic, lighting, dust, and other typical construction-related effects. Based on the
submitted information and applicable standards in the PMC and Pasco Design and Construction
Standards, it is anticipated that any impacts to the surrounding built and natural environment will
be adequately mitigated. The expansion is not expected to be more intrusive or objectionable to
neighboring properties than the existing church use, especially with the implementation of the
conditions of approval.
(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 will not endanger public health or safety if located and developed as proposed, nor is
it expected to become a nuisance to permitted uses in the district, as it will be required to comply
with all applicable provisions of the PMC.
APPROVAL CONDITIONS
1) The special permit shall apply to 3211 West Wernett Road (Parcel 119231028), and any
subsequent subdivision(s) thereof.
2) Prior to the issuance of any ground-disturbing permits, the applicant shall submit either a
letter from the Washington State Department of Archaeology and Historic Preservation
(DAHP) assessing cultural resources within the project’s disturbance area, or an
archaeological assessment report. This documentation shall be provided to the City’s SEPA
Responsible Official and the Tribal Historic Preservation Officer of the Confederated Tribes
of the Colville Reservation.
3) The proposed expansion, including all associated parking improvements, shall be
constructed and situated in substantial conformance with the site plan submitted with the
special permit application and included in the June Hearing Examiner packet.
4) In addition to Condition 3, the proposed walkway shall provide direct access to the eastern
entrance of the expansion and shall extend northward to connect with the northern parking
lot.
5) Federal Aviation Administration written approval is required to be submitted prior to
issuance of a building permit.
6) A final review and approval of the proposed parking lot landscaping shall be completed by
the City during the building permit review process to ensure compliance with applicable
standards.
7) Maximum building capacity shall be based on current International Fire Code (IFC) fire rating,
as approved by the City of Pasco. Increased capacity shall require improvements meeting
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City-adopted IFC standards.
8) The facility shall operate in a professional manner, including day-to-day facility repairs and
ongoing maintenance, security, and upkeep of the property.
9) The site and building plans shall demonstrate compliance with all applicable requirements
for structural integrity, means of egress, stability, sanitation, adequate lighting and
ventilation, and life safety from fire hazards. The plans must also ensure a reasonable level
of safety for firefighters and emergency responders during emergency operations.
10) The special permit shall be null and void if a City Building Permit is not obtained within one
year of Special Permit approval.
RECOMMENDATION
Staff recommends approval of the Special Permit for the proposed church expansion at 3211
West Wernett Road, subject to the conditions outlined herein.
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Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
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SITE
Item: IAFCJ Pasco Church expansion
Applicant(s): Joab Romero
File #: SP2025-005/SEPA2025-013 ±
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Item: IAFCJ Pasco Church expansion
Applicant(s): Joab Romero
File #: SP2025-005/SEPA2025-013 ±
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Item: IAFCJ Pasco Church expansion
Applicant(s): Joab Romero
File #: SP2025-005/SEPA2025-013 ±
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SITE
Item: IAFCJ Pasco Church expansion
Applicant(s): Joab Romero
File #: SP2025-005/SEPA2025-013 ±
Community & Economic Development Department
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509.545.3441
Fee: $625
Updated June 2023
CITY OF PASCO
SPECIAL PERMIT APPLICATION
Master File # Date Submitted:
Applicant Info Owner Info
(if different than applicant)
Name: Name:
Address: Address:
Phone: Phone:
Email: Email:
Project Address:
Project Parcel Number:
Current Zoning:
Source of domestic water:
Method of sewage disposal:
Present use of the land and structure(s) if any:
Joab Romero
4111 Riverhill DrPasco, WA 99301
509-952-5516
joabromero@iafcjpasco.org
Francisco Barrera
470 Haworth RdPasco, WA 99301
509-727-4918
pastorbarrera08@hotmail.com
3211 W. Wernett Rd, Pasco, WA 99301
119231028
R-1 (Church is operating under Special Use Permit)
City of Pasco
Sewer
Land and structures are used as a church.
Main structure is used as temple. Attached and detached garages are used as storages.
Land is used for parking and green areas.
3/26/2025
Please describe any existing violations of the zoning ordinance upon the property:
Give a detailed description of the proposed use that requires a special permit (attach separate sheet if
more space is necessary):
NOTE: Provide a variance report giving a list and mailing address of owners of all property within 300
feet of the applicant’s property, as shown by a local title company OR payment of $50.00 which shall
be utilized by the City to obtain a current list of property owners of all properties within 300 feet of the
applicant’s property.
Fee for Special Permit - $500.00
Environmental Checklist - $ 75.00
Radius Notification - $ 50.00
$625.00
SEPA Checklist Site map Fee of $625
There are no existing violations of the zoning ordinance that we are aware of.
We intend to build a bigger temple to accommodate our growing church.
It will be attached to existing temple/house, as per provided site plan.
The new building will measure 60W x 80L x 16H. It will be an open space used solely as a temple/worship center.
DN
58' - 6 1/2"
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5' SIDE WALK
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10' UTILITY EASEMENT
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25' - 9 1/2"
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LANDSCAPE
LANDSCAPE
LA N D S C A P E
LA N D S C A P E
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EXISTING
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Scale
Project number
Date
Drawn by
Checked by
1/16" = 1'-0"
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3211 W. WERNET RD,
PASCO, WA
CO1
IAFCJ PASCO CHURCH
EXPANSION
Issue Date
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 1 of 15
SEPA 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.
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 2 of 15
A. Background Find help answering background questions
1.Name of proposed project, if applicable:
2.Name of applicant:
3.Address and phone number of applicant and contact person:
4.Date checklist prepared:
5.Agency requesting checklist:
6.Proposed timing or schedule (including phasing, if applicable):
7.Do you have any plans for future additions, expansion, or further activity related to or
connected with this proposal? If yes, explain.
8.List any environmental information you know about that has been prepared, or will be
prepared, directly related to this proposal.
9.Do you know whether applications are pending for governmental approvals of other
proposals directly affecting the property covered by your proposal? If yes, explain.
10.List any government approvals or permits that will be needed for your proposal, if known.
IAFCJ Pasco Church Expansion
Joab Romero
4111 Riverhill DrPasco, WA 99301
509-952-5516
3/25/2025
City of Pasco
Special Use approval by June 2025. Building permits by July 2025. Construction begins in July 2025, and expected completion by November 2025.
None
Not applicable 1oWhinJ HxisWs oWhHr Whan Whis 6EPA IorP WhaW is rHOaWHG Wo Whis proposaO
None
AIWHr Whis iniWiaO 6pHciaO PHrPiW AppOicacion iI approYHG ZH ZiOO nHHG %uiOGinJ PHrPiWs
IroP WhH CiW\ oI Pasco
Type text here
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 3 of 15
11. Give a 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.)
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.
Building a new temple, which will be attached to our existing structure. Will be used solelyas a place of worship for the congregation. The new building will measure 60W x 80L x 16H.
3211 W. Wernett Rd, Pasco, WA 99301
Parcel # 119231028
Site plan attached to Special Permit Application
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 4 of 15
B. Environmental Elements
1. Earth Find help answering earth questions
a. General description of the site:
Circle or highlight one: Flat, rolling, hilly, steep slopes, mountainous, other:
b. What is the steepest slope on the site (approximate percent slope)?
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.
d. Are there surface indications or history of unstable soils in the immediate vicinity? If so,
describe.
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.
f. Could erosion occur because of clearing, construction, or use? If so, generally describe.
g. About what percent of the site will be covered with impervious surfaces after project
construction (for example, asphalt or buildings)?
h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any.
The property is a flat, irregularly shaped parcel covering approximately 1.47 acres with nosignificant topographic variation. The site is partially developed, featuring an existing building of approximately 2000 sf.
Between 1% to 2%
Sandy loam and gravel
None
Minimal excavation for foundation footings (posts) on 60 x 80 proposed building. Very light grading on flat terrain for concrete slab.
Not possible. New construction will happen on flat terrain with nothing but gravel currently on it.New parking spaces will replace lawn area. No natural or native grasses/shrubs will be affected.
80%
None. Property is already covered by buildings, asphalt, lawn, and landscaping. No newerosion could occur.
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 5 of 15
2.Air Find help answering air questions
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.
b. Are there any off-site sources of emissions or odor that may affect your proposal? If so,
generally describe.
c. Proposed measures to reduce or control emissions or other impacts to air, if any.
3.Water Find help answering water questions
a. Surface Water: Find help answering surface water questions
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.
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.
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.
4.Will the proposal require surface water withdrawals or diversions? Give a general description,
purpose, and approximate quantities if known.
5.Does the proposal lie within a 100-year floodplain? If so, note location on the site plan.
During construction, one or two smaller machines will be operated (boom lift & skidsteer) for a very limited amount of time.
None
None
None
None
Not applicable. We will not place or remove any fill or dredge material from any surface water
or wetlands because there are no surface waters or wetlands in or around our property.
None
No. West Wernett Rd is not within the 100-year floodplain. Type text here
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 6 of 15
6.Does the proposal involve any discharges of waste materials to surface waters? If so,
describe the type of waste and anticipated volume of discharge.
b. Ground Water: Find help answering ground water questions
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.
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.
c. Water Runoff (including stormwater):
a)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.
b)Could waste materials enter ground or surface waters? If so, generally describe.
c)Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so,
describe.
d)Proposed measures to reduce or control surface, ground, and runoff water, and drainage
pattern impacts, if any.
Type text here
No
No
None . We will produce no waste material other than what goes into sewers from bathroom
use.
The only possible runoff would be from storms, and the water would flow to the utility easements around the property.
No. There will be no waste materials.
No.
None
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 7 of 15
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
b. What kind and amount of vegetation will be removed or altered?
c. List threatened and endangered species known to be on or near the site.
d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation
on the site, if any.
e. List all noxious weeds and invasive species known to be on or near the site.
5. Animals Find help answering animal questions
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:
• Birds: hawk, heron, eagle, songbirds, other:
• Mammals: deer, bear, elk, beaver, other:
• Fish: bass, salmon, trout, herring, shellfish, other:
b. List any threatened and endangered species known to be on or near the site.
c. Is the site part of a migration route? If so, explain.
d. Proposed measures to preserve or enhance wildlife, if any.
e. List any invasive animal species known to be on or near the site.
(lawn)
Only existing lawn will be removed to make room for parking. About 15k square feet of it.
None
Will maintain parts of existing landscaping (lawn). There are no native plants on property.
Cheatgrass and puncturevine (goatheads). They are controlled on site, but they do grow in area.
None
None
Not that we are aware of.
No wildlife in property or surrounding areas.
None
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 8 of 15
6. Energy and Natural Resources Find help answering energy and natural resource questions
1. 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.
2. Would your project affect the potential use of solar energy by adjacent properties? If so, generally
describe.
3. 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.
7. Environmental Health Find help with answering environmental health questions
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.
1. Describe any known or possible contamination at the site from present or past uses.
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.
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.
4. Describe special emergency services that might be required.
5. Proposed measures to reduce or control environmental health hazards, if any.
Electric - for heating. May transition to solar in the future.
No
None
None
None that we are aware of.
None
None
None
None, as we will not be using, operating, storing, or controlling any hazardous chemicals or materials.
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 9 of 15
b. Noise
1. What types of noise exist in the area which may affect your project (for example:
traffic, equipment, operation, other)?
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)?
3. Proposed measures to reduce or control noise impacts, if any.
8. Land and Shoreline Use Find help answering land and shoreline use questions
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.
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?
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?
c. Describe any structures on the site.
d. Will any structures be demolished? If so, what?
e. What is the current zoning classification of the site?
f. What is the current comprehensive plan designation of the site?
Type text hereA freeway is near, but noise has never been an issue.
The only noise would come from construction of building. Would be present for no more than 6 months,and only for normal working hours (7:00 AM - 5:00 PM).
None
Site is already being used for a church. Land uses will not be affected.
No. Never used as working farmlands or working forest lands.
No. No farmland or forest land close enough to affect our proposal.
A 1700 sf house used as a temple, with an attached 2 car garage used as storage. There's also a detached garage used as storage and work area.
No structures will be demolished.
R-1 (Church is operating under Special Use Permit)
Low Density Residential
Type text here
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 10 of 15
g.If applicable, what is the current shoreline master program designation of the site?
h.Has any part of the site been classified as a critical area by the city or county? If so,
specify.
i.Approximately how many people would reside or work in the completed project?
j.Approximately how many people would the completed project displace?
k.Proposed measures to avoid or reduce displacement impacts, if any.
l.Proposed measures to ensure the proposal is compatible with existing and projected land
uses and plans, if any.
m.Proposed measures to reduce or control impacts to agricultural and forest lands of long-term
commercial significance, if any.
9.Housing Find help answering housing questions
a.Approximately how many units would be provided, if any? Indicate whether high, middle, or low-
income housing.
b.Approximately how many units, if any, would be eliminated? Indicate whether high,
middle, or low-income housing.
c.Proposed measures to reduce or control housing impacts, if any.
Not applicable, as we are not near any shores or shoreline.
No
Zero. Pastor and volunteer staff would spend some hours a week on site.
Zero
1ot applicable, as oXr proMect will not Gisplace anyboGy.
1one at the PoPent. :oXlG GepenG on what &ity oI 3asco GePanGs GXrinJ %XilGinJ 3erPits phase.
Not applicable, as oXr proMect will not iPpact aJricXltXral anG Iorest lanGs.
No hoXsinJ Xnits will be constrXcteG.
No hoXsinJ Xnits will be eliPinateG, as none e[ist on property.
None. 2Xr proMect has nothinJ to Go with hoXsinJ.
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 11 of 15
10.Aesthetics Find help answering aesthetics questions
a.What is the tallest height of any proposed structure(s), not including antennas; what is
the principal exterior building material(s) proposed?
b.What views in the immediate vicinity would be altered or obstructed?
c.Proposed measures to reduce or control aesthetic impacts, if any.
11.Light and Glare Find help answering light and glare questions
a.What type of light or glare will the proposal produce? What time of day would it mainly occur?
b.Could light or glare from the finished project be a safety hazard or interfere with views?
c.What existing off-site sources of light or glare may affect your proposal?
d.Proposed measures to reduce or control light and glare impacts, if any.
12.Recreation Find help answering recreation questions
a.What designated and informal recreational opportunities are in the immediate vicinity?
b.Would the proposed project displace any existing recreational uses? If so, describe.
c.Proposed measures to reduce or control impacts on recreation, including recreation opportunities
to be provided by the project or applicant, if any.
Type text here
If building permits are approved, 24 ft would be the tallest height. Exterior material wouldbe sheet metal.
None
Paint in neutral colors to prevent any aesthetic impacts.
Parking lot lamps, which we already have. Only 2 of them stay on through out the night.
No
None
We will place parking lot lamps in places that don't affect neighbors. Yellow/dim lights will be used.
None
No
None, as the proposed project would not impact recreation at all.
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 12 of 15
13.Historic and Cultural Preservation Find help answering historic and cultural preservation
questions
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.
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.
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.
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.
14.Transportation Find help with answering transportation questions
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.
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?
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).
d.Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air
transportation? If so, generally describe.
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?
None
None
None, as there are no cultural or historic sites on or near our site.
None, as our proposal will not impact any resources. We are only building over what used to be
parking spaces.
W. Wernett Rd. Site already has access to street, as it is already being used as church. Site hastwo access points to W. Wernett Rd.
No public transport. Nearest transit stop is .5 miles away.
Unknown. City of Pasco will determine this during building permits phase, but it's not likely.
No
Very limited. About 45 cars travel to site for worship services, and only two days a week.
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 13 of 15
f.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.
g.Proposed measures to reduce or control transportation impacts, if any.
15. Public Services Find help answering public service questions
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.
b.Proposed measures to reduce or control direct impacts on public services, if any.
16. Utilities Find help answering utilities questions
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.
C. Signature Find help about who should sign
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.
X
Type name of signee: Click or tap here to enter text.
Position and agency/organization: Click or tap here to enter text.
Date submitted: Click or tap to enter a date.
Community & Economic Development Department
This application was reviewed by the Planning Division of the Community & Economic
Development Department. Any comments or changes made by the Department are entered in the body of the
checklist and contain initials of the reviewer.
Signature: ______________________________________________________
Name of signee: __________________________________________________
Position: ___________________________________
Date Reviewed: _____________
____________________
None 2XU SURSRVDO ZLOO QRW JHQHUDWH DQ\ WUDQVSRUWDWLRQ LPSDFWV
No
No
NRQH 2XU SURSRVDO ZLOO QRW LPSDFW SXEOLF VHUYLFHV :H DUH MXVW EXLOGLQJ D ELJJHU SODFH RI ZRUVKLS
Same as circled above.
Joab Romero
Pastor
3/26/2025
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 14 of 15
D. Supplemental sheet for nonproject actions Find help for the nonproject actions
worksheet
IT IS NOT REQUIRED to 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; pro-
duction, storage, or release of toxic or hazardous substances; or production of noise?
•Proposed measures to avoid or reduce such increases are:
2.How would the proposal be likely to affect plants, animals, fish, or marine life?
•Proposed measures to protect or conserve plants, animals, fish, or marine life are:
3.How would the proposal be likely to deplete energy or natural resources?
•Proposed measures to protect or conserve energy and natural resources are:
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?
•Proposed measures to protect such resources or to avoid or reduce impacts are:
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?
•Proposed measures to avoid or reduce shoreline and land use impacts are:
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 15 of 15
6. How would the proposal be likely to increase demands on transportation or public
services and utilities?
• Proposed measures to reduce or respond to such demand(s) are:
7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or
requirements for the protection of the environment.
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: May 12, 2025
Proposal: Joab Romero has submitted a SEPA checklist and Special Permit Application (SP2025-005) for the construction of a new
temple to be attached to the existing church building. The new structure will serve exclusively as a place of worship for the
congregation and will measure 60 feet wide by 80 feet long, with a height of 16 feet. The project is proposed at 3211 W Wernett Rd
(Parcel #119231028) in Pasco, WA 99301, and is subject to the applicable regulations of the Pasco Municipal Code.
Public Comment Period: Written comments must be submitted to the Community Development Department by 5:00 p.m. on
May 12, 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) 544-4146 or via e-mail to: barragani@pasco-wa.gov.
Open Record Hearing: A public hearing is not required for the SEPA review; however, a public hearing will be held at a later date for
the Special Permit application. 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. SEPA2025-013 has been
assigned to this proposal. The SEPA comment period will end May 12, 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 Department.
Required Permits: A building permit and right-of-way permit will be required before any ground disturbing activities begin.
Preliminary Determination of Regulations Used for Project Mitigation: To evaluate the 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 May 12, 2025.
To Receive Notification of the Environmental Determination: Contact the Pasco Planning Division at the address or telephone number
above.
Appeals: You may appeal the subsequent threshold determination by submitting an appeal to CED within 14 days of issuance
to planning@pasco-wa.gov, via postal mail to PO BOX 293, Pasco, WA 99301, or in person to the CED Planning Division at 525
N 3rd Ave, Pasco, WA 99301. The appeal must be in written form, contain a concise statement of the matter being appealed
and the basic rationale for the appeal and be accompanied by required fee.
Community Development Department
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509.545.3441 / F: 509.545.3499
Responsible Official: Craig Raymond
Position/Title: Community and Economic Development Deputy Director
Phone (509) 545-3451
Address: PO Box 293, Pasco, WA 99301
Prepared April 22, 2025, by: Ivan Barragan, Planner II, PO Box 293 Pasco, WA 99301 (509) 545-3441
395
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Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
0 250 500 750 1,000130
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Vicinity
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SITE
Item: IAFCJ Pasco Church Expansion
Applicant(s): Joab Romero
File #: SEPA2025-013/SP2025-005 ±
STATE OF WASHINGTON
DEPARTMENT OF ECOLOGY
Eastern Region Office
4601 North Monroe St., Spokane, WA 99205-1295 • 509-329-3400
May 9, 2025
Ivan Barragan
City of Pasco, Community Development Department
525 N 3rd Ave, PO Box 293
Pasco, WA 99301-0293
Re: IAFCJ Pasco Church Expansion
File# SEPA2025-013, Ecology SEPA# 202501635
Dear Ivan Barragan:
Thank you for the opportunity to provide comments on the State Environmental Policy Act
(SEPA) Notice of Application for the IAFCJ Pasco Church Expansion proposal. Based on review
of the checklist associated with this project, the Department of Ecology (Ecology) has the
following comments:
Hazardous Waste & Toxics Reduction Program
Alex Bergh, (509) 385-5539, alexandra.bergh@ecy.wa.gov
Wastes produced during construction or remodeling can be dangerous wastes in Washington
State. Some of these wastes include: Absorbent material, aerosol cans, asbestos-containing
materials, lead-containing materials, PCB-containing light ballasts, waste paint, waste paint
thinner, sanding dust and treated wood.
The Construction and demolition website has a more comprehensive list and links to help
identify and designate your wastes.
Responsibility for construction waste generated at a facility is the responsibility of the facility
that generates the waste. The waste generator is the person who owns the site. Even if you hire
a contractor to conduct the demolition or a waste service provider to designate your waste, the
site owner is ultimately liable. This is why it is important to research reputable and reliable
contractors.
In order to adequately identify some of your construction and remodel debris, you may need to
sample and test the wastes generated to determine whether they are dangerous waste.
Information about how to sample and what to test for can be found at the above linked
website.
Ivan Barragan
May 9, 2025
Page 2
Water Quality Program
Chad Sauve, (509) 934-6202, chad.sauve@ecy.wa.gov
Routine inspections and maintenance of all erosion and sediment control Best Management
Practices (BMPs) is required during construction.
If you have any questions or would like to respond to these comments, please contact the
appropriate program staff listed above. If you have questions about SEPA, please reach out to
sepahelp@ecy.wa.gov.
Sincerely,
Katy Moos
Office Assistant
Eastern Region Office
From:WSDOT Aviation Land Use Inquiries and Application Submittals
To:Ivan Barragan
Subject:RE: [EXTERNAL] SP2025-005/SEPA2025-013 IAFCJ Pasco Church Expansion - City of Pasco
Date:Thursday, May 1, 2025 12:11:48 PM
Importance:High
[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.]
Hi M Barragan,
This addition is in close proximity to the Tri-Cities Airport. It may be subject to noises, fumes, and
other disturbances due to this proximity. This property is within airport land use compatibility
Zone 6 in which this type of development is permitted under limited circumstances. Since this is
an extension of land uses that already exist at this location, it appears to be compatible. The
sponsor should be sure that if they are required to file an FAA Form 7460-1 that they do so prior
to any construction taking place. If you have any additional questions, let us know.
Cheers,
David Ison, PhD | Aviation Planner
Emerging Aviation Technologies & Land Use Compatibility
Washington State Department of Transportation
david.ison@wsdot.wa.gov C: 360-890-5258
From: Ivan Barragan <barragani@pasco-wa.gov>
Sent: Tuesday, April 22, 2025 12:03 PM
To: Ivan Barragan <barragani@pasco-wa.gov>
Subject: [EXTERNAL] SP2025-005/SEPA2025-013 IAFCJ Pasco Church Expansion - City of Pasco
WARNING: This email originated from outside of WSDOT. Please use caution with links and attachments.
All,
Please find attached the Special Permit application (SP2025-005) and SEPA Checklist
(SEPA2025-013) for the proposed construction of a new temple to be attached to the existing
church building. The new structure will be used exclusively as a place of worship for the
congregation and will measure 60 feet wide by 80 feet long, with a height of 16 feet. The proposal
also includes additional parking, as shown in the attached site plan. The project is located at
3211 W Wernett Rd (Parcel #119231028) in Pasco, WA 99301, and is subject to the applicable
provisions of the Pasco Municipal Code.
A Special Permit approving the change of use from a single-family residence to a church was
granted in 2008. The proposed expansion establishes a nexus requiring a new Special Permit.
Written comments must be submitted to the Community Development Department no later than
5:00 PM on May 12, 2025. If you have any questions regarding the proposal or the associated
documents, please feel free to contact me at 509-544-4146 or via email at barragani@pasco-
wa.gov.
Thank you,
Ivan Barragan
Planner II
O: 509-544-4146
barragani@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.
REPORT TO HEARING EXAMINER
PUBLIC HEARING
City Hall – 525 North Third Avenue – Council Chambers
Wednesday, June 11, 2025
6:00 PM
1
MASTER FILE #: SP2025-007/Field 68 - Restaurant & Event Center
APPLICANT: Knutzen Engineering
C/o Paul Knutzen
5401 Ridgeline Drive Suite 160
Kennewick, WA 99338
REQUEST: SPECIAL PERMIT: Construction of a dancehall and
restaurant/nightclub.
TIMELINE
March 14, 2025 SEPA (State Environmental Policy Act) Environmental Checklist,
SEPA2025-011, Submitted
May 1, 2025 Special Permit Application, SP2025-007, Submitted
May 15, 2025 Applications Deemed Complete
May 19, 2025 SEPA Mitigated Determination of Non-Significance (MDNS)
Issued
May 26, 2025 Notice for Public Hearing for SP2025-007 Published in Tri-City
Herald
May 27, 2025 Notice of Public Hearing for SP2025-007 Mailed to Properties
Within 300 Feet of the Proposal
May 29, 2025 Public Hearing Staff Report Published
BACKGROUND
1. PROPERTY DESCRIPTION:
Legal: SHORT PLAT 2024-08 LOT 3
Parcel: 117370018
General Location: Located northeast of Road 68 and Interstate 182, south of Burden Boulevard.
Property Size: 1.85 acres.
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2. ACCESS: The property has access on Burden Boulevard and Homerun Road.
3. UTILITIES: Municipal water and sewer are available in Burden Boulevard and Homerun Road.
4. LAND USE AND ZONING: The site is zoned C-1 (Retail Business). The site is currently
developed as a gravel parking lot. Surrounding properties are zoned and developed as follows:
North: C-1 Retail Business/Business Park/Office/Dental
East: C-1/R-T Retail Business/Residential Transition/Food Truck Hub/Soccer
Complex
South: R-T Residential Transition/Parking lot/Gesa Stadium
West: C-1 Retail Business/Event Center/Hotel
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 dancehall and nightclub is classified as a conditional use permit within the C-1 zoning
district.
6. ENVIRONMENTAL DETERMINATION: The City is the SEPA lead agency for this project. Based
on SEPA Environmental checklist SEPA2025-011, the adopted City Comprehensive Plan, City
development regulations, and other information, a threshold determination resulting in a MDNS
was issued on May 19, 2025, for this project under WAC 197-11-355.
BACKGROUND
Request
The applicant proposes to construct two buildings: a 4,122-square-foot restaurant/nightclub
(“Building B”) and an adjacent 4,122-square-foot dancehall (“Building A”). Planned outdoor
amenities include fire pits, volleyball courts, cornhole areas, and other recreational features. Site
improvements will consist of parking facilities, landscaping, lighting, and supporting infrastructure.
History
The subject property was annexed into the City in 1981 through Ordinance No. 2388 and was initially
assigned the R-T zoning designation by Resolution No. 1396. It has since been rezoned to C-1;
however, no documentation related to that rezone has been located.
The site has been used as a gravel parking lot since at least July 1996. Prior to that, aerial imagery
indicates the property was used for agricultural purposes—such as crop cultivation—as early as
December 1985.
STAFF FINDINGS OF FACT
1. The applicant proposes to construct a dancehall and restaurant/nightclub.
2. Pursuant to Pasco Municipal Code (PMC) 25.85.040 (6) dance halls and night clubs may be
permitted by special permit.
3. Per PMC 5.35.040 Dance Hall means any privately owned place in which a public dance is
3
conducted, operated, or maintained or made available on a periodic or reoccurring basis and
includes the premises in which the public dance is conducted, operated, or maintained,
including but not limited to all public parking areas, hallways, bathrooms, and other
adjoining areas on the premises accessible to the public during the dance.
4. Per PMC 25.15.060 Dance Hall means an enclosed space where public dances are held and
where alcohol and/or food may be sold.
5. Per PMC 25.15.160 Nightclub means an establishment that provides entertainment and has
as its primary source of revenue (a) the sale of alcohol for consumption on the premises and
(b) cover charges. It does not mean premises wherein such beverages are sold in conjunction
with the sale of food for consumption on the premises and the sale of said beverages
comprises less than 25 percent of the gross receipts.
6. According to the applicant, 'Building B' will operate as a restaurant during the day and
transition to a nightclub use during evening hours.
7. Due to the absence of current information identifying the primary source of revenue, the
City of Pasco (City) is applying a broad interpretation of the use, treating the nightclub
component as subject to the special permit request.
8. Off-street parking is required and has been calculated based on a ratio of one space per 100
square feet of usable floor area for both restaurant uses and dance halls without fixed
seating.
9. Based on the proposed uses and applicable parking requirements, a total of 109 off-street
parking stalls are required.
10. The applicant proposes to provide 50 off-street parking stalls as part of the site development.
11. Pursuant to PMC 25.185.070, owners of two or more uses, structures, or parcels of land
located within 300 feet of each other may share parking facilities. When shared parking
involves separate tax parcels under separate ownership, a notarized and recorded parking
agreement is required.
12. The City owns the adjacent parcel to the south, which contains over 800 off-street parking
stalls.
13. The site is within PMC 25.130 I-182 corridor overlay district.
14. Based on the trip generation letter submitted with this proposal, it is recommended that the
applicant pay a Traffic Impact Fee (TIF) in accordance with the PMC. For this project, the fee
is calculated at $28,208, based on 656 new daily vehicle trips at a rate of $43.00 per trip.
15. PMC 9.130.040 provides maximum permissible environmental noise levels.
CONCLUSIONS BASED ON STAFF 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;
4
Land Use Policy LU-2-B: Facilitate planned growth within the City limits and Urban Growth Area,
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 proposal would develop a
currently vacant site that has historically been used as overflow parking for nearby sporting events.
The City acknowledges that the proposed restaurant/nightclub and dance hall reflects current
market demand for such uses.
(2) The proposal will adversely affect public infrastructure;
Access to the site is largely established and includes existing curb, gutter, sidewalk, and street
lighting. A portion of sidewalk along Homerun Road will be constructed as part of this proposal.
Utilities are available at the site and will be extended as necessary to serve both proposed uses. The
proposed development is not anticipated to adversely impact existing street or utility infrastructure
in the area and will enhance or promote existing recreational infrastructure.
(3) The proposal will be constructed, maintained and operated to be in harmony with the existing
or intended character of the general vicinity;
Surrounding properties are primarily developed with a mix of retail businesses, an event center, and
sporting complexes. The proposed uses are consistent with the activity levels and character of the
area and are not expected to create impacts beyond those already present. Additionally, the project
is required to comply with the C-1 zoning development standards and I-182 Overlay Building
standards, as outlined in the PMC.
(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 buildings will be located adjacent to an existing event center and will have a maximum
height of 33 feet 6 inches, which is lower than the height of the adjacent event center. Given their
location and scale, the proposed structures are not expected to hinder or discourage future
development in the surrounding 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;
The proposed operations are anticipated to produce a greater degree of noise, vibrations, traffic,
and flashing lights than typical commercial permitted uses within the district, excluding the adjacent
event center. Notably, the adjacent event center—a comparable high-activity use—has not
generated any recorded noise complaints in approximately 14 years. This suggests that, with
appropriate conditions of approval in place, the proposed uses are unlikely to result in significant
disturbance to the surrounding area.
(6) The proposal will endanger the public health or safety if located and developed where
proposed, or in any way will become a nuisance to uses permitted in the district.
The proposed operations may present an increased potential for public health, safety, or nuisance
concerns due to the nature of the use and its proximity to surrounding properties.
APPROVAL CONDITIONS
1) The Special Permit shall apply to Franklin County Parcel Number 117370018, including any
subsequent legal subdivisions thereof.
5
2) The project shall be constructed and operated in substantial conformance with the site plans
and supporting materials submitted with the Special Permit application, as included in the
June 2025 Hearing Examiner packet.
3) In addition to Condition 2, the proposed egress gates equipped with panic bars and signage
(as shown in Keynote 35 on Sheet SP01) shall include direct connections to the City sidewalks
along the north and west boundaries of the site. These connections shall be constructed with
hard surfaces and meet all applicable ADA accessibility standards.
4) A shared parking agreement, consistent with PMC 25.185.070, shall be submitted to CED
staff for review and approval and recorded prior to commencement of operations.
5) Final review and approval of the parking lot landscaping shall be conducted by the City during
building permit review to ensure compliance with PMC Chapter 25.180 and applicable design
standards.
6) The proposed 6-foot CMU fence shall comply with sight distance and clear view triangle
requirements as outlined in Sheet 8-2 of the Pasco Design and Construction Standards.
Compliance shall be demonstrated in the building permit submittal.
7) In accordance with PMC 5.35.070, the applicant shall obtain a Special Event Permit for any
event open to the public that meets the criteria of said code. Private events not open to the
public shall be exempt from this requirement; however, appropriate security measures must
be in place at all times to ensure the safety of patrons.
8) A comprehensive security plan shall be submitted to the City for review and approval prior
to commencement of operations. The plan shall ensure the presence of adequate on-site
security personnel during all operational hours. The approved plan shall be implemented
and maintained for the duration of the use.
9) The applicant shall obtain all required building and fire permits and shall comply with the
applicable provisions of the International Building Code (IBC) and International Fire Code
(IFC) for assembly occupancies.
10) The applicant, and any successors or assigns, shall obtain and maintain all licenses and
permits required by the State of Washington and the City for the operation of the facility.
11) The facility shall be operated in a professional manner, including but not limited to regular
maintenance, timely repairs, adequate staffing, and the upkeep of security and safety
infrastructure.
12) The Special Permit shall be considered null and void if any of the above conditions are not
met or maintained, unless otherwise amended by the City or Hearing Examiner.
RECOMMENDATION
Staff acknowledges that the submitted findings of fact and conclusions provide a potential basis for
approval of the application for a dancehall and restaurant/nightclub at Parcel 117370018 in Pasco,
WA. However, the final determination rests with the Hearing Examiner. Should the Examiner find
that approval is warranted—either as proposed or with modifications—staff recommends that the
above conditions of approval be incorporated into the decision.
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SITE
Item: Field 68 - Restaurant & Event Center
Applicant(s): Knutzen Engineering
File #: SP2025-007/SEPA2025-011 ±
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Item: Field 68 - Restaurant & Event Center
Applicant(s): Knutzen Engineering
File #: SP2025-007/SEPA2025-011 ±
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T a f t D r
B u r d e n B l v d
4 4 0 643214319
R-T, Residential
Transition
District
R-1, Low-Density
Residential
District
C-1, Retail
Business
District
C-1, Retail
Business
District
R-1, Low-Density
Residential District
R-1, Low-Density
Residential District
C-1, Retail
Business
District
Salem Dr
De
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B ro o kly nLn
Aus
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Fo
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L
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Baton Rouge Dr
Arthur
L
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Clevelan
d
L
n
Robert
Wayne
Dr
Buchanan
Ln
Ebbets Dr
Ro
a
d
6
0
Taft Dr
Boise Dr
Dodger Dr
Homerun Rd
BURDEN BLVD
Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
0 250 500 750 1,000130
Feet
Zoning
Map
SITE
Item: Field 68 - Restaurant & Event Center
Applicant(s): Knutzen Engineering
File #: SP2025-007/SEPA2025-011 ±
6 6 0 7
6 6 0 8
5 0 1 1
6 6 1 2
6 4 1 3
6 5 2 0
5 0 0 8
5 0 1 16519 5 0 1 5
6 4 1 2
6 6 1 1
6 5 1 1
6 6 2 7
6 5 0 8
6 4 0 76611
6 6 1 6
5 0 0 8
5 0 0 3
6 7 0 3
6 5 1 9
6 6 1 6
6 5 0 4
6 5 1 2
6 4 1 6
6 7 0 3
6 5 1 2
6 5 0 7
6 6 0 4
6 6 1 5
6 4 0 8
6 7 0 4
6 5 0 3 6 4 1 5
6 7 0 4
6 6 0 4
6 6 0 3
5 0 0 7
6 6 0 7
6 4 0 46516
6 6 0 3
6 6 1 2
5 0 0 450035007
6 4 1 16515
6 6 0 8
6 5 2 0
4 9 0 3
6 5 2 5
5 0 0 4
5 0 1 2
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Robert
Wayne
Dr
F e n w a y D r
E b b e t s D r
6 4 1 5
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T a f t D r
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4 4 0 643214319SFDUs
SFDUs
SFDUs SFDUs
SFDUs
SFDUs
SFDUs
SFDUs
SFDUs
SFDUs
SFDUs SFDUs
SFDUs
SFDUs
SFDUs
Hotels/Motels
39 -
Commercial - Misc
Commercial
39 -
Commercial -
Misc Commercial
Auto Parking
Auto Parking
Retail 54 -
Trade
- FoodTradeTrade
Trade
Professional
Services
Services
Business
Professional
Professional 69 -
Services -
Misc
Rec.
Activities
Rec.
Activities
Parks
Undeveloped
Undeveloped
Undeveloped
Undeveloped
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Salem Dr
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L
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C
t
Fenway Dr
Fo
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b
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s
L
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Baton Rouge Dr
Arthur
L
n
Clevelan
d
L
n
Robert
Wayne
Dr
Buchanan
Ln
Ebbets Dr
Ro
a
d
6
0
Taft Dr
B oise Dr
Dodger Dr
Homerun Rd
BURDEN BLVD
Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
0 250 500 750 1,000130
Feet
Land Use
Map
SITE
Item: Field 68 - Restaurant & Event Center
Applicant(s): Knutzen Engineering
File #: SP2025-007/SEPA2025-011 ±
Community & Economic Development Department
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509.545.3441
Fee: $625
Updated June 2023
CITY OF PASCO
SPECIAL PERMIT APPLICATION
Master File # Date Submitted:
Applicant Info Owner Info
(if different than applicant)
Name: Name:
Address: Address:
Phone: Phone:
Email: Email:
Project Address:
Project Parcel Number:
Current Zoning:
Source of domestic water:
Method of sewage disposal:
Present use of the land and structure(s) if any:
Knutzen Engineering (Paul Knutzen)
(509) 222-0959
paul@knutzenengineering.com
5401 Ridgeline Drive Ste 160, Kennewick, WA 99338
Doug Shima
8524 W Gage Blvd A331, Kennewick, WA 99336
doug@crcms.net
Undetermined
117370018
C-1
2" meter to be tapped on 8" line to the south of the proposed buildings
Property is vacant at this time.
(509) 438-2085
City sewer is proposed.
Please describe any existing violations of the zoning ordinance upon the property:
Give a detailed description of the proposed use that requires a special permit (attach separate sheet if
more space is necessary):
NOTE: Provide a variance report giving a list and mailing address of owners of all property within 300
feet of the applicant’s property, as shown by a local title company OR payment of $50.00 which shall
be utilized by the City to obtain a current list of property owners of all properties within 300 feet of the
applicant’s property.
Fee for Special Permit -$500.00
Environmental Checklist -$ 75.00
Radius Notification -$ 50.00
$625.00
SEPA Checklist Site map Fee of $625
There are no existing violations with the property.
See attached document for description.
Special-Use Description:
1) Building “A” is considered a Dancehall per PMC 25.85 which is only allowable
through a special-use permit.
2) Building “B” is going to be a restaurant during the day, then at night after 9 it will be
considered more of a nightclub per PMC 25.85. However, most of the buildings
profits will come from the restaurant portion versus the nightclub portion. Per PMC
25.15.160, “Nightclub” means an establishment that provides entertainment and
has as its primary source of revenue (a) the sale of alcohol for consumption on the
premises and (b) cover charges. It does not mean premises wherein such beverages
are sold in conjunction with the sale of food for consumption on the premises and
the sale of said beverages comprises less than 25 percent of the gross receipts.
3) SEPA 2025-011 has already been processed by the City so no new SEPA should be
required with this special use permit.
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5401 RIDGELINE DR.
SUITE 160
KENNEWICK, WA 99338
1-509-222-0959
www.knutzenengineering.com
P A U L T . KNUT
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NOTES
KEY NOTES
0'
1"
10'20'40'60'
= 20'
NORTH
2 BUSINESS DAYS
BEFORE YOU DIG
CALL 811
LEGEND
VICINITY MAP
NORTH
182
PASCO
SITE
BU
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BLDG A
BLDG B
A PORTION OF THE NE 1/4 OF THE NW 1/4 OF SECTION 15, T9N, R29E, W.M.
LOT 2
LOT 3
HOMERUN RD.
10
'
-
0
"
12
'
-
0
"
Event Center
Field 68
SOUTH ELEVATION
SCALE: 1/8" = 1'-0"
REVISIONS:
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2
0
1
9
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DATE:
JOB NO.:
DRAWN BY:
PREL
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NOT
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CON
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I
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BA RCHITECTURE
KER
Bruce Baker - Architect - AIA
509.551.7425
PO Box 189, Richland, WA 99352
bakerarchitecture@frontier.com
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S
11/20/2024
24-1104
BB
A1.1
WEST ELEVATION
SCALE: 1/8" = 1'-0"
NORTH ELEVATION
SCALE: 1/8" = 1'-0"
REVISIONS:
Co
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2
0
1
9
C
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DATE:
JOB NO.:
DRAWN BY:
PREL
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A
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NOT
F
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CON
S
T
R
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C
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I
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N
BA RCHITECTURE
KER
Bruce Baker - Architect - AIA
509.551.7425
PO Box 189, Richland, WA 99352
bakerarchitecture@frontier.com
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L
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V
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N
S
11/20/2024
24-1104
BB
A1.2
EAST ELEVATION
SCALE: 1/8" = 1'-0"
12'-0"48'-0"36'-0"48'-0"12'-0"
156'-0"
12
'
-
0
"
96
'
-
0
"
84
'
-
0
"
12
'
-
0
"
96
'
-
0
"
84
'
-
0
"
12'-0"48'-0"36'-0"48'-0"12'-0"
156'-0"
MOP
SINK
TYPE 1
EXHAUST
HOOD
3-COMP
SINK
HAND
SINK
FRIDGE
FREEZER
HAND
SINK
GRIDDLE
OVEN
COOK TOP
FRYER
HAND
SINK
HAND
SINK
3-COMP
SINK
MOP
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TYPE 1
EXHAUST
HOOD
FRYERS
FREEZER
GRIDDLE
OVENS
COOK TOP
BURNER
WALK IN
COOLER
PREP
SINK
COUNTER
RACK
RACK
SEATING
109
WAITING
RECEPTION
102
VESTIBULE
101
ENTRY
100
KITCHEN
107
BAR
108
ENTRY
110
SEATING
119
WAITING
RECEPTION
112
VESTIBULE
111
KITCHEN
118
STORAGE
117
OUTDOOR SEATING
121
OUTDOOR SEATING
123
SEATING
OUTDOOR
120
SEATING
OUTDOOR
124
OUTDOOR SEATING
122
LINE OF
FLOOR ABOVE
MEN
104
WOMEN
103
MEN
114
WOMEN
113
LINE OF
FLOOR ABOVE
UNISEX
105
UNISEX
106
UNISEX
115
UNISEX
116
UP UP
UP UP
OVERALL FLOOR PLAN
SCALE: 1/8" = 1'-0"NORTH
REVISIONS:
Co
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2
0
1
9
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DATE:
JOB NO.:
DRAWN BY:
PREL
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A
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NOT
F
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CON
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T
R
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T
I
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N
BA RCHITECTURE
KER
Bruce Baker - Architect - AIA
509.551.7425
PO Box 189, Richland, WA 99352
bakerarchitecture@frontier.com
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11/20/2024
24-1104
BB
A2.1
February 2025
MEMORANDUM
TO: Kurtis Schliebe, City of Pasco
CC: Ryan Purdie, Wrigley Drive Properties LLC
Donal McIntosh, Trendz
FROM: Larry Frostad, P.E., PTOE
DATE: February 21, 2025
SUBJECT: DR Restaurant & Event Center Trip Generation & Distribution Letter
This report summarizes the Trip Generation and Distribution prepared for the DR
Restaurant & Event Center proposed in Pasco, Washington. This analysis addresses City
of Pasco requirements relating to the State Environmental Policy Act (SEPA) and Growth
Management Act. The Letter provides information for use in determination of
concurrency between the proposed project, applicable regulations, and the standards
established in the Comprehensive Plan.
The study was prepared per guidance included in Chapter 8 of the City of Pasco Design
and Construction Standards (March 2022) and updated in City of Pasco Transportation
System Master Plan (June 2022). The scope was established through coordination with
the City. The City of Pasco is the lead land use jurisdiction and agency that maintains
access roadways. Additional agencies can comment per invitation of City staff.
PROJECT DESCRIPTION
The DR Restaurant & Event Center site plan includes two 4,122 square-foot buildings, with
an additional 5,000 SF of outdoor seating, to be constructed on an approximately 1.8
acres situated south of Burden Boulevard and east of Homerun Road within the City of
Pasco, Washington (a portion of Franklin County Tax Parcel 117370015). The project will
gain access from two existing accesses along Burden Boulevard and one on Homerun
Road. All accesses are also shared with Gesa Stadium and the Tri-Cities Youth Soccer
Association.
The property is within a C-1, Retail Business District Zone of Pasco. The Comprehensive
Plan Land Use Designation (June 2021) is Commercial. Much of the immediate
surrounding area within the designation is also zoned Commercial. The stadium and
Youth Soccer Association are zoned as Residential Transition District (R-T). To the east are
Low-Density Residential (R-1) zones. Following the acquisition of applicable permits and
design review processes, the project will be constructed with expected full build out in
early 2026.
Attached Figure 1 provides a site location map. Figure 2 provides the most current site
plan, which shows the building and entry oriented to access Burden Boulevard via two
existing approaches.
BURDEN BLVD
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DATE:JOB:
C ARDURRA GROUP, INC. THIS INSTRUMENT IS THE PROPERTY OF ARDURRA. ANY REPRODUCTION, REUSE OR MODIFICATION OF THIS INSTRUMENT OR ITS CONTENTS WITHOUT SPECIFIC WRITTEN PERMISSION OF ARDURRA IS STRICTLY PROHIBITED2025
1717 S. RUSTLE STREET, SUITE 201
SPOKANE, WA 99224
509-319-2580 | WWW.ARDURRA.COM
2500082/19/25
N:\250008\03_CAD\DRs Restaurant and Event Center_TGDL Figures.dwg, 2/19/2025 12:29:12 PM, Timothy Fisch, DWG To PDF.pc3
DR’S RESTAURANT & EVENT CENTER
TRIP GENERATION &
DISTRIBUTION LETTER
1 VICINITY MAP
SCALE: NTS
DATE:JOB:
C ARDURRA GROUP, INC. THIS INSTRUMENT IS THE PROPERTY OF ARDURRA. ANY REPRODUCTION, REUSE OR MODIFICATION OF THIS INSTRUMENT OR ITS CONTENTS WITHOUT SPECIFIC WRITTEN PERMISSION OF ARDURRA IS STRICTLY PROHIBITED2025
1717 S. RUSTLE STREET, SUITE 201
SPOKANE, WA 99224
509-319-2580 | WWW.ARDURRA.COM
2500082/19/25
N:\250008\03_CAD\DRs Restaurant and Event Center_TGDL Figures.dwg, 2/19/2025 12:29:49 PM, Timothy Fisch, DWG To PDF.pc3
2 SITE PLAN
SCALE: NTS
DR’S RESTAURANT & EVENT CENTER
TRIP GENERATION &
DISTRIBUTION LETTER
February 2025
Trip Generation
Trip generation was forecast based on the methodologies of the Trip Generation Manual
(ITE, 11th Edition, September 2021). The manual is a nationally recognized and locally
accepted resource for forecasting traffic for commercial, institutional, and residential
developments. The methods were developed based on the survey of other existing land
uses located with the United States.
Calculations from the Trip Generation Manual yield total trips. However, not all these trips
are new to streets. Internal, pass-by, and diverted, are terms used to describe the trip
types that make up total trips for a commercial project. Trip types and applications were
identified using the Trip Generation Handbook (ITE, 2021). A description of ITE trip types
and applicability for this project is as follows:
Internal Trips. These trips travel between land uses of a multi-use, commercial
project without using the adjacent roadway system as accomplished by
local streets or through shared parking lots and access easements. These trips
are calculated using procedures provided in the ITE Handbook.
Internal trips are not anticipated or calculated for this project.
Pass-By/Diverted. Trips attracted to/from adjacent streets or nearby streets
as travelers commute between origins and destinations. These are
addressed as turning trips diverted at a project approach or intersection,
noted as an impact only to streets in-route between the initial travel route
and proposed land use. Thus, they are only considered to impact project
approaches and streets/intersections along the diverted routes of travel.
These are not considered a gain in traffic as they already exist within a
commute.
Pass-By trips are typically limited to 10% of the traffic volumes on adjacent
roadways.
Net-New. These are the trips that remain following the adjustments for
internal, pass-by, and diverted trips. These trips represent added system trips,
having an impact not only on project driveways, but also on intersections,
and streets aligned en-route between originating land uses and the project
site.
Trip generation for DR Restaurant & Event Center was developed using ITE Land Use Code
931 – Fine Dining. This designation was selected at it approximates the facility’s planned
uses and fits the planned 11 AM to 9 PM hours of operation. A description of this use is
provided below:
February 2025
“A fine dining restaurant is a full-service eating establishment with a typical
duration of stay of at least 1 hour. A fine dining restaurant generally does not
serve breakfast; some do not serve lunch; all serve dinner. This type of
restaurant often requests and sometimes requires a reservation and is generally
not part of a chain. A patron commonly waits to be seated, is served by wait
staff, orders from a menu and pays after the meal. Some of the study sites have
lounge or bar facilities (serving alcoholic beverages), but meal service is the
primary draw to the restaurant.”
One of the buildings is projected to be a restaurant with bar. The other building is
proposed for catered events, meetings, and other part-time uses. For forecasting
purposes, trip generation was forecast for both buildings, assuming a reasonably
consistent schedule of events using the event space that approximates the restaurant
building. ITE further suggests that when there is significant outdoor seating, the number
of seats may be a more reliable independent variable, however, there are fewer studies.
One-half of the outdoor seating space (2,500 SF) was used given the site plan, proposed
uses. Pass By trips were forecast for only the restaurant/bar building and the outdoor
seating given that the second building is event-oriented. The PM pass-by rate of 44% was
obtained from the ITE Pass-By Data. Average Rate Forecasts for Weekday, AM, and PM
peak hours of adjacent street traffic representing the impacts of the project on the
morning and evening rush hours of commute traffic are provided in Table 1.
Table 1. DR Restaurant & Event Center, Forecast Trip Generation
Land Use:
Units Weekday
AM Peak Hour PM Peak Hour
In Out Total In Out Total
931 – Fine Dining 10,740 SF 900 4 4 8 56 28 84
Minus Pass By Trips 6,622 SF 244* 0 0 0 18 18 36
Net New Trips 656 4 4 8 38 10 48
Source: ITE Trip Generation Manual (11th Edition)
* - Estimated from PM Rate. ITE does not provide a Pass By rate for Weekday
As shown, DR Restaurant & Event Center is estimated to generate 8 new AM peak hour
and 48 new PM peak hour trips. With pass-by trips, there are 84 PM peak hour trips.
Weekday trips are adjusted by using the PM pass-by rate of 44% per the ITE Pass-By Tables.
Trip Distribution and Assignment
Trip distribution and assignment is the process of forecasting likely travel routes for
development-related traffic to identify the impacts of a project on area streets. For this
study, trip distribution was based on the existing network as well as the location of primary
destination centers in relation to the development, such as residential, work centers,
shopping/entertainment areas, etc.
Trips will access the site via the two Burden Boulevard accesses. Trips were distributed to
the network as shown in Table 5.
February 2025
Table 2. Trip Distribution and Trip Assignments
Origin/Destination Distribution
Trip Assignments
AM Peak PM Peak
Burden Boulevard
- West of Convention Drive
- East of Road 52
20%
15%
2
1
10
7
Convention Drive
- North of Burden Boulevard
10%
1
5
Robert Wayne Drive
- North of Burden Boulevard
10%
1
5
Road 60
- North of Burden Boulevard
11%
1
5
Lansing Lane
- South of Burden Boulevard
6%
0
3
Madison Avenue
- North of Burden Boulevard
- South of Burden Boulevard
2%
11%
0
1
1
5
Road 52
- North of Burden Boulevard
15%
1
7
Trip Distribution Totals 100% 8 48
Trips were assigned to study roads based on the described distribution pattern. Turn
restrictions currently affect site access from the east. Adjacent the site, it is noted that
there is currently a median barrier on Homerun Road, thus drivers accessing the site via a
westbound left turn at Homerun / Burden must travel approximately 500’ south of the site
for left turn access. Westbound left turns from Burden Boulevard to the site were primarily
assigned at Homerun and were not penalized or otherwise adjusted for this extra travel.
Eastbound trips were all assigned as right turns at the east approach to the site rather
than as right turns at Homerun Road.
Intersections forecast to receive more than 25 new PM trips are:
Burden Boulevard / Homerun Road: 46
Burden Boulevard / Road 60: 28
The resulting project trip assignments are shown in Figure 3.
Future street improvements are programmed and shown in the Six-Year Transportation
Program (TIP) Year 2024 to 2029. This plan lists the following projects in the vicinity of the
development:
5.16 – Burden Road / Road 60 Intersection Improvements – 2028
5.17 – Burden Road / Madison Avenue Intersection Improvements – 2028
5.18 – Burden Road / Road 44 Intersection Improvements - 2029.
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SITE LOCATION
LEGEND
MINOR ARTERIAL
INTERSECTION TURNING MOVEMENTS
DATE:JOB:
C ARDURRA GROUP, INC. THIS INSTRUMENT IS THE PROPERTY OF ARDURRA. ANY REPRODUCTION, REUSE OR MODIFICATION OF THIS INSTRUMENT OR ITS CONTENTS WITHOUT SPECIFIC WRITTEN PERMISSION OF ARDURRA IS STRICTLY PROHIBITED2025
1717 S. RUSTLE STREET, SUITE 201
SPOKANE, WA 99224
509-319-2580 | WWW.ARDURRA.COM
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N:\250008\03_CAD\DRs Restaurant and Event Center_TGDL Figures.dwg, 2/19/2025 12:31:56 PM, Timothy Fisch, DWG To PDF.pc3
3 PROJECT TRIP ASSIGNMENTS
PM PEAK HOUR
#
XX XX XX
XX
XX
XX
XXXXXX
XX
XX
XX
1 2 3 4 5 6
1
0 0 4
1
2
0
000
0
8
0 3
0 0 0
0
-10
23
3014
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16
0 B
0 0 0
0
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9
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0 4
4 0
0
185
1
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0 4
1
312
0 5
1 0 0
0
11
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15%
11%
*Includes Pass-By Volumes
DR’S RESTAURANT & EVENT CENTER
TRIP GENERATION &
DISTRIBUTION LETTER
10%10%11%15%
2%20%
6%
February 2025
SUMMARY
The DR Restaurant & Event Center site plan includes two 4,122 square-foot buildings with
approximately 5,000 square-feet of outdoor dining to be constructed on an
approximately 1.8 acres situated south of Burden Boulevard and east of Homerun Road
within the City of Pasco, Washington (a portion of Franklin County Tax Parcel 117370015).
The project will gain access from two existing accesses along Burden Boulevard and one
on Homerun Road. All accesses are also shared with Gesa Stadium and the Tri-Cities
Youth Soccer Association.
The property is within a C-1, Retail Business District Zone of Pasco. The project will be
constructed with expected full build out in 2026. Operating hours are anticipated to be
from 11AM to 9PM.
ITE Land Use Code 931 – Fine Dining was used to estimate trips for both buildings, assuming
a reasonably consistent schedule of events using the event space. DR Restaurant &
Event Center is estimated to generate 8 AM peak hour and 84 PM peak hour trips. A pass
by reduction was taken for only one building and the outdoor seating (6,622 SF of space),
as the other building is for event-oriented uses. With the reduction for PM pass-by trips,
there are 48 new PM peak hour trips.
Trips are estimated to travel 40% to/from the west and 60% to/from the east. Anticipated
distributions occur along Burden Boulevard at Convention Drive (10%), Robert Wayne
Drive (10%), Road 60 (11%), Lansing Lane (6%), Madison Avenue (11%) and Road 52 (15%)
and Burden Boulevard (36% west, 18% east). Median islands restrict some turning
movements.
Noted programmed projects include intersection improvements on Burden Boulevard at
Road 60, Madison Avenue, and Road 44.
Intersections forecast to receive more than 25 new PM trips are:
Burden Boulevard / Homerun Road: 46
Burden Boulevard / Road 60: 28
The project is subject to a Transportation Impact Fee of $43.00 per daily vehicle trip per
Pasco Municipal Code Chapter 3.40.
RECOMMENDATIONS
Recommendations based on the information reviewed for this study are provided for
agency consideration and, where project related, to minimize the effect of the project
on the transportation network and contribute to improving multimobility in the area:
The project pay the Traffic Impact Fee prescribed in Pasco Municipal Code. For
this project, the amount is $28,208 based on 656 new trips x $43.00 per daily vehicle
trip.
No further recommendations are provided.
645
Land Use: 931
Fine Dining Restaurant
Description
A fine dining restaurant is a full-service eating establishment with a typical duration of stay of at
least 1 hour. A fine dining restaurant generally does not serve breakfast; some do not serve lunch;
all serve dinner. This type of restaurant often requests and sometimes requires a reservation and is
generally not part of a chain. A patron commonly waits to be seated, is served by wait staff, orders
from a menu and pays after the meal. Some of the study sites have lounge or bar facilities (serving
alcoholic beverages), but meal service is the primary draw to the restaurant. Fast casual restaurant
(Land Use 930) and high-turnover (sit-down) restaurant (Land Use 932) are related uses.
Additional Data
If the fine dining restaurant has outdoor seating, its area is not included in the overall gross floor
area. For a restaurant that has significant outdoor seating, the number of seats may be more
reliable than GFA as an independent variable on which to establish a trip generation rate.
The sites were surveyed in the 1980s, the 1990s, and the 2010s in Alberta (CAN), California,
Colorado, Florida, Indiana, Kentucky, New Jersey, and Utah.
Source Numbers
126, 260, 291, 301, 338, 339, 368, 437, 440, 976, 1053
General Urban/Suburban and Rural (Land Uses 800–999)
Fine Dining Restaurant(931)
Vehicle Trip Ends vs:1000 Sq.Ft.GFA
On a:Weekday
Setting/Location:General Urban/Suburban
Number of Studies:10
Avg.1000 Sq.Ft.GFA:9
Directional Distribution:50%entering,50%exiting
Vehicle Trip Generation per 1000 Sq.Ft.GFA
Average Rate Range of Rates Standard Deviation
83.84 33.45 -139.93 40.01
Data Plot and Equation
0 10 200
1000
2000
Average RateStudySite
Fitted Curve Equation:Not Given R²=***
X =1000 Sq.Ft.GFA
T
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646 Trip Generation Manual 11th Edition • Volume 5
Fine Dining Restaurant(931)
Vehicle Trip Ends vs:1000 Sq.Ft.GFA
On a:Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 7 and 9 a.m.
Setting/Location:General Urban/Suburban
Number of Studies:7
Avg.1000 Sq.Ft.GFA:10
Directional Distribution:Not Available
Vehicle Trip Generation per 1000 Sq.Ft.GFA
Average Rate Range of Rates Standard Deviation
0.73 0.25 -1.60 0.42
Data Plot and Equation
0 10 200
10
20
Average RateStudySite
Fitted Curve Equation:Not Given R²=***
X =1000 Sq.Ft.GFA
T
=
T
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E
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647General Urban/Suburban and Rural (Land Uses 800–999)
Fine Dining Restaurant(931)
Vehicle Trip Ends vs:1000 Sq.Ft.GFA
On a:Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 4 and 6 p.m.
Setting/Location:General Urban/Suburban
Number of Studies:19
Avg.1000 Sq.Ft.GFA:9
Directional Distribution:67%entering,33%exiting
Vehicle Trip Generation per 1000 Sq.Ft.GFA
Average Rate Range of Rates Standard Deviation
7.80 2.62 -18.68 4.49
Data Plot and Equation
0 10 200
100
200
Average RateStudySite
Fitted Curve Equation:Not Given R²=***
X =1000 Sq.Ft.GFA
T
=
T
r
i
p
s
E
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d
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648 Trip Generation Manual 11th Edition • Volume 5
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 June 11, 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 application at this hearing:
Proposal: Notice is hereby given that Paul Knutzen submitted a special permit application (SP2025-007)
for a project that includes the construction of a new 4,122-square-foot restaurant and bar, along with an
adjacent 4,122-square-foot event center. Outdoor amenities will feature fire pits, volleyball courts,
cornhole areas, and other recreational elements. Site improvements will include parking facilities,
landscaping, lighting, and other related infrastructure. The subject property is located at Parcel
117370018, Short Plat 2024-08, in Pasco, WA. The application is subject to review and approval in
accordance with the regulations of the Pasco Municipal Code.
Public Comment Period: Written comments must be submitted to the Community Development
Department by 5:00 p.m. on June 11, 2025, to be included in the written record. If you have questions on
the proposal, contact the Planning Division at (509) 545-3441 or via e-mail to: barragani@pasco-wa.gov
or via postal mail at PO Box 293, Pasco, WA 99301.
If you wish to participate in the hearing virtually, please register at least 2 hours prior to the meeting
at the following registration link:
www.pasco-wa.gov/publiccomment
After registering, you will receive a confirmation email containing information about joining the
webinar.
Estimated Date of the Decision: It is estimated that the Hearing Examiner will make a decision on the
Special Permit within ten (10) working days of the public hearing.
Prepared May 23, 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.
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 1 of 16
SEPA 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.
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 2 of 16
A. Background Find help answering background questions
1. Name of proposed project, if applicable:
Field 68 – Restaurant & Event Center
2. Name of applicant:
Knutzen Engineering
3. Address and phone number of applicant and contact person:
5401 Ridgeline Drive Suite 160, Kennewick, WA 99338
Paul Knutzen – (509) 222-0959
4. Date checklist prepared:
03/14/2025
5. Agency requesting checklist:
City of Pasco
6. Proposed timing or schedule (including phasing, if applicable):
Construction expected to begin in Summer of 2025.
7. Do you have any plans for future additions, expansion, or further activity related to or
connected with this proposal? If yes, explain.
None at this time.
8. List any environmental information you know about that has been prepared, or will
be prepared, directly related to this proposal.
A Storm Report, Geotech Report and Traffic Impact Analysis have been prepared for this
project.
9. Do you know whether applications are pending for governmental approvals of other
proposals directly affecting the property covered by your proposal? If yes, explain.
None known at this time.
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 3 of 16
10.List any government approvals or permits that will be needed for your proposal, if
known.
A Building Permit will be required by the City of Pasco and an Erosivity Waiver for the
Washington State Department of Ecology for this project, the Department of Health will
permit the project for Food Service purposes.
11.Give a 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.)
The project consists of the construction of a new 4,122 SF restaurant/bar as well as an
associated 4,122 SF Event Center with associated outdoor site improvements including
fire pits, volleyball, cornhole, & other outdoor activities.
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 site is located on Parcel #117370018 according to the City of Pasco GIS Map. No
address is presently assigned. It is also known as Lot 3 of Short Plat 2024-08 (AFN
1988493), located in the NE ¼ of the NW ¼ of Section 15, T9N, R28E, WM.
B. Environmental Elements
1.Earth Find help answering earth questions
a.General description of the site:
Circle or highlight one: Flat, rolling, hilly, steep slopes, mountainous, other:
b.What is the steepest slope on the site (approximate percent slope)?
The site is currently developed and used as an overflow gravel parking area for Gesa Stadium.
According to our survey from AHBL, the site doesn’t exceed 2% of slope.
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.
Medium dense medium to fine sands with little silt, medium to fine sands, and medium black sands
according to Tri-Cities Geotechnical’s geotech report.
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 4 of 16
d.Are there surface indications or history of unstable soils in the immediate vicinity? If so,
describe.
None known.
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.
The site is relatively flat and will not require much grading. We estimate that approximately 2,500 CY
of mass excavation will occur to level the site but that no net import or export will be necessary.
f.Could erosion occur because of clearing, construction, or use? If so, generally describe.
Erosion could occur on this site but will be minimized through implementation of BMP's during
construction, including silt fencing, construction entrance, ground cover, waddles, site watering for
dust control, catch basin inserts and protection. All storm water runoff will be contained and
managed on site.
g.About what percent of the site will be covered with impervious surfaces after project
construction (for example, asphalt or buildings)?
Approximately 60% will be impervious surfaces, the outdoor recreation area will be irrigated lawn.
h.Proposed measures to reduce or control erosion, or other impacts to the earth, if any.
Standard erosion control methods will be used such as catch basin protection (Witch Hats), Silt
Fencing, and Stabilized Construction Entrances. Dust during construction will be controlled by a water
truck as necessary.
2.Air Find help answering air questions
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.
During construction, minor amounts of dust and exhaust from equipment activity may occur. The
completed project will not affect air quality.
b. Are there any off-site sources of emissions or odor that may affect your proposal? If so,
generally describe.
None known.
c. Proposed measures to reduce or control emissions or other impacts to air, if any.
Dust control measures will be implemented in accordance with recommendations by the Department of
Ecology. Measures include, but are not limited to, watering, lowering speed, limit of construction
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 5 of 16
vehicles, and reducing the amount of dust-generating activities on windy days.
3. Water Find help answering water questions
a. Surface Water: Find help answering surface water questions
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.
Yes, the Columbia River is approximately 2.5 miles away from the site.
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.
Not applicable.
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, but the FEMA map showing this area is 5300440695B.
6. 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 Water: Find help answering ground water questions
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.
No.
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 6 of 16
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):
a) 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.
The new impervious area on site will generate stormwater runoff which will be managed on-site.
b) Could waste materials enter ground or surface waters? If so, generally describe.
No.
c) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so,
describe.
No, all runoff produced will be contained and infiltrated on-site.
d) Proposed measures to reduce or control surface, ground, and runoff water, and drainage pattern
impacts, if any.
Runoff generated from pervious surfaces will either infiltrate into underlying soils or flow to on-site
collection systems. Stormwater generated from impervious surfaces will be collected and treated
prior to on-site infiltration. Stormwater disposal will be designed by a licensed engineer and
submitted for review to the City of Pasco.
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
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 7 of 16
☐ other types of vegetation
b. What kind and amount of vegetation will be removed or altered?
There is currently no landscaping where the proposed project is going to be built. Utility extension
will tear up some grass which will be restored prior to completion.
c. List threatened and endangered species known to be on or near the site.
None according to the Washington State Department of Fish and Wildlife (WSDFW).
d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation
on the site, if any.
Proposed landscaping will follow City of Pasco landscaping requirements.
e. List all noxious weeds and invasive species known to be on or near the site.
None according to the WSDFW.
5. Animals Find help answering animal questions
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:
• Birds: hawk, heron, eagle, songbirds, other:
• Mammals: deer, bear, elk, beaver, other:
• Fish: bass, salmon, trout, herring, shellfish, other:
b. List any threatened and endangered species known to be on or near the site.
None according to the WSDFW.
c. Is the site part of a migration route? If so, explain.
Yes, the Columbia basin is a part of the pacific flyway.
d. Proposed measures to preserve or enhance wildlife, if any.
None at this time.
e. List any invasive animal species known to be on or near the site.
None according to the WSDFW.
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 8 of 16
6. Energy and Natural Resources Find help answering energy and natural resource questions
1. 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.
Power will be used for lighting and Natural Gas will be used for heating for the main building.
2. Would your project affect the potential use of solar energy by adjacent properties? If so, generally
describe.
No.
3. 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.
None currently.
7. Environmental Health Find help with answering environmental health questions
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.
None known.
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 known.
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.
None known.
4. Describe special emergency services that might be required.
The site will utilize typical City of Pasco Emergency Services such as fire, police, and
ambulance.
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 9 of 16
5. Proposed measures to reduce or control environmental health hazards, if any.
None currently.
b. Noise
1. What types of noise exist in the area which may affect your project (for example:
traffic, equipment, operation, other)?
General traffic and operational noise has been and will continue to be present in the general vicinity
of the proposed project site. These noises are not expected to negatively impact this 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 - traffic and construction noise activities during the City allowed hours of operation during
construction and will conclude when the construction of the overall project has completed. Long-
term - traffic and facility operation noise will be present during hours of operation.
3. Proposed measures to reduce or control noise impacts, if any.
Noise impacts from construction activities and ongoing operations are expected to be minimal. All
operations will be conducted in a manner compliant with City of Pasco Municipal Code and
Washington State Maximum Environmental Noise Levels (Chapter 173-60-040 WAC).
8. Land and Shoreline Use Find help answering land and shoreline use questions
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 property is currently used for Gesa Stadium as well as a Sports Pavilion. Directly to the east is the
new Summer’s Hub Pasco, the site to the west is Franklin County RV Park as well as the HAPO Center
& the site to the north is a retail commercial building. The proposal will not affect any current land
uses.
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.
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 10 of 16
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.
The site is currently vacant where the project is being proposed.
d. Will any structures be demolished? If so, what?
No buildings will be demolished.
e. What is the current zoning classification of the site?
C-1 (Retail Business District)
f. What is the current comprehensive plan designation of the site?
The project site has a Commercial designation according to the City of Pasco’s
Comprehensive Plan Map.
g. If applicable, what is the current shoreline master program designation of the site?
N/A.
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?
The project will employ approximately 30 FTEs but that includes across all shifts/schedules.
j. Approximately how many people would the completed project displace?
The project would not displace anyone.
k. Proposed measures to avoid or reduce displacement impacts, if any.
None.
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 11 of 16
l. Proposed measures to ensure the proposal is compatible with existing and projected land
uses and plans, if any.
The project will be permitted through the local jurisdictions in accordance with all applicable zoning
ordinances.
m. Proposed measures to reduce or control impacts to agricultural and forest lands of long-term
commercial significance, if any.
None.
9. Housing Find help answering housing questions
a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-
income housing.
None.
b. Approximately how many units, if any, would be eliminated? Indicate whether high,
middle, or low-income housing.
None.
c. Proposed measures to reduce or control housing impacts, if any.
None.
10. Aesthetics Find help answering aesthetics questions
a. What is the tallest height of any proposed structure(s), not including antennas; what is
the principal exterior building material(s) proposed?
The main building will be approximately 33’ 6” tall.
b. What views in the immediate vicinity would be altered or obstructed?
No views will be obstructed from this project.
c. Proposed measures to reduce or control aesthetic impacts, if any.
The project is located within the I-182 Corridor Overlay District was has its own standards to
control aesthetics, including setbacks, landscaping, screening, and building standards.
11. Light and Glare Find help answering light and glare questions
a. What type of light or glare will the proposal produce? What time of day would it mainly occur?
The proposal will generate lighting for the outdoor activity areas during business hours, so from dusk
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 12 of 16
to approximately midnight. Parking lot and security lighting will generated from dusk to dawn.
b. Could light or glare from the finished project be a safety hazard or interfere with views?
No.
c. What existing off-site sources of light or glare may affect your proposal?
None.
d. Proposed measures to reduce or control light and glare impacts, if any.
All outdoor lighting will be in conformance with City of Pasco code requirements. Outdoor
lighting will be shielded per City of Pasco Municipal Code Chapter 12.32
12. Recreation Find help answering recreation questions
a. What designated and informal recreational opportunities are in the immediate vicinity?
The site is currently located on the property where GESA stadium as well as the Pasco
Sports Pavilion. The HAPO Center is located to the west of the site and there is a Fairchild’s
Cinema located west on Burden Blvd.
b. Would the proposed project displace any existing recreational uses? If so, describe.
The project will not displace any existing recreational uses.
c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities
to be provided by the project or applicant, if any.
None at this time.
13. Historic and Cultural Preservation Find help answering historic and cultural preservation
questions
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.
None that fit this description.
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.
None known. The site is marked as "High Risk" by the predictive model provided by the Washington
State Department of Archaeology and Historic Preservation.
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 13 of 16
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.
Internet search for project site via the WISAARD System.
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.
Upon any discovery of potential or known archaeological resources at the subject properties prior to
or during future on-site construction, the developer, contractor, and/or any other parties involved in
construction shall immediately cease all on-site construction, shall act to protect the potential or
known historical and cultural resources area from outside intrusion, and shall notify, within a
maximum period of twenty-four hours from the time of discovery, the City of Pasco of said discovery.
14. Transportation Find help with answering transportation questions
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 has access from two shared driveways that are accessed off Burden Blvd and also from
Homerun Road to the west as depicted on the site plan.
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 is currently served by public transportation for Burden Blvd @ Homerun Dr (PA300).
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).
The existing roads are fully improved and no improvements are required.
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?
See the included Trip Generation letter prepared by Ardurra dated February 21, 2025 .
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 14 of 16
f. 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.
No.
g. Proposed measures to reduce or control transportation impacts, if any.
None at this time.
15. Public Services Find help answering public service questions
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.
Yes, this site will utilize fire and police protection.
b. Proposed measures to reduce or control direct impacts on public services, if any.
None.
16. Utilities Find help answering utilities questions
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.
Sewer & Water – City of Pasco
Telephone & Cable – Charter
Internet – Lumen
Power – Franklin PUD
Natural Gas – Cascade Natural Gas Company
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 15 of 16
C. Signature Find help about who should sign
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.
X
Type name of signee: Paul Knutzen
Position and agency/organization: President / Principal Engineer
Date submitted: 3/14/2025
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 16 of 16
Community & Economic Development Department This application wasreviewed by the Planning Division of the Community & Economic Development Department. Any comments or changes made by the Department are entered in the body of the checklist and contain initials of the reviewer. Signature: ______________________________________________________ Name of signee: ______Erik Watkins _______________Position: ________Planner I___________________________ Date Reviewed: ____4/21/2025_________
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: May 5, 2025
Proposal: Paul Knudsen has submitted a SEPA checklist for the construction of 2 new buildings each 5385 square feet (a
restaurant/bar, and an event center), grading of the site. Work includes all associated improvements for utilities, drainage, and
erosion control measures necessary for the project. The project is located on Parcel # 117370018 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
May 5, 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. SEPA2025‐011 has been
assigned to this proposal. The SEPA comment period will end May 5, 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 building permit will be required before any ground disturbing activities begin, for the events center a special
permit will be required.
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 May 5, 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 April 21, 2025 by: Erik Watkins, Planner I, PO Box 293 Pasco, WA 99301 (509) 544‐4143
State of Washington • Department of Archaeology & Historic Preservation
P.O. Box 48343 • Olympia, Washington 98504-8343 • (360) 586-3065
www.dahp.wa.gov
May 19, 2025
Ivan Barragan
Planner II
City of Pasco
In future correspondence please refer to:
Project Tracking Code: 2025-05-03219
Property: City of Pasco - SEPA2025-011 - Field 68 Restaurant and Convention Center
Re: Survey Requested
Dear Ivan Barragan:
Thank you for contacting the Washington State Historic Preservation Officer (SHPO) and Department of
Archaeology and Historic Preservation (DAHP) and providing documentation regarding the above
referenced project. 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 recommend a
professional archaeological survey of the project area be conducted prior to ground disturbing activities.
We also recommend continuing 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
May 2, 2025
Erik Watkins
City of Pasco Planning Division
PO Box 293
Pasco, WA, 99301-0293
Re: Field 68
File# SEPA2025-011, Ecology SEPA# 202501612
Dear Erik Watkins:
Thank you for the opportunity to provide comments on the State Environmental Policy Act
(SEPA) Notice of Application for the Field 68 proposal. Based on review of the checklist
associated with this project, the Department of Ecology (Ecology) has the following comments:
Hazardous Waste & Toxics Reduction Program
Alex Bergh, (509) 385-5539, alexandra.bergh@ecy.wa.gov
Wastes produced during construction or remodeling can be dangerous wastes in Washington
State. Some of these wastes include: Absorbent material, aerosol cans, asbestos-containing
materials, lead-containing materials, PCB-containing light ballasts, waste paint, waste paint
thinner, sanding dust and treated wood.
The Construction and demolition website has a more comprehensive list and links to help
identify and designate your wastes.
Responsibility for construction waste generated at a facility is the responsibility of the facility
that generates the waste. The waste generator is the person who owns the site. Even if you hire
a contractor to conduct the demolition or a waste service provider to designate your waste, the
site owner is ultimately liable. This is why it is important to research reputable and reliable
contractors.
In order to adequately identify some of your construction and remodel debris, you may need to
sample and test the wastes generated to determine whether they are dangerous waste.
Information about how to sample and what to test for can be found at the above linked
website.
Erik Watkins
May 2, 2025
Page 2
Water Quality Program
Chad Sauve, (509) 934-6202, chad.sauve@ecy.wa.gov
Ecology acknowledges that a Construction Stormwater General Permit or Erosivity Waiver will
be obtained for the project.
If you have any questions or would like to respond to these comments, please contact the
appropriate program staff listed above. If you have questions about SEPA, please reach out to
sepahelp@ecy.wa.gov.
Sincerely,
Katy Moos
Office Assistant
Eastern Region Office
REPORT TO HEARING EXAMINER
PUBLIC HEARING
City Hall – 525 North Third Avenue – Council Chambers
June 11, 2025, 6:00 PM
1
MASTER FILE #: ZD2024-003/Wright and Big Sky Developers Glacier Park
APPLICANTS: Big Sky Developers
C/o Dave Greeno
5810 Midland Ln, Unit 65
Pasco, WA 99301
REQUEST: Zoning Determination: Recommendation of R-1 zoning to
City Council for Wright and Big Sky Developers Glacier
Park Annexation (ANX2024-003).
TIMELINE
November 18, 2024 Resolution to set a date to consider the notice of intent to
commence annexation.
December 2, 2024 Resolution to accept the notice of intent to commence annexation
proceedings, providing a determination on the boundary to be
annexed, whether simultaneous zoning and the assumption of
bonded indebtedness will be required.
June 2, 2025 Public Hearing Staff Report Published
BACKGROUND
1. PROPERTY DESCRIPTION:
Legal:
Parcel 115160102:
The East 320.9 feet of the South half of the Southeast quarter of the Southeast quarter,
Section 4, Township 9 North, Range 29 East, W.M., Franklin County, Washington.
Comprising approximately 4.99 acres.
Parcel 115160013:
2
That portion of the Northeast Quarter of the Southeast Quarter of the Southeast Quarter
of Section 4, Township 9 North, Range 29 East, W.M., Franklin County, Washington,
described as follows:
Commencing at the Southeast Comer of said Section 4; thence North 00°54'30" East along
the East Line of said Southeast Quarter a distance of 679.06 feet to the Southeast Comer
of the Northeast Quarter of the Southeast Quarter of the Southeast Quarter of said
Section and the True Point of Beginning; thence leaving said East Line, South 89°35'43"
West along the South Line of said Subdivision a distance of 83.02 feet; thence North 00°
54'30" East along a line which is parallel with and 83.00 feet westerly of the East Line of
said Subdivision a distance of 623.32 feet to the beginning of a curve concave to the
southwest having a radius of 25.00 feet; thence northwesterly along the arc of said curve
through a central angle of 91 °23'30" a distance of 39.88 feet to a point on a line which is
parallel with and 30.00 feet southerly of the North Line of the Southeast Quarter of the
Southeast Quarter of said Section 4; thence North 89°31 '00" East along said Parallel Line
a distance of 108.64 feet to the East Line of said Subdivision; thence South 00°54'30" West
along said East Line a distance of 649.05 feet to the Point of Beginning and the end of this
description.
Comprising approximately 1.24 acres (54,009 square feet).
General Location: In Pasco, Washington, near the northwest corner of Convention Drive
and Burns Road, and south of Kau Trail Road, east of Road 68.
Property Size: 6.23 acres.
2. ACCESS: The site will have access from Burns Road, Kau Trail Road and Convention Drive.
3. UTILITIES: Municipal water, irrigation, and sewer will be available in Burns Road.
4. LAND USE AND ZONING: The site is currently zoned RS-40 in Franklin County, and the
applicant is requesting R-1 (Low Density Residential District) in the City of Pasco (City).
The site is currently developed with a manufactured home. Surrounding properties are
zoned and developed as follows:
North: RS-40/R-1 Suburban Zone/Low Density Residential/Single Family
Dwelling Units
East: R-3 Medium Density Residential/Single/Multifamily Dwelling
Units
South: R-1 Low Density Residential/Single Family Dwelling Units
West: RS-40 Suburban Zone/Single Family Dwelling Units
5. COMPREHENSIVE PLAN: The City Comprehensive Plan designates the site as “Low
Density Residential”. The Low-Density Residential designation is described as a variety
of residential housing at a density of 3 to 6 dwelling units per acre, and may be
assigned RS-20, RS-12, R-S-1, R-1, R-1-A, and R-1-A2 zoning designations.
6. ENVIRONMENTAL DETERMINATION: The City has determined this proposal to be exempt
under Washington Administrative Code 197-11-800 (6) Land use decisions. (c) Where an
exempt project requires a rezone, the rezone is exempt only if: (i) The project is in an
3
urban growth area in a city or county planning under RCW 36.70A.040; (ii) The proposed
rezone is consistent with and does not require an amendment to the comprehensive plan;
and (iii) The applicable comprehensive plan was previously subjected to environmental
review and analysis through an EIS under the requirements of this chapter prior to
adoption; and the EIS adequately addressed the environmental impacts of the rezone. No
further SEPA review is required.
Analysis
Following acceptance of the initial petition, and prior to City Council action on the annexation
through adoption of an ordinance, the Hearing Examiner shall conduct a zoning determination
hearing to recommend an appropriate zoning designation for the annexation area.
The City Council will be scheduled at a later date to consider adoption of an ordinance
establishing the zoning designation, pending a recommendation from the Hearing Examiner
following the June 2025 meeting. This Council meeting may or may not be held as a public
hearing, at the discretion of the City Council. If the City Council determines that further review is
warranted, a closed-record hearing will be conducted.
Concurrent zoning following the passage of the annexation ordinance will support the feasibility
of developing the property into a desirable residential neighborhood.
Adjacent Zoning and Annexation History
Parcels #115130055 and #115130046, located north of the proposed annexation area, were
annexed in December 2022 via Ordinance 4627 and subsequently zoned R-1 through Ordinance
4638 in February 2023.
To the east, properties were annexed in January 2022 under Ordinance 4574 and zoned R-1, R-
3, R-S-20, and C-1 through Ordinance 4584 in March 2022. The parcels directly adjacent to the
proposed annexation site abut properties zoned R-3 and C-1. The C-1 portion has since been
rezoned to R-3 via Ordinances 4691 and 4715 and is currently being developed with multifamily
residential units.
To the west, the adjacent properties remain unannexed but are located within the Urban
Growth Area and are designated as Low Density Residential in the Comprehensive Plan. These
parcels have been primarily developed with larger lots and single-family homes.
To the south, properties were annexed in 1981 by Ordinance 2388, and those to the southeast
were annexed in 2002 under Ordinance 3572. A preliminary plat was recently approved with
conditions for a property directly southwest of the site, across Burns Road. Over time, the
southern area has been developed into established residential neighborhoods.
STAFF FINDINGS OF FACT
1) The site is within the City's Urban Growth Boundary.
2) Pursuant to PMC 25.220.020(1)(a), The City Council accepted the 10 percent petition
through Resolution No. 4542 on December 2, 2024.
3) Pursuant to PMC 25.220.020(b), Public notice for this hearing was published in the Tri-
4
City Herald on May 26 and June 1, 2025, in compliance with this requirement.
4) Pursuant to PMC 25.220.020(c), public notice was mailed on May 27, 2025, to
property owners in the annexation area and to Franklin County.
5) Pursuant to PMC 25.220.020(d), the Hearing Examiner’s zoning determination
recommendation must be forwarded to the City Council at or near the time the
Council holds a public hearing on the 60 percent annexation petition. Following the
adoption of an ordinance annexing the property into the City, the Council is required
to adopt a separate ordinance to establish zoning for the annexed area.
6) Pursuant to PMC 25.220.030, the establishment of zoning for annexation areas shall
be guided by the land use designations and policies of the Comprehensive Plan.
7) The proposed R-1 zoning designation is consistent with the Comprehensive Plan and
aligns with the designated land use for the subject area.
CONCLUSIONS BASED ON FINDINGS OF FACT
Following the conclusion of an open record hearing on a property reclassification petition, the
Hearing Examiner shall issue findings and conclusions based on the record, determining whether:
(a) The proposal is in accord with the goals and policies of the Comprehensive Plan;
The applicant has requested, and staff has recommended, R-1 zoning for the site, which is
consistent with the Low-Density Residential land use designation established in the
Comprehensive Plan.
Land Use Policy LU-2-A: Maintain sufficient land designated to accommodate residential uses
proximate to appropriate transportation and utility infrastructure. The annexed area will be
served by readily available and feasible City infrastructure and utility services.
(b) The effect of the proposal on the immediate vicinity will be materially detrimental;
The proposed zoning change is not anticipated to have a materially detrimental effect on the
immediate vicinity. Annexing and zoning the property will be compatible with all surrounding
properties, whether they are already within the city limits or remain part of the county. The
request aligns with the Comprehensive Plan’s land use designation, and any future development
will be required to meet applicable development standards—such as setbacks, buffering, and
traffic mitigation—which are designed to minimize impacts on adjacent uses.
(c) There is merit and value in the proposal for the community as a whole;
There is merit and value in following the guidance of the Comprehensive Plan when assigning
zoning to properties within the community. The Plan has indicated that this property should be
zoned Residential. Assigning R-1 zoning aligns with this guidance and may lead to additional
housing opportunities. Moreover, the proposal supports planned residential growth, facilitates
the efficient extension of City infrastructure and services, promotes orderly development within
the Urban Growth Area, and contributes to the availability of diverse housing options. These
benefits collectively support long-term community goals and enhance overall livability.
5
(d) Conditions should be imposed in order to mitigate any significant adverse impacts from the
proposal;
No conditions are necessary, as the proposed zoning is consistent with the Comprehensive Plan
and surrounding development patterns. Any future development on the site will be subject to the
City’s development regulations, which are designed to mitigate potential adverse impacts related
to traffic, infrastructure, environmental protection, and neighborhood compatibility. Therefore,
no additional conditions are recommended at this time.
(e) A concomitant agreement should be entered into between the City and the petitioner, and,
if so, the terms and conditions of such an agreement.
A concomitant agreement is not necessary for this proposal. The project meets all applicable
standards and requirements without the need for additional agreements. Therefore, no terms or
conditions related to such an agreement are recommended.
RECOMMENDATION
Staff recommends that the City Council assign R-1 (Low Density Residential) zoning to the Wright
and Big Sky Developers Annexation Area, which comprises approximately 6.23 acres, including
Parcel 115160102 and approximately the eastern 83 feet of Parcel 115160013, as recorded in the
records of Franklin County, Washington.
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Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
0 690 1,400 2,100 2,800350
Feet
Overview
Map
SITE
Item: Zoning Determination - Wright and Big Sky Developers
Applicant(s): Dave Greeno
File #: ZD2024-003/ANX2024-003 ±
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Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
0 250 500 750 1,000130
Feet
Vicinity
Map
SITE
Item: Zoning Determination - Wright and Big Sky Developers
Applicant(s): Dave Greeno
File #: ZD2024-003/ANX2024-003 ±
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Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
0 250 500 750 1,000130
Feet
Zoning
Map
SITE
Item: Zoning Determination - Wright and Big Sky Developers
Applicant(s): Dave Greeno
File #: ZD2024-003/ANX2024-003 ±
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Arete Dr
Sandstone Dr
Tarn Dr
Kau Trail Rd
Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
0 250 500 750 1,000130
Feet
Land Use
Map
SITE
Item: Zoning Determination - Wright and Big Sky Developers
Applicant(s): Dave Greeno
File #: ZD2024-003/ANX2024-003 ±
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Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
0 250 500 750 1,000130
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Map
SITE
Item: Zoning Determination - Wright and Big Sky Developers
Applicant(s): Dave Greeno
File #: ZD2024-003/ANX2024-003 ±
Community & Economic Development Department Fee: $825
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509.545.3441 / F: 509.545.3499
Updated July 2019
CITY OF PASCO
PETITION FOR ZONE CHANGE
INITIATION OF AMENDMENTS: Zoning Map:
1. Any person, firm, corporation, group of individuals, or municipal department may petition
for a zone change with the following exceptions:
i. If the person, firm, corporation or group of individuals does not have legal
ownership of the parcel of land under consideration for rezoning, the petition
shall not be accepted. All petitions submitted must contain the notarized
signature of the legal owner of the property. The legal owner is considered to be
the owner of record.
ii. A person, firm, corporation of group of individuals may not submit, in any one
year, more than one petition requesting a zone change from the property’s
present zone to another particular zone for the same parcel of land, provided,
within the one year period, a person, firm, corporation or group of individuals
may submit another petition requesting a zone change from the property’s
present zone to a zone other than the zone previously requested in the earlier
petition.
2. The City Council, upon its own motion, may request the Planning Commission hold an open
record hearing on the reclassification of a parcel or parcels of property.
3. The Planning Commission may initiate an open record hearing on the reclassification of a
parcel or parcels of property.
CONFLICT WITH COMPREHENSIVE PLAN: In the event any proposed amendment, supplement,
change to or repeal of Chapters 25.04 through 25.88 is in conflict with the Comprehensive Plan, said
amendment or change shall not be entertained until and if the comprehensive plan is amended.
REQUIREMENTS:
1. Fee of $825 ($700 application fee + $75 SEPA fee + $50 radius notification fee)
2. Completed SEPA form
3. The property owner’s notarized signature acknowledging the application
PUBLIC HEARING: After completion of an open record hearing on a petition for reclassification of the
property, the Hearing Examiner shall make and enter findings from the records and conclusions
thereof which support its recommendation and find whether or not:
a. The proposal is in accord with the goals and policies of the comprehensive plan;
b. The effect of the proposal on the immediate vicinity will be materially detrimental;
c. There is merit and value in the proposal for the community as a whole;
d. Conditions should be imposed in order to mitigate any significant adverse impacts from the
proposal;
e. A concomitant agreement should be entered into between the City and the petitioner, and
if so, the terms and conditions of such an agreement;
The Hearing Examiner shall render his/her recommendation to approve, approve with modifications
and/or conditions, or reject the petition based on its findings and conclusions. The Hearing Examiner’s
recommendation, to include his/her findings and conclusions, shall be forwarded to the City Council
at a regular business meeting thereof.
CITY COUNCIL: Unless a proper and timely appeal is filed or the City Council by majority vote deems
further review is necessary, the recommendation of the Hearing Examiner shall be effected by proper
action of the City Council without further review.
CONCOMITANT AGREEMENT: The City may enter into an agreement with the petitioner whereby the
City will grant the requested zone change conditioned upon the petitioner entering into a covenant
with the City restricting the use and/or development of the subject property. Provisions of the
agreement may relate to any or all of the following aspects of the use of petitioner's property:
a. Setback.
b. Use of building or property.
c. Type of business.
d. Height of building.
e. Size of building.
f. Size of subdivision of property.
g. Density.
h. Landscape.
i. Street, sidewalk and curb improvement and easements and rights-of-way for such.
j. Public utility improvements and easements and rights-of-way for such.
k. Time frame for commencement or completion of the proposed construction or
development. In the event a concomitant agreement includes a specified time frame for the
proposed development, it may further provide that failure to conform to the specified time
frame shall cause the zone change granted therein to revert to the zone existing
immediately prior to said zone change.
Community & Economic Development Department Fee: $825
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509.545.3441 / F: 509.545.3499
Updated July 2019
CITY OF PASCO
PETITION FOR ZONE CHANGE
Master File # ______________ Date Submitted: ______________
Applicant Info Owner Info
(if different than applicant)
Name:
Name:
Address:
Address:
Phone:
Phone:
Email: Email:
Project Address: _____________________________________________________________________
Project Parcel Number: _______________________________________________________________
Current Zoning: _____________________________________________________________________
Requested Zoning: ___________________________________________________________________
Describe the nature and effect of the proposed change: _____________________________________
__________________________________________________________________________________
__________________________________________________________________________________
__________________________________________________________________________________
__________________________________________________________________________________
Estimated time frame of development: __________________________________________________
__________________________________________________________________________________
What conditions warrant the proposed rezone? ________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
How will the proposed rezone advance the health, safety, and general welfare of the community?
__________________________________________________________________________________
__________________________________________________________________________________
__________________________________________________________________________________
What effect will the proposed change have on the value and character of adjacent property?
__________________________________________________________________________________
__________________________________________________________________________________
__________________________________________________________________________________
How does the proposed rezone relate to the City’s Comprehensive Plan? _______________________
__________________________________________________________________________________
__________________________________________________________________________________
__________________________________________________________________________________
What effect will be realized by the owner(s) if the proposed rezone is not granted? _______________
__________________________________________________________________________________
__________________________________________________________________________________
__________________________________________________________________________________
NOTE: Provide a variance report giving a list and mailing address of owners of all property within 300
feet of the applicant’s property, as shown by a local title company OR payment of $50.00 which shall
be utilized by the City to obtain a current list of property owners of all properties within 300 feet of
the applicant’s property.
Community & Economic Development Department Fee: $825
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509.545.3441 / F: 509.545.3499
Updated July 2019
Fee for Rezone - $700.00
Environmental Checklist - $ 75.00
Radius Notification - $ 50.00
$825.00
SEPA Checklist Site map Fee of $825
__________________________________________
Signature of Applicant
__________________________________________
*Notarized Signature of Property Owner
State of Washington )
ss.
County of Franklin )
On this _____day of ______________, ________, before me the undersigned, a Notary Public in and
for the State of Washington, duly commissioned an sworn, personally appeared
__________________________________being duly sworn on his/her oath that he/she has prepared
and read the foregoing statements and has acknowledged to me that the recitations contained
therein are true, and has signed this instrument as his/her free and voluntary act and deed for the
purposes therein mentioned.
SUBSCRIBED AND SWORN to before me this _____day of ______________, ________.
________________________________________________
Notary Public in and for the State of Washington
Residing at _________________________
My Commission expires________________________
Page 4 of 4
EXHIBIT B
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:
IPL0236192
Parent Order #:
IPL0235359
Order Status:
Submitted
Classi cation:
Legals & Public Notices
Package:
TRI - Legal Ads
Site:
tricity
Final Cost:
$259.36
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
May 29, 2025 3:37:35 PM EDT
Amount:
$259.36
SCHEDULE FOR AD NUMBER IPL02361920
June 1, 2025
Tri-City Herald Print Publication
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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
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.
Open Record Hearing Date, Time, Location: The City of Pasco Hearing Examiner will conduct open record hearings
at 6:00 p.m. on June 11, 2025 in the Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco, Washington
(use Sylvester Street Parking Lot Entrance). The Hearing Examiner will consider public testimony concerning the
following applications at this hearing:
ZD2024-003 Wright and Big Sky Developers Glacier Park: A public hearing to consider the establishment of zoning
for unincorporated property located at 6821 Burns Road (Parcel No. 115160102) and approximately the eastern 83
feet of 6820 Kau Trail (Parcel No. 115160013) in Pasco, WA. In the event said property is annexed to the City of
Pasco; R-1 (Low Density Residential District) zoning is being considered. This zoning determination is a
recommendation to City Council.
SP2025-007 Field 68 – Restaurant & Event Center: Paul Knutzen submitted a special permit application for a project
that includes the construction of a new 4,122-square-foot restaurant and bar, along with an adjacent 4,122-square-
foot event center. Outdoor amenities will feature fire pits, volleyball courts, cornhole areas, and other recreational
elements. Site improvements will include parking facilities, landscaping, lighting, and other related infrastructure.
The subject property is located at Parcel 117370018, Short Plat 2024-08, in Pasco, WA.
SP2025-005 IAFCJ Pasco Church Expansion: Joab Romero submitted a special permit application for a project that
includes the construction of a new temple attached to the existing church building. The 60-by-80-foot structure, with
a height of 16 feet, will serve exclusively as a place of worship for the congregation. Additional parking is also
included in the project. The subject property is located at 3211 W Wernett Rd (Parcel 119231028), in Pasco, WA.
The Above Proposals are all subject to the Pasco Municipal Code.
Public Comment Period: Written comments must be submitted to the Community Development Department by
5:00 p.m. on June 11, 2025. Any interested party may submit comments, attend the meeting and/or give
testimony, or request notice of the Hearing Examiner’s decisions. To submit comments, request notice, or if you
have questions about the proposals, contact the Planning Division at (509) 544-4140 or via e-mail at
barragani@pasco-wa.gov or via postal mail at PO Box 293, Pasco, WA 99301.
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 Decision: Hearing Examiner will render a Decision on the Special Permit Applications, and
Recommendation to City Council on the Zoning Determination within ten (10) days of the public hearing.
The City of Pasco welcomes full participation in public meetings by all citizens. No qualified individual with a disability
shall be excluded or denied the benefit of participating in such meetings. If you wish to use auxiliary aids or require
assistance to comment at this public meeting, please contact the Community Development Department at (509)
545-3441 or TDD (509) 585-4425 at least ten days prior to the date of the meeting to make arrangements for special
needs.
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.
Open Record Hearing Date, Time, Location: The City of Pasco Hearing Examiner will conduct open record hearings
at 6:00 p.m. on June 11, 2025 in the Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco, Washington
(use Sylvester Street Parking Lot Entrance). The Hearing Examiner will consider public testimony concerning the
following application at this hearing:
ZD2024-003 Wright and Big Sky Developers Glacier Park: This is the second notice of a public hearing to consider
the establishment of zoning for unincorporated property located at 6821 Burns Road (Parcel No. 115160102) and
approximately the eastern 83 feet of 6820 Kau Trail (Parcel No. 115160013) in Pasco, WA. In the event said property
is annexed to the City of Pasco; R-1 (Low Density Residential District) zoning is being considered. This zoning
determination is a recommendation to City Council.
The Above Proposal is subject to the Pasco Municipal Code.
Public Comment Period: Written comments must be submitted to the Community Development Department by
5:00 p.m. on June 11, 2025. Any interested party may submit comments, attend the meeting and/or give
testimony, or request notice of the Hearing Examiner’s decisions. To submit comments, request notice, or if you
have questions about the proposals, contact the Planning Division at (509) 544-4146 or via e-mail at
barragani@pasco-wa.gov or via postal mail at PO Box 293, Pasco, WA 99301.
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 Decision: Hearing Examiner will render a Recommendation to City Council on the Zoning
Determination within ten (10) working days of the public hearing.
The City of Pasco welcomes full participation in public meetings by all citizens. No qualified individual with a disability
shall be excluded or denied the benefit of participating in such meetings. If you wish to use auxiliary aids or require
assistance to comment at this public meeting, please contact the Community Development Department at (509)
545-3441 or TDD (509) 585-4425 at least ten days prior to the date of the meeting to make arrangements for special
needs.
Resolution: Setting PH for Wright and Big Sky Developers Glacier Park Convention Drive ANX 2024-003 - 1
RESOLUTION NO. 4531
A RESOLUTION OF THE CITY OF PASCO, WASHINGTON,
SETTING 7:00 PM, DECEMBER 2, 2024, AS THE TIME AND DATE FOR A
PUBLIC MEETING WITH THE INITIATORS TO CONSIDER THE WRIGHT
AND BIG SKY DEVELOPERS GLACIER PARK CONVENTION DRIVE
NOTICE OF INTENT TO COMMENCE ANNEXATION OF PROPERTY
LOCATED NORTHWEST OF THE INTERSECTION OF BURNS ROAD AND
CONVENTION DRIVE AND SOUTH OF KAU TRAIL ROAD.
WHEREAS, from time to time in response to petitions or in cases where it serves the
general interest of the City, the Pasco City Council may annex lands; and
WHEREAS, pursuant to RCW 35A.14.120, prior to the City circulating a petition to
annex, notice of intent to commence annexation must be made to the Pasco City Council by the
owners of at least ten (10) percent of the assessed value of the property to be annexed; and
WHEREAS, the owners of property in the East 320.9 feet of the South half of the
Southeast quarter of the Southeast quarter of Section 4, Township 9 North, Range 29 East, W.M.,
Franklin County, Washington (Franklin County Assessor Parcel No. 115160102) in Pasco, WA,
have filed a Notice of Intent to Commence Annexation to the City of Pasco; and
WHEREAS, the owners of property in a portion of the Northeast quarter of the Southeast
quarter of the Southeast quarter of Section 4, Township 9 North, Range 29 East, W.M., Franklin
County, Washington (Franklin County Assessor Parcel No. 115160013) in Pasco, WA, have filed
a Notice of Intent to Commence Annexation to the City of Pasco; and
WHEREAS, pursuant to RCW 35A.14.120, the Notice of Intent to Commence Annexation
contains the signatures of property owners representing at least ten (10) percent of the assessed
value of an area proposed for annexation; and
WHEREAS, upon receipt of a Notice of Intent to Commence Annexation, the Council is
required by RCW 35A.14.120 to set a date to hold a meeting to consider: (1) whether the City will
accept, reject, or geographically modify the proposed annexation; (2) whether it will require the
simultaneous adoption of a proposed zoning regulation; and (3) whether it will require the
assumption of all or any portion of existing City indebtedness by the area to be annexed.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF PASCO, WASHINGTON:
That a public meeting with the initiators to consider a Notice of Intent to Commence
Annexation of property located northwest of the intersection of Burns Road and Convention Drive
and South of Kau Trail Road, as described in Exhibit A and depicted in Exhibit B, attached hereto,
will be held before the City Council of the City of Pasco, in the Council Chambers, at 525 North
Third Avenue, Pasco, Washington, at the hour of 7:00 p.m., December 2, 2024.
Resolution: Setting PH for Wright and Big Sky Developers Glacier Park Convention Drive ANX 2024-003 - 2
Be It Further Resolved, that this Resolution shall take effect immediately.
PASSED by the City Council of the City of Pasco, Washington, on this 18th day of
November, 2024.
Pete Serrano
Mayor
ATTEST: APPROVED AS TO FORM:
Debra Barham, MMC Kerr Ferguson Law, PLLC
City Clerk City Attorneys
EXHIBIT “A”
DRAFT LEGAL DESCRIPTION
Parcel 115160102:
The East 320.9 feet of the South Half of the Southeast Quarter of the Southeast Quarter, Section
4, Township 9 North, Range 29 East, W.M., Franklin County, Washington.
Comprising approximately 4.99 acres.
Parcel 115160013:
That portion of the Northeast Quarter of the Southeast Quarter of the Southeast Quarter of
Section 4, Township 9 North, Range 29 East, W.M., Franklin County, Washington, described as
follows:
Commencing at the Southeast Corner of said Section 4; thence North 00°54'30" East along the
East Line of said Southeast Quarter a distance of 679.06 feet to the Southeast Corner of the
Northeast Quarter of the Southeast Quarter of the Southeast Quarter of said Section and the True
Point of Beginning; thence leaving said East Line, South 89°35'43" West along the South Line of
said Subdivision a distance of 83.02 feet; thence North 00° 54'30" East along a line which is
parallel with and 83.00 feet westerly of the East Line of said Subdivision a distance of 623.32
feet to the beginning of a curve concave to the southwest having a radius of 25.00 feet; thence
northwesterly along the arc of said curve through a central angle of 91 °23'30" a distance of
39.88 feet to a point on a line which is parallel with and 30.00 feet southerly of the North Line of
the Southeast Quarter of the Southeast Quarter of said Section 4; thence North 89°31'00" East
along said Parallel Line a distance of 108.64 feet to the East Line of said Subdivision; thence
South 00°54'30" West along said East Line a distance of 649.05 feet to the Point of Beginning
and the end of this description.
Comprising approximately 1.24 acres (54,009 square feet).
E hob't
Item:Annexation -Wright and Big Sky Developers Glacier Park N
X l l A3p1icant(s):Big Sky Development c/o Dave Greeno A"B"File #:ANX 2024—003
Road 76NRoadZZUZN
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Resolution – Glacier Park Accept & Proceed (ANX 2024-003) - 1
RESOLUTION NO. 4542
A RESOLUTION OF THE CITY OF PASCO, WASHINGTON,
ACCEPTING A NOTICE OF INTENT TO COMMENCE ANNEXATION
PROCEEDINGS FOR THE WRIGHT AND BIG SKY DEVELOPERS GLACIER
PARK CONVENTION DRIVE ANNEXATION, PROVIDING A
DETERMINATION ON THE BOUNDARY TO BE ANNEXED, AND
WHETHER SIMULTANEOUS ZONING AND THE ASSUMPTION OF
BONDED INDEBTEDNESS WILL BE REQUIRED.
WHEREAS, the owners of property described in Exhibit A as attached to this Resolution
have filed a Notice of Intent to Commence Annexation Proceedings to the City of Pasco; and
WHEREAS, on November 18, 2024 the City Council set an December 2, 2024, public
meeting date with the initiators to consider (1) whether the City will accept, reject, or
geographically modify the proposed annexation; (2) whether it will require the simultaneous
adoption of a proposed zoning regulation; and (3) whether it will require the assumption of all or
any portion of existing City indebtedness by the area to be annexed; and
WHEREAS, the City Council has reviewed the Notice of Intent, conducted a public
meeting with the initiators, and has determined it is in the best interests of the City to accept the
proposal as described in Exhibit A and depicted in Exhibit B, attached hereto; and
WHEREAS, the City has determined that the proposed annexation site is within the Pasco
Urban Growth Area, annexation of the proposed site would be a natural extension of the City and
said annexation would be in the best interest of the Pasco community.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF PASCO, WASHINGTON:
That the City will accept the proposed territory to be annexed as described in Exhibit A
and depicted in Exhibit B attached hereto.
Be It Further Resolved, that the territory to be annexed will not require simultaneous
adoption of zoning regulations. Zoning will be determined through a public hearing process with
input from affected property owners.
Be It Further Resolved, that the annexation area will be required to assume a
proportionate share of existing City bonded indebtedness.
Be It Further Resolved, that this Resolution shall take effect immediately.
Resolution – Glacier Park Accept & Proceed (ANX 2024-003) - 2
PASSED by the City Council of the City of Pasco, Washington, on this 2nd day of
December 2024.
Pete Serrano
Mayor
ATTEST: APPROVED AS TO FORM:
Debra Barham, MMC Kerr Ferguson Law, PLLC
City Clerk City Attorneys
EXHIBIT “A”
DRAFT LEGAL DESCRIPTION
Parcel 115160102:
The East 320.9 feet of the South Half of the Southeast Quarter of the Southeast Quarter, Section
4, Township 9 North, Range 29 East, W.M., Franklin County, Washington.
Comprising approximately 4.99 acres.
Parcel 115160013:
That portion of the Northeast Quarter of the Southeast Quarter of the Southeast Quarter of
Section 4, Township 9 North, Range 29 East, W.M., Franklin County, Washington, described as
follows:
Commencing at the Southeast Corner of said Section 4; thence North 00°54'30" East along the
East Line of said Southeast Quarter a distance of 679.06 feet to the Southeast Corner of the
Northeast Quarter of the Southeast Quarter of the Southeast Quarter of said Section and the True
Point of Beginning; thence leaving said East Line, South 89°35'43" West along the South Line of
said Subdivision a distance of 83.02 feet; thence North 00° 54'30" East along a line which is
parallel with and 83.00 feet westerly of the East Line of said Subdivision a distance of 623.32
feet to the beginning of a curve concave to the southwest having a radius of 25.00 feet; thence
northwesterly along the arc of said curve through a central angle of 91 °23'30" a distance of
39.88 feet to a point on a line which is parallel with and 30.00 feet southerly of the North Line of
the Southeast Quarter of the Southeast Quarter of said Section 4; thence North 89°31'00" East
along said Parallel Line a distance of 108.64 feet to the East Line of said Subdivision; thence
South 00°54'30" West along said East Line a distance of 649.05 feet to the Point of Beginning
and the end of this description.
Comprising approximately 1.24 acres (54,009 square feet).
Community Development Department
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509.545.3441 / F: 509.545.3499
NOTICE OF APPLICATION
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.
Initial Comment Period Deadlines: August 14, 2024
Proposal: Applicant representative Peter Harpster, of Harpster Development on behalf of Dave Greeno, representing Big Sky
Developers, has submitted a 10% Notice of Intention to Commence Annexation Procedures (ANX 2024-003) for The East 320.9 feet of
the South half of the Southeast quarter of the Southeast quarter, Section 4, Township 9 North, Range 29 East, W.M., Franklin County,
Washington., comprising approximately 4.99 acres (Parcel 115160102) in Pasco, WA 99301. Said property is located at the northwest
corner of Burns Road and Convention Drive in Pasco WA.
A resolution by Pasco City Council accepting the Notice of Intent to commence annexation proceedings (Ten Percent Petition),
providing a determination on the territory to be annexed, and whether simultaneous zoning and the assumption of bonded
indebtedness will be required in order to proceed with the annexation.
Prepared 29 July 2024, by: Jeffrey B. Adams, Associate Planner, PO Box 293 Pasco, WA 99301 adamsj@pasco-wa.gov.