HomeMy WebLinkAbout4769 Ordinance - Stutesman R-S-12 to R-1 Rezone (Z2025-003)
Ordinance Rezone Z2025-003 - 1
FILED FOR RECORD AT REQUEST OF:
City of Pasco, Washington
WHEN RECORDED RETURN TO:
City of Pasco, Washington
Attn: City Clerk
525 North 3rd Avenue
Pasco, WA 99301
____________________________________________________________________________
ORDINANCE NO. 4769
AN ORDINANCE OF THE CITY OF PASCO, WASHINGTON,
AMENDING THE ZONING CLASSIFICATION OF CERTAIN REAL
PROPERTY LOCATED IN THE CORNER OF W SYLVESTER STREET AND
ROAD 34, PASCO, WASHINGTON.
WHEREAS, Robert Stutesman, the petitioner, seeks to rezone Parcel Nos. 119-421-047
and 119-421-048, located at 617 Road 34, 609 Road 34 (Unit A/B), and 605 Road 34 (Unit A/B),
Pasco, Washington; and
WHEREAS, a complete and adequate petition for change of zoning classification meeting
the requirements of Pasco Municipal Code (PMC) Section 25.210.030 was received by the City of
Pasco (City) and, after notice was issued under PMC Section 25.210.040, an open record hearing
was conducted by the Pasco Hearing Examiner upon such petition on April 9, 2025; and
WHEREAS, based upon substantial evidence and demonstration of the Petitioner that: (a)
the proposal is in accord with the goals and policies of the adopted Comprehensive Plan; (b) the
effect of the proposal on the immediate vicinity is not materially detrimental; (c) there is merit and
value in the proposal for the community as a whole; (d) any impacts of the rezone application and
anticipated development will be mitigated by t he regulations and requirements of the Pasco
Municipal Code and the City of Pasco Design and Constructions Standards; (e) a concomitant
agreement is not required under these circumstances; and (f) the proposal is consistent with and
satisfies all criteria in PMC Section 25.210.060; the Hearing Examiner has recommended to
approve the rezone, which findings and recommendation are hereby adopted by the City Council,
and the Hearing Examiner Report is hereby incorporated by reference as Exhibit A.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PASCO,
WASHINGTON DO ORDAIN AS FOLLOWS:
Section 1. That the Zoning Ordinance for the City of Pasco, Washington, and the
Zoning Map, accompanying and being part of said Ordinance shall be and hereby is changed from
R-S-12 Suburban to R-1 Low-Density Residential for the real property as shown in the Exhibit B
attached hereto and described as follows:
SHORT PLAT 2024-26 LOT 1 AND LOT 2
Section 2. Severability. If any section, subsection, sentence, clause, phrase or word
of this Ordinance should be held to the invalid or unconstitutional by a court of competent
jurisdiction, such invalidity or unconstitutionality thereof shall not affect the validity or
constitutionality of any other section, subsection, sentence, clause phrase or word of this
Ordinance.
Section 3. Corrections. Upon approval by the city attorney, the city clerk or the code
reviser are authorized to make necessary corrections to this Ordinance, including scrivener’s errors
or clerical mistakes; reference to other local, state, or feral laws, rules, or regulations; or numbering
or referencing of ordinances or their sections and subsections.
Section 4. Effective Date. This Ordinance shall take full force and effect five (5) days
after approval, passage and publication as required by law.
PASSED by the City Council of the City of Pasco, Washington, on this 2nd day of June,
APPROVED AS TO FORM:
___________________________
Kerr Ferguson Law, PLLC
City Attorneys
2025.
_____________________________
Pete Serrano
Mayor
ATTEST:
_____________________________
Debra Barham, MMC
City Clerk
Published: June 8, 2025
Ordinance Rezone Z2025-003 - 2
CITY OF PASCO
LAND USE HEARING EXAMINER
IN THE MATTER OF )RECOMlVIENDED FINDINGS OF
)FACT,RECONIMENDED
)CONCLUSIONS OF LAW,AND
Z 2025-003 )RECOM1VIENDEDDECISION
Stutesman Rezone )
THIS MATTER having come on for hearing in front of the City of Pasco Hearing Examiner on April 9,
2025,the Hearing Examiner having taken evidence hereby submits the following RecommendedFindings
of Fact,RecommendedConclusions of Law,and RecommendedDecision as follows:
I.RECOMlVIENDED FINDINGS OF FACT
1.APPLICANT:Robert Stutesman;1347 Country Ridge Dr.;Richland,WA 99352
2.REQUEST:REZONE:Stutesman Rezone from R—S-12(Suburban District)to R—l (Low—
Density Residential).
3.TIMELINE:
3.1.25 February 2025 Application Submitted
3.2.06 March 2025 Application Deemed Complete
3.3.12 March 2025 Notice of Public Hearing for Z2025-003 scheduled for April 09,2025,was posted
on the City of Pasco website,published in the Tri-City Herald Newspaper,and mailed to properties
within 300 feet of proposed rezone.
3.4.02 April 2025 Public Hearing Staff Report Published
4.PROPERTY DESCRIPTION:
4.1.Legal:Parcel #119421047 (SHORT PLAT 2024-26 LOT 1)and Parcel #119421048 (SHORT
PLAT 2024—26LOT 2),according to the Survey thereof,recorded under Auditor's File Number
1993943,records of Franklin County,Washington.
4.2.General Location:Located at in the NW 1/4 of the SW 1/4 of Section 25,Township 09 North,
Range 29 East,W.M.,in Pasco,WA 99301.
4.3.Property Size:Approximately .80 acres in size (34,997 square feet)
5.ACCESS:The parcel(s)have access from Road 34.
6.UTILITIES:Municipal water and sewer are available in Road 34.
7.LAND USE AND ZONING:The site is zoned RS-12 (Suburban District)and is developed with 1950
single-family home,attached ADU,and two duplexes currently under construction.Surrounding
properties are zoned and developed as follows:
7.1.NORTH:RS-12 Single-Family Dwelling Units (SFDUs)
7.2.EAST:RS—12 SFDUs
7.3.SOUTH:RS-12 SFDUs,
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10.
ll.
12.
7.4.WEST:RS—12 SFDUS
COMPREHENSIVEPLAN:Per Pasco Municipal code (PMC)25.215.015,the Comprehensive PlandesignatesthissiteasLow-Density Residential.The Low-Density Residential designationaccommodatesadiverserangeofhousingatadensityof3to6dwellingunitsperacre,and allows R—8—20,R—S-lZ,R—S—l,R—l,R—l—A,and R—l-A2zones.
ENVIRONMENTALDETERMINATION:The rezone application is exempt from SEPA due to theprojectmeetingtherequirementsofWAC197-11-8009(6)(c).
REQUEST:Robert Stutesman,on behalf of Stutesman Development,LLC submitted a rezoneapplication(Z 2025-003)to change the zoning designation from RS-12 (Suburban District)to R—l(Low—DensityResidential District),for Lots 1 and 2 of SHORT PLAT 2024-26,a .80-acre site locatedattheintersectionofWestSylvesterStreetandRoad34withaddressingof617Road34(Parcel119421047),609 Road 34 Unit A/B,and 605 Road 34 Unit A/B (Parcel 119421048),Pasco,FranklinCounty,WA.
10.1.Applicant is requesting the zone change to increase ?exibility down the road regarding the
two duplexes currently under construction on parcel 119421048 (B24—2004).A change in thezoningdesignationtoR—l,would allow for the parcel containingthe two duplexes to be furtherdividedastheminimumlotsizeforduplexesintheR-l is 5,000 sq.ft.[Table PMC 25.22.030(1)].Whereas the current zoning designation of RS-12 prohibits the creation of lots less than 12,000 sq.ft.in size [PMC 25.35.050(1)].
10.2.On a semi-relatednote,the application states that the estimatedtime frame of development
is 8 months.After conferring with the applicant,the developmenttimeframe given was in relation
to the construction of the two duplexes and not with any further subdivision of the lots.At this
point there is no timeframe for further lot division.
History:The site was annexed into the City in 1996 (Ordinance 3146)and assigned RS-12 (Suburban
District)zoning (Ordinance 3147)in conjunction with the annexation.At the time of annexation,the
area was part of the Riverview area,which includedmostly single-family residential development.
Rezone Criteria:The initial review criteria for considering a rezone application are explained in PMC.2588030.The criteria are listed below as follows:
12.1.The date the existing zone became effective:
12.1.1.The site was designated RS—12(Suburban District)zoning in conjunction with the 1996
annexation.
12.2.The changed conditions,which are alleged to warrant other or additional zoning:
12.2.1.The site is currently zoned RS-12,which requires a 12,000-square-footminimum lot size.
Increased ?exibility is needed regarding lot division,thus necessitating the rezone.Due to
Pasco’s rapid population increase,developingthe remaining in?ll properties around the City
has become crucial to accommodate ?iture growth.By rezoning the property to R—l,which
permits the creation of lots at a greater density than RS—12,the applicant may then develop
the property with more types of dwellings to serve the population.
12.2.2.On January 24,2022,Council approved Ordinance 4575,amending the Zoning code,
including Pasco Municipal Code (PMC)25.45 relating to the R—l zoning district.The
approved ordinance changed the purpose of the R—l zone found in PMC 25.45.010,as
follows:“The R—llow density residential district is established to provide a low-to medium-
density residential environment compliant with the Comprehensive Plan land use density
table in PMC 25.215 .015.Certain public facilities and institutions may also be permitted,
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provided their nature and location are not detrimentalto the intendedlow—to medium—densityresidentialenvironment.”As well,PMC 25.45.020 added zero-lot line dwellings,multipledwellings,duplexes,triplexes,and courtyard apartments to the mix of allowed uses in the R—
1 zoning district.The density requirement in PMC 25.45.050was also amended to eliminatetheone-unit—per-lotdevelopment restriction.
12.3.Facts to justify the change on the basis of advancingthe public health,safety,and general
welfare:
12.3.1.The rezone application and proposal are consistent with the City Council-approved
ComprehensivePlan,which has been determinedto be in the best interestof advancing public
health,safety,and general welfare of the community.It is hoped that ?irther ability to
subdivide and increase of housing types on the site will increase the desirability of the
property as well as the public health,safety,and general welfare.
12.3.2.From a public health perspective,future residential development of the site could
encourage walking to and from school with development of proper sidewalk infrastructure.
Issac Stevens Middle School is approximately .66 miles from the site,along with Mark TwainElementarylocatedapproximately.68 miles from the site.Additionally,the site is located
approximately .38 miles from the east entrance of Wade Park,which borders the Columbia
River.Furthermore,there have been multi—rnodalimprovements on nearby West Sylvester
Street that have provided easier access to the west entrance of Wade Park for cyclist and
pedestrians.
12.3.3.In terms of public safety,the site is located approximately 1 mile from Pasco Fire Station
#84 along West Court Street,well within the established response-time zone.
12.3.4.Safety of the future residential community will also be provided for through the
implementation of the civil,building and ?re codes which mandate adequate access,?re
hydrants,and similar fire and life safety requirements for all new development.
12.4.The effect it will have on the value and character of the adjacent property and the
Comprehensive Plan:
12.4.1.The site is adjacent existing single—familydevelopment and vacant land.A change in
zoning would be consistent with the Comprehensive Plan.According to PMC 25.215.015,the
Low-Density Residential designation accommodates a diverse range of housing at a density
of 3 to 6 dwelling units per acre,and allows R—S-20,R-S-12,R—S-l,R-l,R—l-A,and R—l-A2
zones.The site is surrounded by RS-12 zoning;RS-l2 zoning requires a 12,000—square—foot
minimum lot size;the proposed rezone to R-l would allow for 3,500 to 5,000—square foot
lots and multi-family dwelling units,introducing a higher density than would be allowed in
the surrounding neighborhood.
12.4.2.Further,the adjacent property’s value and character are not anticipated to be negatively
affected because Low-Density development has been established by City Council as an
appropriate and bene?cial use of the site,as set forth in the City’s approved Comprehensive
Plan.The rezone application is consistent with and meets the intent of the goals and policies
of the Comprehensive Plan.
12.5.The effect on the property owner or owners if the request is not granted:
12.5.1.If the property remains with the current RS-12 zoning designation,the two duplexes would
not be allowed to split,furthering the decrease in housing affordability.This is due to the
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duplexes only being able to be sold as an investmentproperty only and not with the intentionofhomeownership.
12.6.The Comprehensive Plan land use designation for the property
12.6.1.The Land Use Element of the Comprehensive Plan designates the lot “Low-DensityResidentialg”the proposed zoning district is compatible with the Comprehensive Plan LandUsedesignation;the Low—DensityResidential designation accommodates a diverse range ofhousingatadensityof3to6dwellingunitsperacre,and allows R—S-ZO,R—S-12,R-S-l,R-1,R-l-A,and R—l-A2zones.
12.6.2.The proposed rezone application would implement or be consistent with the followingcompplanpolicies:
12.6.2.1.LU—2-APolicy:Maintain suf?cient land designated to accommodate residential,commercial,industrial,educational,public facility,and open—space uses proximate toappropriatetransportationandutilityinfrastructure.
12.6.2.1.1.A rezone of this property providing for residential development would
provide for future neighborhood low density residential land uses on a site that isadjacenttoWestSylvesterStreet,a minor arterial in a location where existingutilityservicesareavailabletoservefuturedevelopment.The proposed rezone is
consistent with the intent of this policy.
12.6.2.2.LU—Z-BPolicy:Facilitate planned growth within the City limits and UGA and
promote in?ll developments in the City limits through periodic review of growth
patterns and market demand within each of the City’s land use designations.
12.6.2.2.1.As the demand for residential land use increases,additional residential
land and higher residential densities provide greater ?exibility for the City andlandownerstomeettherisingdemandfornewhousingunits.The proximity of
this property to West Sylvester Street,an arterial street makes this site particularly
well suited for future R-l residential in?ll development.
12.6.2.3.LU—4-BPolicy:Encourage in?ll and higher density uses within proximity to major
travel corridors and public transportation service areas.
12.6.2.3.1.The site’s proximity to West Sylvester Street,a planned minor arterial
makes R—1low density residential development of the site consistent with this
land use policy.
12.6.2.4.LU—4-DPolicy:Designate areas for higher density residential developmentswhere
utilities and transportation facilities enable ef?cient use of capital resources.
12.6.2.4.1.R—lresidential development on the site would ful?ll this comprehensive
plan policy of placing higher density development in areas where transportation
and utility infrastructure is present,as the site is adjacent to a minor arterial street;
a 12”sewer main and a 12”water main are located immediatelyadjacent to the
site.
12.6.2.5.LU-5-A Policy:Allow a variety of residential densities throughout the UGA.
12.6.2.5.].Per PMC 25.45.020 Permitted uses,all housing types permitted in PMC
25.22020,Zone District Standards,are permitted in this zone.Per PMC
25 22.020 Permitted housing types,the following residential housing types are
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13.
14.
15.
l6.
17.
18.
19.
20.
21.
22.
permitted within the applicable zones,under the provisions of these Zone DistrictStandards:
12.6.2.5.l .1.Single-family dwelling unit detached (SFDU —Detached).
12.6.2512.Single-familydwelling unit attached (SFDU —Attached).
l2.6.2.5.l.3.Duplexes and triplexes.
12.6.2.5.1.4.Multifamily attached (including apartments,stacked ?ats,
condos).
12.6.2.5.1.5.Multifamily detached (including cottage housing).
12.6.2.5.].6.New factory assembled homes.
12.6.2.5.2.An R—l low density residential development of the site would help toimplementthislandusepolicy,while helping to satisfy the rising demand forhousingthatiscurrentlyfeltbothlocallyandregionally.
12.6.2.6.H-l-A Policy:Allow for a full range of housing including single family homes,townhouses,condominiums,apartments,and manufactured housing,accessorydwellingunits,zero lot line,planned unit developmentsetc.
12.6.2.6.1.Per PMC 25.45.020 Permitted uses,all housing types permitted in PMC
25.22.020,Zone District Standards,are permitted in this zone.
12.6.2.7.Such other information as the Hearing Examiner requires:
12.6.2.7.1.The rezone application is consistent with and meets the intent of the
Comprehensive Plan,and City Council Goals.The opportunity for R—l low-
density zoning in this area supports the Land Use Element of the Comprehensive
Plan.
Rezone application Z 2025-003 to rezone Lots 1 and 2 of Short Plat 2024-26 was submittedon February25,2025 .
The application was determinedto be complete on March 06,2025.
Public notice of this hearing was mailed to property owners within 300 feet of the site and published intheTri-City Herald newspaper on March 12,2025.
Applicant Wishesto rezone the properties located at the following locations:617 Rd 34,Pasco;609 Rd.34 Units A and B,Pasco;605 Rd.34 Units A and B,Pasco all from RS-12 to R—l.
The site comprises approximately 3.08 acres (approximately 34,997 sq.ft).
The site is located approximately 300 feet east of the intersectionof Road 34 and West Sylvestre Street.
The site was annexed into the City in 1996 (Ordinance 3146)
The site was assigned RS-l2 (Suburban District)(Ordinance 3147)in conjunction with the annexation.
The rezone would support the ability to subdivide the two duplexes currently under construction on
parcel 119421048.
On January 24,2022 Council approved Ordinance 4575,amending the Zoning code,including PascoMunicipalCode(PMC)25.45 relating to the R—lzoning district.
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23.
24.
25.
26.
27.
28.
29.
30.
31.
32.
33.
34.
35.
The approved ordinance changed the purpose of the R—lzone found in PMC 25.45.010,as follows:PMC 25.45.020 added zero—lotline dwellings,multiple dwellings,duplexes,triplexes,and courtyardapartmentstothemixofallowedusesintheR—lzoning district.
The density requirement in PMC 25.45.050 was also amended to eliminate the one-unit—per—lotdevelopmentrestriction.
A rezone from RS-12 (Suburban)to R-l (Low-Density Residential)would allow R—l densityResidentialdevelopmenttooccuralongand/or near a minor arterial street.
The underlying land use code speci?es 3 to 6 dwelling units per acre.
The rezone application and proposal are consistent with the Council-approvedComprehensive Plan.
Issac Stevens Middle School is approximately .66 miles from the site,along with Mark TwainElementarylocatedapproximately.68 miles from the site.
The entrance walkway to the east entrance of Wade Park is approximately .38 miles away.
The site is located approximately one mile from Pasco Fire Station #84 on West Court Street.
The civil,building and ?re codes mandate adequate access,?re hydrants,and similar ?re and life safetyrequirementsforallnewdevelopment.
The site is adjacent existing single-familydevelopment.
Per PMC 25.215.015,the Low-DensityResidential designation allows R—S-20,R—S-12,R-S-l,R—l,R—1—A,and R—l-A2zones.
Current zoning of the site is RS-12,which requires a 12,000—footminimum lot size.
The proposal is in accordance with the goals and policies of the Comprehensive Plan.
35.1.The Land Use Element of the Comprehensive Plan designates the lot “Low-DensityResidentialDistrict.”The proposed R—lzoning district would be in alignment with the Land UsemapwithintheCity’s Comprehensive Plan.Future potential developmentcould additionally fosterorhelptoimplementthefollowingpoliciesfromtheComprehensivePlan:
35.1.1.LU-2—A Policy:Maintain sufficient land designated to accommodate residential,commercial,industrial,educational,public facility,and open-space uses proximate toappropriatetransportationandutilityinfrastructure.
35.1.2.LU-2-B Policy:Facilitate planned growth within the City limits and UGA and promotein?ll developmentsin the City limits through periodic review of growth patterns and marketdemandwithineachoftheCity’s land use designations.
35.1.3.LU-4—BPolicy:Encourage in?ll and higher density uses within proximity to major travel
corridors and public transportation service areas.
35.1.4.LU—4-DPolicy:Designate areas for higher density residential developmentswhere utilities
and transportation facilities enable ef?cient use of capital resources.
35.1.5.LU-S—APolicy:Allow a variety of residential densities throughout the UGA.
35.1.6.LU—S—BPolicy:Encourage higher residential densities within and adjacent to major travel
corridors,Downtown (Central Business District),and Broadmoor.
35.1.7.6-A Policy:Encourage commercial and higher—densityresidential uses along major
corridors and leverage infrastructure availability.
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36.
37.
38.
39.
40.
41.
42.
35.1.8.H-l-A Policy:Allow for a full range of housing including single family homes,townhouses,condominiums,apartments,and manufacturedhousing,accessory dwellingunits,zero lot line,planned unit developmentsetc.
35.1.9.H—l-BPolicy:Higher intensity housing should be located near arterials and neighborhood
or community shoppingfacilities and employment areas.
The effect of the proposal on the immediatevicinity will not be materially detrimental.
36.1.The Comprehensive Plan designates the property “Low-Density Residential.”As such,thesitemaybezonedRS-20,RS—12,RS—l,R-l,or R—l-A.The site is adjacent existing single—familydevelopmentandvacantland.A change in zoning would be consistent with the comprehensiveplan.According to PMC 25.215 .015,the Low-Density Residential designation accommodates adiverserangeofhousingatadensityof3to6dwellingunitsperacre,and allows R—S—20,R—S-12,R—S—l,R—l,R-l-A,and R—l-AZzones.
36.2.Further,the effect of the proposal on immediate vicinity will likely not be materiallydetrimentalbecauseLow—Densitydevelopment has been established by City Council as an
appropriate and bene?cial use of the site,as set forth in the City’s approved Comprehensive Plan.The rezone application is consistent with and meets the intent of the goals and policies of theComprehensivePlan.
There is merit and value in the proposal for the community as a whole.
37.1.There is merit in increasing housing opportunities available in those areas currently servedbymunicipalutilities.The City revised its Urban Growth Area (UGA)as part of the
Comprehensive Plan Update.The UGA updated UGA is smaller than current projections for low-density residential growth as developed in the past would allow;as such,more residential lots are
needed within the current UGA.
37.2.The proposed zoning designation is consistent with the Comprehensive Plan Land Use Map
and the Goals and Policies as adopted by the Pasco City Council.In addition to ful?lling the goals
and policies of the Comprehensive Plan,the proposal includes in?ll development.
Conditions should be imposed in order to mitigate any signi?cant adverse impacts from the proposal.
38.1.The rezone application and any future short plat are all subject to the regulations and
requirements of the Pasco Municipal Code and the City of Pasco Design and Construction
Standards.As such,no conditions should be imposed;any ?iture development will be evaluated
for signi?cant adverse impacts at the time of a developmentapplication,which will also be subject
to review under the State EnvironmentalPolicy Act (SEPA).
A ConcomitantAgreement should be entered into between the City and the petitioner,and if so,the
terms and conditionsof such an agreement.
39.1.If or when applicants pursue the development of this property,they will be required to
conform to design standards established by the PMC.No Concomitant Agreement is considered
necessary for this application.
An open record public hearing was held,after legal notice,on April 9,2025
Appearing and testifying on behalf of the Applicant was Rob Stutesman.Mr.Stutesman testi?ed that
he was an agent authorized to appear and speak on behalf of the property owner and Applicant.He
stated that they agreed with the representations set forth within the staff report and the proposed
Conditions of Approval.
Testifying from the public were the following individuals:
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43.
44.
45.
42.1.John Hudspeth;
42.2.Alecia Greenway;
42.3.Kenneth Zimmerman;
42.4.Shannon Carrillo;
42.5.Rusbel Saenz;
42.6.Joan Matthais;
42.7.Ray Salinas;
42.8.Thomas King;
42.9.Mike Houchins.
42.10.The Hearing Examiner can summarize the public testimony as being in opposition to the
project,not because of the rezone,but because of the duplexes that are currently being built on the
property as allowed by the current zoning designation.Testimony was in opposition to the
duplexes and the perceived impacts of those duplexes on the neighborhood.The applicant wishes
to rezone the property so that the duplexes can all be on separate lots and sold to individual
property owners.
42.11.The Hearing Examiner ?nds that the fact that each duplex is going to be located on its
separate lot does not increasethe current impacts or potential impacts to the neighborhood simply
by allowing each individual unit in the duplex to be sold.
The followingexhibits were admitted into the record:
43.1.Ex.1 Staff Report;
43.2.EX.2 Remainder of Staff File.
The City of Pasco Hearing Examiner considered all evidence within the record in rendering this
decision.
Any Conclusion of Law that is more correctly a Finding of Fact is hereby incorporatedas such by this
reference.
II.RECOMNIENDED CONCLUSIONS OF LAW
The Hearing Examiner has been granted the authority to render this decision.
As conditioned,this project is consistent with the Pasco Comprehensive Plan and Pasco Municipal
Code.
Any Finding of F act that is more correctly a Conclusion of Law is hereby incorporatedas such by this
reference.
III.RECOMMENDED DECISION
Based on the above Findings of Fact and Conclusions of Law,rezone Z 2025-003 is hereby recommended
to be APPROVED.
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Dated this I b day of April,2025
CITY OF P CO HEARINGEXAMINER
Andrew L.Kottkamp
,
Absent a timely appeal,this Decision is ?nal1
1 See Ch.36.70C RCW (establishinga 21 day appeal period to superior court,and setting forth necessary reviewcontents,along with ?ling and servicerequirements).
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