HomeMy WebLinkAbout2025.08.13 HE Meeting PacketAGENDA
HEARING EXAMINER MEETING
City Hall – 525 North Third Avenue
Council Chambers
WEDNESDAY, AUGUST 13, 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
• SMP 2025-006 Lee Residential Home
Applicant has submitted a Shoreline Special Permit Application for a proposed
residential home to replace demolished home. Features of the proposal include
a new single-family residence, detached garage, driveways, and a block fence.
The proposal is at 420 E. Washington St.
• Z 2025-007 Arroyo C-1 to R-1
Applicant has submitted a rezone application from C-1 (Retail Business) to R-
1 (Low Density Residential) for one parcel with a size of approximately 0.16
acres, located at 613 W Clark St.
• ZD 2025-001 Desert Bloom LLC (Continuance)
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.
III. ADJOURNMENT
REPORT TO HEARING EXAMINER
PUBLIC HEARING
City Hall – 525 North Third Avenue – Council Chambers
July 9, 2025, 6:00 PM
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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.
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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
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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
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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;
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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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SITE
Item: Zoning Determination - Desert Bloom, LLC R-4
Applicant(s): Cody Fielding
File #: ZD 2025-001/ANX 2025-001 ±
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SITE
Item: Desert Bloom LLC R-4
Applicant(s): Desert Bloom LLC c/o Cody Fielding
File #: ZD 2025-001/ANX 2025-001 ±
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SITE
Item: Zoning Determination - Desert Bloom, LLC R-4
Applicant(s): Cody Fielding
File #: ZD 2025-001/ANX 2025-001 ±
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Land Use
Map
SITE
Item: Zoning Determination - Desert Bloom, LLC R-4
Applicant(s): Cody Fielding
File #: ZD 2025-001/ANX 2025-001 ±
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Open
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Low Density
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Residential
Commercial
Mixed
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Commercial
Open Space
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Medium
Density
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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
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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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 HEARING EXAMINER
PUBLIC HEARING
City Hall – 525 North Third Avenue – Council Chambers
August 13, 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.
August 4, 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. BROADMOOR MASTER PLAN: The City’s Broadmoor Master Plan designates the site
as Medium Density Residential, which allows for a variety of housing types at a density
range of 6 to 29 dwelling units per acre, as outlined in both the Broadmoor Master
Plan and Pasco Municipal Code (PMC) 25.97.055(1)(a) and (b). Within the Broadmoor
Master Plan and Overlay District (PMC 25.97.040), the permitted zoning options
include R-2, R-3, and R-4, all of which are subject to the same maximum density of 29
dwelling units per acre, per PMC 25.97.055(1)(b).
It is important to note that while the Comprehensive Plan density table (PMC
25.215.015) limits the Medium Density Residential classification to 20 dwelling units
per acre, PMC 25.97.030 clarifies that the provisions of the Broadmoor Overlay
District apply in addition to the underlying zoning regulations and take precedence in
the event of a 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 August 2025 meeting. This Council meeting may or may not be held as a public
3
hearing, at the discretion of the City Council. If the City Council determines that further review is
warranted, a closed-record hearing will be conducted.
Concurrent zoning following the passage of the annexation ordinance will support the feasibility
of developing the property into a desirable residential neighborhood.
Adjacent Zoning, Comprehensive/Broadmoor Master 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
Broadmoor Master 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 Broadmoor Master 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 Broadmoor Master 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 July 30 and August 3, 2025, in compliance with this requirement.
4) Pursuant to PMC 25.220.020(c), public notice was mailed on July 24, 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.
4
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 Broadmoor Master Plan
and aligns with the designated land use for the subject property.
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 City has experienced significant growth over the past two decades. According to the
Washington State Office of Financial Management, the City’s population increased from 32,066
in 2000 to 59,781 in 2010. As of 2022, the estimated population was 80,180, reflecting a 34%
increase since 2010. Projections indicate continued growth, with the population expected to reach
121,828 by 2038-an increase of approximately 52% from 2022.
In response to this growth, the Broadmoor Master Plan was developed specifically for the
Broadmoor area to guide future development in a more detailed and coordinated manner than
the City’s Comprehensive Plan. The “Broadmoor Vision and Plan” chapter did not alter the land
use designation of the subject site as established in the Comprehensive Plan but did increase the
maximum allowable density from 20 to 29 dwelling units per acre.
The applicant has requested an R-3 zoning designation, which aligns with the site’s Medium-
Density Residential land use designation under the Broadmoor Master Plan.
The Vision and Plan outlines a mixed-use, diverse community designed for efficient bike,
pedestrian, and vehicle circulation. This area is expected to support a substantial share of the
City’s future growth through a more compact development pattern. The intent of the Medium-
Density Residential designation is to accommodate a range of housing types, including small-lot
single-family homes-both attached and detached-as well as duplexes and multiplexes.
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.
Planning Principle 2.1.1 (3) Provide a variety of housing choices with a priority on higher density
developments.
Burns Road, which fronts the annexed area, is already largely improved with a paved roadway.
While the existing conditions do not yet reflect the ultimate design, future development is
expected to bring the roadway into conformance with the planned cross-section. The long-term
vision for this arterial street includes a 100-foot-wide right-of-way consisting of a 12-foot multi-
5
use path, a 6.5-foot planter strip or tree wells, an additional 8.5-foot planting strip, a 6.5-foot
buffer, an 11-foot travel lane, a 13-foot median, another 11-foot travel lane, another 6.5-foot
buffer, a 7.5-foot planting strip, a second 6.5-foot planter strip or tree wells, a 7-foot sidewalk,
and underground utilities where feasible along the edges of the street.
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 city limits or in unincorporated areas of the county. The
request aligns with the Broadmoor Master Plan’s Medium Density Residential designation, and
any future development will be required to meet applicable City development standards-including
setbacks, buffering, and traffic mitigation-to minimize impacts on adjacent properties.
While not required at this stage, it is worth noting that the petitioner has not identified the specific
housing type anticipated following annexation. The property to the east shares the same land use
designation and based on its zoning determination application, is anticipated to develop with
single-family detached housing. Land use designations to the south and west-focusing on the
immediate vicinity-comprise a mix of residential and commercial uses.
The area directly north of the site, across Burns Road, lies within the City’s Urban Growth Area
but is not part of the Broadmoor planning area. Under current PMC provisions, zoning districts
such as R-S-12, R-S-1, and R-1-which apply to portions of this northern area-allow for a variety of
dwelling types per lot while maintaining a density of 3 to 6 dwelling units per acre. However,
existing lots in this area do not conform to the density standards established in the Comprehensive
Plan. Therefore, the proposed zoning for the subject site is not expected to create compatibility
concerns and is consistent with the City’s broader goal of accommodating and managing future
growth.
(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 Broadmoor Master 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.
In response to ongoing community growth, Pasco School District #1 recently completed a Capital
Facilities Plan to guide future school facility needs.
6
(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 Broadmoor Master
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.
The traffic analysis prepared for the Broadmoor Master Plan evaluated the highest-impact
development scenarios and assessed their traffic characteristics and potential impacts. The study
recommended several mitigation measures at key intersections not associated with I-182,
including:
• Install a traffic signal at Dent Road / Broadmoor Boulevard and widen each approach to
allow for dedicated left turn lanes.
• Install a traffic signal at Dent Road / Edelman Road / Broadmoor Boulevard and widen
each approach to allow for dedicated left turn lanes. The eastbound right turn
movement would also benefit from a dedicated right turn lane.
• Widen the intersection of Sandifur Parkway / Harris Road / Broadmoor Boulevard for
dual northbound left turn lanes, dual southbound left turn lanes, and dual eastbound
right turn lanes. Signal timing will need to include an overlap phase so that eastbound
right turn movements can occur simultaneously with the northbound left turn
movements.
• Provide a new signalized intersection serving the Broadmoor Area approximately mid-
way between Dent Road / Edelman Road and Dent Road. This access will help relieve
turning movements at other major intersections along Broadmoor Boulevard.
The analysis also concluded that while a coordinated high-density scenario would result in more
total trips, those trips would be shorter (reduced Vehicle Miles Travelled) and more likely to
remain within the Broadmoor area. Conversely, a moderate-density scenario would still generate
more trips but rely more heavily on regional roadways.
Given these planned system-wide improvements and the fact that no specific development is
currently proposed, no additional conditions are recommended at this time to mitigate significant
adverse impacts.
(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.
7
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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Quail Run Rd
Easton Dr
W hetstone Dr
Jayleen Way
Source: 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 - SG Land Management, LLC R-3
Applicant(s): Trey Tutt
File #: ZD 2025-002/ANX 2025-001 ±
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Hunter Rd
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Bitterr o o t A v e
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Buckingham Dr
Mathews Rd
Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
0 690 1,400 2,100 2,800350
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Vicinity
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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Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
0 690 1,400 2,100 2,800350
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Zoning
Map
SITE
Item: Zoning Determination - SG Land Management, LLC R-3
Applicant(s): Trey Tutt
File #: ZD 2025-002/ANX 2025-001 ±
R-3, Medium
Density
Residential
District
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32 - Commercial
- Stone, Clay
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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
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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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Blackfoot Dr
Clark Fork Rd
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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
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
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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 August 13, 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. Please
note that this zoning determination is a recommendation to City Council and not a final decision.
Public Comment Period: Written comments must be submitted to the Community Development
Department by 5:00 p.m. on August 13, 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 July 21, 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.
Update
ORDER DETAILS
Order Number:
IPL0256373
Order Status:
Submitted
Classi cation:
Legals & Public Notices
Package:
TRI - Legal Ads
Site:
tricity
Final Cost:
$506.41
Referral Code:
NOPH
Payment Type:
Account Billed
User ID:
IPL0018633
UPDATE STATUS
Current Status:
Submitted
New Status:
Submitted
ORDER NOTES
Additional Information
ACCOUNT INFORMATION
Debra Barham
525 North Third Ave.
Pasco, WA 99301
509-544-3096
cityclerk@pasco-wa.gov
City of Pasco
TRANSACTION REPORT
Date
July 21, 2025 3:47:07 PM EDT
Amount:
$506.41
SCHEDULE FOR AD NUMBER IPL02563730
July 30, 2025
Tri-City Herald Print Publication
August 3, 2025
Tri-City Herald Print Publication
PREVIEW FOR AD NUMBER IPL02563730
1.54inches x 8.91inches
7/21/25, 3:47 PM View Order
https://placelegal.mcclatchy.com/legals/tricity/admin/order/viewOrder.html?id=240890 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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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
MEMORANDUM
DATE: August 26, 2019
TO: Randy Hermann | TerraGraphics
FROM: Garth Appanaitis | DKS Associates
SUBJECT: Broadmoor Master Plan
Preliminary Transportation Analysis P# 19072-000
The City of Pasco is preparing a land-use Master Plan for approximately 1,600-2,000 acres of undeveloped
property in the northwest portion of Pasco, known as the Broadmoor Area. It is the City’s vision that the
Broadmoor area become a complete mixed-use, residential community, providing a variety of commercial
venues and housing to meet the needs of all residents and their families. Defining the predictability for future
development in this area is especially important, as current Washington State planning data projects dynamic
population growth for the City of Pasco, increasing the residential population by two-thirds over the next 20
years. The transportation analysis summarized in this memorandum provides a preliminary traffic analysis and
supplements the Non-Project EIS to better understand the transportation impacts of future development
patterns, however a broader regional traffic analysis may be required in a future scope of work.
EXECUTIVE SUMMARY
The City of Pasco is preparing a land-use Master Plan for approximately 1,600-2,000 acres of undeveloped
property in the northwest portion of Pasco, known as the Broadmoor Area. Three potential land use
alternatives were identified by the Broadmoor Non-Project EIS: a Coordinated High-Density Development, a
Coordinated Moderate-Density Development, and a No Action Alternative (consistent with the Comprehensive
Plan). Each alternative has the potential to result in differing traffic patterns and implications throughout the
study area and the overall region of Pasco and the Tri-Cities.
Traffic analysis was performed for six study intersections during the weekday AM and PM peak hours along
Broadmoor Boulevard using Highway Capacity Manual (HCM) methodology. Under existing conditions, all
intersections currently meet performance standards except Harris Road / Broadmoor Boulevard, which was
identified by the City of Pasco’s 2020-2025 6-year Transportation Improvement Plan (TIP) to be realigned with
the existing traffic signal at Sandifur Parkway / Broadmoor Boulevard.
Each of the three land use alternatives was modeled using the Benton Franklin Council of Governments
(BFCG) travel demand model. The model results indicated that the High-Density Development would
approximately double the number of daily trips relative to the No Action alternative, however an additional 10
percent of the daily trips (15 percent compared to the 5 percent in the No Action alternative) would be served
within the internal transportation network of the Broadmoor area. This degree of internal trip activity would be
due to the mix of uses planned for the area (residential, commercial, employment, etc.) and would allow
August 26, 2019 | 2
Broadmoor Master Plan | Preliminary Transportation Analysis
residents to both live and work within the area and not impact the external roadway system on a daily basis.
While the moderate density alternative would have less overall land use and would generate less daily trips
than the high density alternative, having proportionately less non-residential uses relative to the high density
alternative would reduce potential for internal trip capture. Thus the moderate density alternative would be
reliant on regional connections to non-residential uses and would further rely on access to and from I-182.
ITE’s 10th Edition Trip Generation Manual rates were also used to estimate vehicle trips and understand the
potential for internal trip activity due to the mix of uses present in each scenario. These results followed similar
trends indicated by the travel demand model - the Coordinated High-Density Development would generate the
most trips but would also have the most potential for internal trip activity.
Year 2040 traffic volumes were projected using existing traffic counts and growth from the BFCG travel
demand model to estimate future year traffic volumes and operations. With existing intersection configurations
and the proposed realignment of Harris Road / Broadmoor Boulevard, nearly all of the study intersections are
projected to fail to meet City of Pasco and WSDOT mobility standards, (LOS D). Potential intersection
solutions were identified to accommodate the high-volume demand, including signal installation at Burns Road
/ Broadmoor Boulevard and Dent Road / Broadmoor Boulevard and additional turn lanes at Harris Road /
Sandifur Parkway / Broadmoor Boulevard. Future studies should confirm what intersection improvements
would be the most beneficial for the Broadmoor area including consideration of roundabouts.
To accommodate future growth expected in the Broadmoor area that is likely in all three scenarios, a 5-lane
roadway extending from the I-182 Eastbound ramps to Dent Road / Broadmoor Boulevard is needed. Access
control along Broadmoor Boulevard as well as the construction of east-west collectors through the study area
(and providing connectivity through the site) will help to relieve the demand on the existing intersections. In
addition, alternative ramp configurations that would provide necessary ramp capacity will need to be further
explored.
EXISTING CONDITIONS
The Broadmoor Master Plan area includes parcels of land owned by several independent property and
business owners. The properties are situated to the North of I-182 directly east of the Columbia River. Also
included are adjacent commercial/residential properties north of Burns Road, on both sides of Sandifur Pkwy
adjacent to Broadmoor Blvd., and select properties south of I-182 along Broadmoor Blvd. Figure 1 shows the
boundary area and project vicinity. The transportation analysis includes the following six study intersections
along Broadmoor Boulevard, also shown in Figure 1:
• I-182 Eastbound Ramp/Broadmoor Boulevard
• I-182 Westbound Ramp/Broadmoor Boulevard
• Harris Road/Broadmoor Boulevard
• Sandifur Parkway/Broadmoor Boulevard
• Burns Road / Broadmoor Boulevard
• Dent Road/Broadmoor Boulevard
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Broadmoor Master Plan | Preliminary Transportation Analysis
Figure 1: Broadmoor Study Area
August 26, 2019 | 4
Broadmoor Master Plan | Preliminary Transportation Analysis
Existing Traffic Patterns
Weekday morning (7-9 AM) and evening (4-
6 PM) traffic counts were collected at the six
study intersections, as shown in Figure 2.1
At the southernmost study intersection (I-
182 ramps), Broadmoor Boulevard is four
lanes wide. It widens to a 5-lane cross-
section from Harris Road / Broadmoor
Boulevard to approximately 700 feet north of
the intersection with Sandifur Parkway. The
intersections with the highest intersecting
volume are located within this stretch of
Broadmoor Boulevard. North of the 5-lane
section, Broadmoor tapers into a 3-lane
section until Burns Road / Broadmoor
Boulevard where it transitions to a 2-lane
section. Traffic volumes at the northern end
of the study area are much lower than
volumes near the interchange. Existing
traffic counts indicate that approximately 53
percent of the AM peak 2-hour traffic volume
occurs during the peak hour (7:15 to 8:15
AM) and 54 percent of the PM peak 2-hour
traffic volume occurs during the peak hour
(4:30 to 5:30 PM).
1 Traffic counts collected on March 26, 2019.
Figure 2. Existing 2019 Traffic Volumes
August 26, 2019 | 5
Broadmoor Master Plan | Preliminary Transportation Analysis
Local Traffic Distribution
Using the traffic counts, general existing local trip distribution patterns were identified for the area, shown in
Figure 3. Currently most traffic along the corridor is using the interstate and traveling to and from existing
residential developments that are located south of the interchange and east of Broadmoor Boulevard along
Sandifur Parkway.
Figure 3. Existing 2019 Traffic Distribution
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Broadmoor Master Plan | Preliminary Transportation Analysis
Intersection Operations Analysis
Base year (2019) intersection operations for the AM and PM peak hours were analyzed using Highway
Capacity Manual (HCM) 6th Edition capacity methods. The resulting intersection operations summaries are
listed in Table 1. All study intersections are subject to the City of Pasco and Benton Franklin Council of
Governments (BFCOG) regional intersection service standards, which is level of service (LOS) D.
Table 1. Existing Study Intersection Operations (2019 AM and PM Peak Hours)
Intersection
Mobility
Standard2
AM Peak PM Peak
Delay LOS V/C Delay LOS V/C
I-182 Eastbound
Ramp /
Broadmoor Blvd
D 13.9 B 0.76 21.7 C 0.84
I-182 Westbound
Ramp /
Broadmoor Blvd
D 8.9 A 0.79 8.1 A 0.84
Harris Road /
Broadmoor Blvd D 40.1 B / E 0.11 / 0.40 46.5 B / E 0.05 / 0.40
Sandifur Pkwy /
Broadmoor Blvd D 8.7 A 0.67 10.3 B 0.73
Burns Rd /
Broadmoor Blvd D 16.7 A / C 0.05 / 0.24 26.1 A / D 0.12 / 0.35
Dent Rd /
Broadmoor Blvd D 11.0 A / B 0.01 / 0.13 11.1 A / B 0.01 / 0.12
*Two way stop-controlled intersections report worst case of major approach / worst case of minor approach.
**Bolded and red LOS results indicate that the intersection is failing to meet the mobility standards identified by
the City.
All study intersections currently meet the LOS D operating standard with the exception of Harris Road /
Broadmoor Boulevard. The intersection performs at LOS E during both the AM and PM peak periods due to
the high conflicting volumes on Broadmoor Boulevard. As an unsignalized intersection, delay is based on the
availability of gaps in the major street to allow minor street movements to occur. Driver delay at Harris Road /
Broadmoor Boulevard may be resulting in driver frustration and anxiety, loss of time, unnecessary fuel
consumption and contributions to air pollution. The intersection is planned to be realigned with the existing
Sandifer Parkway traffic signal and is identified in the City of Pasco 6-year 2020-2025 Transportation
Improvement Plan (TIP) and will be included in the Future Year (2040) analysis.
2 Level of Service standards, City of Pasco Comprehensive Plan, 2007.
August 26, 2019 | 7
Broadmoor Master Plan | Preliminary Transportation Analysis
2040 MASTER PLAN ALTERNATIVES
The City of Pasco is preparing a land-use Master Plan for approximately 1,600-2,000 acres of undeveloped
property in the northwestern portion of Pasco, known as the Broadmoor Area. It is the City’s vision that the
Broadmoor area become a complete mixed-use, residential community, providing a variety of commercial
venues and housing to meet the needs of all residents and their families. Defining the predictability for future
development in this area is especially important, as current Washington State planning data projects dynamic
population growth for the City of Pasco, increasing the residential population by two-thirds over the next 20
years. Three alternatives have been identified for the Master Plan, which are further described in the following
section.
Land Use Descriptions
The Non-project EIS analyzes three build-out alternatives for potential impacts with a 20-year planning horizon:
1) Coordinated High Density Development (Maximum Density)
2) Coordinated Moderate Density Development, and
3) No Action Alternative (Existing Comprehensive Plan)
The following sections summarize the character and land use quantities for each alternative.
Preferred Alternative 1 – A Coordinated High Density Development
This alternative will adjust the current land-use zoning to accommodate a denser retail, commercial and
residential development, as shown in Figure 2. The planning and positioning of the land uses will promote
clusters of diverse residential and commercial land uses that will be connected by open spaces, greenbelts,
roadways, and arterials. This alternative alters the existing land-use zoning significantly. Table 2 describes
each land use-designation and its respective design guidelines and size throughout the Broadmoor site. Figure
4 provides an overview of the locations of each land use.
August 26, 2019 | 8
Broadmoor Master Plan | Preliminary Transportation Analysis
Table 2. Coordinated High Density Development Proposed Land Use Descriptions
Sample Uses Acres Units Standards
Low Density
Residential Single family detached residential 402 1,600 3 – 5 Dwelling
Units per acre
Medium Density
Residential
Single family detached residential, single
family attached residential, duplexes 569 3,250 3 – 8 dwelling
units per acre
Med-High
Density
Residential
Single family attached residential,
townhouses, condominiums, and multi-
family
125 1,700
8 – 15
dwelling units
per acre
Commercial
Retail, wholesale, service and ancillary
office uses, as well as appropriate public
uses such as government
60 120,000
SF Varying
Office
Professional office, personal services,
offices & technology resource centers,
and daycares, ancillary commercial uses
85 280,000
SF Varying
Mixed-Use
Neighborhood
Townhouses, multi-family developments,
neighborhood grocer, drug stores,
coffee/sandwich/ice-cream shops, live-
work spaces, dry cleaner/laundromat,
salons/spas, daycares, neighborhood-
scale professional offices, medical/dental
clinics
78
800
units,
50,000
SF
Varying,
minimum 40%
residential
with 6 – 12
dwelling units
per acre
Mixed-Use
Regional
Retail operations and shops, grocery
stores, residential above commercial or
office, high density residential,
restaurants, entertainment uses, major
employment centers, clean industry, and
other appropriate regional serving uses
208
500
units,
750,000
SF
General
mixed-use,
minimum 10%
residential, no
more than
50% retail
Mixed-Use
Interchange
Commuter services, technology/research,
business parks, limited office, retail 24 120,000
SF Varying
August 26, 2019 | 9
Broadmoor Master Plan | Preliminary Transportation Analysis
Figure 4. Coordinated High Density Development Proposed Land Use
August 26, 2019 | 10
Broadmoor Master Plan | Preliminary Transportation Analysis
Preferred Alternative 2 – A Coordinated Moderate Density Development
The Moderate Density alternative adopts a majority of the current land use zoning but creates new land use
areas with denser residential development. This alternative will accommodate open space for parks and
recreation as well as green belts, roadways, and arterials. Detailed land-use designation descriptions and
design guidelines are included in Table 3. Figure 5 provides an overview of the described land use.
Table 3. Coordinated Moderate Density Development Proposed Land Use Descriptions
Sample Uses Acres Units Standards
Low Density
Residential Single family detached residential 366 78 3 – 5 Dwelling
Units per acre
High Density
Housing Overlay
Multi-family housing mixed with single
family, pocket retail and commercial
districts
682.2 3,802 3 – 15 Dwelling
Units per acre
High Density
Housing
Single family attached residential,
townhouses, condominiums, and multi-
family
210 1,077 8 – 15 Dwelling
Units per acre
Mixed
Residential
Retail, wholesale, service and ancillary
office uses, as well as appropriate public
uses such as government
240 598 DU
300,000 SF Varying
Regional
Commercial
Commuter services, technology/research,
business parks, limited office, retail 166 400,000 SF Varying
August 26, 2019 | 11
Broadmoor Master Plan | Preliminary Transportation Analysis
Alternative 3 – No Action Alternative
The no-action alternative assumes that development would occur consistent with the existing land use
designations and would undergo developmental and environmental review on a project-by-project basis.
Because there is no guiding masterplan, the ultimate build out of the parcels under a no action alternative is
less predictable. Figure 6 shows current Land Use zoning according to the City of Pasco’s Comprehensive
Plan designations.
Figure 5. Coordinated Moderate Density Development Proposed Land Use
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Broadmoor Master Plan | Preliminary Transportation Analysis
Summary of Land Use Alternatives
Table 4 provides a brief summary of the three land use alternatives and lists residential units and non-
residential square footage. Number of units and non-residential square footage for the no action alternative
were estimated from the BFCG Travel Demand Model3. As shown, the coordinated high-density development
has the greatest number of units and non-residential square footage, with nearly triple the number of
residential units than the no action alternative and nearly double the amount of non-residential square footage
from the moderate density development. The following section will describe how each alternative would impact
the street network.
3 It has been noted that the regional travel model may underestimate the amount of land use for the Comprehensive Plan
in the Broadmoor Area. However, this summary is provided from the travel model as a relative comparison to the other
alternatives and to provide a consistent basis for the estimated trips on the street network.
Figure 6. No Action Proposed Land Use
August 26, 2019 | 13
Broadmoor Master Plan | Preliminary Transportation Analysis
Table 4. Master Planned Alternatives Comparison
Alternative Residential Units Non-Residential
1) Coordinated High Density
Development 9,266 1,320,000 sf
2) Coordinated Moderate
Density Development 7,492 700,000 sf
3) No Action 3,062 unknown
Trip Generation Comparison
To estimate the impact of each land use alternative, vehicle trips entering and exiting the proposed
development were estimated using two methods: the Institute of Transportation Engineer’s (ITE) Trip
Generation 10th Edition methodology, and land use adjustments made in the Benton Franklin Council of
Government (BFCG) Travel Demand Model. While the travel model results were used to derive future traffic
volume projections for the intersection capacity analysis, the ITE Trip generation estimates provide a
comparison and indicate potential for internal trip activity.
ITE 10th Edition
The Institute of Transportation Engineers (ITE) Trip Generation, 10th Edition manual was used to determine the
estimated number of trips each alternative will generate.4 Land uses described in the Draft EIS were matched
to ITE land use categories and descriptions, as shown in Table 5.
For land uses that include a mix of uses, trips can be made between the various land uses on site without
utilizing the external major street system. These internally captured trips can be made by walking or driving
using internal roadways and are therefore subtracted from the overall trip generation of the development. An
internal capture rate was estimated for the portion of the study area north of the interchange using the
methodologies outlined in the ITE Trip Generation Handbook. Resulting internal capture rates vary among the
land uses, as shown in Table 5.
.
4 Trip Generation, 10th Edition, Institute of Transportation Engineers, 2017.
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Broadmoor Master Plan | Preliminary Transportation Analysis
Table 5. ITE Trip Generation Categories and Internal Trip Reductions
Land Use Description
ITE Land Use
(Code)
Land Use
Category Internal Trip Reduction Rate
AM PM
Commercial Shopping
Center (820) Retail 23% entering,
23% exiting
18% entering,
28% exiting
Office General Office
Building (710) Office 7% entering,
27% exiting
82% entering,
20% exiting
Mixed-Use
Neighborhood –
Neighborhood grocer,
drug stores,
coffee/sandwich/ice-
cream shops, daycares,
etc
Shopping
Center (820) Retail 23% entering,
23% exiting
18% entering,
28% exiting
Mixed-Use Regional –
Retail Operations and
Shops
Shopping
Center (820) Retail 23% entering,
23% exiting
18% entering,
28% exiting
All residential uses
Single Family
Detached Home
(210),
Multifamily
Housing (Low-
Rise) (220), or
Mid-Rise
Residential with
1st-Floor
Commercial
(231)
Residential 1% entering, 1%
exiting
4% entering, 3%
exiting
In addition to internally captured trips, pass-by vehicle trips coming from the adjacent traffic stream that would
not create new trips within the study area were estimated using the methodology outlined in the ITE Trip
Generation Handbook. Pass-by trips would result in new driveway turning movement trips only and would not
increase the total traffic to the adjacent roadways. Notably, pass-by rates are only applied to retail uses and
were estimated to be 34% for retail within the Broadmoor study area.
Detailed trip generation calculations for each alternative are included in the Appendix. The trip generation
calculations indicate that with higher density development and a balance of land use types (residential, office,
commercial, etc.) there is a higher percentage of trips that will be internally captured within the internal street
network, therefore resulting in a proportionately smaller impact on the external street network. Table 6 provides
an overall comparison for the alternatives. The High Density Alternative includes additional land use and would
contribute to more trips during the weekday AM and PM peak hour than the Moderate Density alternative.
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Broadmoor Master Plan | Preliminary Transportation Analysis
Table 6. ITE Trip Generation Comparison of Coordinated Development Master Planned Alternatives
(Weekday Peak Hour, Net New External Trips)
Alternative AM Total PM Total
Coordinated High Density Development 4,612 5,919
Coordinated Moderate Density Development 2,739 4,273
Travel Demand Model
Trip generation was also estimated using the BFCG travel demand model by adjusting the number of
households and employees in the Broadmoor area under each alternative. Table 7 lists estimated units per
acre and employee calculations for each land use. Notably, total households are already provided in the EIS
for mixed-use development and are not included in the table below.
Table 7. Land Use Types and Employee Calculations for BFCG Travel Demand Model
Land Use
Household
Calculations Employee Calculations
Units / Acre Type of
Employment
% of total
employment in
land use
Employee
density / KSF
Low Density Residential 4 - - -
Medium Density
Residential
6.5 (multifamily),
4 (single family) - - -
Medium-High Density
Residential 8.5 - - -
Commercial - Retail 100% 1.5
Office - FIRE a 100% 3
Mixed-Use
Neighborhood
- Retail 25% 1.5
- FIRE 25% 3
- Service 50% 1.5
Mixed-Use Regional
- Retail 50% 1.5
- FIRE 50% 3
Mixed-Use Interchange
- Wholesale 25% 0.5
- Other 75% 1.5
a FIRE = Financial, Insurance, Real Estate and Engineering employment.
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Broadmoor Master Plan | Preliminary Transportation Analysis
A summary of the estimations for total households, population, and employees added to the Broadmoor area
under each alternative is shown in Table 8. Both coordinated development alternatives estimate additional
households and employees than what was originally included in the 2040 travel demand model.
Table 8. Household and Employee Estimations for each Master Planned Alternative
Alternative Households Average HH
Size Population Employees
Coordinated High
Density Development 9,266 2.82 26,168 3,530
Coordinated
Moderate Density
Development
6,850 2.81 19,248 1,551
No Action 3,027 2.55 7,730 751
A summary of the resulting daily trips for each alternative is shown in Table 9. Trips are categorized as either
internal or external to the Broadmoor area, where external trips start or end outside of the study area and
internal trips start and end inside of the study area.
Table 9. BFCG Travel Demand Model Daily Trip Estimations
Alternative Internal External Overall Total
Coordinated High
Density
Development
15,137 85,549 100,686
Coordinated
Moderate Density
Development
3,543 70,172 73,715
No Action 2,128 43,411 45,539
Due to the nature of higher density development, the percentage of internal trips greatly increases under the
coordinated high-density development alternative, resulting in a smaller relative impact on the existing external
roadway network. In addition, average trip lengths in the coordinated high-density alternative are over 10%
shorter than the no action alternative.
Summary of Trip Generation
The Coordinated High-Density Development and Moderate Density Development Alternatives generate more
trips than the no action alternative according to trip generation estimates using both ITE methodology and
results from the BFCG travel demand model. Notably, the coordinated high-density development has the
potential to keep some of the additional trips within the development site, which would create less of an impact
on the external street network. By addressing the expected mixed-use development in the Broadmoor Master
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Broadmoor Master Plan | Preliminary Transportation Analysis
Plan, the City can plan the internal street network to account for the larger volume of internal trips and manage
congestion within the study area as well as along Broadmoor Boulevard.
Travel Model Corridor Impacts
The following figures show the approximate difference in 2-hour peak traffic volume for each proposed
alternative and the existing traffic. Figure 7 shows the difference in volume between the high density
coordinated development alternative and existing volumes, Figure 8 shows the difference in volume between
the moderate density coordinated development alternative and existing volumes, and Figure 9 shows the
difference in volume between the no action alternative (Regional Transportation Plan) and existing volumes.
The highest increase in traffic volumes along the corridor would be in the northbound direction during the PM
period, where the directional 2-hour traffic volume would increase approximately 2,600 vehicles. The most
significant volume differences for each alternative would occur near the intersection of Sandifur Parkway /
Harris Road / Broadmoor Boulevard, which is expected to be realigned in the future.5 Additionally, greater
volume differences are apparent along Broadmoor Boulevard between Sandifur Parkway and Powerline /
Burns Road under all three scenarios. The added volume may require additional widening of Broadmoor
Boulevard north of Powerline / Burns Road, regardless of which alternative is identified in the Master Plan. The
following section will discuss the corridor impacts further, as well as the operational impact at the intersection
level under the Preferred Alternative.
5 Proposed realignment and extension of Harris Road / Sandifur Boulevard identified in the City of Pasco 2020 -2025 6-
year Transportation Improvement Plan (TIP).
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Broadmoor Master Plan | Preliminary Transportation Analysis
Figure 7. High Density Future Year (2040) 2-Hour Volume Difference from Existing Traffic
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Broadmoor Master Plan | Preliminary Transportation Analysis
Figure 8. Moderate Density Future Year (2040) 2-Hour Volume Difference from Existing Traffic
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Broadmoor Master Plan | Preliminary Transportation Analysis
Figure 9. No Action Future Year (2040) 2-Hour Volume Difference from Existing Traffic
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Broadmoor Master Plan | Preliminary Transportation Analysis
Preferred Land Use Alternative Analysis
The High Density Coordinated development alternative has been selected as the Preferred Alternative by the
EIS. To better understand what conditions travelers would experience, traffic volumes were developed and
analyzed at an intersection level to determine
whether the existing size of Broadmoor
Boulevard will appropriately serve the City of
Pasco and the Broadmoor Area. As
previously noted, Harris Road was identified
by the City’s Transportation Improvement
Plan (TIP) to be realigned with the
intersection of Sandifur Parkway / Broadmoor
Boulevard. The approach geometry for the
new intersection is unknown at this time.
Additional projects to be completed within the
study area include the extension of Sandifur
Parkway directly west towards the river, as
well as bicycle and pedestrian improvements
on Broadmoor Boulevard on the I-182
overpass between the ramps.
2040 Preferred Alternative Volumes
Future 2040 intersection turn movement
volumes were developed for the AM and PM
peak hours using existing traffic counts and
the land use alternative modeled in the BFCG
travel demand model. Intersection turn
movements were post-processed following
NCHRP 765 methods and are shown in
Figure 10.
Figure 10. Future 2040 Traffic Volumes
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Broadmoor Master Plan | Preliminary Transportation Analysis
2040 Preferred Alternatives Intersection Operations Analysis
Future year (2040) intersection operations for the AM and PM peak hours were analyzed using Highway
Capacity Manual (HCM) 6th Edition capacity methods, and the results are summarized in Table 10.
Table 10. Preferred Alternative 2040 Peak Hour Intersection Operations
Intersection
Mobility
Standard6
AM Peak PM Peak
Delay LOS V/C Delay LOS V/C
I-182 Eastbound
Ramp /
Broadmoor Blvd
D 43.2 D 1.27 74.3 E 1.13
I-182
Westbound
Ramp /
Broadmoor Blvd
D 9.6 A 0.85 47.5 D 0.98
Harris Road /
Sandifur Pkwy /
Broadmoor Blvd
D 211.8 F > 2 291.8 F > 2
Burns Rd /
Broadmoor Blvd D > 300 B / F > 2 > 300 B / F 0.34
Dent Rd /
Broadmoor Blvd D 12.7 A / B 0.39 36.7 B / E 0.75
*Two way stop-controlled intersections report worst case of major approach / worst case of minor approach.
**Bolded and red results indicate that the intersection is failing to meet the mobility standards.
In PM peak hour conditions, nearly all intersections fail to meet City of Pasco and regional mobility standards.
Harris Road / Sandifur Parkway / Broadmoor Boulevard and Burns Road / Broadmoor Boulevard are projected
to be failing in both the AM and PM peak hour. Major traffic control upgrades are necessary at these
intersections to achieve LOS standards. Potential solutions include the installation of a traffic signal at Burns
Road / Broadmoor Boulevard and widening for additional turn lanes at Harris Road / Sandifur Parkway /
Broadmoor Boulevard. Resulting operations with these improvements are listed in Table 11, however prior to
implementation of these mitigations additional alternatives should be considered to address the higher volume
demand including roundabouts and other potential solutions.
6 Level of Service standards, City of Pasco Comprehensive Plan, 2007.
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Broadmoor Master Plan | Preliminary Transportation Analysis
Table 11. Future Year (2040) Mitigated Operations with Potential Solutions
Intersection
Mobility
Standard7
AM Peak PM Peak
Delay LOS V/C Delay LOS V/C
Harris Road /
Sandifur Pkwy /
Broadmoor Blvd
D 39.5 D 0.95 45.4 D 0.91
Burns Rd /
Broadmoor Blvd D 16.8 B 0.89 14.5 B 0.84
Dent Rd /
Broadmoor Blvd D 11.1 B 0.72 10.0 B 0.54
Potential transportation improvements along the corridor are described in the following sections.
Study Area Improvements
To mitigate additional traffic within the study area resulting from the Preferred Alternative High Density
Coordinated Development, several high-level improvements were identified as shown in Figure 11. While
intersection operations analysis was not completed for the Moderate Density Coordinated Development or the
No Action alternative, it is expected that many of these improvements would be beneficial for traffic under all
three scenarios according to the additional volume that would result from any development within the study
area.
7 Level of Service standards, City of Pasco Comprehensive Plan, 2007.
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Broadmoor Master Plan | Preliminary Transportation Analysis
Note: Descriptions for each numbered improvement appear in narrative following figure.
1
6
4,5
2,9
3 10
11
8
7
Figure 11. Potential Study Area Improvements
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Broadmoor Master Plan | Preliminary Transportation Analysis
Corridor Needs
As shown in Figure 11 and based on volume estimations resulting from the high-density coordinated
development alternative, the following recommendations could mitigate future volumes:
1. Broadmoor Boulevard should be widened to a 5-lane cross section with two northbound lanes,
two southbound lanes, and a two-way left-turn lane in the median from the I-182 Westbound
Ramps to approximately halfway between Dent Road / Edelman Road and Dent Road – which
is assumed to be the site of a new signalized intersection that would provide access to the
Broadmoor Area.
2. An additional east-west connection located approximately mid-way between Dent Road /
Broadmoor Boulevard and Edelman Road / Dent Road / Broadmoor Boulevard would provide
an alternative access for vehicles entering the proposed developments, relieving demand on
intersections further south.
3. The new collector extending west from the realigned intersection of Sandifur Parkway / Harris
Road / Broadmoor Boulevard should be 5-lanes wide to accommodate project-related traffic.
4. Development on the west side of Broadmoor Boulevard should accommodate larger easements
to account for potential future widening that may be necessary within the study area (including
the flexibility to expand to seven lanes). This widening may be needed to support future
development to the north and the critical regional connection to I-182 that is served by
Broadmoor Boulevard.
5. Access points along Broadmoor Boulevard should be controlled to limit the number of
intersections and decrease the potential number of conflict points. This strategy will improve the
efficiency of traffic flow along the corridor and help manage additional widening needs.
Intersection Needs
Multiple intersections fail to meet City mobility standards in both AM and PM peak hour conditions with future
traffic volumes under the Preferred Alternative. The following recommendations would mitigate failing
operations at the study intersections not associated with I-182:
6. Install a traffic signal at Dent Road / Broadmoor Boulevard and widen each approach to allow
for dedicated left turn lanes.
7. Install a traffic signal at Dent Road / Edelman Road / Broadmoor Boulevard and widen each
approach to allow for dedicated left turn lanes. The eastbound right turn movement would also
benefit from a dedicated right turn lane.
8. Widen the intersection of Sandifur Parkway / Harris Road / Broadmoor Boulevard for dual
northbound left turn lanes, dual southbound left turn lanes, and dual eastbound right turn lanes.
Signal timing will need to include an overlap phase so that eastbound right turn movements can
occur simultaneously with the northbound left turn movements.
9. Provide a new signalized intersection serving the Broadmoor Area approximately mid-way
between Dent Road / Edelman Road and Dent Road. This access will help relieve turning
movements at other major intersections along Broadmoor Boulevard.
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Broadmoor Master Plan | Preliminary Transportation Analysis
Portal Needs (I-182 Ramps) [Note: More Clarification to be Added]
Both I-182 ramp intersections with Broadmoor Boulevard are either failing or close to failing in future year AM
and PM peak hour conditions under the preferred alternative. The following recommendations provide
guidance for future improvements necessary to maintain mobility throughout the study area and along I-182.
Future interchange improvements or configurations should be explored to address the following needs:
Eastbound I-182 Ramps
10. Explore capacity improvements to the eastbound I-182 ramps, which include:
• Address high volume going north through the intersection.
• Explore on and off-ramp configuration to provide additional capacity for eastbound
travelers.
Westbound I-182 Ramps
11. Explore capacity improvements to the westbound I-182 ramps, which include:
• Widen westbound off-ramp approach at intersection to include a second westbound right
turn lane.
• Explore on and off-ramp configuration to provide additional capacity for westbound
travelers.
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Broadmoor Master Plan | Preliminary Transportation Analysis
APPENDIX
ITE 10th Edition High Density Alternative Trip Generation Estimations
Land Use Described in EIS ITE Land
Use Code Size AM Peak PM Peak
In Out Total IN OUT Total
No
n
-Re
s
i
d
e
n
t
i
a
l
U
s
e
s
Commercial 820 120 KSF 70 43 113 219 238 457
Internal Reduction (AM 23% in,
23% out; PM 18% in, 28% out) 16 10 26 40 67 107
Pass-By Trips (34%) 18 11 30 61 58 119
Office (above interchange) 710 184 KSF 184 30 214 34 178 212
Internal Reduction (82%
entering, 20% exiting) 13 8 21 28 36 64
Office (below interchange) 710 58 KSF 58 9 67 11 56 67
Mixed-Use Neighborhood
Neighborhood grocer, drug
stores, coffee/sandwich/ice-
cream shops, daycares, etc
820 50 KSF 29 18 47 91 99 190
Internal Reduction (AM 23% in,
23% out; PM 18% in, 28% out) 7 4 11 16 28 44
Pass-By Trips (34%) 8 5 12 24 26 50
Mixed-Use Regional
Retail operations and shops 820 50 KSF 29 18 47 91 99 190
Internal Reduction (AM 23% in,
23% out; PM 18% in, 28% out) 7 4 11 16 28 44
Pass-By Trips (34%) 8 5 12 24 26 50
Mixed-Use Interchange
Technology, research,
business parks, limited office,
retail
770 216 KSF 53 34 87 42 49 91
Total Non-Res Trips 422 152 575 488 719 1207
Internal Trips 43 26 69 100 159 259
Pass-By Trips 34 21 54 109 110 219
Net New Non-Residential Trips 346 105 452 279 450 729
Re
s
i
d
e
n
t
i
a
l
Low-Density Res (above
interchange) 210 1220 DU 226 676 902 761 446 1207
Medium-Density Res 220 2550 DU 270 903 1173 900 528 1428
210 700 DU 130 388 518 437 256 693
Medium-High Density Res 220 1700 DU 180 602 782 600 352 952
High Density Res 220 440 DU 36 122 158 155 91 246
Townhomes, multi-family
development 220 800 DU 85 283 368 282 166 448
Res above commercial or
office 231 60 DU 5 13 18 15 7 22
Total Internal Trips for above
residential land uses (AM 1% in,
1% out; PM 4% in, 3% out)
9 30 40 125 56 182
Low-Density Res (below
interchange) 210 380 DU 70 211 281 237 139 376
Total Residential Trips 1002 3198 4200 3387 1985 5372
Internal Trips 9 30 40 125 56 182
Pass-By Trips - - - - - -
Net New Residential Trips 993 3168 4160 3262 1929 5190
OVERALL TOTAL 4612 5919
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Broadmoor Master Plan | Preliminary Transportation Analysis
ITE 10th Edition Moderate Density Alternative Trip Generation Estimations
No
n
-Re
s
i
d
e
n
t
i
a
l
Us
e
s
Land Use Described in EIS ITE Land
Use Code Size AM Peak PM Peak
In Out Total IN OUT Total
Mixed Residential
Retail, wholesale service and
ancillary office uses (# above
interchange, # below
interchange)
820 93 KSF
(12.3 KSF) 54 (7) 33 (4) 88 (12) 170 (22) 184 (24) 355 (47)
Internal Reduction to trips above
interchange (AM 22% in, 22%
out; PM 18% in, 28% out)
12 7 19 31 52 82
Pass-By Trips (34%) 14 (2) 9 (1) 23 (4) 47 (8) 45 (8) 93 (16)
710 173 KSF
(22.8 KSF) 172 (23) 28 (4) 201 (26) 32 (4) 167 (22) 199 (26)
Internal Reduction to trips above
interchange (AM 7% in, 27%
out; PM 73% in, 20% out)
12 8 20 23 33 57
Regional Commercial
Commuter services,
technology/research,
business parks, limited office,
retail (# above interchange, #
below interchange)
820 147 KSF
(52.5 KSF) 86 (31) 53 (19) 138 (49) 269 (96) 291 (104) 560 (200)
Internal Reduction to trips above
interchange (AM 22% in, 22%
out; PM 18% in, 28% out)
19 12 30 48 82 130
Pass-By Trips (34%) 23 (10) 14 (6) 37 (17) 75 (33) 71 (35) 146 (68)
770 147 KSF
(52.5 KSF) 36 (13) 23 (8) 59 (21) 28 (10) 33 (12) 62 (22)
Internal Reduction to trips above
interchange (AM 7% in, 27%
out; PM 73% in, 20% out)
3 6 9 21 7 27
Total Non-Res Trips 422 172 594 631 837 1471
Internal Trips 46 33 78 123 174 296
Pass-By Trips 49 30 81 163 159 323
Net New Non-Residential Trips 327 109 435 345 504 852
Re
s
i
d
e
n
t
i
a
l
Low-Density Res 210 78 DU 14 43 58 49 29 77
High Density Housing Overlay 220 1342 DU 142 475 617 473 278 752
221 2460 DU 230 655 886 660 422 1082
High Density Res 220 1077 DU 114 381 495 380 223 603
Mixed Res (above
interchange) 220 336 DU 36 119 155 119 70 188
Total Internal Trips for above
residential land uses (AM – 2%
in, 1% out; PM - 8% in, 8% out)
11 17 28 134 82 216
Mixed Res (below
interchange) 220 262 DU 28 93 121 92 54 147
Total Residential Trips 564 1766 2332 1773 1076 2849
Internal Trips 11 17 28 134 82 216
Pass-By Trips - - - - - -
Net New Residential Trips 553 1749 2304 1639 994 2633
OVERALL TOTAL 2739 4273
Community & Economic Development Department
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509.545.3441 / F: 509.545.3499
October 3, 2019
Washington State Department of Transportation
South Central Regional Office
Paul Gonseth
2809 Rudkin Rd.
Union Gap, WA 98903-1648
Subject: Broadmoor Master Plan – Traffic Analysis
The preliminary traffic analysis for the Broadmoor Master Plan is completed; please find the
attached document for your review. In March of 2017, the City issued the EIS scope, and one of
the required components was the analysis of future development on the local transportation
system.
The attached transportation analysis covers approximately 1,600 – 2,000 acres of predominately-
undeveloped property in northwest Pasco. The Broadmoor Non-Project EIS identified three
potential land-use and development alternatives: Coordinated High-Density, Coordinated
Moderate-Density and a No-Action that is consistent with the existing comprehensive plan.
The analysis determined that the Coordinated-High Density alternative would have the highest
increase of total vehicle trips; however, the trip types would be shorter (decrease of VMT) and
have a higher chance of remaining within the Broadmoor area. The moderate density scenario
would also increase the amount of total trips and would be more dependent on local and state
facilities.
The analysis completed for the Broadmoor Master Plan will be included in the ongoing
development of the City of Pasco Comprehensive Plan. We look forward to coordinating with
the WSDOT, the Benton-Franklin Council of Governments and our regional/state partner
agencies on this effort.
Please contact our office at (509) 545-3441.