HomeMy WebLinkAbout2025.09.10 HE Meeting PacketAGENDA
HEARING EXAMINER MEETING
City Hall – 525 North Third Avenue
Council Chambers
WEDNESDAY, SEPTEMBER 10, 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
• Z 2025-008 DNR R-T TO R-3 and R-T to C-1
Applicant has applied to rezoning Parcel 117530015, which is 17.19 acres in
size per a Boundary Line Adjustment recorded recently under Auditor File
Number 2001822, from R-T (Residential Transition) to R-3 (Medium Density
Residential), and rezoning a 2.81-acre portion of Parcel 117500118, also per
Auditor File Number 2001822, from R-T (Residential Transition) to C-1 (Retail
Business).
• SP 2025-012 Mendoza Shop
Applicant has submitted a Special Permit Application to amend an existing used
car lot special permit (SP2017-020). The amendment is to add an additional
4,000 sq. ft. shop to be used for the storage of vehicles. Proposal is located at
1424 N. 4th Ave. (Parcel # 112011019).
• SP 2025-013 Universal Church
Applicant has applied for a Special Use Permit (SP2025-013) to establish a
church, where daily services of praise and worship will be held. Address of the
proposal is 330 W. Clark St. Ste. 105 (Parcel #112034325).
III. ADJOURNMENT
REPORT TO HEARING EXAMINER
PUBLIC HEARING
City Hall – 525 North Third Avenue – Council Chambers
September 10, 2025, 6:00 PM
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MASTER FILE #: Z2025-008/R-T to R-3 & R-T to C-1
APPLICANTS: Tri-County Partners Habitat for Humanity
1005 Knight Street
Richland, WA 99352
REQUEST: Rezone: Recommendation of R-T (Residential Transition)
to R-3 (Medium Density Residential) and R-T to C-1 (Retail
Business).
TIMELINE
August 21, 2025 Application Submitted.
August 25, 2025 Application Deemed Complete.
August 25, 2025 Application Noticed for Public Hearing to Property Owners within
300 feet.
August 27, 2025 Application Noticed for Public Hearing to the Tri-City Herald.
September 2, 2025 Public Hearing Staff Report Published
BACKGROUND
1. PROPERTY DESCRIPTION(S):
Parcel No.: 117530015 (R-T to R-3)
Legal: THAT PORTION OF THE NORTH HALF OF SECTION 16, TOWNSHIP 9 NORTH, RANGE
29 EAST, W.M., FRANKLIN COUNTY, STATE OF WASHINGTON, LYING NORTHERLY OF
STATE ROUTE 182 AND LYING SOUTHERLY AND WESTERLY OF THE FOLLOWING
DESCRIBED LINE:
BEGINNING AT THE NORTH QUARTER CORNER OF SAID SECTION 16;
THENCE SOUTH 89°15'46" WEST, 40 FEET ALONG THE NORTH LINE OF SAID SECTION 16
TO THE WESTERLY MARGIN OF ROAD 76, ALSO BEING THE TRUE POINT OF BEGINNING;
THENCE SOUTH 00°48'58" WEST, 40 FEET ALONG THE WEST MARGIN OF SAID ROAD 76
TO THE SOUTH MARGIN OF BURDEN BOULEVARD;
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THENCE NORTH 89°15'16" EAST, 40 FEET ALONG THE SOUTH MARGIN OF BURDEN
BOULEVARD TO THE EAST LINE OF THE NORTHWEST QUARTER OF SAID SECTION 16;
THENCE NORTH 89°15'46" EAST, 168.51 FEET ALONG SAID SOUTH MARGIN;
THENCE SOUTH 00°44'18" EAST, 785.50 FEET TO THE NORTHERLY MARGIN OF SAID STATE
ROUTE 182 AND THE TERMINUS OF SAID LINE.
EXCEPTING THEREFROM THE EAST 162.73 FEET THEREOF.
Property Size: 17.19 acres (748,955.26 square feet)
Portion of Parcel: 117500118 (R-T to C-1)
Legal: The East 162.73 feet of the following described parcel:
THAT PORTION OF THE NORTH HALF OF SECTION 16, TOWNSHIP 9 NORTH, RANGE 29
EAST, W.M., FRANKLIN COUNTY, STATE OF WASHINGTON, LYING NORTHERLY OF STATE
ROUTE 182 AND LYING SOUTHERLY AND WESTERLY OF THE FOLLOWING DESCRIBED LINE:
BEGINNING AT THE NORTH QUARTER CORNER OF SAID SECTION 16;
THENCE SOUTH 89°15'46" WEST, 40 FEET ALONG THE NORTH LINE OF SAID SECTION 16
TO THE WESTERLY MARGIN OF ROAD 76, ALSO BEING THE TRUE POINT OF BEGINNING;
THENCE SOUTH 00°48'58" WEST, 40 FEET ALONG THE WEST MARGIN OF SAID ROAD 76
TO THE SOUTH MARGIN OF BURDEN BOULEVARD;
THENCE NORTH 89°15'16" EAST, 40 FEET ALONG THE SOUTH MARGIN OF BURDEN
BOULEVARD TO THE EAST LINE OF THE NORTHWEST QUARTER OF SAID SECTION 16;
THENCE NORTH 89°15'46" EAST, 168.51 FEET ALONG SAID SOUTH MARGIN;
THENCE SOUTH 00°44'18" EAST, 785.50 FEET TO THE NORTHERLY MARGIN OF SAID STATE
ROUTE 182 AND THE TERMINUS OF SAID LINE.
Property Size: 2.81 acres (122,251.48 square feet)
General Location: The site(s) are generally located south of Burden Boulevard, west of
Road 68, and north of Interstate 182, in part within the area between the planned Road
76 overpass.
Total Property Size: 20 acres.
2. ACCESS: The site(s) will have access from Burden Boulevard.
3. UTILITIES: Municipal water and sewer is available in Burden Boulevard. Municipal sewer
is also available along the south and west side of the site(s).
4. LAND USE AND ZONING: The site(s) are currently zoned R-T, with the applicant requesting
a zoning designation of R-3 for Parcel 117530015 and C-1 for a portion of Parcel
117500118. The majority of the site(s) remain undeveloped. Surrounding properties are
zoned and developed as follows:
North: C-1/R-4/R-1 Retail Business-Retail/High Density-Townhomes/Low
Density-Single Family Detached
East: C-1 Retail Business-Retail-Restaurants-Carwash-Dental
South: I-182 Interstate
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West: R-1/I-182 Low Density-Single Family Detached/Interstate
5. COMPREHENSIVE PLAN: The City’s Comprehensive Plan designates Parcel 117530015
as Medium Density Residential, which allows for a variety of housing types at a density
range of 6 to 20 dwelling units per acre, as outlined in Pasco Municipal Code (PMC)
Table 25.215.015. Permitted zoning options within this designation include R-2
(Medium Density Residential), R-3, R-4 (High Density Residential), and R-P (Residential
Park).
The Comprehensive Plan designates the applicable portion of Parcel 117500118 as
Commercial, which provides for neighborhood, community, and regional shopping
and specialty centers, as well as business parks, service, and office uses, as outlined in
PMC Table 25.215.015. Permitted zoning options within this designation include O
(Office), BP (Business Park), C-1, C-2 (Central Business), C-3 (General Business), and CR
(Commercial Regional).
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
rezone is consistent with and does not require an amendment to the comprehensive plan;
and (iii) The applicable comprehensive plan was previously subjected to environmental
review and analysis through an EIS under the requirements of this chapter prior to
adoption; and the EIS adequately addressed the environmental impacts of the rezone. No
further SEPA review is required for this proposal.
Analysis
Tri-County Partners, on behalf of the Washington State Department of Natural Resources, with
their signed permission, is requesting to rezone Parcel 117530015 from R-T to R-3 and a portion
of Parcel 117500118 from R-T to C-1. Together, the subject site(s) comprise approximately 20
acres.
Both parcels recently underwent a Boundary Line Adjustment (BLA), resulting in Parcel
117500118 being split-zoned: the majority zoned C-1 (11.68 acres), with a smaller portion—
transferred from Parcel 117530015—retaining an R-T designation.
The existing R-T zoning of Parcel 117530015 and the R-T portion of Parcel 117500118 are not
consistent with the City’s Comprehensive Plan. Rezoning as requested would bring both parcels
into conformance with the adopted Comprehensive Plan designations.
This request does not include a project-specific development proposal; therefore, no project
action is under consideration at this time.
History
The subject site(s) were annexed into the City in 1981 through Ordinance No. 2388 and
subsequently assigned zoning under Resolution No. 1396. As part of that resolution, Parcel
117530015 was designated R-T and has remained zoned R-T to the present day. Parcel
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117500118 was designated C1-D and has also maintained that commercial designation to the
present, notwithstanding subsequent renaming and refinements of the C-1 zoning classification
over the years.
Rezone Criteria
The initial review criteria for considering a rezone application are explained in PMC. 25.210.030.
The criteria are listed below as follows:
1. The date the existing zone became effective:
The site(s) were assigned their existing zoning on January 5, 1981, following annexation through
Ordinance No. 2388 and subsequent zoning designation under Resolution No. 1396.
2. The changed conditions, which are alleged to warrant other or additional zoning:
Since 1981, numerous changes have occurred in the surrounding area; however, the zoning of the
site(s) has remained unchanged. To better align with the Comprehensive Plan and support
feasible development, the applicant is requesting a rezone. The existing R-T designation is
intended as a transitional district and does not permit development consistent with the standards
of the Comprehensive Plan.
3. Facts to justify the change on the basis of advancing the public health, safety and
general welfare:
The existing zoning designation does not align with the respective land use designations, which
hinders the advancement of public health, safety, and general welfare. The proposed rezone is
consistent with Council-approved amendments to the Comprehensive Plan, which have already
been determined to be in the public interest and supportive of these objectives.
4. The effect it will have on the value and character of the adjacent property and the
Comprehensive Plan:
A change in zoning would be consistent with the Comprehensive Plan Future Land Use Map
designation for the site(s). The proposed land uses are compatible with adjacent properties and
are anticipated to support and enhance the value and character of the surrounding area. The
rezone would allow for Medium Density Residential and Retail Business development. Any future
development actions, including subdivision or commercial construction, will be subject to review
under the Washington State Environmental Policy Act (SEPA) to ensure identification and
mitigation of potential impacts to the natural and built environment.
5. The effect on the property owner or owners if the request is not granted:
If the rezone request is not granted, the subject site(s) may only be developed under the existing
R-T zoning, which allows one dwelling unit per five acres with the potential for one accessory
dwelling unit. This would result in the site(s) being significantly underutilized. Additionally, the
split-zoned configuration combined with the restrictive R-T designation makes it difficult to
feasibly develop the C-1 portion of the property. For example, the R-T district requires 50-foot
setbacks on all sides. Pursuant to PMC 25.175.020(5), where a lot in a commercial district abuts
or adjoins a front, side, or rear yard in a residential district, any building on the commercial lot
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must conform to the setbacks of the adjoining residential district. Applying R-T setbacks to the C-
1 portion of the site would substantially limit its development potential, resulting in a negative
effect on the site(s) and surrounding area.
6. The Comprehensive Plan land use designation for the property:
The City of Pasco Comprehensive Plan designates the site(s) as Medium Density Residential-Parcel
117530015 and Commercial-Parcel 117500118.
7. Such other information as the Hearing Examiner requires:
The rezone application is consistent with and supports the intent of the Comprehensive Plan and
City Council Goals. To conclude this criterion, staff directs the reader to the applicant’s
submitted “Attachment A,” which provides additional detail and justification from the
applicant’s perspective.
STAFF FINDINGS OF FACT
1) Pursuant to PMC 25.210.040, Public notice for this hearing was mailed to property
owners within 300 feet of the boundaries of the proposal on August 25, 2025, in
compliance with this requirement.
2) Pursuant to PMC 25.210.040, Public notice for this hearing was published in the Tri-
City Herald on August 27, 2025, in compliance with this requirement.
3) Pursuant to PMC 25.210.060(2), the Hearing Examiner’s rezone recommendation
based on its findings and conclusions must be forwarded to the City Council.
4) The requested R-3-Parcel 11753015 and C-1-portion of Parcel 117500118 zoning
designation request is consistent with the Comprehensive Plan and aligns with the
designated land use for the subject site(s).
TENTATIVE CONCLUSIONS BASED ON FINDINGS OF FACT
Following the conclusion of an open record hearing on a property rezone 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 Land Use Element of the Comprehensive Plan designates the site(s) as Medium Density
Residential-Parcel 117530015 and Commercial-portion of Parcel 117500118. A change in zoning
would be consistent with the comprehensive plan Land Use Map designation for the site(s) and
could further the goals and policies of the Comprehensive Plan such as:
LU-2-B Policy: Facilitate planned growth within the City limits and UGA and promote infill
developments in the City limits through periodic review of growth patterns and market demand
within each of the City’s land use designations. This infill development is expected to benefit both
residential and commercial demand, given its proximity to existing townhouses and retail,
consistent with the character of the surrounding area.
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Land Use Policy LU-2-A: Maintain sufficient land designated to accommodate residential and
commercial uses proximate to appropriate transportation and utility infrastructure. The site(s)
will be served by City utility services and existing transportation infrastructure. Burden Boulevard
is fully developed, and coordination with the future Road 76 overpass will be crucial for the
development of these lots at a later date.
(b) The effect of the proposal on the immediate vicinity will be materially detrimental;
The proposed zoning change is not anticipated to create materially detrimental impacts to the
immediate vicinity. The requested zoning designations are compatible with adjacent residential
and commercial uses and align with the Comprehensive Plan’s Medium Density Residential and
Commercial land use designations. Any future development will be required to comply with
applicable City standards—including setbacks, buffering, and traffic mitigation measures—to
ensure impacts on neighboring properties are minimized. Additionally, the existing lots within the
site(s) do not conform to the Comprehensive Plan standards, whereas the proposed zoning would
correct this inconsistency. Accordingly, the request is expected to improve compatibility and
further 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 adhering to the guidance of the Comprehensive Plan when assigning
zoning to properties within the community. The Plan identifies the subject site(s) for Residential
and Commercial uses, and applying the respective zoning designations is consistent with that
direction. Doing so may create opportunities for additional housing and retail businesses,
supporting the community’s evolving needs. Furthermore, the proposal promotes planned
growth, facilitates the efficient extension of City infrastructure and services, and contributes to
the availability of mixed-use development to some degree. Collectively, these benefits align with
long-term community goals and enhance overall livability.
(d) Conditions should be imposed in order to mitigate any significant adverse impacts from the
proposal;
No conditions are necessary as part of this rezone request. The application, as well as any future
development proposals, will be subject to the applicable provisions of the PMC and the City of
Pasco Design and Construction Standards. Any subsequent project actions will be reviewed at the
time of application to evaluate potential significant adverse impacts and will also be subject to
environmental review under SEPA. Accordingly, the imposition of conditions at this stage is not
warranted.
(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 requested rezonings meet all
applicable City standards and requirements without the need for additional terms or conditions
beyond those already provided in the PMC and adopted development regulations. Additionally,
the planned Road 76 overpass will function as a logical and effective buffer between the Medium
Density Residential and Commercial designations. Accordingly, no further conditions or
commitments are warranted through a concomitant agreement.
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RECOMMENDATION
Staff recommends that the City Council assign R-3 (Medium Density Residential) zoning to Parcel
No. 117530015, owned by the Washington State Department of Natural Resources, consisting of
approximately 17.19 acres. Staff further recommends that the City Council assign C-1 (Retail
Business) zoning to a 2.81-acre portion of Parcel No. 117500118, also owned by the Department
of Natural Resources.
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Overview
Map
SITE(S)
Item: DNR Rezone request from R-T to R-3 & R-T to C-1
Applicant(s): Tri-County Partners Habitat for Humanity
File #: Z 2025-008 ±
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Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
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Vicinity
Map
SITE(S)
Item: DNR Rezone request from R-T to R-3 & R-T to C-1
Applicant(s): Tri-County Partners Habitat for Humanity
File #: Z 2025-008 ±
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Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
0 280 560 840 1,100140
Feet
Land Use
Map
SITE(S)
Item: DNR Rezone request from R-T to R-3 & R-T to C-1
Applicant(s): Tri-County Partners Habitat for Humanity
File #: Z 2025-008 ±
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S p i e d e n D r
182
B a b i n e D r
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8
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R o d e o D r
182
R
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B u r d e n B l v d
C-1, Retail
Business
District
R-T, Residential
Transition
District
C-1, Retail
Business
District
R-1, Low-Density
Residential District
R-1,
Low-Density
Residential District
R-3, Medium-Density
Residential
District
R-1, Low-Density
Residential
District
C-1, Retail
Business
District
R-4, High-Density
Residential
District
R-1, Low-Density
Residential District
R-1, Low-Density
Residential
District
C-1, Retail
Business
District
C-3, General
Business
District
Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
0 390 780 1,200 1,600200
Feet
Zoning
Map
SITE(S)
Item: DNR Rezone request from R-T to R-3 & R-T to C-1
Applicant(s): Tri-County Partners Habitat for Humanity
File #: Z 2025-008 ±
R-3, Medium Density
Residential District
C-1, Retail
Business District
4 9 0 8
4 9 1 2 4 9 1 68311
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8 1 2 0
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4 9 0 3
8 1 1 9
4 9 1 1
4 9 0 8
8 1 0 8
5 0 1 6
5 0 1 1
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4 9 0 7
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L a n g a r a D r
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4 4 1 7
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8 2 0 9
4 4 1 7
4 4 1 44420
8 2 0 8
8 1 0 4
4 4 0 9
8 1 0 1
4 4 1 0
4 4 1 4
4 4 1 8
4 4 2 1
4 5 0 4
4 4 2 4
4 5 0 1
8 1 2 0
4 4 0 6
Coldwater Dr
Sumas
Ln
182
4 3 1 5
4 4 0 1
4 3 1 4
4 4 0 2
4 3 0 5
4 4 0 7 4 3 0 9
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4 3 1 8
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4 3 2 1 4 3 1 8
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Goldstream
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7 9 0 8
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7 7 1 1
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4 4 0 64407
8 0 1 6
Q u a d r a D r
Coldwater Dr
182
7 8 6 1
4 3 1 3 4 3 1 4
7 8 5 7
4 3 1 8
4 4 0 2
4 3 0 6
7 8 5 3
4 4 0 2 7 8 6 5
4 3 3 1
7 8 5 0
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7 8 5 8
7 8 4 67906
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4 3 1 0
7 8 4 9
7 8 4 5
4 3 0 9
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SquamishLn
ChilcotinLn
5 0 1 1
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4 9 0 2
4 8 0 3
4 8 0 6
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Medium Density
Residential
Mixed
Residential
Commercial
Low Density
Residential
Low Density
Residential
Commercial
CommercialCommercial
Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
0 280 560 840 1,100140
Feet
Comp Plan
Map
SITE(S)
Item: DNR Rezone request from R-T to R-3 & R-T to C-1
Applicant(s): Tri-County Partners Habitat for Humanity
File #: Z 2025-008 ±
Community & Economic Development Department Fee: $825
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509.545.3441 / F: 509.545.3499
Updated July 2019
CITY OF PASCO
PETITION FOR ZONE CHANGE
INITIATION OF AMENDMENTS: Zoning Map:
1.Any person, firm, corporation, group of individuals, or municipal department may petition
for a zone change with the following exceptions:
i.If the person, firm, corporation or group of individuals does not have legal
ownership of the parcel of land under consideration for rezoning, the petition
shall not be accepted. All petitions submitted must contain the notarized
signature of the legal owner of the property. The legal owner is considered to be
the owner of record.
ii.A person, firm, corporation of group of individuals may not submit, in any one
year, more than one petition requesting a zone change from the property’s
present zone to another particular zone for the same parcel of land, provided,
within the one year period, a person, firm, corporation or group of individuals
may submit another petition requesting a zone change from the property’s
present zone to a zone other than the zone previously requested in the earlier
petition.
2.The City Council, upon its own motion, may request the Planning Commission hold an open
record hearing on the reclassification of a parcel or parcels of property.
3. The Planning Commission may initiate an open record hearing on the reclassification of a
parcel or parcels of property.
CONFLICT WITH COMPREHENSIVE PLAN: In the event any proposed amendment, supplement,
change to or repeal of Chapters 25.04 through 25.88 is in conflict with the Comprehensive Plan, said
amendment or change shall not be entertained until and if the comprehensive plan is amended.
REQUIREMENTS:
1. Fee of $825 ($700 application fee + $75 SEPA fee + $50 radius notification fee)
2.Completed SEPA form
3.The property owner’s notarized signature acknowledging the application
PUBLIC HEARING: After completion of an open record hearing on a petition for reclassification of the
property, the Hearing Examiner shall make and enter findings from the records and conclusions
thereof which support its recommendation and find whether or not:
a.The proposal is in accord with the goals and policies of the comprehensive plan;
b.The effect of the proposal on the immediate vicinity will be materially detrimental;
c.There is merit and value in the proposal for the community as a whole;
d.Conditions should be imposed in order to mitigate any significant adverse impacts from the
proposal;
e.A concomitant agreement should be entered into between the City and the petitioner, and
if so, the terms and conditions of such an agreement;
The Hearing Examiner shall render his/her recommendation to approve, approve with modifications
and/or conditions, or reject the petition based on its findings and conclusions. The Hearing Examiner’s
recommendation, to include his/her findings and conclusions, shall be forwarded to the City Council
at a regular business meeting thereof.
CITY COUNCIL: Unless a proper and timely appeal is filed or the City Council by majority vote deems
further review is necessary, the recommendation of the Hearing Examiner shall be effected by proper
action of the City Council without further review.
CONCOMITANT AGREEMENT: The City may enter into an agreement with the petitioner whereby the
City will grant the requested zone change conditioned upon the petitioner entering into a covenant
with the City restricting the use and/or development of the subject property. Provisions of the
agreement may relate to any or all of the following aspects of the use of petitioner's property:
a.Setback.
b.Use of building or property.
c.Type of business.
d.Height of building.
e.Size of building.
f.Size of subdivision of property.
g. Density.
h. Landscape.
i.Street, sidewalk and curb improvement and easements and rights-of-way for such.
j.Public utility improvements and easements and rights-of-way for such.
k.Time frame for commencement or completion of the proposed construction or
development. In the event a concomitant agreement includes a specified time frame for the
proposed development, it may further provide that failure to conform to the specified time
frame shall cause the zone change granted therein to revert to the zone existing
immediately prior to said zone change.
Community & Economic Development Department Fee: $825
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509.545.3441 / F: 509.545.3499
Updated July 2019
CITY OF PASCO
PETITION FOR ZONE CHANGE
Master File # ______________ Date Submitted: ______________
Applicant Info Owner Info
(if different than applicant)
Name Jet Richardson, Executive Director Name: Carmella Murphy, Westside Operation Mgr.
Address: Address:
Phone: Phone:
Email: Email:
Project Address: _____________________________________________________________________
Project Parcel Number: _______________________________________________________________
Current Zoning: _____________________________________________________________________
Requested Zoning: ___________________________________________________________________
Describe the nature and effect of the proposed change: _____________________________________
__________________________________________________________________________________
__________________________________________________________________________________
__________________________________________________________________________________
__________________________________________________________________________________
Estimated time frame of development: __________________________________________________
__________________________________________________________________________________
What conditions warrant the proposed rezone? ________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
How will the proposed rezone advance the health, safety, and general welfare of the community?
__________________________________________________________________________________
__________________________________________________________________________________
__________________________________________________________________________________
What effect will the proposed change have on the value and character of adjacent property?
__________________________________________________________________________________
__________________________________________________________________________________
__________________________________________________________________________________
How does the proposed rezone relate to the City’s Comprehensive Plan? _______________________
__________________________________________________________________________________
__________________________________________________________________________________
__________________________________________________________________________________
What effect will be realized by the owner(s) if the proposed rezone is not granted? _______________
__________________________________________________________________________________
__________________________________________________________________________________
__________________________________________________________________________________
NOTE: Provide a variance report giving a list and mailing address of owners of all property within 300
feet of the applicant’s property, as shown by a local title company OR payment of $50.00 which shall
be utilized by the City to obtain a current list of property owners of all properties within 300 feet of
the applicant’s property.
PASCO 16 NORTH REZONE APPLICATION - ATTACHMENT A
Nature and Effect of the Proposed Change
On July 22, 2025, the City of Pasco approved a boundary line adjustment (BLA 2025-007) to move the
boundary between Parcel 117530015 and Parcel 117500018 to align both parcels with their respective
land use designations. The boundary adjustment also aligned both parcels near their center, which
corresponds with the planned location of the City of Pasco’s Road 76 overpass, as outlined in Resolution
4608 (See Figure 1).
The current zoning of the two adjoining parcels does not align with the City of Pasco’s Comprehensive
Plan. Rezoning the two parcels will bring them into consistency with the Future Land Use Map and
facilitate development of owner-occupied workforce housing in partnership with Habitat for Humanity,
as well as future neighborhood-scale commercial uses.
Estimated Development Timeframe
There is no active development proposal associated with this application. Development will depend on
successful rezoning and subsequent negotiations between Habitat for Humanity and the Washington
State Department of Natural Resources (DNR), the current landowner.
Conditions Warranting the Proposed Rezone
Parcel 117530015 is currently zoned R-T (Residential Transition), and the land use designation is
medium density residential. This parcel is proposed to be rezoned R-T (Residential Transition), to R-3
(Medium Density Residential District) to be consistent with the land use designation and allow for future
housing units, contributing to economic vitality and reinforcing the City’s investment in affordable
housing. In addition, a portion of the proposed R-3 area is planned as a future right-of -way for a city
planned overpass extension project. (see Figure 2).
Parcel 117500018 has split zone of C-1 (Retail Business ~ 11.68 acres) and R-T (Residential Transition ~ 2.81
acres), and the land use designation is commercial. The 2.81-acre area is proposed to be rezoned from R-
T to C-1 to be consistent with the land use designation and allow for future commercial uses,
contributing to economic vitality and reinforcing the City’s investment in transportation infrastructure
(see Figure 2).
The Rezone will bring the two parcels into consistency with Pasco’s Future Land Use Map and facilitate
development of future residential and neighborhood-scale commercial uses.
How the Proposed Rezone Advances Community Health, Safety, and Welfare
Rezoning Parcel 117530015 from R-T to R-3 will advance Pasco’s goals by enabling development aligned
with the Comprehensive Plan. The R-3 zoning will also allow for future housing units, contributing to
economic vitality and reinforcing the City’s investment in affordable housing.
The rezone of a 2.81-acre portion of Parcel 117500018 from R-T to C-1 will advance Pasco’s goals by
enabling development aligned with the Comprehensive Plan. The C-1 zoning will also allow for future
infrastructure-supportive commercial uses, contributing to economic vitality and reinforcing the City’s
investment in transportation infrastructure.
Effect on Value and Character of Adjacent Property
Parcel 17530015 and Parcel 117500018 are both currently vacant and underutilized. The proposed
rezone for these parcels will allow for development that complements existing uses and zoning in the
surrounding area—R-1 and R-3 to the north, R-3 and C-1 to the south
PASCO 16 NORTH REZONE APPLICATION - ATTACHMENT A
across I-182, C-1 to the east, and R-3 to the west. The rezone reflects the area's evolving character and
will provide compatible, planned development that is consistent with the City’s Future Land Use Map. It
is expected to positively influence adjacent property values by providing retail and commercial uses and
public infrastructure improvements.
Consistency with the City of Pasco Comprehensive Plan
The rezone for Parcel 117530015 is directly consistent with the City’s Comprehensive Plan and Future
Land Use Map, which designates the site for Medium Density Residential (See Figure 3). The C-1 zone is
consistent with the Commercial designation (alongside zones O, BP, C-2, C-3, and CR).
The rezone of a portion (2.81-actes) of Parcel 117500018 is directly consistent with the City’s
Comprehensive Plan and Future Land Use Map, which designates the site for Commercial use (See
Figure 3). The C-1 zone is consistent with the Commercial designation (alongside zones O, BP, C-2, C-
3, and CR).
The proposed re-zone supports Comprehensive Plan policies related to:
• Promoting infill development on underutilized lands.
• Encouraging mixed-use and commercial areas that serve neighborhoods.
• Coordinating land use planning with future infrastructure investments, such as the planned
overpass extension.
Bringing the zoning for Parcel 117530015 and a portion of Parcel 17500018 into alignment with the
Comprehensive Plan will allow DNR and Habitat for Humanity to pursue a development that advances
City housing, economic development, and transportation goals.
Effect if the Rezone is Not Granted
If the rezone for Parcel 117530015 and the rezone of a portion of Parcel 17500018 is not approved:
• Habitat for Humanity will be unable to pursue development of affordable, owner-occupied homes
on this site.
• DNR will be unable to generate revenue for trust beneficiaries through lease or sale of the property
in accordance with its land use designation.
• Failure to rezone may negatively affect DNR’s ability to lease or develop the adjacent commercially
designated parcel to the east, which it also owns, due to a lack of zoning consistency and market
synergy.
R-T
R-3
R-1
R-4
C-1
2
FIGURE:
PROJECTION: WASHINGTON
STATE PLANE, NORTH ZONE,
NAD 83 HARN, FEET
JOB NUMBER:
DRAWING NAME: REZONE MAP
DRAWING BY: WSITTERDING
DATE: 7/31/2025
SCALE: AS SHOWN
JURISDICTION: PASCO
DESIGNER:
REVISION:
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0 250 500125
Feet
Legend
Project Area
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District
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R-3, Medium-Density
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FIGURE:
PROJECTION: WASHINGTON
STATE PLANE, NORTH ZONE,
NAD 83 HARN, FEET
JOB NUMBER:
DRAWING NAME: FLU MAP
DRAWING BY: WSITTERDING
DATE: 7/31/2025
SCALE: AS SHOWN
JURISDICTION: PASCO
DESIGNER:
REVISION:
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0 250 500125
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Legend
Project Area
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Confederated Tribes -
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LYING IN A PORTION OF THE NE 1/4 OF THE NW lt4·& NW 1/4 OF THE NE 114, SECTION 16, TOWNSHIP 9 NORTH, RANGE 29 EAST. W.M. 200' 0 200' 400' REFERENCES
R1. RECORD OF SURVEY, VOL 2, PG. 816, AFN 1592535
R2. RECORD OF SURVEY, WASHINGTON STATE DEPARTMENT OF TRANSPORTATION SR-1862 AS-BUILT RECORDS #7360, RECORDED ON 02/10/1982
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LEGEND • - • • -SECTION LINE-------PROPERTY BOUNDARY - - - -PROPERTY OUD LINE ---PROPERTY LINE Al)JACENT --RIGHT-OF-WAY ---RIGHT-OF-WAY CENTERLINE ------EASEMENT -•--•---WIRE FENCE ---=>-----<r---Cl-WM l.lNI( FENCf
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AUDITOR'S CERTIFICATE
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FILED fQR RECORD AT THE REQUEST OF LAND DEVELOPMENTJOVSULTANTS (LDC)THIS� DAY OF.,.Mi_20 �. AT rt MINUTES PAST. M, AND RECORDED IN VOL.� OF SURVEYS, PAGE tf10 ; AFN 2-0D 11):?-RECORDS OF FRANKLIN COUNTY, WA$HINGTON.
l'AA-r.\-t?m:\t>\J AUDITOR, FRANKLIN COUNTY
BY: ¼C\1\Q,�J;/\IAbVll\bS DEPU COUNTY AUDITOR
CITY OF PASCO,.F-RANKLIN COUNTY, STATE OF WASHINGTON (n'\ EASEMEN7i/NFORMATION
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/\ 20' WIDE SE'M:R EASEMENT, 1 O' EACH SIDE OF I?\ !:FNTFRI IMF A, � r.. /Qil /\ 15' 'MOE UTIUTY EASEMENT AS SHOWN ON
, RllillN(' 'ilTf Pl AT lj{'\ ?(1()1: 114 1Rf!1
PARCEL INFORMATION
PARCEL �• PARCEL 'B' PARCEL NO. 117530015OWNER: 0£PAR11/£NT OF *""At��
PARCEL NO. 117500118OWNER: OCPl/i1:/iENT OF *""At �:s
j\ '}ff ti PRIVATE AillY, 10' EAOl SIDE Cf
� CEN1ERUNE PER (R4)/\ 10' Yl10£ UllUTY EASEMENT AS SHOVIN 00
� BINDING SITE PLAT NO. 2006-04 (RB) (Ul 911,200.14 so. n 20.00 ACRES
(Ul 508,792.10 so. FT.11.68 ACRES
/\ 10' l'f1DE UTILITY EASEMENT AS SHOWN ON
� BINDING SITE PLAT NO. 2006-04 (RB)f:Jf1L. 748,955.26 SQ. FT. 11.19 ACRES
!:D. 631,04.J.58 SQ. FT. 14.49 ACRES
REBAR & CAP FOUND AS NOTED
SET REBAR WITH BLUE PLASJTC CAP "R W EDWARDS PLS 23013897' FOUND MONUMENT IN CASE WITH S BRASS DISK PER (R4) UNLESS OTHERWISE NOTED
SECTION QUARTER CORNER FOUND AS NOTED SECTION CORNER FOUND AS NOTED
fe .� 40' I 140'
NEW DESCRIPTION-�
PARCELA n THAT PORTION OF THE NORTH HAI.Fi OF SECTION 16, TOWNSHIP 9 NORTH, RANGE 29 EAST, .W.M., FRANKLIN COUNTY, STATE OF WASHINGTON ILYING NORTHERLY OF STATE ROUTE 182 ANO LYING SOUTHERLY AND WESTERLY OF THE FOLLOWING DESCRIBED LINE: I I BEGINNING AT THE NORTH QUARTER CORNER OF SAID SECTION 16; THENCE SOUTH 89"15;4if-wEST .-�olFEET-ALONG THE NORTH LINE OF SAID SECTION 16 TO THE WESTERLY MARGIN OF ROAD 76 ALSO.BEING.THE.TRUE.POINT OF BEGINNING; THENCE SOUTH 00'48'58" WEST, 40 FEET ALONG THE WEST MARGIN OF SAID ROAD 76 TO THE SOUTH MARGIN OF BURDEN BOULEVARD; ------.THENCE NORTH 89"15'16"/EAST,-40-FEET ALONG THE SOUTH MARGIN OF BURDEN BOULEVARD TO THE EAST LINE OF NORTHWEST QUARTER OF . ...-SAIO SECTION,16;\I f ' THENCE NORTH 89'15'46" EAST, 168.51 FEET\ALONG SAID SOUTH MARGIN;THENCE SOUTH 00"44'1fr EAST, 785.50 FEET r}ol THE NORTHERLY MARGIN OF SAID STATE ROUTE 182 AND THETERMINUS OF SAID LI\\. L EXCEPTING THEREFROM THE EAST-162:73 FEET THEREOF. � SITUATE IN CllY OF PASCO, FRANKLIN COUNTY, STATE OF WASHINGTON.
SURVEYOR'S CERT/FICA TE
THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME/ OR UNDER MY DIRECTION IN CONFORMANCE WITH/THJ/ REQUIREMENTS OF THE SURVEY RECORDING ACT (AT :::THE_REQUEST OF WASHINGTON STATE DEPARTMENT OF LNATURAL_ RESOURCES IN JUNE 2025.
�
LDC
THE CIVIL ENGINEERING GROUP
20210 142nd Avenue NE
Woodinville, WA 98072
ZONING
PARCEL�• PARCEL 'B' OUND MON IN CASE WITH 'S' BRASS DISK, DOWN 0.4' PER (R4)
PARCEL NO. 117530015R-T, RESIDENTIAL TRANSITION DISTRICT
PARCEL NO. 117500118C-1, RETAIL BUSINESS DISTRICT
NO 1'04'55"W 136.00' SURVEY INFORMATION ORTH 1/4 COR. SEC. 16 11-12-2024 FOUND MON IN CASE,°S'f BRASS DISK, DOWN 0.5'BASIS OF BEARING BURDEN B!, YD BETWEEN FOUND MONUMENTS, NORTH 1/4 CORNER OF SECTION 16 S89"15'46"W 715.42' � ---ir-
TOWNSHIP 9 NORTH, RANGE 29 EAST, W.M., FRANKLIN COUNTY,
N89"15,46"E 756.53, �40.00' 31: -=---::.�����• TO THE NW CORNER OF SAID SECTION 16.
----548.00'-----�f;:;--� � EQUIPMENT & PROCEDURES ��k':! �I ..., <i'i c::; �METHOD OF SUMY: � � : 6 SURVEY PERFORMED BY FIEUD TRAVERSE
Cl.:""'<( I INSJRUMENTAllON: 0: � i:t g LEICA MS-50 ROBOTIC TOTAL STATION WITH DATA COLLECTOR AND cti °"LEICA GS-16 GPS MAINTAINED IN Al)JUSTMENT TO MANUFACTURES = : SPECIFICATIONS AS REQUIRED BY WAC 332-1.30-100---PRECISION: MEETS OR EXCEEDS STATE STANDARDS WAC 332-130-090
NEW DESCRIPTION
PARCELS PARCEL 4 OF BINDING SITE PLAN NO. 2006-04 AS RECORDED IN VOL. 1 OF BINDING SITE PLANS PAGE 97, AUDITOR'S FILE • NUMBER 1677084, RECORDS OF FRANKLIN COUNTY, WASHINGTON.
TOGETHER WITH THE EAST 162.73 FEET OF THE FOLLOWING DESCRIBED PARCEL: THAT PORTION OF THE NORTH HAlf OF SECTION 16, TOWNSHIP 9 NORTH, RANGE 29 EAST, .W.M., FRANKLIN COUNTY, STATE OF WASHINGTON LYING NORTHERLY OF STATE ROUTE 182 AND LYING SOUTHERLY AND WESTERLY OF THE FOLLOWING DESCRIBED LINE: BEGINNING AT THE NORTH QUARTER CORNER OF SAID SECTION 16; THENCE SOUTH 89'15'46" WEST, 40 FEET ALONG THE NORTH LINE OF SAID SECTION 16 TO THE WESTERLY MARGIN OF ROAD 76 ALSO BEING THE . TRUE POINT OF BEGINNING; THENCE SOUTH 00'48'58" WEST, 40 FEET ALONG THE WEST MARGIN OF SAID ROAD 76 TO THE SOUTH MARGIN OF BURDEN BOULEVARD; THENCE NORTH 89'15'16" EAST, 40 FEET ALONG THE SOUTH MARGIN OF BURDEN BOULEVARD TO THE EAST LINE OF NORTHWEST QUARTER OF SAID SECTION 16; THENCE NORTH 89'15'46" EAST, 168.51 FEET ALONG SAID SOUTH MARGIN; THENCE SOUTH 00'44'18" EAST, 785.50 FEET TO TH£ NORTHERLY w.RGIN OF � STATE AOUTf 182 ANO THf TERMINUS Of SAIO LINE.
SITUATE IN CllY OF PASCO, FRANKLIN COUNTY, STATE OF WASHINGTON.
Engineering
Structural
Planning
Survey
Ph. 425.806.1869
Fx. 425.482.2893
BOUNDARY LINE ADJUSTMEN
NE 1/4 OF THE NW 1/4 & NW 1/4 OF THE NE 1/4
SEC 16, TWN 9 N, RGE 29 £, W.M., CITY OF PASCO, FRANKLIN COUNTY, STATE OF WASHINGTON
DRAWN BY: DRAWING FILE NAME: JOB NUMBER:
SHEET: 1 OF 1
CERTIFICATE NO. 23013897 www.LDCcorp.com MCW
DATE:
06/25/25 C24-170-BLA
SCALE:
1"=200' C24-170
,___ ___ :_/
Δ
Δ
Δ
Δ
www.LDCcorp.com
20210 142nd Avenue NE
Woodinville, WA 98072 Fx. 425.482.2893
Ph. 425.806.1869
Planning
Structural
Engineering
Survey
Community Development Department
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509.545.3441 / F: 509.545.3499
Page 1 of 2
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 September 10, 2025, at 6:00 pm
Place: Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco, Washington.
Proposal Z2025-008 Tri-County Partners Habitat for Humanity: Notice is hereby given that the Hearing
Examiner will hold a public hearing to consider a rezone application submitted by Tri-County Partners
Habitat for Humanity. The request includes rezoning Parcel 117530015, which is 17.19 acres in size per a
Boundary Line Adjustment recorded recently under Auditor File Number 2001822, from R-T (Residential
Transition) to R-3 (Medium Density Residential), and rezoning a 2.81-acre portion of Parcel 117500118,
also per Auditor File Number 2001822, from R-T (Residential Transition) to C-1 (Retail Business). The
subject properties are located in Pasco, WA 99301. The proposal is subject to the regulations of the Pasco
Municipal Code. Future site-specific development applications may be required to undergo SEPA
environmental review and will be required to comply with all applicable code requirements.
Public Comment Period: Written comments must be submitted to the Community Development
Department by 5:00 p.m. on September 10, 2025, to be included in the Hearing Examiner packet. 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 portal mail at PO Box 293, Pasco, WA 99301.
Please refer to AFN 2001822 for legal description.
General Location: The site is generally located south of Burden Boulevard, west of Road 68, and north
of Interstate 182, in part within the area between the planned Road 76 overpass.
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
to City Council on the rezone within ten (10) working days of the public hearing.
Prepared August 25, 2025 by: Ivan Barragan, Planner III, 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.
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