HomeMy WebLinkAbout2025.07.09 HE Meeting PacketAGENDA
HEARING EXAMINER MEETING
City Hall – 525 North Third Avenue
Council Chambers
WEDNESDAY, JULY 9, 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 2025-009 Soriano’s Daycare Center
Applicant has submitted a Special Permit application for a proposed
project involving the conversion of an existing single-family dwelling into
a day care center serving school-age children before and after school. The
residence will no longer be used for housing purposes and will function
solely as a day care facility.
• ZD 2025-001 Desert Bloom LLC
A public hearing will be held to consider the establishment of zoning for
unincorporated property located at Parcel No. 126160173 in Pasco, WA. In the event
said property is annexed to the City of Pasco; R-4 (High Density Residential District)
zoning is being considered.
• ZD 2025-002 SG Land Management
A public hearing will be held to consider the establishment of zoning for
unincorporated property located at Parcel No. 126160129 in Pasco, WA. In the event
said property is annexed to the City of Pasco; R-3 (Medium Density Residential
District) zoning is being considered.
• SP 2025-008 Goodwill Retail Service Building
Applicant has submitted a Special Permit Application (SP 2025-008) to operate
a thrift store and employment/support services center, along with offices. The
proposal is at 7511 Wrigley Dr. (Parcel # 116150071) in Pasco, WA 99301.
• Z 2025-005 Webster Court R-S-20 to R-1
Applicant has submitted a rezone application (Z 2025-005) from R-S-20
(Suburban) to R-1 (Low Density Residential) for one parcel with a size of
approximately 1 acre, located at 2817 Road 84 (Parcel #118402034) in Pasco,
WA 99301.
III. ADJOURNMENT
REPORT TO HEARING EXAMINER
PUBLIC HEARING
City Hall – 525 North Third Avenue – Council Chambers
Wednesday, July 9, 2025
6:00 PM
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MASTER FILE #: SP2025-009/Soriano’s Daycare Center
APPLICANT: Maria Soriano Prieto
611 N Cedar Ave
Pasco, WA 99301
REQUEST: SPECIAL PERMIT: Conversion of an existing single-family
dwelling into a daycare center.
TIMELINE
May 16, 2025 Special Permit Application, SP2025-009, Submitted
May 22, 2025 Application Deemed Complete
June 19, 2025 Notice of Public Hearing for SP2025-009 Mailed to Properties
Within 300 Feet of the Proposal
June 22, 2025 Notice for Public Hearing for SP2025-009 Published in Tri-City
Herald
June 27, 2025 Public Hearing Staff Report Published
BACKGROUND
1. PROPERTY DESCRIPTION:
Legal: BROADWAY PLACE PHASE 1 LOT 5
Parcel: 113760090
General Location: Located northwest of East Lewis Street and Heritage Boulevard, north of East
Broadway Street.
Property Size: 0.18 acres.
2. ACCESS: The property has access on North Cedar Avenue.
3. UTILITIES: Municipal water and sewer are available in North Cedar Avenue.
4. LAND USE AND ZONING: The site is zoned R-1-A (Low Density Residential Alternate). The site
is currently developed as a single-family dwelling. Surrounding properties are zoned and developed
as follows:
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North: R-1-A Single Family Dwelling Units
East: R-1-A Single Family Dwelling Units
South: R-1-A Single Family Dwelling Units
West: R-1-A 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 R-S-20, R-S-
12, R-S-1, R-1, R-1-A, and R-1-A2 zoning designations. Please note that the proposed conversion into
a daycare center is classified as a conditional use permit within the R-1-A zoning district.
6. ENVIRONMENTAL DETERMINATION: The City has determined this proposal to be exempt
under Washington Administrative Code (WAC) 197-11-800 (6) Land use decisions. (b) Other land use
decisions not qualified for exemption under subsection (a) (such as a home occupation or change of
use) are exempt provided: (i) The authorized activities will be conducted within an existing building
or facility qualifying for exemption under WAC 197-11-800 (1) and (2); and (ii) The activities will not
change the character of the building or facility in a way that would remove it from an exempt class.
(2) Other minor new construction. (f) Additions or modifications to or replacement of any building
or facility exempted by subsections (1) and (2) of this section when such addition, modification or
replacement will not change the character of the building or facility in a way that would remove it
from an exempt class.
BACKGROUND
Request
The applicant proposes to convert an existing single-family residence into a daycare facility serving
school-age children before and after school. The residence will be fully converted to a non-
residential use, operating exclusively as a licensed daycare center. The proposed facility will
accommodate up to 15 school-age children and one employee. As part of the project, the
applicant also plans to expand the existing driveway.
History
The subject property was annexed into the City in 1979 through Ordinance No. 2016 and was
initially assigned an R-T zoning designation by Resolution No. 1202. Since annexation, the property
has undergone multiple zoning changes—first from R-T to C-1/RMH-2, and later from C-1/RMH-2
to RMH-1 (Residential Factory Assembled Structure), now known as R-1-A, as established by
Ordinance No. 3731.
The site remained undeveloped until 2004, when the final plat for Broadway Place Phase One was
recorded. A building permit was issued later that year for the construction of the existing single-
family dwelling. Since then, permits for accessory improvements such as fencing, patio covers, and
minor site modifications have been completed.
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STAFF FINDINGS OF FACT
1. The applicant proposes to convert an existing single-family dwelling into a daycare center
serving school-age children.
2. Pursuant to Pasco Municipal Code (PMC) 25.50.040(5), daycare centers and preschool
centers are permitted in the zoning district subject to approval of a special permit.
3. According to PMC 25.15.060, a "day-care center" is defined as a facility that provides
regularly scheduled care for more than 12 children or adults for periods of less than 24 hours.
A "preschool center" similarly provides custodial care and/or organized educational
experiences for more than 12 children.
4. The applicant states that the facility will serve up to 15 school-age children and will employ
one staff member.
5. Under RCW 43.216.010(27), a “school-age child” is defined as a child between the ages of 5
and 12 who is attending public or private school.
6. Per PMC 25.185.170, off-street parking for daycare centers is calculated at a rate of one
space per employee and one space per six children.
7. Based on the proposed staffing and enrollment, four off-street parking spaces are required.
8. The applicant proposes to construct four off-street parking spaces within the front yard area
to meet this requirement.
9. Pursuant to PMC 12.04.100 (1)(c) No single driveway shall be wider than 34 feet or 50
percent of the lot frontage, whichever is smaller.
10. At 62.7’ lot frontage the maximum driveway width (where it meets right-of-way) is 31.35’.
11. The applicant is proposing a 36’ wide driveway exceeding the maximum allowed. This would
need to be reduced (where it meets right-of-way) to 31.35’ and angled to meet PMC
12.04.100 (1)(c).
12. Pursuant to PMC 25.15.270 “Yard, front” means an open and unoccupied space extending
the full width of the lot between any building and the street right-of-way the building is
addressed from. The front yard shall be determined by measuring perpendicular from the
street right-of-way to the closest point of the building.
13. Under PMC 25.185.030(4), vehicle parking in front yards is limited to the area formed by
parallel lines extending from the outer dimensions of a garage, carport, or parking slab. An
additional area of up to 10 feet by 20 feet between the nearest side property line and the
driveway may be used for extra parking.
14. The proposal does not align with PMC 25.185.030(4) more specifically the additional area of
up to 10 feet by 20 feet between the nearest side property line and the driveway may be
used for extra parking.
15. Per PMC 25.180.050(4), at least 50 percent of the required front yard (excluding the
driveway) must be landscaped with live vegetation.
16. Per PMC 25.180.030 “Live vegetation” means healthy nursery stock consisting of shrubs,
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trees, ground cover or lawn. Live vegetation does not include weeds, bark or other mulches,
ornamental stone or artificial plants.
17. The property contains approximately 1,913 square feet of total front yard area.
18. After subtracting the 400-square-foot driveway area (which is excluded from the live
vegetation calculation), the remaining 1,513 square feet is subject to the 50% landscaping
requirement. Therefore, a minimum of 756.5 square feet of live vegetation is required.
19. The applicant proposes a 1,116-square-foot driveway (36 feet by 31 feet). Of this, 716 square
feet encroaches into the area subject to live vegetation requirements and is counted against
that requirement.
20. After accounting for the driveway encroachment, the applicant proposes approximately 797
square feet of live vegetation within the front yard area, thereby satisfying the minimum
required 756.5 square feet.
21. Pursuant to Ordinance No. 4767, the applicable Traffic Impact Fee for Institutional Land Use
Code 565 – daycare Center is $4,961.69. This calculation is based on an enrollment of 15
students, credit for one existing single-family dwelling unit on the site, and a 44% pass-by
rate associated with the daycare center use.
22. Per PMC Table 17.15.010 Permanent signs 1 sign is allowed at 16 square feet in area.
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;
Economic Development Element Policy ED-1-A: Promote an environment which supports the
development and expansion of business opportunities. The proposal would allow the expansion of
an existing home-based daycare into a licensed daycare center, enhancing childcare services for the
community and supporting small business growth. The home-based daycare has been in continuous
operation at this location since 2015, totaling approximately 10 years of service.
(2) The proposal will adversely affect public infrastructure;
Access to the site is largely established, with existing curb, gutter, sidewalk, and street lighting
already in place. A portion of the driveway is proposed to be expanded to satisfy current off-street
parking requirements. While the proposed expansion does not fully meet code in its current form,
minor modifications—such as angling the driveway at its connection to the right-of-way—could
bring it into compliance. This adjustment is anticipated to have minimal impact on existing public
infrastructure.
Additionally, the conversion of the existing single-family dwelling into a daycare center may increase
the demand on City utilities and result in adjustments to utility billing to reflect the change in use.
(3) The proposal will be constructed, maintained and operated to be in harmony with the existing
or intended character of the general vicinity;
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Surrounding properties are primarily developed with single-family residential uses. While the
proposed daycare center may introduce activity levels that differ slightly from typical residential
patterns, it is a use specifically permitted through a special permit within the residential zone.
The only exterior site modification proposed is a minor expansion of the existing driveway, which
does not currently meet residential driveway standards under the PMC. However, the code does not
clearly indicate whether commercial driveway standards apply in this context, as it explicitly provides
a pathway for daycare centers to operate in residential neighborhoods.
It is also relevant to note that Engrossed Substitute Senate Bill 5184, which is set to take effect soon
and is expected to be incorporated into the PMC, will prohibit cities from requiring off-street parking
for daycare centers (per Section 2. (3)(e)). This pending legislation supports the reasonableness of
allowing the daycare center to operate without requiring modifications to off-street parking.
In addition, the PMC previously required driveways to lead into a garage or carport, which effectively
limited driveway placement. This provision was eliminated with the adoption of Ordinance 4700AA
in December 2023. However, the outdated reference in PMC 25.185.030(4) remains, contributing to
confusion regarding driveway boundary standards.
Interior modifications required under the International Fire Code (IFC)—such as the installation of a
fire sprinkler system—will not alter the building’s exterior or impact the residential character of the
site.
(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 proposal does not include any changes to the height or overall massing of the existing structure.
The only exterior modification involves a minor expansion of the driveway. While it is currently
unclear whether the proposed driveway configuration fully complies with the PMC, the modification
does not affect the building’s height or bulk and is not anticipated to impact adjacent properties.
The location and overall site design will remain largely unchanged, and the proposed use is not
expected to discourage the development of other permitted uses in the vicinity or negatively affect
surrounding property values.
(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 daycare center will operate primarily before and after school hours and indoors, with
limited outdoor play periods typical of similar home-based childcare operations. No fumes,
vibrations, dust, or flashing lights are associated with the use.
While there may be a modest increase in vehicle traffic due to pick-up and drop-off activities, it is not
expected to exceed the traffic generated by other permitted uses in the residential district, such as
home occupations or accessory dwelling units. Additionally, access to the site is already established,
and only minimal modifications to the driveway are proposed.
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Overall, the nature and scale of the daycare center are compatible with the surrounding
neighborhood and are not anticipated to create impacts that would be considered more
objectionable than other uses permitted outright in the zone.
(6) The proposal will endanger the public health or safety if located and developed where
proposed, or in any way will become a nuisance to uses permitted in the district.
The proposed daycare center will be required to comply with all applicable local, state, and federal
regulations related to building safety, health, and fire protection, including licensing requirements
and life-safety standards enforced by the Washington State Department of Children, Youth, and
Families (DCYF) and the IFC.
The use will be located within an existing residential structure that has functioned as a licensed home
daycare for nearly 10 years, with no known history of nuisance complaints or safety violations
through the City.
Operations are not expected to generate excessive noise, traffic, or activity beyond what is typical
for other residential or home-based uses. Therefore, the proposal is not anticipated to pose a threat
to public health or safety, nor is it likely to create a nuisance to surrounding permitted residential
uses.
APPROVAL CONDITIONS
1) The Special Permit shall apply to 611 North Cedar Avenue (Parcel No. 113760090) including
any subsequent legal subdivisions thereof.
2) The project shall be constructed and operated in substantial conformance with the site plan
submitted with the Special Permit application, as included in the July 2025 Hearing Examiner
packet.
3) In addition to Condition 2, the proposed driveway shall be reduced to 31.35’ where it meets
right-of-way to meet PMC 12.04.100 (1)(c).
4) The operator shall maintain all required licenses and approvals from the DCYF and shall
comply with all applicable state and local health, building, and safety regulations.
5) The maximum number of children enrolled at the daycare center shall not exceed 15 and the
maximum number of employees shall not exceed 1 as approved by DCYF and the Fire
Marshal.
6) On-site parking and drop-off/pick-up shall occur only within the designated driveway area.
Staggered pick-up and drop-off times are encouraged to reduce traffic impacts. No queuing
is permitted in the public right-of-way.
7) Prior to occupancy, any required modifications to the driveway shall be reviewed and
approved by the City through a building and right-of-way permit.
8) Outdoor playtime shall be limited to designated fenced areas and scheduled to mitigate
disruption to adjacent properties.
9) The applicant shall obtain all necessary permits for interior modifications, including
installation of a fire sprinkler system, if required by the Fire Marshal or applicable building
code.
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10) The special permit is valid only for a daycare center use as described in the application and
supporting materials. Any expansion in enrollment or change in use shall require additional
review and approval.
11) The special permit shall expire if the daycare center use is discontinued for more than 12
consecutive months.
RECOMMENDATION
Staff is unable to determine whether the submitted findings of fact and conclusions of law establish a
sufficient basis for approval of the proposed change of use, regardless of the procedural avenue pursued.
The application requests approval to convert the existing residence at 611 North Cedar Avenue (Parcel No.
113760090) into a daycare center.
Ultimately, the final decision rests with the Hearing Examiner. Should the Examiner determine that
approval is warranted—either as proposed or with modifications—staff recommends that the
Conditions of Approval outlined above be incorporated into the final decision to ensure compliance
with applicable standards and to mitigate potential impacts on the surrounding residential
neighborhood.
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Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
0 280 560 840 1,100140
Feet
Overview
Map
SITE
Item: Soriano's Daycare Center
Applicant(s): Maria Soriano
File #: SP 2025-009 ±
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Spruce St
Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
0 180 360 540 72090
Feet
Vicinity
Map
SITE
Item: Soriano's Daycare Center
Applicant(s): Maria Soriano
File #: SP 2025-009 ±
6 3 5 6 3 6
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R-1-A, Low-Density
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Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
0 110 220 330 44055
Feet
Zoning
Map
SITE
Item: Soriano's Daycare Center
Applicant(s): Maria Soriano
File #: SP 2025-009 ±
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Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
0 110 220 330 44055
Feet
Land Use
Map
SITE
Item: Soriano's Daycare Center
Applicant(s): Maria Soriano
File #: SP 2025-009 ±
Community & Economic Development Department
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509.545.3441 / F: 509.545.3499
CITY OF PASCO
NOTICE OF COMPLETE APPLICATION
MASTER FILE #: SP2025-009
APPLICANT: Maria Soriano Prieto
611 N Cedar Ave
Pasco, WA 99301
PROPOSAL: Special Permit: Soriano’s Daycare Center
It has been determined that your application for a Special Permit is complete for processing by the City of Pasco. A
public hearing will be held at a later date for this special permit application.
Questions can be addressed to the Pasco Community & Economic Development Department at (509) 544-4146 or
to barragani@pasco-wa.gov referencing the file # above.
Date Issued: 05/22/2025 Signature: Ivan Barragan_______________________
Title: Planner II
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:
IPL0245806
Order Status:
Submitted
Classi cation:
Legals & Public Notices
Package:
TRI - Legal Ads
Site:
tricity
Final Cost:
$490.62
Referral Code:
NOPH 6-22
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
June 18, 2025 7:33:28 PM EDT
Amount:
$490.62
SCHEDULE FOR AD NUMBER IPL02458060
June 22, 2025
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384695
t
RESOLUTION NO. 1202
A RESOLUTION establishing a Proposed Zoning Regulation.
WHEREAS, the City of Pasco expects a certain area of presently
unincorporated land to annex to the City of Pasco in the future; and
WHEREAS, R.C.W. 35A.14.330 and 35A.14.340 provide for preparation
of a Proposed Zoning Regulation for any area reasonably expected to be
annexed to the City of Pasco; and
WHEREAS, the City of Pasco Planning Commission conducted a public
hearing on August 17, 1978, due notice of which was given, and
recommended that the City Council establish a Proposed Zoning Regulation;
and
WHEREAS, the City Council of the City of Pasco conducted a public
hearing on September 18, 1978, due notice of which was given, to consider
the recommendation of the Planning Commission; and
WHEREAS, the City Council desires to establish a Proposed Zoning
Regulation to become effective.upon annexation of any part of the
expected annexation area; NOW, THEREFORE,
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PASCO:'
That the proposed zoning classifications depicted in the map
attached hereto and identified as Exhibit "1" be and is hereby proclaimed
to be the Proposed Zoning Regulation for the area so depicted in the
map attached hereto and identified as Exhibit "1" and, further, that
such zone classifications shall be assigned simultaneous to annexation
of any part of the area depicted in Exhibit "1" attached hereto.
PASSED by the Council of the City of Pasco this 18 day of
September 1978.
A 4 T
h/% Chet Bailie, Mayor
vel W(-SLls, Deputy City
APPROVED AS TO FORM:
Patrick T. Roach, Acting City Attorney M
Columbia East Annexation Area (78-12-Al_:41
e --i
DEC, ! %%
F 0FF!C AL PECORDS
t,GE o1-1rZEOUE' i OF
SEP Z5 iU" 33 AM 78
D011011i't lk"4NI<L xU li0
FK LIN COUNTY, WAS .
DEPUTY4T0:
3 X azy G
384695
l I
I 384695
1
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HOI j SON
DIT C=) oN
EXHIBIT "1"
RESOLUTION NO.
Proposed Zoning Regulation
I
384695
38'7283
ORDINANCE NO. 2016
A14 ORDINANCE relating to annexation and annexing a tract of land to
the city of Pasco.
WHEREAS, a -valid petition has been filed seeking annexation of
a tract of land, hereinafter described, to the city of Pasco; and
WHEREAS, proper notice of hearing on said petition has been
given in the form and manner required by law; and
WHEREAS, a hearing on the petition was conducted on January 2,
1979; NOW, THEREFORE,
THE CITY COUNCIL OF THE CITY OF PASCO DOES ORDAIN AS FOLLOWS:
Section 1. That the following described tract of land, situated
in Franklin County, Washington, to -wit:
That portion of Sections 21,_22, 23 and 27, Township 9 North,
Range 30 East, W.M., Franklin County, Washington, described as
follows: Beginning at the northwest corner of Section 21,
Township 9 North, Range 30 East, that point being the true
point of beginning; thence easterly along the north line of
said Section 21 to Section 22, thence easterly along north
line of Section 22 to east right-of-way line of city refuse
road, thence southerly along said east right-of-way line of
said road to its intersection with.the north right-of-way
line of State Highway 395, thence southeasterly along the north
right-of-way line of said State Highway to its intersection
with the east line of the southwest quarter of Section 27;
thence south along said east line to the south right-of-way
line of said Highway 395; thence northwesterly along said
right-of-way line to its intersection with the west line of
the southeast quarter of Section 28; thencelnorth to the center
line of Lewis Street; thence east along said centerline of
street to the east line of the southwest quarter of the
northeast quarter of Section 28; thence north along said east
line to the northeast corner of the southwest quarter of the
northeast quarter of Section 28; thence west along the north
line of the southwest quarter of the northeast -quarter of
Section 28 to the northwest corner of the southwest quarter
of the northeast quarter of Section 28; thence north along
said section line to the intersection of the southerly right-of-
way line of Highway 395; thence northwesterly along said right-
of-way line to its intersection with the west line of Section
21; thence north along said west line to the true point of
beginning,
be and the same is hereby annexed to the city of Pasco and is hereby
declared to be within the corporate limits of the city of Pasco.
8'7283
00
oma.
00
t
2-
38'7283
Section 2. That the comprehensive plan of the city of Pasco, as
amended under Ordinance 1988, be and the same is hereby adopted for
the above-described tract of land.
Section 3. That the zone classification identified in and
established by city of Pasco,Resolution No. 1202, a copy of which is
attached hereto and by this--reference'incorporated Herein for said
tract of land be and the same are hereby assigned.
Section 4. That said tract of land shall not assume any
indebtedness of the city of Pasco.
Section 5. That the above described tract of land shall be
in voting district number one.
Section 6. That a certified copy of this ordinance be and the
same shall be filed with the Franklin County Commissioners and the
Franklin County Auditor.
Section 7. This ordinance shall be in full.force and effect
after its passage and publication as required by law.
PASSED by the City Council of the City of Pasco this
2
day
of January , 1979.
r
Chet Bailie, -Mayor
AT
velyn Wells, Deputy City Clerk
AP OVED AS TO FO
c
Den is J. De elice, City Attorney
3pb5") IN Vol
rR c _..._.., ECf E: r ti
JANL -d - 0q _ 16 '79 ?gr_
G{}iGTHY 'i U t`4'ri. cJt{E°i 0
IN C LINTY, WASh.
DEPUTY
M L T0:
fox
COLUMBIA EAST ANNEXATION 78-12-A) C. -A
1
38'7283
T,
l
2-
38'7283
Section 2. That the comprehensive plan of the city of Pasco, as
amended under Ordinance 1988, be and the same is hereby adopted for
the above-described tract of land.
Section 3. That the zone classification identified in and
established by city of Pasco,Resolution No. 1202, a copy of which is
attached hereto and by this--reference'incorporated Herein for said
tract of land be and the same are hereby assigned.
Section 4. That said tract of land shall not assume any
indebtedness of the city of Pasco.
Section 5. That the above described tract of land shall be
in voting district number one.
Section 6. That a certified copy of this ordinance be and the
same shall be filed with the Franklin County Commissioners and the
Franklin County Auditor.
Section 7. This ordinance shall be in full.force and effect
after its passage and publication as required by law.
PASSED by the City Council of the City of Pasco this
2
day
of January , 1979.
r
Chet Bailie, -Mayor
AT
velyn Wells, Deputy City Clerk
AP OVED AS TO FO
c
Den is J. De elice, City Attorney
3pb5") IN Vol
rR c _..._.., ECf E: r ti
JANL -d - 0q _ 16 '79 ?gr_
G{}iGTHY 'i U t`4'ri. cJt{E°i 0
IN C LINTY, WASh.
DEPUTY
M L T0:
fox
COLUMBIA EAST ANNEXATION 78-12-A) C. -A
1
38'7283
RESOLUTION NO.. 1202
A RESOLUTION establishing a Proposed Zoning Regulation.
WHEREAS, the City of Pasco expects a certain area of presently
unincorporated land to annex to the City of Pasco in the future; and
WHEREAS, R.C.W. 35A.14.330 and 35A.14.340 provide for preparation
of a Proposed Zoning Regulation for any area reasonably expected to be
annexed to the City of Pasco; and
WHEREAS, the City of Pasco Planning.Commission conducted a public
hearing on August 17, 1978, due notice of which was given, and
recommended that the City Council establish a Proposed Zoning Regulation;
and
WHEREAS, the City Council of the City of Pasco conducted a public
hearing on September 18, 1978, due notice of which was given, to consider
the recommendation of the Planning Commission;- and
WHEREAS, the City Council desires to establish a Proposed Zoning
Regulation to become effective upon annexation of any part of the
expected annexation area; NOW, THEREFORE,
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PASCO:
That the proposed zoning classifications depicted in the map
attached hereto 'and identified as Exhibit "1" be and is hereby proclaimed
to be the Proposed Zoning Regulation for the area so depicted in the
map attached hereto and identified as Exhibit "1" and, further, that
such zone classifications shall be assigned simultaneous to annexation
of any part of the area depicted in Exhibit "1" attached hereto.
PASSED by the Council of the City of Pasco this18 day of
September 1978.
M-004=16
ve yn Wdils, Deputy City Cier
6_vl-
r'C%'
Chet Bailie, Mayor
APPROVED AS TO FORM:
Patrick T. Roach, Acting City Attorney
O
CM
Cn.
L?
0..
0.
0
Columbia East Annexation Area (78-12-A)
387283
I
yi
L)U-fp
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R%'s
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n
IF %,,
f
Felice, Mayor
ORDINANCE N031 J51
AN ORDINANCE relating to zoning and changing the classification of certain real
property within the City of Pasco from RMH-2 (Mobile Home Park)
and C-1 (Retail Business) to RMH-1 (Residential Factory Assemble
Structure)
THE CITY COUNCIL OF THE CITY OF PASCO DO ORDAIN AS
FOLLOWS:
Section 1. That the zone classification of the following described real property
situated in Pasco, Franklin County, Washington to-wit
The northwest quarter of the northeast quarter of Section 28, Township 9
North, Range 29 East W M and all Blocks 3 and 4, Avery's Addition
including all vacated streets abutting said blocks
as depicted in the map attached hereto and identified as Exhibit "1", be and the same is
hereby changed from RMH-2 (Mobile Home Park) and C-1 (Retail Business) to RMH-1
Residential Factory Assemble Structure)
Section 2. That any and all zoning maps be and are hereby amended to conform to
the aforesaid zone change
Section 3. This ordinance shall be in full force and effect after passage and
publication as required by law
PASSED by the City Council of the City of Pasco, this of (2hjahe--r ,
1995
A'11EST
Catherine Seaman, Deputy City Clerk
TO FORM
Leland B Kerr, Intenum City Attorney
NTS air cg. 3k ILA
N
Vicinity Map
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Rezone Location
MR011111111 1'11111111i 111111 1 '
CIF'V OF
PASCO FINANCE DEPARTMENT (509)545-3401 / Scan 726 -3401 / Fax (509)545-3403
P 0 BOX 293, 525 NORTH 3RD AVENUE, PASCO, WASHINGTON 99301
1111111111 111111111111111111 1111111111
October 4, 1995
Tn-City Herald
P0 Box 2608
Pasco, Wa 99302
Dear Kathy
Please publish the attached Ordinance(s) Nos 3112 through 3114 on the
following date
October 8, 1995
Please send two (2) Affidavits of Publication for each
Thank you,
2.)ca t <&I
Catherme D Seaman,
Deputy City Clerk
545-3402
cds
No attachments or maps included
COUNTY OF BENTON
SS
STATE OF WASHINGTON
SERA,- El WALL , being duly sworn,
deposes and says, I am the Legal Clerk of the Tri-City Herald, a
daily newspaper That said newspaper is a legal newspaper and
has been approved as a legal newspaper by order of the superior
court in the county in which it is published and it is now and has
been for more than six months prior to the date of the publication
hereinafter referred to, published countinually as a daily newspa-
per in Benton County, Washington That the attached is a true
copy of a ft i #rr. I 1 4AN as it
was printed in the regular and entire issue of the Tr-City Herald
itself and not in a supplement thereof, I time(s),
commencing on _i_aisw , and ending on
1 0/on/ -4, , and that said newspaper was regulary
distributed to its subscribers during all of this period
SUBSCRIBED AND SWORN BEFORE ME THIS
DAY OF
eq,
TO" P 0 BOX 2608
P SCO WASHINGTON 99302 2608
PHONE (509) 582 1500
I
LEG YE TAM@
INVOICE
DATE 107 ( )0/
ACCOUNT NO 5"550
DESCRIPTION 4I 127 -ORD 4:1 I 4A N
TIMES 0 01 INCHES 14
LEGAL NO 4:1 r:;27
SOLD TO
PASCO CITY OF LECALS
F FOX 297
F ASC 0 WA 7437. 01 TOTAA, 45' „
CtIOTI10E This Is an invoice for legal advertising space Please pay from this invoice as no statement will be rendered
Please detach at perforation and return with payment
AFF0 ANT CF pull4_
1 ORDINANCE ;10 3114
I AN Or`lINANC Ix relating
to zontn and chging the
Classification of certain real
Property within the City of
Pasco from RMH 2 (Mobile
Home Park) and C-1 (Re
tail Business) to RMH
Residential Factory
semble Structure)
THE CITY COUNCIL OF
THE CITY OF PASCO DO
ORDAIN AS FOLLOWS
Section 1 That the 'Zone
classification of the follow
mg described real property
situated in Pasco Franklin
County Washington to wit
The northwest quarter of
the northeast quarter of
Section 28 Township 9
North Range 29 East W M
and all Blocks 3 and 4
Avery s Addition including
all vacated streets abutting
said blocks
as depicted in the map at
tached hereto and identi-
fied as Exhibit 1 be and
the same is hereby
changed from RMH-2 (Mo
bile Home Park) and C 1
Retail Business) to RMH 1
Residential Factory As-
semble Structure)
Section 2 That any and al lzoningmapsbeandare
hereby amended to con
form to the aforesaid zone
Change
Section 3 This ordinance
shall be in full force and
effect after passage and
I law ; publication as required by
PASSED by the City Coun-
cil of the City of Pasco this
2 of October 1995
s- Joyce DeFelice MayorAttest
s- Catherine D' Seaman
Deputy City Clerk
Approved As to Form
s- Leland S Kerr
Interim City Attorney
1527 10/8/95
MEM
OCT 1 8 1995
MANCE DEPT
r
Notary public in and for the State of Wash-
ington, residing at l 1-1\lhlr IAI T r I IAIA
COMMISSION EXPIRES 0 /
TRANSACT ION REPORT >
10-04-1995(WED) 08 21
C -T- F2 A NJ SI-1 I 1- 3
NO DATE TIME DESTINATION STATION PG DURATION MODE RESULT
8308 10-04 08 19 15095821453 5 0 0 02 05 NORM E OK
5 0° 02 OS
1
1
I
CERTIFICATION OF ENROLLMENT
ENGROSSED SUBSTITUTE SENATE BILL 5184
Chapter 204, Laws of 2025
69th Legislature
2025 Regular Session
MINIMUM PARKING REQUIREMENTS
EFFECTIVE DATE: July 27, 2025
Passed by the Senate April 17, 2025
Yeas 36 Nays 13
JOHN LOVICK
President of the Senate
Passed by the House April 11, 2025
Yeas 64 Nays 31
LAURIE JINKINS
Speaker of the House of
Representatives
CERTIFICATE
I, Sarah Bannister, Secretary of
the Senate of the State of
Washington, do hereby certify that
the attached is ENGROSSED
SUBSTITUTE SENATE BILL 5184 as
passed by the Senate and the House
of Representatives on the dates
hereon set forth.
SARAH BANNISTER
Secretary
Approved May 7, 2025 1:22 PM FILED
May 12, 2025
BOB FERGUSON
Governor of the State of Washington
Secretary of State
State of Washington
AN ACT Relating to minimum parking requirements; adding a new 1
section to chapter 35.21 RCW; adding a new section to chapter 35A.21 2
RCW; adding a new section to chapter 36.01 RCW; adding a new section 3
to chapter 19.27 RCW; creating new sections; and repealing RCW 4
36.70A.620.5
BE IT ENACTED BY THE LEGISLATURE OF THE STATE OF WASHINGTON:6
NEW SECTION. Sec. 1. The legislature finds that predetermined 7
on-site parking requirements needlessly drive up the cost of 8
development, particularly housing; discourage walking and multimodal 9
transit usage; and encourage excessive reliance of automobiles with 10
attendant impacts on human health and greenhouse gas emissions. The 11
legislature further finds that the amount of parking that a project 12
actually needs should be determined on a case-by-case basis by permit 13
applicants sensitive to actual market conditions rather than a one-14
size-fits-all regulation.15
NEW SECTION. Sec. 2. A new section is added to chapter 35.21 16
RCW to read as follows:17
(1) A city may not require more than 0.5 parking space per 18
multifamily dwelling unit or more than one parking space per single-19
family home.20
ENGROSSED SUBSTITUTE SENATE BILL 5184
AS AMENDED BY THE HOUSE
Passed Legislature - 2025 Regular Session
State of Washington 69th Legislature 2025 Regular Session
By Senate Housing (originally sponsored by Senators Bateman, Trudeau,
Frame, Krishnadasan, Liias, Nobles, Pedersen, Salomon, Shewmake, and
Stanford)
READ FIRST TIME 02/07/25.
p. 1 ESSB 5184.SL
(2) A city may not require more than two parking spaces per 1,000 1
square feet of commercial space.2
(3) A city may not require any minimum parking requirements for:3
(a) Residences under 1,200 square feet;4
(b) Commercial spaces under 3,000 square feet;5
(c) Affordable housing;6
(d) Senior housing;7
(e) Child care centers as defined in RCW 43.216.010 that are 8
licensed or certified by the department of children, youth, and 9
families;10
(f) Ground level nonresidential spaces in mixed-use buildings; 11
and12
(g) A building undergoing a change of use from a nonresidential 13
to a residential use or a change of use for a commercial use.14
(4) For purposes of this section:15
(a) "Affordable housing" has the same meaning as in RCW 16
36.70A.030.17
(b) "Commercial use" means use for nonresidential business 18
purposes, including retail, office, wholesale, general merchandise, 19
and food services.20
(5) This section does not apply to requirements for parking 21
spaces permanently marked for the exclusive use of individuals with 22
disabilities in compliance with the Americans with disabilities act.23
(6) The provisions of this section do not apply:24
(a) To cities with a population of 30,000 or less, as determined 25
by the population estimate of the office of financial management 26
under RCW 43.62.030;27
(b) If a city submits to the department of commerce an empirical 28
study prepared by a credentialed transportation or land use planning 29
expert that clearly demonstrates, and the department finds and 30
certifies, that the application of the parking limitations of this 31
section will be significantly less safe for vehicle drivers or 32
passengers, pedestrians, or bicyclists than the city's current 33
parking requirements; or34
(c) To portions of cities within a one-mile radius of a 35
commercial airport in Washington with at least 9,000,000 annual 36
enplanements.37
(7) Cities may require parking in excess of the limitations in 38
this section for religious organizations and parking requirements for 39
carpools.40
p. 2 ESSB 5184.SL
(8) Cities are not prohibited from requiring temporary or time-1
restricted parking. Cities are encouraged to consider the adequacy of 2
drop-off space, waiting space, and accessibility in the design review 3
process when considering the limitations on parking requirements.4
(9) Cities that have adopted substantially similar policies to 5
the requirements established in this section may apply to the 6
department of commerce for a determination of compliance with the 7
requirements of this section. In determining what is substantially 8
similar, the department of commerce shall consider whether:9
(a) The city's parking requirements as of July 2025 have the same 10
or lower parking minimums than the requirements of this section;11
(b) The city's parking requirements are equal to the average 12
number of parking stalls required per residential unit and the 13
average number of parking stalls required per 1,000 square feet of 14
commercial space; and15
(c) The city's parking requirements for affordable housing, 16
senior housing, housing for people with disabilities, and child care 17
facilities are equivalent to the requirements of this section.18
(10) Cities may submit a request for a variance from the 19
requirements of this section to the department of commerce if 20
compliance with the requirements of this section would be hazardous 21
to the life, health, and safety of residents as confirmed by a 22
building official or fire marshal, or their designees. A request for 23
a variance may include requests to require additional parking spaces 24
permanently marked for the exclusive use of individuals with 25
disabilities beyond those required for compliance with the Americans 26
with disabilities act based on the planned or likely population, 27
location, or safety of a building, using objective standards.28
(11) Cities with a population between 30,000 and 50,000 shall 29
implement the requirements of this section within three years of the 30
effective date of this act. Cities with a population of 50,000 or 31
greater shall implement the requirements of this act within 18 months 32
of the effective date of this act.33
NEW SECTION. Sec. 3. A new section is added to chapter 35A.21 34
RCW to read as follows:35
(1) A code city may not require more than 0.5 parking space per 36
multifamily dwelling unit or more than one parking space per single-37
family home.38
p. 3 ESSB 5184.SL
(2) A code city may not require more than two parking spaces per 1
1,000 square feet of commercial space.2
(3) A code city may not require any minimum parking requirements 3
for:4
(a) Residences under 1,200 square feet;5
(b) Commercial spaces under 3,000 square feet;6
(c) Affordable housing;7
(d) Senior housing;8
(e) Child care centers as defined in RCW 43.216.010 that are 9
licensed or certified by the department of children, youth, and 10
families;11
(f) Ground level nonresidential spaces in mixed-use buildings; 12
and13
(g) A building undergoing a change of use from a nonresidential 14
to a residential use or a change of use for a commercial use.15
(4) For purposes of this section:16
(a) "Affordable housing" has the same meaning as in RCW 17
36.70A.030.18
(b) "Commercial use" means use for nonresidential business 19
purposes, including retail, office, wholesale, general merchandise, 20
and food services.21
(5) This section does not apply to requirements for parking 22
spaces permanently marked for the exclusive use of individuals with 23
disabilities in compliance with the Americans with disabilities act.24
(6) The provisions of this section do not apply:25
(a) To code cities with a population of 30,000 or less, as 26
determined by the population estimate of the office of financial 27
management under RCW 43.62.030;28
(b) If a code city submits to the department of commerce an 29
empirical study prepared by a credentialed transportation or land use 30
planning expert that clearly demonstrates, and the department finds 31
and certifies, that the application of the parking limitations of 32
this section will be significantly less safe for vehicle drivers or 33
passengers, pedestrians, or bicyclists than the code city's current 34
parking requirements; or35
(c) To portions of code cities within a one-mile radius of a 36
commercial airport in Washington with at least 9,000,000 annual 37
enplanements.38
p. 4 ESSB 5184.SL
(7) Code cities may require parking in excess of the limitations 1
in this section for religious organizations and parking requirements 2
for carpools.3
(8) Code cities are not prohibited from requiring temporary or 4
time-restricted parking. Code cities are encouraged to consider the 5
adequacy of drop-off space, waiting space, and accessibility in the 6
design review process when considering the limitations on parking 7
requirements.8
(9) Code cities that have adopted substantially similar policies 9
to the requirements established in this section may apply to the 10
department of commerce for a determination of compliance with the 11
requirements of this section. In determining what is substantially 12
similar, the department of commerce shall consider whether:13
(a) The code city's parking requirements as of July 2025 have the 14
same or lower parking minimums than the requirements of this section;15
(b) The code city's parking requirements are equal to the average 16
number of parking stalls required per residential unit and the 17
average number of parking stalls required per 1,000 square feet of 18
commercial space; and19
(c) The code city's parking requirements for affordable housing, 20
senior housing, housing for people with disabilities, and child care 21
facilities are equivalent to the requirements of this section.22
(10) Code cities may submit a request for a variance from the 23
requirements of this section to the department of commerce if 24
compliance with the requirements of this section would be hazardous 25
to the life, health, and safety of residents as confirmed by a 26
building official or fire marshal, or their designees. A request for 27
a variance may include requests to require additional parking spaces 28
permanently marked for the exclusive use of individuals with 29
disabilities beyond those required for compliance with the Americans 30
with disabilities act based on the planned or likely population, 31
location, or safety of a building, using objective standards.32
(11) Code cities with a population between 30,000 and 50,000 33
shall implement the requirements of this section within three years 34
of the effective date of this act. Code cities with a population of 35
50,000 or greater shall implement the requirements of this act within 36
18 months of the effective date of this act.37
NEW SECTION. Sec. 4. A new section is added to chapter 36.01 38
RCW to read as follows:39
p. 5 ESSB 5184.SL
(1) A county may not require more than 0.5 parking space per 1
multifamily dwelling unit or more than one parking space per single-2
family home.3
(2) A county may not require more than two parking spaces per 4
1,000 square feet of commercial space.5
(3) A county may not require any minimum parking requirements 6
for:7
(a) Residences under 1,200 square feet;8
(b) Commercial spaces under 3,000 square feet;9
(c) Affordable housing;10
(d) Senior housing;11
(e) Child care centers as defined in RCW 43.216.010 that are 12
licensed or certified by the department of children, youth, and 13
families;14
(f) Ground level nonresidential spaces in mixed-use buildings; 15
and16
(g) A building undergoing a change of use from a nonresidential 17
to a residential use or a change of use for a commercial use.18
(4) For purposes of this section:19
(a) "Affordable housing" has the same meaning as in RCW 20
36.70A.030.21
(b) "Commercial use" means use for nonresidential business 22
purposes, including retail, office, wholesale, general merchandise, 23
and food services.24
(5) This section does not apply to requirements for parking 25
spaces permanently marked for the exclusive use of individuals with 26
disabilities in compliance with the Americans with disabilities act.27
(6) The provisions of this section do not apply:28
(a) If a county submits to the department of commerce an 29
empirical study prepared by a credentialed transportation or land use 30
planning expert that clearly demonstrates, and the department finds 31
and certifies, that the application of the parking limitations of 32
this section will be significantly less safe for vehicle drivers or 33
passengers, pedestrians, or bicyclists than the county's current 34
parking requirements; or35
(b) To portions of counties within a one-mile radius of a 36
commercial airport in Washington with at least 9,000,000 annual 37
enplanements.38
p. 6 ESSB 5184.SL
(7) A county may require off-street parking if the county's roads 1
are not developed to the standards for streets and roads adopted by 2
the cities within that county.3
(8) Counties may require parking in excess of the limitations in 4
this section for religious organizations and parking requirements for 5
carpools.6
(9) Counties are not prohibited from requiring temporary or time-7
restricted parking. Counties are encouraged to consider the adequacy 8
of drop-off space, waiting space, and accessibility in the design 9
review process when considering the limitations on parking 10
requirements.11
(10) A county may submit a request for a variance from the 12
requirements of this section to require additional parking spaces 13
permanently marked for the exclusive use of individuals with 14
disabilities beyond those required for compliance with the Americans 15
with disabilities act based on the planned or likely population, 16
location, or safety of a building, using objective standards.17
(11) Counties that have adopted substantially similar policies to 18
the requirements established in this section may apply to the 19
department of commerce for a determination of compliance with the 20
requirements of this section. In determining what is substantially 21
similar, the department of commerce shall consider whether:22
(a) The county's parking requirements as of July 2025 have the 23
same or lower parking minimums than the requirements of this section;24
(b) The county's parking requirements are equal to the average 25
number of parking stalls required per residential unit and the 26
average number of parking stalls required per 1,000 square feet of 27
commercial space; and28
(c) The county's parking requirements for affordable housing, 29
senior housing, housing for people with disabilities, and child care 30
facilities are equivalent to the requirements of this section.31
(12) Counties with a population between 30,000 and 50,000 shall 32
implement the requirements of this section within three years of the 33
effective date of this act. Counties with a population of 50,000 or 34
greater shall implement the requirements of this act within 18 months 35
of the effective date of this act.36
NEW SECTION. Sec. 5. A new section is added to chapter 19.27 37
RCW to read as follows:38
p. 7 ESSB 5184.SL
The state building code council shall research and, if necessary, 1
adopt by rule updated accessible parking space requirements in the 2
state building code promulgated under this chapter to align with 3
current research on disability rates among drivers.4
NEW SECTION. Sec. 6. RCW 36.70A.620 (Cities planning under RCW 5
36.70A.040—Minimum residential parking requirements) and 2020 c 173 s 6
3 & 2019 c 348 s 5 are each repealed.7
NEW SECTION. Sec. 7. This act may be known and cited as the 8
parking reform and modernization act.9
Passed by the Senate April 17, 2025.
Passed by the House April 11, 2025.
Approved by the Governor May 7, 2025.
Filed in Office of Secretary of State May 12, 2025.
--- END ---
p. 8 ESSB 5184.SL
REPORT TO HEARING EXAMINER
PUBLIC HEARING
City Hall – 525 North Third Avenue – Council Chambers
July 9, 2025, 6:00 PM
1
MASTER FILE #: ZD2025-001/Desert Bloom LLC
APPLICANTS: Desert Bloom LLC
C/o Cody Fielding
6119 Burden Blvd, Suite C
Pasco, WA 99301
REQUEST: Zoning Determination: Recommendation of R-4 zoning to
City Council for Desert Bloom LLC portion of Annexation
(ANX2025-001).
TIMELINE
May 19, 2025 Resolution to set a date to consider the notice of intent to
commence annexation.
June 2, 2025 Resolution to accept the notice of intent to commence annexation
proceedings, providing a determination on the boundary to be
annexed which includes a portion of the right-of-way of Burns
Road, whether simultaneous zoning and the assumption of bonded
indebtedness will be required.
June 27, 2025 Public Hearing Staff Report Published
BACKGROUND
1. PROPERTY DESCRIPTION:
Legal: SHORT PLAT 2022-32 LOT 1
Parcel: 126160173
General Location: The subject area is located south of Burns Road and east of Shoreline
Road in Section 12, Township 9N, Range 28 E.W.M.
Property Size: 18.6 acres.
2. ACCESS: The site will have access from Burns Road.
2
3. UTILITIES: Municipal water is available in Burns Road and Sandifur Parkway and sewer is
available in Sandifur Parkway.
4. LAND USE AND ZONING: The site is currently zoned R-T in Franklin County, and the
applicant is requesting R-4 (High Density Residential District) in the City of Pasco (City)
upon annexation. A portion of the site is currently used for agricultural purposes.
Surrounding properties are zoned and developed as follows:
North: RS-20 Franklin County Suburban Zone/Single Family Dwelling
Units
East: R-1 Low Density Residential/Single Family Dwelling Units
South: R-T Franklin County Residential Transition/Agricultural
West: RS-20 Franklin County Suburban Zone/Agricultural
5. COMPREHENSIVE PLAN: The City’s Comprehensive Plan designates the site as
Medium Density Residential, which allows for a variety of housing types at a density
of 6 to 20 dwelling units per acre, as outlined in Pasco Municipal Code (PMC) Table
25.215.015. This designation may correspond with the R-2, R-3, R-4, or RP zoning
classifications. However, because the site is located within the Broadmoor Overlay
District, zoning options are limited to R-2, R-3, and R-4, and the maximum allowable
density is increased to 29 dwelling units per acre, per PMC 25.97.055(1)(b). As stated
in PMC 25.97.030, the provisions of the Broadmoor Overlay District apply in addition
to the underlying zoning regulations and shall take precedence in the event of any
conflict.
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
urban growth area in a city or county planning under RCW 36.70A.040; (ii) The proposed
annexation and zoning determination 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 July 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
3
of developing the property into a desirable residential neighborhood.
It is worth noting that ownership of the subject property transferred from Horrigan Farms, Inc.
to Desert Bloom, LLC on the same day the City Council set the date to consider the notice of
intent to commence annexation. This change in ownership has impacted the titling of associated
documents.
Adjacent Zoning, Comprehensive Plan Designation, and Annexation History
North: Adjacent properties to the north remain unannexed but are within the Urban Growth Area
(UGA) and designated as Low Density Residential in the City’s Comprehensive Plan. These parcels
are primarily developed with single-family homes on half-acre lots.
East: Properties to the east were annexed in 1998 via Ordinance No. 3305 and have since been
developed with single-family residential housing. These areas are also designated Low Density
Residential in the Comprehensive Plan.
South: Parcel 126160174, located directly south, remains unannexed and is currently in
agricultural use. Further south, however, are annexed properties developed with a concrete
batch plant. The Comprehensive Plan designates these southern properties as Mixed
Residential/Commercial and Medium Density Residential.
West: Parcel 126160129, located immediately west, is being annexed in conjunction with the
subject property. A zoning designation of R-3 (Medium Density Residential) is being requested
for this parcel, consistent with its Medium Density Residential land use designation. It is currently
used for agriculture. Farther west, additional properties remain unannexed and are designated
Mixed Residential/Commercial in the Comprehensive Plan. These properties support a mix of
agricultural and single-family residential uses. Additionally, a parcel southwest of the proposed
annexation area is designated for Open Space/Parks.
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. 4606 on June 2, 2025.
3) Pursuant to PMC 25.220.020(b), Public notice for this hearing was published in the Tri-
City Herald on June 22 and July 2, 2025, in compliance with this requirement.
4) Pursuant to PMC 25.220.020(c), public notice was mailed on June 19, 2025, to
property owners in the annexation area, Franklin County and all property owners
within 300 feet of the proposed annexation area.
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
4
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-4 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-4 zoning for the site, which is
consistent with the Medium-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. This portion of the annexed
area will be served by City utility services, which are planned to be extended through a future
utility easement to be established during subsequent development. This will enable a feasible
connection to municipal water and sewer infrastructure. Burns Road, which currently fronts the
annexed area, is already largely improved with a paved roadway.
In addition, the Broadmoor Master Plan envisions a future north-south collector road, known as
Kohler Road. This planned 80-foot-wide corridor will feature sidewalks, a two-way bike path,
landscaped buffers, a center median, and other pedestrian-friendly improvements—supporting
multimodal transportation and enhancing long-term connectivity throughout the area.
(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 surrounding
residential 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-4 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.
(d) Conditions should be imposed in order to mitigate any significant adverse impacts from the
proposal;
5
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-4 (High Density Residential) zoning to Parcel No.
126160173, owned by Desert Bloom LLC, which comprises approximately 18.6 acres and is a
portion of the proposed annexation area. The parcel is legally described as SHORT PLAT 2022-32,
LOT 1, as recorded in the records of Franklin County, Washington.
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COLUMBIA
RIVER
COLUMBIA
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Whiskey River Rd
Al
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Buckingham Dr
Norfolk Dr
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Sandifur Pkwy
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Qui
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Whiskey
River Rd
Talon C
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A rrow
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Va
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H
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R
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Woodsman
Dr
La
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Fletcher
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Willettas Pl
Road
112
BristolDr
Ladd Ct
Vincenzo Dr
S c e n i c
V i e w C t
B
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Ramsey Dr
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Recurve
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Ro
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1
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8
Blackhawk Ct
Eagle
Reach Ct
Blackfoot Dr
P h easant
Run Rd
NockingPoint R d
St
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Av
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Br
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Bl
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105
Willow Creek Dr
Clark
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L
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E a gl e C r e st Dr
Flathead
Ave
Rock
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C l a r k Fork Rd
Ro
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1
1
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Dunsmuir Dr
Nottingham Dr
Norfolk Dr
Clark
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Nottingham D r
Scenic
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Hunter Rd
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Dunsmuir Dr
B
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Buckingham Dr
Ro
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1
0
8
Quail Run Rd
Easton Dr
W hetstone Dr
Jayleen Way
Danube Dr
Kokanee Dr
Coho Dr
Chinook Dr
182
182HAR
R
I
S
RDSource: Esri, Maxar, Earthstar Geographics, and the GIS User Community
0 1,000 2,000 3,000 4,000500
Feet
Overview
Map
SITE
Item: Zoning Determination - Desert Bloom, LLC R-4
Applicant(s): Cody Fielding
File #: ZD 2025-001/ANX 2025-001 ±
B l a c k f o o t D r
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COLUMBIA
RIVER
COLUMBIA
RIVER
Ric
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Rd
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Norfolk Dr
Al
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St
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Whiskey
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T a l o n Ct
Va
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Fletcher Rd
Willettas Pl
Bristol Dr
Buckingham Dr
Vincenzo Dr
Ry
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Nottingham Dr
Rock Creek Dr
Ramsey Dr
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Rd
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Blackfoot Dr
La
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R
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Clark Fork Rd
Flathead
Ave
Rock Creek Dr
C l ark Fork Rd
Ro
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1
1
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Norfolk Dr
Clark Fork Rd
Nottingham Dr
Hunter Rd
Mathews
Rd
Blackfoot Dr
Dunsmuir Dr
Bitte r r o o t A v e
Buckingham Dr
W h etstone Dr
Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
0 610 1,200 1,800 2,400310
Feet
Vicinity
Map
SITE
Item: Desert Bloom LLC R-4
Applicant(s): Desert Bloom LLC c/o Cody Fielding
File #: ZD 2025-001/ANX 2025-001 ±
K
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R o c k C r e e k D r
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R-T, Residential
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COLUMBIA
RIVER
COLUMBIA
RIVER
Whiskey River Rd
La
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R
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Sandifur Pkwy
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Qui
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River Rd
T a l o n C t
Arrow S h elf Dr
Va
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H
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R
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Fletcher Rd
Willettas Pl
R oad112
Bristol Dr
Ladd Ct
Vincenzo Dr
Eagle Crest Dr
Beman Rd
Ry
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R
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Elv
y
W
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Gallatin
Rd
S
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Ramsey Dr
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Recurve
Rd
Blackhawk Ct
Blackfoot Dr
Nocking Point R d
Clark Fork Rd
FlatheadAve
Rock Creek Dr
C l ark Fork Rd
Ro
a
d
1
1
5
Dunsmuir Dr
Nottingham Dr
Norfolk Dr
Clark Fork Rd
Nottingham Dr
Hunter Rd
Blackfoot Dr
Dunsmuir Dr
Bitterr o o t A v e
Buckingham Dr
W h etstone Dr
M athews Rd
Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
0 690 1,400 2,100 2,800350
Feet
Zoning
Map
SITE
Item: Zoning Determination - Desert Bloom, LLC R-4
Applicant(s): Cody Fielding
File #: ZD 2025-001/ANX 2025-001 ±
R-4, High Density
Residential
District
K
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R o c k C r e e k D r
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SFDUs
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SFDUs
SFDUs
SFDUs
SFDUs
SFDUs
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SFDUs
SFDUs
SFDUs
SFDUs
SFDUs
SFDUs
SFDUs
SFDUs
SFDUs
SFDUs
SFDUs
SFDUs SFDUs
SFDUs
SFDUs
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SFDUs
SFDUs
SFDUs
SFDUs
SFDUs
SFDUs
32 - Commercial
- Stone, Clay
& Glass
Agriculture
Agriculture
Activities
Agriculture
Agriculture
Agriculture
Undeveloped
Undeveloped
Undeveloped
Undeveloped
Undeveloped
Undeveloped
Undeveloped
Undeveloped
Undeveloped
Undeveloped
Undeveloped
Undeveloped
Undeveloped
Undeveloped
COLUMBIA
RIVER
COLUMBIA
RIVER
Whiskey River Rd
La
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R
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Al
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D
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H o y t C t
Buckingham Dr
Norfolk Dr
Wood s m a n Dr
Der
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Ric
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Ro
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1
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Ct
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1
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Helen
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R
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1
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Vincenzo Dr
St
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S
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Cam Rd
Sandifur Pkwy
SeahawkCt
Qui
v
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L
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Whiskey
River Rd
T a l o n C t
Arrow S h elf Dr
Va
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H
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l
l
e
b
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k
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R
d
Fletcher Rd
Willettas Pl
R oad112
Bristol Dr
Ladd Ct
Vincenzo Dr
Eagle Crest Dr
Beman Rd
Ry
d
e
r
Rd
Elv
y
W
a
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Gallatin
Rd
S
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d
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R
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Dr
Ko
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R
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Rock Creek Dr
Ramsey Dr
St
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l
t
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R
d
Fla
t
h
e
a
d
St
Recurve
Rd
Blackhawk Ct
Blackfoot Dr
Nocking Point R d
Clark Fork Rd
FlatheadAve
Rock Creek Dr
C l ark Fork Rd
Ro
a
d
1
1
5
Dunsmuir Dr
Nottingham Dr
Norfolk Dr
Clark Fork Rd
Nottingham Dr
Hunter Rd
Blackfoot Dr
Dunsmuir Dr
Bitterr o o t A v e
Buckingham Dr
W h etstone Dr
M athews Rd
Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
0 690 1,400 2,100 2,800350
Feet
Land Use
Map
SITE
Item: Zoning Determination - Desert Bloom, LLC R-4
Applicant(s): Cody Fielding
File #: ZD 2025-001/ANX 2025-001 ±
K
o
h
l
e
r
R
d
R o c k C r e e k D r
R
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1
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a
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C
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s
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Dr
R
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a
d
1
1
2
COLUMBIA
RIVER
COLUMBIA
RIVER
Whiskey River Rd
La
d
d
R
d
Al
d
r
i
d
g
e
D
r
H o y t C t
Buckingham Dr
Norfolk Dr
Wood s m a n Dr
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b
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C
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Ric
k
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R
d
Ric
k
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R
d
Ro
a
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1
1
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Julies
C
t
R
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a
d
1
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Helen
s
P
l
R
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a
d
1
1
9
Vincenzo
Dr
St
i
l
l
w
a
t
e
r
S
t
C a m Rd
Sandifur Pkwy
S
e
ahawkCt
Qui
v
e
r
L
n
Whiskey
River Rd
T a l o n C t
Arrow S h elf Dr
VanHollebeke
Rd
Fletcher Rd
Willettas Pl
R oad112
Bristol Dr
Ladd Ct
Vincenzo Dr
Eagle Crest Dr
Beman Rd
Ry
d
e
r
R
d
Elv
y
W
a
y
Gallatin
Rd
S
a
n
d
y
R
i
d
g
e
R
d
L
a
zy
B
Dr
Ko
h
l
e
r
R
d
Rock Creek Dr
Ramsey Dr
St
e
a
l
t
h
R
d
Fla
t
h
e
a
d
St
Recurve
Rd
Blackhawk Ct
Blackfoot Dr
Nocking Point R d
Clark Fork Rd
FlatheadAve
Rock Creek Dr
C l ark Fork Rd
Ro
a
d
1
1
5
Dunsmuir Dr
Nottingham Dr
Norfolk Dr
Clark Fork Rd
Nottingham Dr
Hunter Rd
Blackfoot Dr
Dunsmuir Dr
Bitterr o o t A v e
Buckingham Dr
W h etstone Dr
M athews Rd
Open
Space
Parks
Low Density
Residential
Mixed
Residential
Commercial
Mixed
Residential
Commercial
Mixed
Residential
Commercial
Mixed
Residential
Commercial
Open Space
Parks
Medium
Density
Residential
Medium Density
Residential
Medium Density
Residential
Low
Density
Residential
Reclamation
Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
0 690 1,400 2,100 2,800350
Feet
Comp Plan
Map
SITE
Item: Zoning Determination - Desert Bloom, LLC R-4
Applicant(s): Cody Fielding
File #: ZD 2025-001/ANX 2025-001 ±
Community & Economic Development Department
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509.545.3441 / F: 509.545.3499
CITY OF PASCO
NOTICE OF COMPLETE APPLICATION
MASTER FILE #: ZD2025-001
APPLICANT: Desert Bloom LLC
6119 Burden Blvd Suite C
Pasco, WA 99301
PROPOSAL: Parcel No. 126160173 Zoning Determination
It has been determined that your application for a zoning determination is complete for processing by the City of
Pasco. These materials will be dispersed to City departments and affected agencies for review and comment.
Questions can be addressed to the Pasco Community & Economic Development Department at (509) 544-4146 or
to barragani@pasco-wa.gov referencing the file # above.
Date Issued: 6/12/2025____________
Ivan Barragan
Planner II
Community and Economic Development
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 July 9, 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 ZD2025-001 Desert Bloom LLC: Notice is hereby given that the Pasco Hearing Examiner will hold
a public hearing to consider the establishment of zoning for unincorporated property located at Parcel
No. 126160173 in Pasco, WA. In the event said property is annexed to the City of Pasco; R-4 (High Density
Residential District) zoning is being considered. This zoning determination is a recommendation to City
Council.
Public Comment Period: Written comments must be submitted to the Community Development
Department by 5:00 p.m. on July 9, 2025, to be included in the written record. If you have questions on
the proposal, contact the Planning Division at (509) 544-4146 or via e-mail to: barragani@pasco-wa.gov
or via postal mail at PO Box 293, Pasco, WA 99301.
General Location: The site is generally located on the south of Burns Road west of Road 122, east of
Shoreline Road in Section 12, Township 9N, Range 28 East, W.M., Franklin County, WA.
Legal Description:
SHORT PLAT 2022-32 LOT 1
Approximately 18.6 acres (810,216 square feet).
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 recommendation
on the zoning determination within ten (10) working days of the public hearing.
Prepared June 18, 2025 by: Ivan Barragan, Planner II, PO Box 293 Pasco, WA 99301 (509) 544-4146
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.
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:
IPL0245806
Order Status:
Submitted
Classi cation:
Legals & Public Notices
Package:
TRI - Legal Ads
Site:
tricity
Final Cost:
$490.62
Referral Code:
NOPH 6-22
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
June 18, 2025 7:33:28 PM EDT
Amount:
$490.62
SCHEDULE FOR AD NUMBER IPL02458060
June 22, 2025
Tri-City Herald Print Publication
PREVIEW FOR AD NUMBER IPL02458060
3.22inches x 8.11inches
6/18/25, 4:34 PM Adportal Self Service Advertising Confirmation
https://placelegal.mcclatchy.com/legals/tricity/home/confirmation.html?id=231096&returnto=1/2
<< Click here to print a printer friendly version >>
6/18/25, 4:34 PM Adportal Self Service Advertising Confirmation
https://placelegal.mcclatchy.com/legals/tricity/home/confirmation.html?id=231096&returnto=2/2
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:
IPL0245809
Order Status:
Submitted
Classi cation:
Legals & Public Notices
Package:
TRI - Legal Ads
Site:
tricity
Final Cost:
$335.17
Referral Code:
NOPH Ivan Barragan
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
June 18, 2025 7:55:36 PM EDT
Amount:
$335.17
SCHEDULE FOR AD NUMBER IPL02458090
July 2, 2025
Tri-City Herald Print Publication
<< Click here to print a printer friendly version >>
PREVIEW FOR AD NUMBER IPL02458090
3.22inches x 5.51inches
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Resolution Setting Public Meeting (ANX 2025-001) - 1
RESOLUTION NO. 4601
A RESOLUTION OF THE CITY OF PASCO, WASHINGTON,
SETTING 7:00 PM JUNE 2, 2025, AS THE TIME AND DATE FOR A PUBLIC
MEETING WITH THE INITIATORS TO CONSIDER THE SG LAND
MANAGEMENT LLC AND HORRIGAN FARMS LLC NOTICE OF INTENT
TO COMMENCE ANNEXATION OF SHORT PLAT 2021-08 LOT 2 AND
SHORT PLAT 2022-32 LOT 1, PROPERTY LOCATED SOUTH OF BURNS
ROAD AND EAST OF SHORELINE ROAD IN SECTION 12, TOWNSHIP 9N,
RANGE 28 E.W.M.
WHEREAS, from time to time in response to petitions or in cases where it serves the
general interest of the City, the 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 a portion of Short Plat 2021-08 Lot 2 and Short
Plat 2022-32 Lot 1, 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 Short Plat 2021-08 Lot 2 and Short Plat 2022-32 Lot 1, 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., June 2, 2025.
Be It Further Resolved, that this Resolution shall take effect immediately.
Resolution Setting Public Meeting (ANX 2025-001) - 2
PASSED by the City Council of the City of Pasco, Washington, on this 19th day of May,
2025.
David Milne
Mayor Pro Tem
ATTEST: APPROVED AS TO FORM:
Debra Barham, CMC Kerr Ferguson Law, PLLC
City Clerk City Attorneys
EXHIBIT A
ANNEXATION LEGAL DESCRIPTION
SHORT PLAT 2021-08 LOT 2, AND ALSO
SHORT PLAT 2022-32 LOT 1.
EXHIBIT B - PAGE 1/5
EXHIBIT B - PAGE 2/5
EXHIBIT B - PAGE 3/5
EXHIBIT B - PAGE 4/5
EXHIBIT B - PAGE 5/5
Resolution – Accept & Proceed (ANX 2025-001) - 1
RESOLUTION NO. 4606
A RESOLUTION OF THE CITY OF PASCO, WASHINGTON,
ACCEPTING A NOTICE OF INTENT TO COMMENCE ANNEXATION
PROCEEDINGS FOR THE SG LAND MANAGEMENT LLC AND HORRIGAN
FARMS LLC ANNEXATION, PROVIDING A DETERMINATION ON THE
BOUNDARY TO BE ANNEXED WHICH INCLUDES A PORTION OF THE
RIGHT-OF-WAY OF BURNS ROAD, AND WHETHER SIMULTANEOUS
ZONING AND THE ASSUMPTION OF BONDED INDEBTEDNESS WILL BE
REQUIRED.
WHEREAS, the owners of property of Short Plat 2021-08 Lot 2 have filed a Notice of
Intent to Commence Annexation Proceedings to the City of Pasco; and
WHEREAS, on May 19, 2025 the City Council set a June 2, 2025, 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 assumpti on 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 with 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, THE CITY COUNCIL OF THE CITY OF PASCO,
WASHINGTON DOES RESOLVE AS FOLLOWS:
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 – Accept & Proceed (ANX 2025-001) - 2
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
2025.
Pete Serrano
Mayor
ATTEST:
Debra Barham, MMC
City Clerk City Attorneys
EXHIBIT A
ANNEXATION LEGAL DESCRIPTION
SHORT PLAT 2021-08 LOT 2, AND ALSO
SHORT PLAT 2022-32 LOT 1, AND ALSO
THE RIGHT OF WAY OF BURNS ROAD DESCRIBED AS BEGINNING AT THE
NORTHWESTERN MOST CORNER OF SHORT PLAT 2021-08 LOT 2 AND CONTINUING
N 0 10’ 15” W TO THE NORTHERN LINE OF THE RIGHT OF WAY OF BURNS ROAD,
THEN EAST FOLLOWING THE NORTHERN LINE OF THE RIGHT OF WAY OF BURNS
ROAD UNTIL IT INTERSECTS THE MUNICIPAL LIMITS OF THE CITY OF PASCO, THEN
SOUTHERLY ALONG THE MUNICIPAL LIMITS OF THE CITY OF PASCO TO THE
INTERSECTION WITH THE NORTH LINE OF SECTION 7 TOWNSHIP 9 NORTH RANGE
29 E.W.M., THEN WESTERLY ALONG THE NORTH LINE OF SECTION 7 TO THE
NORTHEAST CORNER OF THE NORTH EAST QUARTER OF SECTION 12 TOWNSHIP 9
NORTH RANGE 28 E.W.M., THEN S 89 17’ 32” W 1,968.52 FEET, THEN S 0 22’ 50” W 50
FEET, THEN S 89 17’ 32” W 677.81 FEET ALONG THE NORTH BOUNDARY OF SHORT
PLAT 2022-32 LOT 1, THEN N 0 10’ 15” W 10 FEET, THEN S 89 56’ 58” W 990.10 FEET
ALONG THE NORTH BOUNDARY OF SHORT PLAT 2021-08 LOT 2 TO THE POINT OF
BEGINNING.
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ANNEXATION
PETITION AREA
Item: Intent to Commence 2-Lot Annexation
Applicant(s): SG LAND MANAGEMENT LLC
File #: ANX 2025-001
Vicinity
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Exhibit B
REPORT TO HEARING EXAMINER
PUBLIC HEARING
City Hall – 525 North Third Avenue – Council Chambers
July 9, 2025, 6:00 PM
1
MASTER FILE #: ZD2025-002/SG Land Management, LLC
APPLICANTS: Trey Tutt
10509 E Wiser Pkwy
Kennewick, WA 99338
REQUEST: Zoning Determination: Recommendation of R-3 zoning to
City Council for SG Land Management, LLC portion of
Annexation (ANX2025-001).
TIMELINE
May 19, 2025 Resolution to set a date to consider the notice of intent to
commence annexation.
June 2, 2025 Resolution to accept the notice of intent to commence annexation
proceedings, providing a determination on the boundary to be
annexed which includes a portion of the right-of-way of Burns
Road, whether simultaneous zoning and the assumption of bonded
indebtedness will be required.
June 27, 2025 Public Hearing Staff Report Published
BACKGROUND
1. PROPERTY DESCRIPTION:
Legal: SHORT PLAT 2021-08 LOT 2
Parcel: 126160129
General Location: The subject area is located south of Burns Road and east of Shoreline
Road in Section 12, Township 9N, Range 28 E.W.M.
Property Size: 22 acres.
2. ACCESS: The site will have access from Burns Road.
3. UTILITIES: Municipal water is available in Burns Road and sewer is currently
approximately 900 feet southeast in Sandifur Parkway.
2
4. LAND USE AND ZONING: The site is currently zoned RS-20 in Franklin County, and the
applicant is requesting R-3 (Medium Density Residential District) in the City of Pasco (City)
upon annexation. The majority of the site is currently used for agricultural purposes.
Surrounding properties are zoned and developed as follows:
North: RS-20 Franklin County Suburban Zone/Single Family Dwelling
Units
East: R-T/R-1 Franklin County Residential Transition (Part of this
annexation)/Low Density Residential/Agricultural/Single
Family Dwelling Units
South: R-T Franklin County Residential Transition/Agricultural
West: RS-20 Franklin County Suburban Zone/Agricultural/Single Family
Dwelling Units
5. COMPREHENSIVE PLAN: The City’s Comprehensive Plan designates the site as
Medium Density Residential, which allows for a variety of housing types at a density
of 6 to 20 dwelling units per acre, as outlined in Pasco Municipal Code (PMC) Table
25.215.015. This designation may correspond with the R-2, R-3, R-4, or RP zoning
classifications. However, because the site is located within the Broadmoor Overlay
District, zoning options are limited to R-2, R-3, and R-4, and the maximum allowable
density is increased to 29 dwelling units per acre, per PMC 25.97.055(1)(b). As stated
in PMC 25.97.030, the provisions of the Broadmoor Overlay District apply in addition
to the underlying zoning regulations and shall take precedence in the event of any
conflict.
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
urban growth area in a city or county planning under RCW 36.70A.040; (ii) The proposed
annexation and zoning determination 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 July 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
3
of developing the property into a desirable residential neighborhood.
Adjacent Zoning, Comprehensive Plan Designation, and Annexation History
North: Adjacent properties to the north remain unannexed but are within the Urban Growth Area
(UGA) and designated as Low Density Residential in the City’s Comprehensive Plan. These parcels
are primarily developed with single-family homes on half-acre lots.
East: The neighboring property to the east is included in the proposed annexation area and
shares the same Medium Density Residential land use designation. Further east, properties were
annexed in 1998 via Ordinance No. 3305 and have since been developed with single-family
residential housing. These properties are designated as Low Density Residential in the City’s
Comprehensive Plan.
South: Parcel 126160174, located directly south, remains unannexed and is currently in
agricultural use. Further south, however, are annexed properties developed with a concrete
batch plant. The Comprehensive Plan designates these southern properties as Mixed
Residential/Commercial and Medium Density Residential.
West: Properties west remain unannexed and are designated Mixed Residential/Commercial in
the Comprehensive Plan. These properties support a mix of agricultural and single-family
residential uses. Additionally, a parcel southwest of the proposed annexation area is designated
for Open Space/Parks.
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. 4606 on June 2, 2025.
3) Pursuant to PMC 25.220.020(b), Public notice for this hearing was published in the Tri-
City Herald on June 22 and July 2, 2025, in compliance with this requirement.
4) Pursuant to PMC 25.220.020(c), public notice was mailed on June 19, 2025, to
property owners in the annexation area, Franklin County and all property owners
within 300 feet of the proposed annexation area.
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-3 zoning designation is consistent with the Comprehensive Plan and
aligns with the designated land use for the subject area.
4
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-3 zoning for the site, which is
consistent with the Medium-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. This portion of the annexed
area will be served by City utility services, with critical coordination anticipated between this site
and the neighboring property included in the annexation. That neighboring property intends to
extend utility infrastructure through a future utility easement, to be established during
subsequent development. If implemented, this extension would provide a feasible connection to
municipal water and sewer services for the subject site.
Burns Road, which fronts the annexed area, is already largely improved with a paved roadway.
Additionally, the Broadmoor Master Plan envisions a future north-south neighborhood collector
road along the western boundary of the subject property. This planned 80-foot-wide corridor is
expected to include sidewalks, a two-way bike path, landscaped buffers, a center turn lane, and
other pedestrian-oriented improvements, supporting multimodal transportation and enhancing
long-term connectivity throughout the district.
(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 impact on the
surrounding area. Annexation and zoning of the property will be compatible with neighboring
residential uses, whether located within the city limits or in unincorporated county areas. The
request is consistent with the Comprehensive Plan’s Medium Density Residential designation, and
any future development will be subject to applicable City development standards—including
setbacks, buffering, and traffic mitigation measures—to ensure impacts on adjacent properties
are minimized.
While not required at this stage, it is worth noting that the petitioner has not specified the
anticipated housing type following annexation.
(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-3 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, as presented, meets all
applicable City standards and requirements without the need for additional terms or conditions
beyond those already outlined in the zoning and development regulations. Furthermore, the
planned north–south neighborhood collector road—as referenced earlier—will provide a logical
and effective buffer between the Medium Density Residential designation of the subject property
and the Mixed Residential/Commercial land use designation to the west. As such, no additional
conditions or commitments are recommended through a concomitant agreement.
RECOMMENDATION
Staff recommends that the City Council assign R-3 (Medium Density Residential) zoning to Parcel
No. 126160129, owned by SG Land Management, LLC, which comprises approximately 22 acres
and is a portion of the proposed annexation area. The parcel is legally described as SHORT PLAT
2021-08, LOT 2, as recorded in the records of Franklin County, Washington.
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Item: Zoning Determination - SG Land Management, LLC R-3
Applicant(s): Trey Tutt
File #: ZD 2025-002/ANX 2025-001 ±
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Item: Zoning Determination - SG Land Management, LLC R-3
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File #: ZD 2025-002/ANX 2025-001 ±
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Item: Zoning Determination - SG Land Management, LLC R-3
Applicant(s): Trey Tutt
File #: ZD 2025-002/ANX 2025-001 ±
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32 - Commercial
- Stone, Clay
& Glass
Agriculture
Activities
Agriculture
Agriculture
Agriculture
Undeveloped
Undeveloped
Undeveloped
Undeveloped
Undeveloped
Undeveloped
Undeveloped
Undeveloped
Undeveloped
Undeveloped
Undeveloped
Undeveloped
Undeveloped
Undeveloped
COLUMBIA
RIVER
COLUMBIA
RIVER
Whiskey River Rd
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Whiskey
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Fletcher Rd
Willettas Pl
Bristol Dr
Buckingham
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Ladd Ct
Vincenzo Dr
Eagle Crest Dr
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Ramsey Dr
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Recurve
Rd
Blackhawk Ct
Blackfoot Dr
Clark Fork Rd
FlatheadAve
Rock Creek Dr
C l ark Fork Rd
Ro
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1
1
5
Norfolk Dr
Clark Fork Rd
Nottingham Dr
Hunter Rd
Blackfoot Dr
Dunsmuir Dr
Bitterr o o t A v e
Whetstone Dr
Buckingham Dr
Mathews Rd
Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
0 690 1,400 2,100 2,800350
Feet
Land Use
Map
SITE
Item: Zoning Determination - SG Land Management, LLC R-3
Applicant(s): Trey Tutt
File #: ZD 2025-002/ANX 2025-001 ±
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COLUMBIA
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Whiskey
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T a l o n C t
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Fletcher Rd
Willettas Pl
Bristol Dr
Buckingham Dr
Ladd Ct
Vincenzo Dr
Eagle Crest Dr
Ry
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W
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Gallatin
Rd
Dunsmuir Dr
Nottingham Dr
S
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L
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Rock Creek Dr
Ramsey Dr
St
e
a
l
t
h
R
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Fla
t
h
e
ad
St
Recurve
Rd
Blackhawk Ct
Blackfoot Dr
Clark Fork Rd
FlatheadAve
Rock Creek Dr
C l ark Fork Rd
Ro
a
d
1
1
5
Norfolk Dr
Clark Fork Rd
Nottingham Dr
Hunter Rd
Blackfoot Dr
Dunsmuir Dr
Bitterr o o t A v e
W h etstone Dr
Buckingham Dr
Mathews Rd
Open
Space
Parks
Low Density
Residential
Mixed
Residential
Commercial
Mixed
Residential
Commercial
Mixed
Residential
Commercial
Mixed
Residential
Commercial
Open Space
Parks
Medium
Density
Residential
Medium Density
Residential
Medium
Density
Residential
Low
Density
Residential
Reclamation
Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
0 690 1,400 2,100 2,800350
Feet
Comp Plan
Map
SITE
Item: Zoning Determination - SG Land Management, LLC R-3
Applicant(s): Trey Tutt
File #: ZD 2025-002/ANX 2025-001 ±
Community & Economic Development Department
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509.545.3441 / F: 509.545.3499
CITY OF PASCO
NOTICE OF COMPLETE APPLICATION
MASTER FILE #: ZD2025-002
APPLICANT: Trey Tutt
105609 E Wiser Pkwy
Kennewick, WA 99338
PROPOSAL: Parcel No. 126160129 Zoning Determination
It has been determined that your application for a zoning determination is complete for processing by the City of
Pasco. These materials will be dispersed to City departments and affected agencies for review and comment.
Questions can be addressed to the Pasco Community & Economic Development Department at (509) 544-4146 or
to barragani@pasco-wa.gov referencing the file # above.
Date Issued: 6/18/2025____________
Ivan Barragan
Planner II
Community and Economic Development
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 July 9, 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 ZD2025-002 SG Land Management LLC: A public hearing to consider the establishment of zoning
for unincorporated property located at Parcel No. 126160129 in Pasco, WA. In the event said property is
annexed to the City of Pasco; R-3 (Medium Density Residential District) zoning is being considered. This
zoning determination is a recommendation to City Council.
Public Comment Period: Written comments must be submitted to the Community Development
Department by 5:00 p.m. on July 9, 2025, to be included in the written record. If you have questions on
the proposal, contact the Planning Division at (509) 544-4146 or via e-mail to: barragani@pasco-wa.gov
or via postal mail at PO Box 293, Pasco, WA 99301.
General Location: The site is generally located on the south of Burns Road west of Road 122, east of
Shoreline Road in Section 12, Township 9N, Range 28 East, W.M., Franklin County, WA.
Legal Description:
SHORT PLAT 2021-08 LOT 2
Approximately 22 acres (958,320 square feet).
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 recommendation
on the zoning determination within ten (10) working days of the public hearing.
Prepared June 18, 2025 by: Ivan Barragan, Planner II, PO Box 293 Pasco, WA 99301 (509) 544-4146
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.
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:
IPL0245806
Order Status:
Submitted
Classi cation:
Legals & Public Notices
Package:
TRI - Legal Ads
Site:
tricity
Final Cost:
$490.62
Referral Code:
NOPH 6-22
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
June 18, 2025 7:33:28 PM EDT
Amount:
$490.62
SCHEDULE FOR AD NUMBER IPL02458060
June 22, 2025
Tri-City Herald Print Publication
PREVIEW FOR AD NUMBER IPL02458060
3.22inches x 8.11inches
6/18/25, 4:34 PM Adportal Self Service Advertising Confirmation
https://placelegal.mcclatchy.com/legals/tricity/home/confirmation.html?id=231096&returnto=1/2
<< Click here to print a printer friendly version >>
6/18/25, 4:34 PM Adportal Self Service Advertising Confirmation
https://placelegal.mcclatchy.com/legals/tricity/home/confirmation.html?id=231096&returnto=2/2
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:
IPL0245809
Order Status:
Submitted
Classi cation:
Legals & Public Notices
Package:
TRI - Legal Ads
Site:
tricity
Final Cost:
$335.17
Referral Code:
NOPH Ivan Barragan
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
June 18, 2025 7:55:36 PM EDT
Amount:
$335.17
SCHEDULE FOR AD NUMBER IPL02458090
July 2, 2025
Tri-City Herald Print Publication
<< Click here to print a printer friendly version >>
PREVIEW FOR AD NUMBER IPL02458090
3.22inches x 5.51inches
6/18/25, 6:55 PM Adportal Self Service Advertising Confirmation
https://placelegal.mcclatchy.com/legals/tricity/home/confirmation.html?id=231101&returnto=1/1
Resolution Setting Public Meeting (ANX 2025-001) - 1
RESOLUTION NO. 4601
A RESOLUTION OF THE CITY OF PASCO, WASHINGTON,
SETTING 7:00 PM JUNE 2, 2025, AS THE TIME AND DATE FOR A PUBLIC
MEETING WITH THE INITIATORS TO CONSIDER THE SG LAND
MANAGEMENT LLC AND HORRIGAN FARMS LLC NOTICE OF INTENT
TO COMMENCE ANNEXATION OF SHORT PLAT 2021-08 LOT 2 AND
SHORT PLAT 2022-32 LOT 1, PROPERTY LOCATED SOUTH OF BURNS
ROAD AND EAST OF SHORELINE ROAD IN SECTION 12, TOWNSHIP 9N,
RANGE 28 E.W.M.
WHEREAS, from time to time in response to petitions or in cases where it serves the
general interest of the City, the 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 a portion of Short Plat 2021-08 Lot 2 and Short
Plat 2022-32 Lot 1, 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 Short Plat 2021-08 Lot 2 and Short Plat 2022-32 Lot 1, 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., June 2, 2025.
Be It Further Resolved, that this Resolution shall take effect immediately.
Resolution Setting Public Meeting (ANX 2025-001) - 2
PASSED by the City Council of the City of Pasco, Washington, on this 19th day of May,
2025.
David Milne
Mayor Pro Tem
ATTEST: APPROVED AS TO FORM:
Debra Barham, CMC Kerr Ferguson Law, PLLC
City Clerk City Attorneys
EXHIBIT A
ANNEXATION LEGAL DESCRIPTION
SHORT PLAT 2021-08 LOT 2, AND ALSO
SHORT PLAT 2022-32 LOT 1.
EXHIBIT B - PAGE 1/5
EXHIBIT B - PAGE 2/5
EXHIBIT B - PAGE 3/5
EXHIBIT B - PAGE 4/5
EXHIBIT B - PAGE 5/5
Resolution – Accept & Proceed (ANX 2025-001) - 1
RESOLUTION NO. 4606
A RESOLUTION OF THE CITY OF PASCO, WASHINGTON,
ACCEPTING A NOTICE OF INTENT TO COMMENCE ANNEXATION
PROCEEDINGS FOR THE SG LAND MANAGEMENT LLC AND HORRIGAN
FARMS LLC ANNEXATION, PROVIDING A DETERMINATION ON THE
BOUNDARY TO BE ANNEXED WHICH INCLUDES A PORTION OF THE
RIGHT-OF-WAY OF BURNS ROAD, AND WHETHER SIMULTANEOUS
ZONING AND THE ASSUMPTION OF BONDED INDEBTEDNESS WILL BE
REQUIRED.
WHEREAS, the owners of property of Short Plat 2021-08 Lot 2 have filed a Notice of
Intent to Commence Annexation Proceedings to the City of Pasco; and
WHEREAS, on May 19, 2025 the City Council set a June 2, 2025, 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 assumpti on 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 with 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, THE CITY COUNCIL OF THE CITY OF PASCO,
WASHINGTON DOES RESOLVE AS FOLLOWS:
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 – Accept & Proceed (ANX 2025-001) - 2
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
2025.
Pete Serrano
Mayor
ATTEST:
Debra Barham, MMC
City Clerk City Attorneys
EXHIBIT A
ANNEXATION LEGAL DESCRIPTION
SHORT PLAT 2021-08 LOT 2, AND ALSO
SHORT PLAT 2022-32 LOT 1, AND ALSO
THE RIGHT OF WAY OF BURNS ROAD DESCRIBED AS BEGINNING AT THE
NORTHWESTERN MOST CORNER OF SHORT PLAT 2021-08 LOT 2 AND CONTINUING
N 0 10’ 15” W TO THE NORTHERN LINE OF THE RIGHT OF WAY OF BURNS ROAD,
THEN EAST FOLLOWING THE NORTHERN LINE OF THE RIGHT OF WAY OF BURNS
ROAD UNTIL IT INTERSECTS THE MUNICIPAL LIMITS OF THE CITY OF PASCO, THEN
SOUTHERLY ALONG THE MUNICIPAL LIMITS OF THE CITY OF PASCO TO THE
INTERSECTION WITH THE NORTH LINE OF SECTION 7 TOWNSHIP 9 NORTH RANGE
29 E.W.M., THEN WESTERLY ALONG THE NORTH LINE OF SECTION 7 TO THE
NORTHEAST CORNER OF THE NORTH EAST QUARTER OF SECTION 12 TOWNSHIP 9
NORTH RANGE 28 E.W.M., THEN S 89 17’ 32” W 1,968.52 FEET, THEN S 0 22’ 50” W 50
FEET, THEN S 89 17’ 32” W 677.81 FEET ALONG THE NORTH BOUNDARY OF SHORT
PLAT 2022-32 LOT 1, THEN N 0 10’ 15” W 10 FEET, THEN S 89 56’ 58” W 990.10 FEET
ALONG THE NORTH BOUNDARY OF SHORT PLAT 2021-08 LOT 2 TO THE POINT OF
BEGINNING.
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CITY LIMITS
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ANNEXATION
PETITION AREA
Item: Intent to Commence 2-Lot Annexation
Applicant(s): SG LAND MANAGEMENT LLC
File #: ANX 2025-001
Vicinity
Map /
CI
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Exhibit B
REPORT TO THE HEARING EXAMINER
City Hall – 525 North Third Avenue – Council Chambers
WEDNESDAY, JULY 09, 2025
6:00 PM
1
MASTER FILE #: SP 2025-008
APPLICANT: Archibald & Company Architects, PS
660 Symons St.
Richland, WA 99354
REQUEST: Special Permit: Goodwill donation-based retail thrift store,
warehousing and donations site, employment center, and central
Goodwill Corporate offices
TIMELINE
14 April 2025 Application Submitted
12 June 2025 Application Deemed Complete
20 June 2025 Notice of Public Hearing for SP2025-003 scheduled for May 14, 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.
02 July 2025 Public Hearing Staff Report Published
BACKGROUND
1) PROPERTY DESCRIPTION:
Abbreviated Legal: That parcel of land being a portion of Lot 1 of that certain 2004-06 Binding Site
Plan…
General Location: The southeast corner of Road 76 and Wrigley Drive, 7511 Wrigley Dr. (Parcel
#116150071).
Property Size: Approximately 4.96 acres (215,974.89 square feet)
2) ACCESS: The property has access from both Road 76 and Wrigley Dr.
3) UTILITIES: Water and sewer service are available from both Road 76 and Wrigley Drive, and water
service is also available in an existing right-of-way easement along the south property line.
4) LAND USE AND ZONING: The property is zoned C-1 (Retail Business) and is currently vacant. Surrounding
properties are zoned and developed as follows:
North: C-1 Retail Business
East: C-1 Retail Business
South: C-1 Retail Business
West: R-1 Low-Density Residential
2
5) COMPREHENSIVE PLAN: The comprehensive plan land use designation for the property is “Commercial.”
Comprehensive plan land use density table [Pasco Municipal Code (PMC) 25.215.015] states that
Commercial is to provide a “Neighborhood, community and regional shopping and specialty centers,
business parks, service and office uses.”
6) ENVIRONMENTAL DETERMINATION: A SEPA checklist was filed in 2020 for the project as part of the
original special permit application. Based on the SEPA checklist, the adopted City Comprehensive Plan,
City development regulations, and other information, a threshold determination resulting in a Mitigated
Determination of Non-Significance (MDNS) was issued for this project on March 10, 2020 (SEPA2020-
010), under WAC 197-11-158. Mitigations were the requirements for a Traffic Impact Analysis (TIA) and
an Inadvertent Discovery Protocol (IDP). Both TIA and IDP have since been submitted and are included
as part of the packet.
Request
Applicant proposes to operate a operate a thrift store and employment/support services center, along with
future corporate offices.
Site
Approximately 41,960 sq. ft. of the 116,553 sq. ft. site will be occupied by the retail store and
employment/support services center. Connected to the retail store there is a loading dock with
approximately 4 loading bays. The rest of the site consists of parking and landscaping. The off-street parking
proposed meets the general retail and office building requirements as provided in the required off-street
parking table located in PMC 25.185.170. In the future, there will be the construction of a Goodwill corporate
office consisting of approximately 10,500 sq. ft. within the southeast corner of the property.
History
The site was added to the City of Pasco as part of an annexation completed in 1981 (Ord. #2388). The zoning
for the property was designated as C-1-D Light Designated Shopping Center as part of said annexation (Res.
#1396). In 1995 the zoning was changed to the current zoning of C-1 Retail Business (Ord. #3084).
In 2020, a special permit (SP2020-002) was filed for a Goodwill thrift store, warehousing and donations site,
employment center, and central Goodwill Corporate offices, along with a SEPA checklist. The special permit
was approved by the Hearing Examiner on June 1, 2020. However, condition of approval #17 for the special
permit required building permits to be obtained within one year of special permit approval or said special
permit will be null and void. Building permits were not filed within the year timeframe and hence the special
permit expired.
In January 2025, a building permit was submitted and flagged due to the expired special permit. On April 14,
2025, a new special permit application was submitted to our office and was deemed complete on June 12,
2025. Staff as part of the review process, deemed the approved MDNS as applicable due to the minimal
changes between what was submitted in 2020 and what has been submitted for this application.
Land Use Regulations
Per PMC 25.165.170(1) thrift shops may operate upon issuance of a special permit within the C-1 Retail
Business District. Additionally, PMC 25.165.170(3) requires “all business activities of thrift shops in the C-1
3
(retail business district) …shall be conducted entirely within an enclosed structure.”
Per PMC 25.195.020(6) the Hearing Examiner has the authority to make decisions on Land Use Decisions
described in PMC 2.50.080, such as special permits.
Code Requirements
According to PMC 25.165.170(1), Thrift shops . . . may operate in the C-1 (retail business district . . . upon
issuance of a special permit, as per the requirements found in Chapter 25.200 PMC; however, no new thrift
shop may locate closer than 1,000 feet from an existing consignment store, thrift store, or pawn shop.”
As per Pasco Municipal Code (PMC) 25.15.220, “Thrift shop” means a retail establishment having any portion
of its stock-in-trade in secondhand personal property . . . which has been donated by the public, and at least
80 percent of its total floor space devoted to retail sales.” Goodwill intends to build and operate a donation-
based retail thrift shop, warehousing and donations site. As such, they would qualify as a “thrift Shop” as
defined in the PMC.
PMC 25.165.170(3) specifies that “All business activities of thrift shops in the C-1 (retail business district), C-
2 (central business district), and C-3 (general business district) zones shall be conducted entirely within an
enclosed structure. However, there are business aspects of a thrift shop, such as, donation drop-offs that
often take place outside and could constitute conducting business outdoors. That aspect of the code is in
reference to the tendency for people to conduct “midnight drop-offs” resulting in the drop-off area to be a
visual blight and nuisance.
Nonetheless, the design of the loading dock/donation drop-off area will help to mediate said impacts by
having 8 foot high screening walls located to the north and east as required by PMC 25.175.100(1). Also, the
I-182 Corridor Overlay requires “All equipment, material or goods not housed or stored within the primary
structure shall be within a 100 percent sight-obscuring fence, wall or structure [PMC 25.130.090(1)]. In
addition, there will be features such as lighting to enhance security [ per PMC 25.175.100(5)].
STAFF FINDINGS OF FACT
1) Special Permit Application (SP 2025-008) for Goodwill retail thrift store site was submitted on April 14,
2025
2) The Application was determined to be complete on June 12, 2025.
3) Notice of the public hearing was mailed to property owners within 300 feet of the subject property and
published in the Tri-City Herald newspaper on June 20, 2025.
4) Applicant proposes to construct a Goodwill donation-based retail thrift store, warehousing and donations
site, employment center, and future central Goodwill Corporate offices.
5) Approximately 41,960 sq. ft. of the 116,553 square-foot site will be covered by the retail store and
employment/support services center.
6) Connected to the retail store is a loading dock with approximately 4 loading bays, along with a donation
drop-off area. Loading bays and donation drop-off area are shielded from view by an 8 Foot high
screening wall along the north and east.
7) Proposed off-street parking meets general retail and office requirements as provided in the table located
in PMC 25.185.170.
8) In the future there will be construction of a Goodwill corporate office comprising of approximately 10,500
sq. ft.
9) The subject property was added to the City of Pasco as part of an annexation back in 1981 (Ord. #2388).
10) The site was assigned the C-1-D Light Designated zoning designation in 1981 when it was annexed (Res.
#1396).
11) Zoning on the site was changed from C-1-D to the C-1 zoning in 1995 (Ord. #3084).
4
12) Per PMC 25.165.170(1) thrift shops may operate upon issuance of a special permit within the C-1 Retail
Business District. Additionally, PMC 25.165.170(3) requires “all business activities of thrift shops in the C-
1 (retail business district) …shall be conducted entirely within an enclosed structure.”
13) Per PMC 25.195.020(6) the Hearing Examiner has the authority to make decisions on Land Use Decisions
described in PMC 2.50.080, such as special permits.
14) A Special Permit was originally filed and approved on June 1, 2020. However, condition of approval (#17)
required building permits to be filed within one year of the Special Permit approval. This condition was
not achieved, and the permit expired.
15) A Mitigated Determination of Non-Significance (MDNS) for the project was issued on March 10, 2020.
With mitigation requirements for a Traffic Impact Analysis (TIA) and Inadvertent Discovery Protocol (IDP)
to be completed. Those requirements have since been completed and are included as part of the staff
report. Staff determined during review, that the MDNS is still applicable due to the minimal changes
between the original submission in 2020 and what was submitted for this application.
TENTATIVE CONCLUSIONS BASED ON FINDINGS OF FACT
As per Pasco Municipal Code (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;
Economic Development Goal 1: Maintain economic development as an important and ongoing city initiative.
Policy 1-A: Promote an environment which supports the development and expansion of business
opportunities.
Constructing both a retail thrift store and employment/support services center will work to support
development and expansion of business opportunities. Thrift store will provide additional commercial
activity to the area. Employment/support services center will help employees with training and
resources, with employers gaining a bigger workforce pool to drawn from in building their businesses.
Economic Development Goal 2: Assure appropriate location and design of commercial and industrial facilities.
Policy 2-B: Encourage development of a wide range of commercial and industrial uses strategically
located near major transportation corridors or facilities and in close proximity to existing or proposed
utility infrastructure while supporting local and regional needs.
Proposed site of Goodwill retail thrift store/employment/support services center is located
approximately .12 miles from Road 68, which is a minor arterial road. Road 68 also has Ben Franklin
Transit routes servicing that road.
(2) The proposal will not adversely affect public infrastructure;
A TIA was completed as part of the requirements for the project and transportation impact fees have been
assessed. Road 76 will need to be developed by the applicant to City standards as specified in Public Works’
construction design standards. The Proposal will generate little demand for public utilities such as water and
sewer.
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(3) The proposal will be constructed, maintained and operated to be in harmony with the existing or
intended character of the general vicinity;
The Proposed commercial use is similar to the properties surrounding the site to the north, south, and east.
The Building design will be required to meet the Pasco Municipal Code, including the I-182 Corridor Overlay
requirements.
(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 C-1 zoning district allows for building heights of up to 35 feet. The maximum height of the structure is just
below 35 feet. The site design is not anticipated to have a negative impact on surrounding properties.
(5) The operations in connection with the proposal will be more objectionable to nearby properties by
reason of noise, fumes, vibrations, dust, traffic, or flashing lights than would be the operation of any
permitted uses within the district;
The operations of a retail thrift store/employment/support services center will not likely 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.
(6) The proposal will endanger the public health or safety if located and developed where proposed, or in
any way will become a nuisance to uses permitted in the district.
The proposal is required to adhere to the PMC including provisions such as the outdoor lighting and noise
ordinances. Per PMC 25.200.160, “Any special permit may be revoked by the Hearing Examiner if, after a
public hearing, notice of which shall be given in accordance with PMC 25.210.040, it is found that the
conditions upon which the special permit was authorized have not been fulfilled or if the use authorized has
changed in size, scope, nature or intensity so as to become a detriment to the surrounding area.”
APPROVAL CONDITIONS
1) The Special Permit shall apply to Parcel #116150071, and any subsequent subdivision(s) thereof.
2) The site plan shall be developed in substantial conformity to the site plan and building plans submitted.
3) The ADA ramp crossing the driveway on Wrigley Drive shall meet current City of Pasco/ADA
requirements. If the receiving ramp on the east side does not match, it shall be retrofitted as part of the
project.
4) The ADA ramp at the corner of Road 76 and Wrigley must be retrofit to meet current City of Pasco/ADA
requirements.
5) Road 76 shall be developed to City standards by the applicant as specified in Public Works’ construction
design standards.
6) Separated sidewalk consistent with surrounding development will be required on Road 76.
7) Signage warning against after hour deposits shall be posted on the main building and in the donation
area.
8) Project will need to comply with the standards contained in PMC Ch. 25.175, Site and Building Design
Standards and PMC Ch. 25.130, I-182 Corridor Overlay District.
9) No outside storage of equipment or materials shall be allowed outside of enclosed/screened areas.
10) Applicant shall adhere to all Federal, State and City building, fire, and safety codes.
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RECOMMENDATION
Staff recommends approval of a Special Permit for located at 7511 Wrigley Dr. (parcel # 116150071) as a
Goodwill retail thrift store/employment/support services center with conditions as herein proposed.
Community & Economic Development Department
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509.545.3441
Fee: $625
CITY OF PASCO
SPECIAL PERMIT APPLICATION
GENERAL PROVISIONS: Unclassified uses enumerated in Section 25.86.020 (listed below), conditional
uses listed within each zoning district, and any other uses specifically referred to this chapter shall be
subject to the regulations contained in this chapter, in addition to all applicable requirements of this
Title.
UNCLASSIFIED USES:
1. High schools, colleges, universities, vocational schools, business colleges and other similar
academic or skills training facilities or institutions not heretofore permitted within any
district;
2. Cemeteries, crematories, mausoleums, and other places of burial or interment of remains;
3. Churches;
4. Community service facilities, as defined in Sections 25.12.155 and 25.12.156;
5. Airports, heliports, or any other landing or maneuvering space for aircraft, together with
terminals and other customary facilities accessory to the unclassified use;
6. Golf courses, pitch and putt courses, miniature golf courses, water parks, sports
complexes, riding stables, and similar facilities for public, private or membership use;
7. Monasteries, convents or other functionally similar facilities;
8. Landfills, garbage dumps, and resource recovery facilities;
9. Off-site parking lots, except those required for a residential use, provided such parking
area is not more than five hundred feet from the building;
10. Electrical substations and load transfer stations, natural gas booster stations, and other
similar utility facilities;
11. Park and ride lots, off-street transfer stations or other similar facility involving the storage,
start-up, idling and movement of public or private operated carrier, charter or transit
buses, vans, and similar vehicles; and
12. Agricultural use (commercial) except in areas 1,000 feet from a residential zoning district,
subdivision, or dwelling unit.
13. Cannabis retail Facilities, as defined in sections 9.90.040 and but not limited to 25.10.025
REQUIREMENTS:
1. Fee of $625 ($500 application fee + $75 SEPA fee + $50 radius notification)
2. Completed SEPA form
3. A site map or plan drawn neatly and to scale, showing the following:
a. Exterior property lines and any adjacent public street or alley rights-of-way
b. Existing and proposed buildings and other structures.
c. Existing and proposed points of ingress and egress, drives and driveways and
circulation pattern.
d. The location of existing and proposed parking areas with each parking space shown.
e. Existing and proposed open spaces and landscape areas.
4. The property owner’s notarized signature acknowledging the application
PUBLIC HEARING: Upon the filing of a complete application for a special permit, the application shall
be scheduled for an open record hearing before the Hearing Examiner. Notice of such open record
hearing shall be given as provided for in PMC 25.210.040, except that in the case of commercial
agricultural uses, the notification distance shall be increased to 1,000 feet. The open record hearing
may be continued as deemed necessary by the Hearing Examiner, provided the applicant consents to
any such continuance. In the event the applicant does not consent to a continuance, the Hearing
Examiner shall close the public hearing and render a decision in accordance with the provisions of
PMC 25.200.080 and 25.200.100.
Upon conclusion of the open record hearing, the Hearing Examiner shall make and enter findings from
the record and conclusions thereof as to whether or not:
1. The proposal is in accordance with the goals, policies, objectives, maps and/or narrative text of
the Comprehensive Plan;
2. The proposal will adversely affect public infrastructure;
3. The proposal will be constructed, maintained and operated to be in harmony with the existing
or intended character of the general vicinity;
4. The location and height of proposed structures and the site design will discourage the
development of permitted uses on property in the general vicinity or impair the value thereof;
5. The operations in connection with the proposal will be more objectionable to nearby
properties by reason of noise, fumes, vibrations, dust, traffic, or flashing lights than would be
the operation of any permitted uses within the district; and
6. The proposal will endanger the public health, or safety if located and developed where
proposed, or in any way will become a nuisance to uses permitted in the district.
SHOPS / GARAGES: The Hearing Examiner shall consider the following for special permits dealing with
increased heights and/or floor area for detached shops and garages:
1. Will the shop/garage match the principle structure in design and exterior treatments such as
roofing materials, siding, color, window and door openings, eave overhangs, fenestrations and
other architectural features?
2. Will the existing topography and elevation of the site and surrounding property exacerbate or
attenuate the height of the proposed shop/garage?
3. Will the proposal include landscaping features or berms to ameliorate the height and/or floor
area of the shop/garage?
4. Will the shop/garage be erected on the property utilizing minimum setbacks?
5. Is the site larger than the minimum lot size requirement for the zoning district?
REVOCATION OF PERMIT: Any special permit may be revoked by the Hearing Examiner if, after a
public hearing, notice of which shall be given in accordance with PMC 25.210.040, it is found that the
conditions upon which the special permit was authorized have not been fulfilled or if the use
authorized has changed in size, scope, nature or intensity so as to become a detriment to the
surrounding area.
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:
04/14/2025
Archibald & Company Architects, PS Goodwill Industries of the Columbia
660 Symons Street 815 N Kellogg Street, Suite A
Richland, WA 99354 Kennewick, WA 99336
(509) 946-4189 (509) 735-7238
jason@archibald.design jmaddison@goodwillotc.org
7511 Wrigley Drive
116-150-071
C-1 Retail Business District
City of Pasco
City of Pasco
Vacant Land - No existing structures.
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
No violations exist.
requires issuance of a special permit to operate in the C-1 (retail business district) zone per Pasco
Municipal Code Section 25.165.170 Thrift shops. **Please reference attached sheet for specifics.**
Goodwill Industries of the Columbia intends to construct a thrift store which
GOODWILL INDUSTRIES OF THE COLUMBIA – 7511 WRIGLEY DRIVE
Facility Overview:
The site will house a Goodwill Retail Store and an integrated Employment Connection Center.
This dual-purpose facility will serve as a community resource hub, offering employment and
support services while also generating revenue through the retail store to help sustain our
mission-based programs.
Employment and Support Services:
The Employment Connection Center will provide a wide array of services designed to support
individuals in securing and maintaining employment. Services include:
• Employment Services
• Job Placement Assistance
• Job Readiness Training
• Mock Interviews
• Resume Development and Assistance
• Job Fairs and Hiring Events
• Digital Literacy Classes
• Short-Term Certificate Classes
• Life Skills and Job Readiness Courses
• Work Experience Placements and On-the-Job Training
Specialized Services for Individuals with Disabilities:
In collaboration with the Division of Vocational Rehabilitation (DVR) and the Developmental
Disabilities Administration (DDA), we will provide:
• Individualized Case Management
• Employment Preparation and Placement Services
• Ongoing Job Support and Coaching
• All standard Employment Services listed above
Housing Support Services (Contingent on County Funding):
• Rental Assistance
• Eviction Prevention Services
• Case Management (including Employment Services)
WorkFirst – Department of Commerce Program Support:
• Comprehensive Case Management
• Integration of Employment Services to Support TANF Participants
Goodwill’s goal is to provide a holistic approach to employment and self-sufficiency, empowering
individuals through skill development, job placement, and critical support services. Goodwill is
committed to serving the diverse needs and look forward to collaborating with local agencies to
maximize our impact.
Community & Economic Development Department
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509.545.3441 / F: 509.545.3499
CITY OF PASCO
DETERMINATION OF COMPLETENESS
This notice is required by RCW 36.70B.070
FILE #s: SP2025-008
TYPE OF APPLICATION: Special Permit
APPLICANT: Archibald & Company Architects, PS
660 Symons Street
Richland, WA 98354
PROJECT NAME: Goodwill Retail Store/Training Center/Office
It has been determined that your application for a rezone is complete for processing by the City of Pasco.
These materials will be dispersed to City departments and affected agencies for review and comment.
Questions can be addressed to the City of Pasco, Community & Economic Development Department at
509-905-2604 or gundersona@pasco-wa.gov referencing the file # above.
Date Issued: 06/20/2025____________
Staff Contact: Aaron Gunderson
Planner II, Community & Economic Development Department
509.905.2604/gundersona@pasco-wa.gov
Community Development Department
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509.545.3441 / F: 509.545.3499
PUBLIC NOTICE
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 July 09, 2025, at 6:00 pm
Place: Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco Washington.
Proposal: Archibald & Company Architects, PS on behalf of Goodwill Industries of the Columbia has
submitted a Special Permit Application (SP 2025-008) to operate a thrift store and employment/support
services center, along with offices. The proposal is at 7511 Wrigley Dr. (Parcel # 116150071) 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 July 09, 2025, to be included in the written record. If you have questions on
the proposal, contact the Planning Division at (509) 905-2604 or via e-mail to: gundersona@pasco-wa.gov.
If you wish to participate in the hearing virtually, please register at least 2 hours prior to the meeting
at the following registration link:
www.pasco-wa.gov/publiccomment
After registering, you will receive a confirmation email containing information about joining the
webinar.
Estimated Date of the Decision: It is estimated that the Hearing Examiner will make a decision on the
special permit within ten (10) business days of the public hearing.
Prepared 23 June 2025 by: Aaron Gunderson, 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 s hall 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.
Looking North
Looking East
Looking South
Looking West
Barrier & Unimproved ROW
Road 68 Shopping to the Northeast
Wal-Mart to the Southeast
REPORT TO HEARING EXAMINER
PUBLIC HEARING
City Hall – 525 North Third Avenue – Council Chambers
WEDNESDAY, 09 July 2025
6:00 PM
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MASTER FILE #: Z 2025-005
APPLICANT: Shane O’Neill
9904 Rogue Dr.
Pasco, WA 99301
REQUEST: REZONE: 2817 Road 84 (Parcel #118402034) Rezone from RS-
20 (Residential Suburban) to R-1 (Low-Density Residential)
Timeline:
23 May 2025 Application Submitted
10 June 2025 Application Deemed Complete
20 June 2025 Application Noticed for Public Hearing
2 July 2025 Public Hearing Staff Report Published
BACKGROUND
1. PROPERTY DESCRIPTION:
Legal: SHORT PLAT 2018-30 LOT 1
General Location: Located off Road 84 approximately 452 ft. north of W Livingston Rd.
Property Size: Approximately 1 acre
2. ACCESS: The parcel has access off Road 84.
3. UTILITIES: Municipal water is available off Road 84, municipal sewer is located approximately 690
feet to the north at the intersection of Road 84 and W Argent Rd.
4. LAND USE AND ZONING: The site is zoned RS-20 (Residential Suburban) and is developed with a
single-family dwelling unit and various accessory structures. Surrounding properties are zoned
and developed as follows:
NORTH: RS-20 LOW DENSITY RESIDENTIAL/SINGLE FAMILY DWELLINGS
EAST: RS-20 LOW DENSITY RESIDENTIAL/SINGLE FAMILY DWELLINGS
SOUTH: RS-20 LOW DENSITY RESIDENTIAL/SINGLE FAMILY DWELLINGS
WEST: RS-20 LOW DENSITY RESIDENTIAL/SINGLE FAMILY DWELLINGS
5. Comprehensive Plan: The City of Pasco Comprehensive Plan designates this 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, RS-1, R-
2
1, R-1-A, and R-1-A2 designations. Per Pasco Municipal Code (PMC) 25.215.015, maximum gross
density of any proposed development within any zoning district, expressed as dwelling units per
acre, shall be no less than the corresponding minimum density expressed in the Comprehensive
Plan land use density table, and no greater than the corresponding maximum density expressed
in the Comprehensive Plan land use density table, except as provided in Chapter 25.161 PMC.
6. ENVIRONMENTAL DETERMINATION: The zone change application is exempt from SEPA due to
the project meeting the requirements of WAC 197-11-800(c).
ANALYSIS
Request
Applicant Shane O’Neill wishes to rezone (Parcel #118402034) in Pasco, WA 99301 from RS-20
(Residential Suburban) to R-1 (Low-Density Residential). The sites comprise approximately 1 acre. The
underlying Land Use Designation is “Low Density Residential,” which specifies 3 to 6 dwelling units (DU)
per acre.
The proposed rezone does not include a project action. It is anticipated that should the rezone be
approved; a subsequent subdivision project may be submitted for review. This review would include
requirements for any impacts on the level of service for parks, transportation, etc. Any subsequent
subdivision proposals would additionally be required to adhere to the Pasco Municipal Code and
standards, including provisions such as connectivity and residential design standards. If any future project
is in excess of the categorical threshold requirements in WAC 197-11-800 though, then a SEPA will be
required to identify and mitigate potential impacts to the natural and built environments.
History
The site was annexed into the City in 2015 via Ordinance 4222 and subsequently assigned the RS-20
(Residential Suburban) zoning designation via Ordinance 4221. The site contains an existing dwelling and
a couple of accessory structures that were constructed around 1967.
Rezone Criteria
The review criteria for considering a rezone application are explained in PMC. 25.210.030. The criteria are
listed below as follows:
1. The date the existing zone became effective:
The site was assigned RS-20 zoning in 2015 via Ordinance 4222
2. The changed conditions, which are alleged to warrant other or additional zoning:
In 2015 the site was annexed into the City and given the Low-Density Residential designation, and has
remained so since. Since 2015, the City of Pasco’s Comprehensive Plan has been updated to reflect a 3 to
6 dwelling unit (DU) requirement for the Low Density Residential Land Use Code. It is not possible to
develop to the minimum density requirements without rezoning to another district allowed in the under
Low Density Residential Land Use. A rezone from RS-20 (Residential Suburban) to R-1 (Low-Density
Residential) will allow the property to be developed to density requirements of Pasco’s Comprehensive
Plan.
Additionally, the zone change of the property to R-1, will allow for the applicant to develop the property
with more types of dwellings to serve the population. On January 24, 2022, Council approved Ordinance
4575, amending the Zoning code, including Pasco Municipal Code (PMC) 25.45 relating to the R-1 zoning
3
district. The approved ordinance changed the purpose of the R-1 zone found in PMC 25.45.010, as follows:
“The R-1 low 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, provided their nature and location are not
detrimental to the intended low- to medium-density residential environment.” As well, PMC 25.45.020
added zero-lot line dwellings, multiple dwellings, duplexes, triplexes, and courtyard apartments to the mix
of allowed uses in the R-1 zoning district. The density requirement in PMC 25.45.050 was also amended to
eliminate the one-unit-per-lot development restriction.
3. Facts to justify the change on the basis of advancing the public health, safety and general
welfare:
The rezone application and proposal are consistent with the City Council-approved Comprehensive Plan,
which has been determined to be in the best interest of advancing public health, safety, and general
welfare of the community. It is hoped that further ability to subdivide and an increase of housing types on
the site will increase the desirability of the property as well as enhance the public health, safety, and
general welfare.
From a public health perspective, future residential development of the site could encourage walking to
and from school with development of proper sidewalk infrastructure. Livingston Elementary is
approximately .12 miles from the site, along with Chiawana High School located approximately .14 miles
and McLoughlin Middle School located approximately .07 miles from the site. Additionally, the site is
located approximately .58 miles from the front entrance of Chiawana Park, which borders the Columbia
River.
In terms of public safety, the site is located approximately .43 miles from Franklin County Fire District 3
Station 34 along West Court Street, well within the established response-time zone. Pasco Fire Station 85
is located approximately 1.09 miles away along Road 100.
Safety of any future residential development will also be provided for through the implementation of the
civil, building and fire codes which mandate adequate access, fire hydrants, and similar fire and life safety
improvements for all new development.
4. The effect it will have on the value and character of the adjacent property and the
Comprehensive Plan:
A change in zoning would be consistent with the Comprehensive Plan Future Land Use Map designation
for the site which is Low Density Residential. The proposed land usage matches that of the adjacent
properties and would have a positive impact on neighboring properties.
The proposed rezone would allow for development between 3 to 6 dwelling units per acre, a requirement
applicable to both the RS-20 and the R-1 zoning districts but is unobtainable due to RS-20 minimum lot size
requirements [PMC 25.30.050(1)]. Any subsequent development actions, depending upon their intensity,
could be subject to Washington’s State Environmental Policy Act (SEPA) review. This review includes
identifying and mitigating any impacts to the natural and built environment.
5. The effect on the property owner or owners if the request is not granted:
According to the applicant, if the proposed zone change is not granted, it would lead to lower development
potential and reduced land value due to the current zoning allowing for less density. Over time the property
“…could become an isolated pocket of underutilized land, possibly making infrastructure extension less
cost-effective or delayed (Application Narrative, Pg. 5).” It would also add barriers in meeting housing
demand at a time where Pasco’s demand for housing is increasing. Also, keeping the zoning as RS-20 would
4
be contrary to the City’s Comprehensive Plan due to the current zoning having a density standard less than
the minimum allowed for the property’s Comprehensive Plan Land Use Designation.
6. The Comprehensive Plan land use designation for the property:
The City of Pasco Comprehensive Plan designates this site as “Low Density Residential.” The Low Density
Residential designation provides a variety of residential housing at a density of 3 to 6 dwelling units per
acre, and may be assigned RS-20, RS-12, RS-1, R-1, R-1-A, and R-1-A2 zoning.
7. Such other information as the Hearing Examiner requires:
The rezone application is consistent with and meets the intent of the Comprehensive Plan, and City Council
Goals.
STAFF FINDINGS OF FACT
Findings of fact must be entered from the record. The following are initial findings drawn from the
background and analysis section of the staff report. The Hearing Examiner may add additional findings to
this listing as the result of factual testimony and evidence submitted during the open record hearing.
1. Public notice of this hearing was sent to property owners within 300 feet of the property and
posted in the Tri-City Herald on June 20, 2025.
2. Applicant wishes to rezone Parcel 118402034 from RS-20 (Residential Suburban) to R-1 (Low-
Density Residential).
3. The sites comprise approximately 1 acre.
4. The City’s 2018-2038 Comprehensive Plan Land Use Map designates the site as “Low Density
Residential”.
5. The “Low Density Residential” designation may be developed with a variety of residential housing
including single family dwellings, zero lot line dwellings, multiple dwellings, duplexes, triplexes,
and courtyard apartments.
6. The underlying Low-Density Residential Land Use Designation specifies 3 to 6 dwelling units (DU)
per acre.
7. The site was assigned R-S-20 zoning in 2015 via Ordinance 4222.
8. Existing R-S-20 zone only has a density standard of 2 dwellings per acre, which is below the
Comprehensive Plan Land Use minimum of 3 dwellings per acre making the zone legally non-
conforming.
9. Changing the zone to R-1 Low-Density Residential would bring the property into conformance
with the Low-Density Residential Land Use Designation.
10. Location of the property is approximately .12 miles from Livingston Elementary, .14 miles from
Chiawana High School, and .07 miles from McLoughlin Middle School.
11. Location of the property is approximately .43 miles from Franklin County Fire District 3 Station 34
and 1.09 miles from Pasco Fire Station 85.
12. Location of the property is near two major road collectors (Road 84 & W Argent Rd.).
13. Parcel 118402034 contains a single-family dwelling and accessory structures built around 1967.
TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT
Before recommending approval or denial of a rezone, the Hearing Examiner must develop findings of fact
from which to draw its conclusions based upon the criteria listed in PMC 25.210.060. The criteria are as
follows:
5
1. The proposal is in accordance with the goals and policies of the Comprehensive Plan.
The City of Pasco Comprehensive Plan designates this site as “Low Density Residential.” The Low Density
Residential designation provides a variety of residential housing at a density of 3 to 6 dwelling units per
acre, and may be assigned RS-20, RS-12, RS-1, R-1, R-1-A, and R-1-A2 zoning.
Per PMC 25.215.015 maximum gross density of any proposed development within any zoning district,
expressed as dwelling units per acre, shall be no less than the corresponding minimum density expressed
in the Comprehensive Plan land use density table, and no greater than the corresponding maximum density
expressed in the Comprehensive Plan land use density table, except as provided in Chapter 25.161 PMC.
Current zoning designation of R-S-20 has a density allowance of only 2 dwellings per acre, which is below
the minimum residential density as required for the Low-Density Residential Land Use Designation. Hence
at present the property cannot be further developed due to the density standard being below the minimum
allowed in PMC 25.215.015. Changing the zoning will allow for the property to be able to be developed at
a standard as provided under PMC 25.215.015.
The proposed rezone application would implement or be consistent with the following comp plan
goals/polices:
Land Use Goal 2: Plan for a variety of compatible land uses within the UGA.
Policy 2-B: Facilitate planned growth within the City limits and UGA, and promote infill
developments in the City limits through periodic review of growth patterns and market demand
within each of the City’s land use designations.
Changing the zoning to R-1 would promote the ability for infill development and help facilitate
planned growth within City limits and the UGA. This is due to the increased density limits and types
of housing allowed.
Policy 2-F: Discourage developments dependent on septic system, and at a density below the
minimum, to sustain an urban level of services.
Land Use Goal 4: Increase community accessibility through proper land use planning.
Policy 4-B: Encourage infill and high density uses within proximity to major travel corridors and
public transportation service areas.
The Property is located directly off Road 84 and approximately .12 miles from W Argent Rd. both
major collectors, along with access to Ben Franklin Transit Routes 67 and 68 from the intersection
area of Road 84 and W Argent Rd. Having higher density and infill would further support services
within the area. According to both Pasco’s Transportation System Master Plan (TSMP) and Ben-
Franklin Transit Development Plan, “…additional bus service is planned to extend coverage along
Road 84 south of [W} Argent Road, with continued service along the end of Court Street west of
Road 68.”
Policy 4-F: Support mixed use, smart growth, infill, and compact developments with transit and
pedestrian amenities that promote a healthy community.
The zone change will allow for the increased potential for compact infill development near existing
transit lines. This will lead to furthering the support of those transit lines and lead to further
development of pedestrian amenities within the area.
Land Use Goal 5: Maintain a broad range of residential land use designations to accommodate a variety
of lifestyles and housing opportunities.
6
Policy 5-A: Allow a variety of residential densities throughout the UGA.
Changing the zoning to R-1 will increase the variety of residential densities in the area.
Additionally, this change of density will spur a variety of housing opportunities due to the increased
housing types allowed with the R-1 Zoning District vs. what is allowed for the R-S-20 Zoning
District.
Policy 5-B: Encourage higher residential densities within and adjacent to major travel corridors,
Downtown (Central Business District), and Broadmoor.
The property is located directly off Road 84, which is listed as a major collector and is also located
approximately .12 miles from W Argent Rd. which is another major collector. Changing the zoning
to R-1 would allow for increased residential densities near two major travel corridors, hence
furthering the goals of this policy.
Housing Goal 1: Encourage housing for all economic segments of the City’s population consistent with the
local and regional market.
Policy 1-A: Allow for a full range of housing including single family homes, townhouses,
condominiums, apartments, and manufactured housing, accessory dwelling units, zero lot line,
planned unit developments, etc.
Changing the zone to R-1 will allow for an increase of housing types in comparison to the current
zoning of R-S-20 which allows for only single-family dwellings and accessory dwelling units. This
will work to ensure that the City will meet the increased need for housing.
2. The effect of the proposal on the immediate vicinity will not be materially detrimental.
This application for rezone is consistent with the Comprehensive Plan Land Use Element and meets the
intent of the Goals and Policies for the property. A rezone from R-S-20 to a different zoning district would
allow the property to be further developed as the current zoning does allow for development meeting
minimum density requirements.
A development action affecting the site would be subject to the State Environmental Policy Act (SEPA)
and impacts to the natural and built environment, including neighboring properties, would be considered
and mitigated through the SEPA process.
3. There is merit and value in the proposal for the community as a whole.
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. The proposal includes infill development and promotes
the goals of the Low-Density Residential Land Use Map Designation.
4. Conditions should be imposed in order to mitigate any significant adverse impacts from the
proposal.
The rezone application and anticipated project are 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 future development will be evaluated for significant adverse impacts at the time
of a development application, which will also be subject to review under the State Environmental Policy
Act (SEPA).
5. A Concomitant Agreement should be entered into between the City and the petitioner, and if
so, the terms and conditions of such an agreement.
No Concomitant Agreement is considered necessary for this application.
7
RECOMMENDATION
Staff recommends based on the Findings of Fact and Conclusions herein, that 2817 Road 84 (Parcel
118402034) be rezoned from RS-20 (Residential Suburban) to R-1 (Low-Density Residential).
May 23, 2025Z2025-005
Page 1 of 6
Clover Planning & Zoning, LLC
Land Use Services
May 21, 2025
Rezone Application Supplemental Code Criteria Narrative
To: CITY OF PASCO Planning Staff, Hearing Examiner, & City Council
Subject: Rezone Application of Franklin County Tax Parcel # 118402034
(2817 Road 84) From RS-20 to R-1
The nature and effect of the proposed change:
The nature of the proposed rezone is residential. The effect of rezoning the site to R-1 would be to
increase residential density consistent with the Low Density Residential Comprehensive Plan land use
designation (3-6 units/ac). Increased residential density would bring the density into conformance with
the Comp. Plan as the current 2.2 unit/ac density is below the 3 units/ac minimum residential density
allowed by the LUD designation.
What conditions warrant the proposed rezone?
Rezoning parcel #118402034 from RS-20 (Suburban Residential) to R-1 (Low Density Residential) is
warranted based on the following recent changed conditions, as required under Pasco Municipal Code
25.45.010.
1. Proximity to Developing Urban Residential Areas
The parcel lies near land already transitioning or designated for urban residential densities. The
Comprehensive Plan outlines continued residential growth in areas surrounding the parcel, particularly
near Road 68 and Burns Road, reflecting a move toward higher residential densities and infrastructure
investment in that vicinity.
2. Annexation and Infrastructure Expansion
Pasco has annexed substantial areas near the subject parcel and is extending public infrastructure (water,
sewer, roads), which supports urban density development. The area is identified in urban growth
expansion planning, indicating a shift from large-lot rural to smaller-lot suburban development.
3. Housing Needs and Policy Direction
Page 2 of 6
The Comprehensive Plan highlights the need for a broader range of housing types and lot sizes, including
those permitted under R-1 zoning. Goals include providing affordable, accessible housing and using land
efficiently—both of which are supported by rezoning to R-1 from RS-20, which has larger lot
requirements and fewer units per acre.
4. Compatibility with the Land Use Designation
The Future Land Use Map designates this area as “Low Density Residential,” which aligns with R-1
zoning but is denser than RS-20. Rezoning would better conform to the intended long-term land use
designation and community vision adopted in the plan. An increased residential density would bring the
density into conformance with the Comp. Plan as the current zoning allowance for 2.2 units/ac density
is below the 3 units/ac minimum residential density allowed by the LUD designation.
Conclusion
Recent annexations, infrastructure development, increasing housing demand, and alignment with the
city’s long-range planning goals serve as changed conditions justifying a rezoning from RS-20 to R-1
under Pasco Municipal Code § 25.45.010. This rezoning would be consistent with the Comprehensive
Plan and help accommodate projected population growth while supporting efficient land use.
How will the proposed rezone advance the health, safety, and general welfare of the community?
Rezone approval will foster development of vacant land which will remove habitat for rodents, insects
and invasive vegetation. Development of the vacant land will enhance the aesthetic appeal of a blighted
property thereby improving the character of the neighborhood.
What effect will the proposed change have on the value and character of adjacent property?
The proposed rezone of parcel #118402034 from RS-20 to R-1 will have enhance the value and character
of adjacent property.
1. Increase in Property Value Through Infrastructure and Market Demand
Rezoning to R-1 typically increases development potential, which:
• Raises land value due to greater allowed density (more lots = more potential homes),
• Stimulates investment interest in nearby parcels,
• May lead to infrastructure upgrades (e.g., utilities, roads), which benefit all properties in the area.
Effect: Adjacent property owners may see increased land value over time, particularly if their zoning or
infrastructure also supports further development.
2. Gradual Shift Toward a More Urban Neighborhood Character
RS-20 zoning supports a semi-rural environment with large lots. Rezoning to R-1 allows for:
• Smaller lots and more homes per acre,
• A more traditional suburban neighborhood form (e.g., sidewalks, streetlights, connected roads),
• Newer construction, which will raise the aesthetic quality of the area.
Page 3 of 6
Effect: The character of the area may gradually shift toward a more urbanized residential setting,
especially if adjacent parcels rezone or redevelop similarly.
3. Minimal Compatibility Issues at Low Density
R-1 still maintains low-density residential standards:
• Similar building types (single-family detached homes),
• Setback, height, and lot coverage requirements are compatible with existing RS-20 homes,
• No commercial or multi-family development is introduced under R-1 zoning.
Effect: Visual and functional compatibility with existing homes remains high. The transition is unlikely
to cause disruption or visual dissonance.
4. Potential for More Local Traffic, But Within Planned Capacity
An increase in residential density may:
• Add to local traffic volumes, though modestly under R-1 zoning,
• Lead to road and utility (sewer) improvements, which benefit overall accessibility and safety.
Effect: Slight increase in vehicle trips, but usually manageable with infrastructure improvements and
modern street design. The change is consistent with city growth patterns.
5. Stronger Demand for Public Services
Increased housing can drive:
• More use of schools, parks, and public utilities,
• But also brings more tax base to help fund those services.
Effect: Enhanced service delivery and potential future investment in area amenities.
Summary
The rezone is expected to:
• Raise adjacent property values over time through market demand and infrastructure growth,
• Encourage a gradual, compatible transition to suburban residential character,
• Maintain land use compatibility, and
• Deliver community-level benefits through improved services and connectivity.
Overall, the change supports long-term neighborhood stability and property value enhancement without
disrupting the existing residential fabric.
How does the proposed rezone relate to the City’s Comprehensive Plan?
The proposed rezone of parcel #118402034 from RS-20 (Suburban Residential) to R-1 (Low Density
Residential) is strongly aligned with the City of Pasco’s 2018–2038 Comprehensive Plan in several
important ways:
1. Consistency with Future Land Use Designation
Rezoning to R-1 implements the plan’s land use designations more faithfully than RS-20. The
Comprehensive Plan identifies Low Density Residential areas as appropriate for R-1 zoning,
Page 4 of 6
which allows 2–5 units per acre. This is more consistent with R-1 than with RS-20, which is
semi-rural and allows only ~2 units per acre.
"Low Density Residential: Single family residential development at a density of 2 to 5 dwelling
units per acre."
— Table LU-1, Comprehensive Plan
2. Supports Projected Population Growth and Housing Need
R-1 zoning supports the Plan’s goal of accommodating growth while avoiding urban sprawl.
The Plan forecasts Pasco's population growing to 121,828 by 2038, requiring over 15,000 new
housing units. R-1 zoning enables more efficient use of residential land to help meet this
demand.
“This will require 15,217 residential units, considering Pasco’s household size…”
— Table LU-4, Comprehensive Plan
3. Encourages Efficient Land Use and Infrastructure Investment
The rezone leverages existing/planned infrastructure and promotes cost-effective growth. The
Plan emphasizes directing growth to areas where urban infrastructure exists or is planned.
The area near the subject parcel is seeing infrastructure expansion, including roads, utilities,
and annexation efforts.
“New development is encouraged to locate in UGAs where adequate public facilities and
services can be provided in an efficient and economical manner.”
— Land Use Element, Comprehensive Plan
4. Supports Infill and Redevelopment Strategies
R-1 zoning is a practical step to support infill housing in line with policy. The parcel is in or
near areas identified as suitable for infill development, which the City sees as key to meeting
housing needs and enhancing neighborhood vitality.
“One of the biggest opportunities for Pasco is through the implementation of infill and
redevelopment strategies.”
— Land Use Element
5. Promotes Housing Diversity and Affordability
Rezoning helps fulfill the city’s housing policy goals. The Comprehensive Plan stresses the
importance of providing affordable and diverse housing types for a growing and diverse
population. R-1 zoning allows for more variety than RS-20, which limits housing to large lots.
“The Comprehensive Plan should encourage the availability of affordable housing... promote a
variety of residential densities and housing types…”
— Housing Element
Page 5 of 6
Summary
The rezone is a direct and appropriate implementation of the Comprehensive Plan.
The proposed rezone from RS-20 to R-1:
• Matches the future land use map,
• Supports population and housing forecasts,
• Aligns with infrastructure planning,
• Advances affordability and housing choice goals, and
• Facilitates orderly urban growth per the City’s long-term vision.
What effect will be realized by the owner(s) if the proposed rezone is not granted?
If the proposed rezone from RS-20 to R-1 is not granted, the owner(s) of the parcel will face several
significant limitations and impacts:
1. Lower Development Potential
• RS-20 zoning allows only 1 dwelling unit per 20,000 square feet, which equates to approximately
2.2 units per acre.
• In contrast, R-1 zoning allows up to 4.35 dwelling units per acre (based on minimum lot size of
10,000 sq ft).
Effect:
The owner will be restricted to fewer lots/dwelling units, substantially reducing the property's residential
development yield and thus its economic value.
2. Reduced Land Value
• The market value of land is closely tied to how many units it can accommodate.
• Without rezoning, developers or investors will likely assign a lower value to the property due
to reduced profit potential.
Effect:
The owner will likely experience lower sale value or appraised value, and less interest from residential
developers.
3. Incompatibility with Adjacent Growth Trends
• If nearby parcels are zoned or rezoned to R-1 or higher densities, RS-20 becomes increasingly
inconsistent with surrounding development.
• The parcel could become an isolated pocket of underutilized land, possibly making infrastructure
extension less cost-effective or delayed.
Effect:
The parcel may become less competitive and less desirable for integration into coordinated residential
development projects.
Page 6 of 6
4. Barriers to Meeting Housing Demand
• The owner would not be able to contribute to meeting Pasco’s increasing demand for housing in
a high-growth area.
• This could further complicate future rezone efforts, as the city's focus may shift to more strategic
areas.
Effect:
A missed opportunity for the owner to capitalize on timing, when housing needs and policy goals align
with upzoning.
5. Continued Restriction on Use
• RS-20 zoning is generally intended for semi-rural or very low-density suburban use.
• RS-20 zoning may prohibit or complicate the introduction of smaller homes, duplexes, or diverse
housing types even if the land could otherwise support it.
Effect:
The owner may be forced to hold or use the land in a suboptimal way, inconsistent with modern
development patterns and land use goals.
Summary
If the rezone is not granted, the owner will be constrained by:
• Significantly reduced development density and value,
• Lost economic opportunity in a rapidly urbanizing corridor,
• Misalignment with infrastructure investments and planning objectives.
In short, denying the rezone would leave the owner at a strategic and financial disadvantage in
comparison to nearby properties that may already benefit from urban zoning designations.
Please reach out to Clover Planning & Zoning LLC if your review would benefit from any additional
information.
Sincerely,
Shane O’Neill
Clover Planning & Zoning LLC
www.planclover.com
(509)713-4560
planclover@outlook.com
UBI# 604-914-810
Exhibit List
1) Maps
2) Vicinity Images
3) Site Video https://youtu.be/ah6YVu8bhz4
Exhibit 2
Exhibit 2
Exhibit 2
Exhibit 2
Community & Economic Development Department
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509.545.3441 / F: 509.545.3499
CITY OF PASCO
DETERMINATION OF COMPLETENESS
This notice is required by RCW 36.70B.070
FILE #s: Z2025-005
TYPE OF APPLICATION: Rezone
APPLICANT: Shane O’Neill
6904 Rogue Dr.
Pasco, WA 99301
PROJECT NAME: Webster Court R-S-20 to R-1
It has been determined that your application for a rezone is complete for processing by the City of Pasco.
These materials will be dispersed to City departments and affected agencies for review and comment.
Questions can be addressed to the City of Pasco, Community & Economic Development Department at
509-905-2604 or gundersona@pasco-wa.gov referencing the file # above.
Date Issued: 06/02/2025____________
Staff Contact: Aaron Gunderson
Planner II, Community & Economic Development Department
509.905.2604/gundersona@pasco-wa.gov
AFN#1829810 ORDIN
06102/2015 09:15 AM
4 Page(s)$75.00
Matt Beaton,Auditor
Franklin Co..WA
ORDINANCE NO. 1712
AN ORDINANCE OF THE CITY OF PASCO, WASHINGTON,ADOPTING PRE-ANNEXATION
ZONING FOR THE ROAD 80 ANNEXATION AREA AND ESTABLISHING RS-20 ZONING
FOR SAID AREA.
WHEREAS, RCW 35A.14.330 authorizes the City Council to adopt proposed zoning
regulations that become effective upon annexation of any area that that might reasonably be expected
to be annexed by the City at any future time;and,
WHEREAS, the proposed Road 80 Annexation Area includes all unincorporated lands west
of Road 80;and,
WHEREAS, on the April 16, 2015 the Pasco Planning Commission held a public hearing to
developed a zoning recommendation for the proposed Road 80 Annexation Area;and,
WHEREAS,pursuant to RCW 35A. 14. 340,the City Council held a public hearing on April
20, 2015 and June 1, 2015 providing all interested individuals the opportunity to comment on the
proposed pre-zoning;and,
WHEREAS,based upon substantial evidence,that: (A)the proposed pre-zoning is consistent
with the adopted Comprehensive Plan;(B)the proposed pre-zoning is consistent with or promotes the
goals and objectives of the Comprehensive Plan serving the general public interest in the community;
and (C) a pending annexation is the warranting factor demanding the change of zoning classification
from the County zoning regulations to the City zoning regulations;and NOW,THEREFORE,
THE CITY COUNCIL OF THE CITY OF PASCO,WASHINGTON DO ORDAIN AS
FOLLOWS:
Section 1.Pre-Zoning Established for the Road 80 Annexation Area. That under the authority
of RCW 35A.14.330, and pursuant to the notice and hearing requirements set forth in RCW
35A.14.340,the Pasco City Council hereby adopts pre-annexation zoning for the Road 80 Annexation
area or any portion thereof as and described in Exhibit "A" and depicted in Exhibit "B". Said
annexation area shall be zoned RS-20 as defined and described in Title 25 of the Pasco Municipal
Code and said annexation area shall be subject to all standards and associated regulations pertaining to
said zone,as existing at the time of annexation.
The RS-20 zoning established herein shall remain in full force and effect for a period of five years
from the effective date of annexation.
Section 2. The proposed zoning(RS-20)regulations set forth in Section 1 shall become effective
upon annexation to the City of Pasco as it applies to those properties described in Exhibit"A"attached
hereto and made a part of this ordinance.
Section 3. A copy of this ordinance,duly certified as a true copy by the City Clerk of the City Of
Pasco shall be filed with the Franklin County Auditor.
EXHIBIT "A"
LEGAL DESCRIPTION
ROAD 80 ANNEXATION AREA
Beginning at a point on the south line of the FCID canal right-of-way, said point being the intersection
with the west right-of-way line of Road 96 and the south right-of-way line of the FCID canal right-of-
way; Thence southerly along the west right-of-way line of Road 96 to the intersection with the northeast
corner of Lot 2 Short Plat 99-05; Thence westerly along the north line of Lot 2 Short Plat 99-05 to the
northwest corner thereof; Thence southerly along the west line of Lot 2 Short Plat 99-05 to the
southwest corner thereof, said southwest corner also being a point on the north line of Lot, 3 Basswood
Estates; Thence westerly along the north line of Lot 3, Basswood Estates to the northwest corner of said
Lot 3; Thence southerly along the west line of said Lot 3 to the southwest corner of said Lot 3, said
corner also being the northwest corner of Lot 4, Basswood Estates; Thence southerly along the west line
of Lot 4, Basswood Estates to the southwest corner of said Lot 4, said southwest corner also being the
northwest corner of Lot 4 Short Plat 2003-01; Thence southerly along the west line of Lot 4, Short Plat
2003-01 to the north right-of-way line of West Argent Road; Thence west along the north right-of-way
line of West Argent Road to the intersection with the northerly projection of the east right-of-way line of
Road 100; Thence southerly along said projection to the intersection with the south right-of-way line of
West Argent Road; Thence continuing southerly along the east right-of-way line of Road 100 to the
intersection with the north right-of-way line of West Court Street; Thence easterly along the north right-
of-way line of West Court Street to the intersection with the east right-of-way line of Road 84; Thence
southerly along the east right-of-way line of Road 84 to the intersection with the northwest corner of Lot
13, Block 1, Back Roads Country Estates; Thence easterly along the north line of said Lot 13, Back
Roads Country Estates and continuing easterly along the north line of Lots 14, and 15, Block 1, Back
Roads Country Estates to the intersection with the northeast corner of said Lot 15, said corner of said Lot
15, being 635.78 feet more or less from the east right-of-way line of West Court Street; Thence southerly
for a distance of 24 feet; Thence easterly for a distance of 6 feet to the northeast/southwest line of Lot 17,
Block I, Back Roads Country Estates; Thence easterly along the north line of said Lot 17 and Lots 18,
19, 20, 21 and 22, Block I, Back Roads Country Estates to the intersection with the west right-of-way
line of Road 80; Thence continuing easterly along the easterly projection of the north line of Lot 22,
Block 1 Back Roads Country Estates to the intersection with the east right-of-way line of Road 80;
Thence northerly along the east right-of-way line of Road 80 to the intersection with the northwest corner
of Lot 4, Short Plat 76-10; Thence westerly along the westerly projection of the north line of Lot 4,
Short Plat 76-10 to the intersection with the west right-of-way line of Road 80; Thence northerly along
the west right-of-way Road 80 to the intersection with the south right-of-way line of West Argent Road;
Thence westerly along the south right-of-way line of West Argent Road to the intersection with the east
right-of-way line of Road 84; Thence westerly along the westerly projection of the south right-of-way
line of West Argent Road to the intersection with the southerly projection of the west right-of-way line of
Road 84; Thence northerly along said projection of Road 84 and continuing northerly along the west
right-of-way line of Road 84 to the intersection with the south right-of-way line of the FCID canal right-
of-way; Thence westerly along said canal right-of-way to the point of beginning.
Exhibit 'B'
Road 80 &nnexationArea
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Section 4. This ordinance shall take full force and effect five (5) days after its approval, passage
and publication as required by law.
PASSED by the City Council of the City of Pasco, Washington, and approved as provided by law
this 1st day of June 2015.
Matt Watkins
Mayor
ATT .T:APPROVED AS TO FORM:
g ` 0 ,
ie.ra L.Clark, ity Cl- Leland B. Kerr,City Attorney
WHEN RECORDED PLEASE RETURN TO:
City of Pasco
Attn: City Planner
525 North 3'a
Pasco, WA 99301
ORDINANCE NO. qZZ21—
AFN # 1830490 ORD
06/16/2015 09:55 AM
6 Page(s) $77.00
Matt Beaton, Auditor
Franklin Co.. WA
AN ORDINANCE relating to annexation and annexing certain real property to the City of Pasco.
WHEREAS, the City Council of the City of Pasco has declared, its intent to annex the
following described territory (Section 1.) known as the Road 80 Annexation Area to the City of
Pasco pursuant to RCW Chapter 35A.14; and
WHEREAS, in January of 2015 the City Council approved the formation of an
Annexation Facts Committee" to review information related to the possible annexation of all
unincorporated properties west of Road 80; and
WHEREAS, said "Annexation Facts Committee" consisted of residents and property
owners only from within the proposed Road 80 annexation Area; and
WHEREAS, a legally sufficient intent to commence annexation proceedings by the direct
petition method of annexation was prepared by City staff and received by the City Council; and,
WHEREAS, the City Council held a public meeting on May 18, 2015 to review the notice
of intent to commence annexation proceedings for the Road 80 Annexation Area; and,
WHEREAS, the City Council passed Resolution No. 3640 on May 18, 2015 accepting the
proposed territory for annexation, determining that simultaneous zoning would be required and
that the annexation area will not require the assumption of existing City bonded indebtedness; and,
WHEREAS, on June 1, 2015 the second of two public hearings on zoning for the
proposed annexation area was held to afford the public an opportunity to provide input on
proposed zoning regulations for the proposed Road 80 Annexation Area; and,
WHEREAS, following testimony at June 1, 2015 public hearing the City Council of the
City of Pasco adopted Ordinance No. 4221 establishing RS -20 (Suburban District) for the
proposed Road 80 Annexation Area; and,
WHEREAS, Ordinance No. 4221 was recorded in the Office of the Franklin County
Auditor's on June 2, 2015; and,
WHEREAS, the Franklin County Assessor on June 2, 2015 officially certified the
sufficiency of the annexation petition prepared and filed by City officials; and,
WHEREAS, the Road 80 Annexation Area is situated within the designated Pasco Urban
Growth Area; and,
WHEREAS, City of Pasco utilities, police, fire and other services are adequate and
available to serve the proposed annexation area; and,
WHEREAS, notice of the public hearing on the proposed annexation was published and
posted as required by law; and,
WHEREAS, a public hearing on the proposed annexation was held on June 15, 2015; and,
WHEREAS, the City Council finds that annexation of the Road 80 area will improve the
efficiency and distribution of necessary municipal services within the City's designated Urban
Growth Area, to the benefit of all Pasco residents and taxpayers; NOW, THEREFORE,
THE CITY COUNCIL OF THE CITY OF PASCO, WASHINGTON DO ORDAIN
AS FOLLOWS:
Section 1. That the following described area, situated in Franklin County, Washington to -
wit:
Beginning at a point on the south line of the FCID canal right-of-way, said point being the
intersection with the west right-of-way line of Road 96 and the south right-of-way line of the
FCID canal right-of-way; Thence southerly along the west right-of-way line of Road 96 to the
intersection with the northeast corner of Lot 2 Short Plat 99-05; Thence westerly along the north
line of Lot 2 Short Plat 99-05 to the northwest corner thereof, Thence southerly along the west
line of Lot 2 Short Plat 99-05 to the southwest comer thereof, said southwest corner also being a
point on the north line of Lot, 3 Basswood Estates; Thence westerly along the north line of Lot 3,
Basswood Estates to the northwest corner of said Lot 3; Thence southerly along the west line of
said Lot 3 to the southwest comer of said Lot 3, said corner also being the northwest comer of Lot
4, Basswood Estates; Thence southerly along the west line of Lot 4, Basswood Estates to the
southwest corner of said Lot 4, said southwest corner also being the northwest corner of Lot 4
Short Plat 2003-01; Thence southerly along the west line of Lot 4, Short Plat 2003-01 to the north
right-of-way line of West Argent Road; Thence west along the north right-of-way line of West
Argent Road to the intersection with the northerly projection of the east right-of-way line of Road
100; Thence southerly along said projection to the intersection with the south right-of-way line of
2-
West Argent Road; Thence continuing southerly along the east right-of-way line of Road 100 to
the intersection with the north right-of-way line of West Court Street; Thence easterly along the
north right-of-way line of West Court Street to the intersection with the east right-of-way line of
Road 84; Thence southerly along the east right-of-way line of Road 84 to the intersection with the
northwest corner of Lot 13, Block 1, Back Roads Country Estates; Thence easterly along the north
line of said Lot 13, Back Roads Country Estates and continuing easterly along the north line of
Lots 14, and 15, Block 1, Back Roads Country Estates to the intersection with the northeast corner
of said Lot 15, said corner of said Lot 15, being 635.78 feet more or less from the east right-of-way
line of West Court Street; Thence southerly for a distance of 24 feet; Thence easterly for a
distance of 6 feet to the northeast/southwest line of Lot 17, Block 1, Back Roads Country Estates;
Thence easterly along the north line of said Lot 17 and Lots 18, 19, 20, 21 and 22, Block 1, Back
Roads Country Estates to the intersection with the west right-of-way line of Road 80; Thence
continuing easterly along the easterly projection of the north line of Lot 22, Block I Back Roads
Country Estates to the intersection with the east right-of-way line of Road 80; Thence northerly
along the east right-of-way line of Road 80 to the intersection with the northwest corner of Lot 4,
Short Plat 76-10; Thence westerly along the westerly projection of the north line of Lot 4, Short
Plat 76-10 to the intersection with the west right-of-way line of Road 80; Thence northerly along
the west right-of-way Road 80 to the intersection with the south right-of-way line of West Argent
Road; Thence westerly along the south right-of-way line of West Argent Road to the intersection
with the east right-of-way line of Road 84; Thence westerly along the westerly projection of the
south right-of-way line of West Argent Road to the intersection with the southerly projection of
the west right-of-way line of Road 84; Thence northerly along said projection of Road 84 and
continuing northerly along the west right-of-way line of Road 84 to the intersection with the south
right-of-way line of the FCID canal right-of-way; Thence westerly along said canal right-of-way
to the point of beginning.
as depicted in the map attached hereto and labeled Exhibit "A" and the same is hereby annexed to
the City of Pasco and is hereby declared to be within the corporate limits of the City of Pasco.
Section 2. That the Comprehensive Plan of the City of Pasco be and the same is hereby
adopted for the above described tract of land.
Section 3. That said tract of land shall not assume any portion of the existing bonded
indebtedness of the City of Pasco.
Section 4. That said tract of land shall be in Voting District # 5.
Section 5. That the annexation area shall be zoned RS -20 (Suburban District) per pre-
zone Ordinance No. 4221 adopted by the Pasco City Council following a public hearing on June 1,
2015 and recorded with the Franklin County Auditor on June 2, 2015 under Auditors File No.
1829810.
Section 6. That a certified copy of this ordinance be and the same shall be filed with the
Franklin County Commissioners.
Section 7. This ordinance shall be in full force and effect on July 1, 2015.
3-
PASSED by the City Council of the City of Pasco this 15'h day of June 2015.
Matt Watkins, Mayor
A APPROVED AS TO FORM
n 6
Debra Clark, City Clerk L B. Kerr, City Attorney
0
Community Development D epartment
PO Box 293, 525 N 3 rd Ave, Pasco, WA 99301
P: 509.545.3441 / F: 509.545.3499
Page 1 of 2
PUBLIC NOTICE
Si necesita ayuda para entender este aviso o necesita m ás 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 July 09, 2025 at 6:00 pm
Place: Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco, Washington.
Proposal: Shane O’Neill on behalf of Webster Court, LLC has submitted a rezone application (Z 2025-005)
from R-S-20 (Suburban) to R-1 (Low Density Residential ) for one parcel with a size of approximately 1
acre, located at 2817 Road 84 (Parcel #118402034) in Pasco, WA 99301. The proposal is subject to
regulations contained in the Pasco Municipal Code. Future site -specific development applications will be
subject to SEPA environmental review and code requirements.
Public Comment Period: Written comments must be submitted to the Community Development
Department by 5:00 p.m. on July 09, 2025, to be included in the Hearing Examiner packet. If you have
questions on the proposal, contact the Planning Division at (509) 905-2604 or via e -mail to:
gundersona@pasco-wa.gov.
If you wish to participate in the hearing virtually, please register at least 2 hours prior to the meeting
at the following registration link:
www.pasco-wa.gov/publiccomment
After registering, you will receive a confirmation email containing information about joining the
webinar.
Estimated Date of the Decision: It is estimated that the Hearing Examiner will make a recommendation
on the rezone within ten (10) days of the public hearing.
Prepared 23 June 2025 by: Aaron Gunderson , Planner II, PO Box 293 Pasco, WA 99301 (509) 905-2604
The City of Pasco welcomes full participation in public meetings by all citizens. No qualified individual with a disability s hall be
excluded or denied the benefit of participating in such meetings. If you wish to use auxiliary aids or require assistance t o 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.
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