HomeMy WebLinkAbout2025.12.10 HE Meeting PacketAGENDA
HEARING EXAMINER MEETING
City Hall – 525 North Third Avenue
Council Chambers
WEDNESDAY, DECEBMER 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.
• SP 2025-015 St. Thomas Mini Storage
Applicant proposes to add one (1) approximately 5,000 sq. ft. storage area to contain
up to 40 storage units. The site already contains a mini storage facility which was
permitted under special permit (SP24-013).
• Z 2025-010 Sosa Rezone C-1 to R-1
Applicant is requesting to rezone Parcel No. 1133910270 from C-1 to R-1. The
subject site comprises approximately .57 acres.
III. ADJOURNMENT
Community & Economic Development Department
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509.545.3441 / F: 509.545.3499
MASTER FILE #: SP 2025-015
APPLICANT: Clover Planning and Zoning LLC
6904 Rogue Dr.
Pasco, WA 99301
REQUEST: Special Permit: Add one (1) approximate 5,000 sq. ft. building
an existing permitted mini storage facility.
TIMELINE
14 October, 2025 Application Submitted
26 November, 2025 Application Deemed Complete
26 November, 2025 Notice of Public Hearing scheduled for 10 December, 2025, was posted
on the City of Pasco website, published in the Tri-City Hearld Newspaper,
and mailed to properties within 300 feet of the proposal
3 December, 2025 Public Hearing Staff Report published
BACKGROUND
• PROPERTY DESCRIPTION:
Abbreviated Legal: BINDING SITE PLAN 2022-01 LOT 1,2 & 3
General Location: The property is addressed as 9707 St. Thomas Drive. (Parcel #115480105)
Property Size: Approximately 3.2 acres (140,240.58 sq.ft.)
• ACCESS: The property has access from St. Thomas Dr.
• UTILITIES: Water and sewer service are available from St. Thomas Dr.
• LAND USE AND ZONING: The property is zoned C-R (Regional Commercial) and lies within the I-182
overlay district. The property contains a previously permitted mini storage facility. Surrounding
properties are zoned and developed as follows:
North: I-182 & Broadmoor Blvd Interchange.
East: C-R Regional Commercial & C-1 Retail Business
South: C-1 Retail Business
West: C-R Regional Commercial
• COMPREHENSIVE PLAN: The comprehensive plan land use designation for the property is “Office”,
which is a portion of Commercial Lands. Comprehensive plan land use density table [Pasco Municipal
Code (PMC) 25.215.015] states that Commercial is to provide a “Neighborhood, community and
regional shopping and specialty centers, business parks, service and office uses.”
• ENVIRONMENTAL DETERMINATION: The development proposed in this Special Permit has been
covered by the Mitigated Determination of Non-Significance (MDNS) Threshold determination issued
on September 4th, 2024, as part of SP24-013.
Request
Applicant proposes to add one (1) approximately 5,000 sq. ft. storage area to contain up to 40 storage
units. The site already contains a mini storage facility which was permitted under special permit (SP24-
013).
Site
Approximately 75,000 sq. ft. of the 140,240.58 sq. ft. site is currently used for mini storage units, a
caretaker residence, and a retail building. Applicant is proposing to add an approximately 5,000 sq. ft. mini
storage building.
History
The site was annexed into the City of Pasco on 1/5/1981 (Ord. #2388) and assigned the RMH-2 (Mobile
Home Park, retired zoning) zoning under Resolution 1396. The site was further rezoned from RMH-2 to a
split of C-1 (Retail Business) and BP (Business Park) in 1994 under Ordinance 3002. The site was
subsequently rezoned to CR (Regional Commercial) under Ordinance 3381 and remained CR since.
In 2024, a special permit (SP24-013) was filed and approved for the location of a mini storage facility for
the site. Features included storage buildings, a retail building, and a caretakers residence. The applicant
has proposed to add an additional 5,000 sq. ft. storage building to the property. After review of the request
to amend the existing Special Permit, staff determined that the amendments do not generally conform to
SP2024-013 Condition #2 which states “The facility shall be developed in substantial conformity with the
elevations and site plan submitted with the application except as conditioned herein.” As such, the request
must be considered under a separate review.
Land Use Regulations
Per PMC 25.85.040(4) mini storage facilities may operate upon issuance of a special permit within the C-1
Retail Business District.
The subject site received approval for a Special Permit in 2024 for a mini storage facility that contained a
caretaker residence and retail building is being amended through this application and review process.
Per PMC 25.195.020(6) the Hearing Examiner has the authority to make decisions on Land Use Decisions
described in PMC 2.50.080, such as special permits.
STAFF FINDINGS OF FACT
• A Special Permit for a Mini Storage Facility was approved by the Hearing Examiner on 9 September,
2025
• A subsequent Special Permit Application (SP2025-015) for mini storage amendment was submitted on
14 October, 2025
• The Application was determined to be complete on 26 November, 2025.
• Notice of the public hearing was mailed to property owners within 300 feet of the subject property
and published in the Tri-City Herald newspaper on 26 November, 2025.
• Applicant proposes to construct an additional (approximate) 5,000 sq. ft. storage building.
• Approximately 80,000 sq. ft. of the 140,240.58 sq. ft. site will be covered in mini storage facilities, a
caretaker residence, and retail building.
• The subject property has been part of the City since 1/5/1981 (Ord. #2388).
• The subject property was assigned RMH-2 (Mobile Home Park, retired zoning) zoning upon annexation
under Resolution 1396. The site was further rezoned from RMH-2 to a split of C-1 (Retail Business) and
BP (Business Park) in 1994 under Ordinance 3002. The site was subsequently rezoned to CR (Regional
Commercial) under Ordinance 3381 and remained CR since.
• Per PMC 25.105.020(1) All uses in the C-1 District are permitted in the C-R District.
• Per PMC 25.85.040(4) mini storage facilities may operate upon issuance of a special permit within the
C-1 Retail Business District.
• Per PMC 25.195.020(6) the Hearing Examiner has the authority to make decisions on Land Use
Decisions described in PMC 2.50.080, such as special permits.
TENTATIVE CONCLUSIONS BASED ON FINDINGS OF FACT
As per Pasco Municipal Code (PMC) 25.200.080, Upon conclusion of the open record hearing, the
Hearing Examiner shall make and enter findings from the record and conclusions thereof as to whether
or not:
(1) The proposal is in accordance with the goals, policies, objectives, maps and/or narrative text of
the Comprehensive Plan;
The expansion of the mini storage facility on St. Thomas is supported by the following portions of the
Comprehensive Plan:
Policy LU-4-A: Encourage the location of commercial facilities at major intersections to avoid
commercial sprawl and avoid disruptions of residential neighborhoods.
Policy LU-6-A: Encourage Commercial and higher-density residential uses along major corridors and
leverage infrastructure availability.
Policy ED-1-A: Promote an environment which supports the development and expansion of business
opportunities.
Policy ED-2-B: Encourage development of a wide range of commercial and industrial uses strategically
located near major transportation corridors or facilities and in close proximity to existing or proposed
utility infrastructure while supporting local and regional needs.
(2) The proposal will not adversely affect public infrastructure;
The applicant states water and sewer demands from the proposal will be negligible in comparison to
other permitted uses such as a restaurant.
Staff agrees with the applicant that the cities infrastructure will not be adversely affect by the proposed
development.
(3) The proposal will be constructed, maintained and operated to be in harmony with the existing
or intended character of the general vicinity;
The applicant states that by locating the development near the intersection of Broadmoor Blvd and I-
182 it is in harmony with Policy LU-2-A of the Comprehensive Plan. The proposed storage building
would be in keeping with the current commercial use that is on the site and for properties located to
the east, south, and west. Building design would be required to meet Pasco Municipal Code, including
the I-182 building standards.
(4) The location and height of proposed structures and the site design will discourage the
development of permitted uses on property in the general vicinity or impair the value thereof;
The C-R zoning district allows for building heights of up to 45 feet. The applicant states that no structure
will be greater than 30 feet in height. The maximum height of the structure will be required to meet
the C-R building height limit.
(5) The operations in connection with the proposal will be more objectionable to nearby properties
by reason of noise, fumes, vibrations, dust, traffic, or flashing lights than would be the operation of
any permitted uses within the district;
The proposed addition to the existing mini storage facility lot will not likely be more objectionable to
nearby properties by reason of noise, fumes, vibrations, dust, traffic, or flashing lights than would be
the operation of any permitted uses within the district.
(6) The proposal will endanger the public health or safety if located and developed where proposed,
or in any way will become a nuisance to uses permitted in the district.
The proposal is required to adhere to the PMC including provisions such as the outdoor lighting and
noise ordinances. If there were to be violations to these codes, then code cases and remediating steps
will be issued and undertaken. Additionally, the use will be subject to periodic reviews for compliance
with conditions imposed under the special permit.
APPROVAL CONDITIONS
• The Special Permit shall apply to parcel #115480105, and any subsequent subdivision(s) thereof.
• The site plan shall be developed in substantial conformity to the Special Use Permit application, site
plan, elevations, and any building plans submitted.
• Any subsequent change in use of the property or building may require additional review and/or new
Special Use Permits.
• Applicant shall adhere to all Federal, State and City zoning, building, fire, and safety codes.
• All Security lighting shall be shielded and designed to prevent encroachment of light on to adjacent
properties and roadways.
• Conditions previously imposed upon Special Permit 24-013 shall apply to this Special Permit.
RECOMMENDATION
Staff recommends approval of the Special Use Permit located at 9707 St. Thomas Drive. (parcel #
115480105) to construct a mini storage building with conditions as herein proposed.
Community & Economic Development Department
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509.545.3441
Fee: $575
CITY OF PASCO
SPECIAL PERMIT APPLICATION
GENERAL PROVISIONS: Unclassified uses enumerated in Section 25.86.020 (listed below), conditional
uses listed within each zoning district, and any other uses specifically referred to this chapter shall be
subject to the regulations contained in this chapter, in addition to all applicable requirements of this
Title.
UNCLASSIFIED USES:
1.High schools, colleges, universities, vocational schools, business colleges and other similar
academic or skills training facilities or institutions not heretofore permitted within any
district;
2.Cemeteries, crematories, mausoleums, and other places of burial or interment of remains;
3.Churches;
4.Community service facilities, as defined in Sections 25.12.155 and 25.12.156;
5.Airports, heliports, or any other landing or maneuvering space for aircraft, together with
terminals and other customary facilities accessory to the unclassified use;
6.Golf courses, pitch and putt courses, miniature golf courses, water parks, sports
complexes, riding stables, and similar facilities for public, private or membership use;
7.Monasteries, convents or other functionally similar facilities;
8.Landfills, garbage dumps, and resource recovery facilities;
9.Off-site parking lots, except those required for a residential use, provided such parking
area is not more than five hundred feet from the building;
10.Electrical substations and load transfer stations, natural gas booster stations, and other
similar utility facilities;
11.Park and ride lots, off-street transfer stations or other similar facility involving the storage,
start-up, idling and movement of public or private operated carrier, charter or transit
buses, vans, and similar vehicles; and
12.Agricultural use (commercial) except in areas 1,000 feet from a residential zoning district,
subdivision, or dwelling unit.
13.Cannabis retail Facilities, as defined in sections 9.90.040 and but not limited to 25.10.025
REQUIREMENTS:
1.Fee of $625 ($500 application fee + $75 SEPA fee + $50 radius notification)
2.Completed SEPA form
3.A site map or plan drawn neatly and to scale, showing the following:
a.Exterior property lines and any adjacent public street or alley rights-of-way
b.Existing and proposed buildings and other structures.
c.Existing and proposed points of ingress and egress, drives and driveways and
circulation pattern.
d.The location of existing and proposed parking areas with each parking space shown.
e.Existing and proposed open spaces and landscape areas.
4.The property owner’s notarized signature acknowledging the application
PUBLIC HEARING: Upon the filing of a complete application for a special permit, the application shall
be scheduled for an open record hearing before the Hearing Examiner. Notice of such open record
hearing shall be given as provided for in PMC 25.210.040, except that in the case of commercial
agricultural uses, the notification distance shall be increased to 1,000 feet. The open record hearing
may be continued as deemed necessary by the Hearing Examiner, provided the applicant consents to
any such continuance. In the event the applicant does not consent to a continuance, the Hearing
Examiner shall close the public hearing and render a decision in accordance with the provisions of
PMC 25.200.080 and 25.200.100.
Upon conclusion of the open record hearing, the Hearing Examiner shall make and enter findings from
the record and conclusions thereof as to whether or not:
1.The proposal is in accordance with the goals, policies, objectives, maps and/or narrative text of
the Comprehensive Plan;
2.The proposal will adversely affect public infrastructure;
3.The proposal will be constructed, maintained and operated to be in harmony with the existing
or intended character of the general vicinity;
4.The location and height of proposed structures and the site design will discourage the
development of permitted uses on property in the general vicinity or impair the value thereof;
5.The operations in connection with the proposal will be more objectionable to nearby
properties by reason of noise, fumes, vibrations, dust, traffic, or flashing lights than would be
the operation of any permitted uses within the district; and
6.The proposal will endanger the public health, or safety if located and developed where
proposed, or in any way will become a nuisance to uses permitted in the district.
SHOPS / GARAGES: The Hearing Examiner shall consider the following for special permits dealing with
increased heights and/or floor area for detached shops and garages:
1.Will the shop/garage match the principle structure in design and exterior treatments such as
roofing materials, siding, color, window and door openings, eave overhangs, fenestrations and
other architectural features?
2.Will the existing topography and elevation of the site and surrounding property exacerbate or
attenuate the height of the proposed shop/garage?
3.Will the proposal include landscaping features or berms to ameliorate the height and/or floor
area of the shop/garage?
4.Will the shop/garage be erected on the property utilizing minimum setbacks?
5.Is the site larger than the minimum lot size requirement for the zoning district?
REVOCATION OF PERMIT: Any special permit may be revoked by the Hearing Examiner if, after a
public hearing, notice of which shall be given in accordance with PMC 25.210.040, it is found that the
conditions upon which the special permit was authorized have not been fulfilled or if the use
authorized has changed in size, scope, nature or intensity so as to become a detriment to the
surrounding area.
Community & Economic Development Department
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509.545.3441
Fee: $575
Updated June 2023
CITY OF PASCO
SPECIAL PERMIT APPLICATION
Master File # Date Submitted:
Applicant Info Owner Info
(if different than applicant)
Name: Name:
Address:
Phone: Phone:
Email: Email:
Project Address:
Project Parcel Number:
Current Zoning:
Source of domestic water:
Method of sewage disposal:
Present use of the land and structure(s) if any:
9707 Saint Thomas Drive
115480105
CR, Regional Commercial
Municipal potable water
Municipal sewer connection
The 3.2-acre site is under construction with a commercial
SCLOVER PLANNING & ZONING LLC
6904 Rogue Dr., Pasco WA, 99301
509-713-4560
planclover@outlook.com
SUN RIDGE STORAGE SOLUTIONS LLC
Address: 825 S EDISON ST #190
KENNEWICK WA, 99336
CraigE@sunpacific.net
retail building and four (4) mini-warehouse buildings.
Please describe any existing violations of the zoning ordinance upon the property:
NOTE: Provide a variance report giving a list and mailing address of owners of all property within 300
feet of the applicant’s property, as shown by a local title company OR payment of $50.00 which shall
be utilized by the City to obtain a current list of property owners of all properties within 300 feet of the
applicant’s property.
Fee for Special Permit
Environmental Checklist
Radius Notification
SEPA Checklist Site map
-$500.00
-$ 75.00
-$ 50.00
$575.00
Fee of $575
None
x x x
Give a detailed description of the proposed use that requires a special permit (attach separate sheet if
more space is necessary): Development of a 3.2-acre site in the CR zone with a total of 5 mini-
warehouse buildings containing a total of 97 storage units; 57 of which were previously authorized
under SUP24-013. The current request pertains to building #6 which contains 37 storage units. This
request is to allow 40 additional storage units to include minor flexibility of 3 storage units. Building #
6 is 5,000 square feet and is to be located in the northwest property corner.
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B2/C501
B3/C501
C1/C501
C2/C501
D1/C501
C3/C501
M-20.10
M-15.10-01 M-24.60
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LEGEND
PARKING ANALYSIS
BLDG#5
ST. THOMAS DRIVE
BLDG#1
BLDG#4
BLDG#2
I-182
BLDG#3
NORTH
A3/C501
B5/C501
A6/C501
B6/C501 B5/C501
B5/C501B5/C501
A3/C501
B6/C501B6/C501
A3/C501A3/C501
B6/C501 B6/C501
A4/C501 A4/C501A3/C501
A3/C501
A3/C501
A3/C501A3/C501A3/C501
B5/C501
A3/C501
A4/C501A3/C501
A5/C501
A5/C501 A5/C501
B5/C501 B5/C501
B5/C501
B5/C501B5/C501
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Page 1 of 7
Mini-Storage in CR Zone – St. Thomas Drive
Clover Planning & Zoning, LLC
Land Use Services Consultant
10/14/2025
Special Use Permit Compliance Narrative
for
Mini-Warehouse Development Expansion
in the
Regional Commercial (CR) Zone
To: City of Pasco Planning Staff
Pasco Hearing Examiner
From: Shane O’Neill, Senior Planner, CLOVER PLANNING & ZONING LLC
(509)713-4560, planclover@outlook.com
Subject: City of Pasco Special Use Permit to allow an addition to a mini-warehouse facility in the
Regional Commercial (CR) zone.
Site: Franklin County Tax Parcel #: 115480105 (Pasco WA) totaling approximately 3.2 acres
Surrounding Land Uses & Zoning
North – WSDOT Interstate-182 right-of-way
East – CR – Retail Automotive Sale/Service
South – C-1 – School
West – CR – Vacant
Request
CLOVER PLANNING & ZONING LLC seeks land use approval for a 5,000 square foot mini-storage
building in the CR zone. The subject building includes 37 storage units, however, the application requests
approval of up to 40 storage units. The 3.2-acre site is located on the north side of St. Thomas Drive
adjacent to the I-182 WSDOT corridor.
Page 2 of 7
Mini-Storage in CR Zone – St. Thomas Drive
Background
The mixed-use development at 9707 St. Thomas Drive was the subject of special use permit approval by
the Pasco Hearing Examiner issued on Sept. 19, 2024, under City master file #SP2024-013 provided
herewith. Said approval pertained to storage buildings 2-5 as shown in the attached site plan. At the time
of application, the previous special use permit application did not anticipate Building #6, located in the
northwest parcel corner. This application is a request to authorize up to 40 additional storage units within
Building #6.
Mini-Storage Analysis
Mini-storage facilities in the C-1 and CR zones are allowed by way of Special Use Permit approval.
Special Permit reviews and determinations are based upon the criteria listed in PMC Section 25.200.080.
If it can be demonstrated that a mini-storage facility will be in accordance with the policies of the
Comprehensive Plan, the use will be maintained in harmony with the existing or intended character of
the surrounding neighborhood, and that it generally supports the other criteria of PMC Section
25.200.080, a Special Use Permit may be approved.
Other mini-storage facilities within the I-182 Corridor Overlay District have been approved where land
has been set aside for future retail or office uses surrounding the storage facilities or where a retail and
or office space has been built to screen the mini-storage from surround streets. Proposed Building #6
includes an integrated block wall which will serve as visual screening of the storage facility from the
adjacent roadways and adjoining properties. The storage facility will thereby be screened from view as
seen from St. Thomas Drive.
According to PMC 25.105.020(1) “Permitted uses,” all uses allowed in the C-1 district are allowed in
the CR zoning district; and as per Pasco Municipal Code (PMC) 25.85.040(4) Permitted conditional uses,
mini-storage facilities as defined under PMC 25.15.160 are allowed in the C-1 zoning district by Special
Permit. As such, mini-storage facilities may locate in the CR zoning district by Special Use Permit
approval.
The site lies within the I-182 overlay district, the purpose of which, according to PMC 25.130.010, “is
to provide additional development regulations to create aesthetically attractive buildings and commercial
development within the I-182 corridor of the City.” This fairly summarizes the intended character of the
neighborhood. There are five design control categories pertaining to this overlay district, which must be
met, as follows:
(1) Building Location. Building location and the relationship of one building to another to provide
for pedestrian areas such as courtyards, plazas, parks, walkways, etc.
(2) Functionality. The layout of the buildings, parking areas, pedestrian areas, landscape and open
areas are conducive to the topography and existing features of the site. Parking areas function
Page 3 of 7
Mini-Storage in CR Zone – St. Thomas Drive
well with the overall site and do not inhibit pedestrian movement. Traffic flow and circulation is
predictable within designated driving areas.
(3) Lighting. Lighting standards and fixtures are of a size compatible with the general character of
the buildings and general area. All lighting provides adequate light for safety and should be
limited to specific sites and not produce glare to surrounding areas.
(4) Natural Setting. The relationship of the natural setting or the site to the corridor and the slope to
the river is used to enhance the overall layout of the plan.
(5) Architectural Amenities. Create aesthetically attractive buildings within commercial areas that
enhance the overall development of the commercial uses.
Procedurally speaking, compliance with the I-182 overlay design standards is a function of building
permit review. This Special Use Permit process does not necessarily include a complete review of the
standards above. However, the proposal is compliant with these standards as demonstrated in the
architectural plans included herewith. Land use decisions may defer a comprehensive code compliance
review until the building permit application stage of the development process. Additionally, the scope
of review for Special Permit SP2024-013 found the bulk of the development proposal to be appropriate.
No specific findings relative to the I-182 Corridor Overlay district were made in that decision other than
to recognize the I-182 Corridor Overlay district regulations do apply to this development.
I-182 Overlay District objectives are operationalized with enhanced development standards that provide
design control for building height, building and site illumination, off-street parking and loading, building
setbacks, and building materials, all to facilitate an aesthetically pleasing environment.
According to the International Traffic Engineers (ITE) Trip Generation Manual 11th Generation, 41,500
square feet of storage units would generate around 60 total new weekday trips using the “Mini-
Warehousing (151)” land use code. Experience in Pasco has shown that mini-storage facilities typically
generate traffic at the lower end of the daily average put forth by the Institute of Traffic Engineers Manual
estimates. A traffic memo by Ardurra, dated April 2, 2025, provides a general overview of traffic
volumes and impacts relative to this development. The memo (included herewith) speaks to the
development project as a whole. The memo includes the most current civil site plan which shows
Building #6. In short, the traffic memo was developed in consideration of Building #6 together with the
rest of the development.
The site’s CR zoning permits, outright, a variety of commercial retail, office and service businesses to
locate in the District. An office complex or a similar sized retail shopping center would generate
approximately 5 to 10 times the vehicle trips per day than a mini-storage use.
Page 4 of 7
Mini-Storage in CR Zone – St. Thomas Drive
Based upon vehicular traffic to the site, the proposed mini-storage facility would create less noise,
vibration and commotion than many permitted uses in the C-1 zone. Additionally, the hours of operation
for a restaurant or tavern (both permitted uses) would undoubtedly have a much greater impact on the
neighborhood than the subject 5,000 square foot mini-storage building.
Proposed Findings
25.200.080 – Findings of fact by the Hearing Examiner
(1) The proposal is in accordance with the goals, policies, objectives, maps and/or narrative text of the
Comprehensive Plan;
Mini-storage facilities can be compatible with several Comprehensive Plan policies.
Policy LU-1-B encourages enhancement of the physical appearance of development
within the City. The proposal would replace vacant land with a well-developed facility
with landscaped street frontage.
Policy LU-2-D requires all development to be landscaped. Development of the site
currently includes landscaping which supports policy LU2-D.
Policy LU-4-A encourages the location of commercial facilities at major intersection to
avoid commercial sprawl and avoid disruptions of residential neighborhoods. The site
lies adjacent to the Interstate 182/Broadmoor Blvd interchange and in within a special
commercial overlay district.
The Comprehensive Plan designates this site for Office uses. The subject site is indicated
within Pasco's Future Land Use Map as being a part of the Broadmoor Planning Area
that was not modified under Ordinance 4659AA relating to the adoption of the
Broadmoor Master Plan. This land use designation and location within the Planning
Area allows for professional office and personal services, resource centers and is
designated for the O-Office zoning designation.
Land Use Policy LU-6-C: Ensure attractive hubs for activity by maintaining and
applying design standards and guidelines that will enhance the built environment of each
community. The proposed facility would include a variety of uses, including retail,
adjacent to a school and office/auto-related uses. The facilities would also be required
to adhere to the 1-182 Corridor Overlay design standards to ensure the creation of
aesthetically attractive buildings and commercial development.
Economic Development Policy ED-2-B: Encourage development of a wide range of
commercial and industrial uses strategically located near major transportation
Page 5 of 7
Mini-Storage in CR Zone – St. Thomas Drive
corridors or facilities and in close proximity to existing or proposed utility infrastructure
while supporting local and regional needs. The proposed facility would offer a variety
of different commercial uses in addition to the mini storage. The facility would also be
located near Road 100, a principal arterial, and approximately 0.4 miles (drive length)
from the 1-182/Road 100 interchange. Water and Sewer infrastructure is already present
adjacent to the site.
(2) The proposal will adversely affect public infrastructure;
All municipal utilities are currently available to the site from St. Thomas Drive. Water
and sewer demands of the proposed use will be negligible compared to permitted uses
such as restaurants and similar uses. Impacts to the adjoining streets will likewise be
minimal due to the low volume of traffic typically generated by mini-storage facilities.
The proposal will not adversely affect public infrastructure because: 1) the proposed
facility would construct sidewalk on an area of land that has historically been missing
safe walking space. Further, the proposal is required to provide a Traffic Statement for
City review and consideration of impacts to the surrounding area, the mini storage use is
not anticipated to generate significant traffic based on data from the 11th Edition of the
Institute of Transportation Engineers (ITE) Manual. Municipal services are already
present and accessible to the site within St Thomas Drive.
(3) The proposal will be constructed, maintained and operated to be in harmony with the existing or
intended character of the general vicinity;
The Comprehensive Plan (LU-4-A) encourages the location of commercial facilities at
major intersection to avoid commercial sprawl and avoid disruptions of residential
neighborhoods. The proposed site is zoned CR and is located on St. Thomas Drive near
the Road 100/I-182 interchange. Due to the lack of traffic and noise generated by mini-
storage facilities the proposal may be more in harmony with the private high school to
the south than permitted uses. Harmony with the neighborhood will be further achieved
through implementation of the I-182 building standards.
The properties in the general vicinity are primarily utilized as office, banking, and auto-
related uses. A private school is present to the south within C-1 Retail Business zoning.
The storage facilities are proposed to the rear of the site, adjacent to 1-182, and will be
required to develop to the design standards of the 1-182 Corridor Overlay District to
provide aesthetically attractive buildings and commercial development. It is not
anticipated that the facility would be in conflict with the existing or intended character
of the general vicinity.
Page 6 of 7
Mini-Storage in CR Zone – St. Thomas Drive
(4) The location and height of proposed structures and the site design will discourage the development
of permitted uses on property in the general vicinity or impair the value thereof;
The structures in the CR zone are limited to forty-five (45) feet in height. None of the
proposed structures will approach 30 feet in height. The proposed buildings pose no risk
of discouraging development in the vicinity nor are they likely to impair property values
of lands in the surrounding vicinity.
No structure on-site, including the retail facility, will exceed 30' in height nor will be up
to two stories tall. The maximum height of permitted structures within the CR Zoning
District is 45'. Uses in the general facility are of similar height and it is not anticipated
that the structures or site design will be in conflict with existing or future development
of the area.
(5) The operations in connection with the proposal will be more objectionable to nearby properties by
reason of noise, fumes, vibrations, dust, traffic, or flashing lights than would be the operation of any
permitted uses within the district; and
The City has received no complaints about the operations of mini-storage facilities,
including those with residences. Typically, mini-storage facilities generate far less
traffic, noise, dust, etc. than some uses permitted in the C-1 and/or CR zones; such as
restaurants, taverns, night-clubs, automobile sales/service businesses and car-washes.
Driving and parking surfaces will be fully paved, thereby eliminating the potential for
dust generation. Outdoor lighting will be shielded down from the horizontal plane,
thereby reducing the possibility of glare onto roadways and adjacent properties. Storage
facilities do not generate vibrations. Traffic volumes associated with storage facilities
are very low compared to other uses permitted outright.
The proposed mini storage facility is not anticipated to generate significant traffic to the
site, and is likely to not generate noise, fumes, vibrations, dust, or flashing lights beyond
the construction period. Uses typically permitted within the CR zoning district are
primarily automobile related. It is not anticipated that the proposal would be more
objectionable to nearby properties than the operation of the uses permitted within the
CR zoning district.
(6) The proposal will endanger the public health or safety if located and developed where proposed, or
in any way will become a nuisance to uses permitted in the district.
Mini‐storage facilities and residences are not inherently dangerous to public health
or safety and do not generate nuisance conditions.
The proposal is required to adhere to PMC including provisions such as the
outdoor lighting and noise ordinances. If there were to be violations to these codes
Page 7 of 7
Mini-Storage in CR Zone – St. Thomas Drive
then code cases and remediating steps will be issued and undertaken. Additionally,
the use will be subject to periodic reviews for compliance with conditions imposed
under the special permit, PMC, and code violation history at which point the
special permit for the use may be revoked.
The applicant is grateful for the efforts by City Planning staff and the Hearing Examiner required
in reviewing this Special (conditional) Use Permit leading to a final decision. We kindly request
this item be heard by the Hearing Examiner in November of 2025 and a decision returned within
ten (10) business days following closing of the hearing record. Feel free to contact me directly if
you require any additional information regarding this proposal.
Sincerely,
Shane O’Neill
Clover Planning & Zoning LLC
planclover@outlook.com
(509) 713-4560
Attachments:
Application form
Site plan
Architectural Plans
Vicinity map
Zoning map
Land Use map
Directional vicinity photos
300’ radius notification mailing list
SEPA checklist
Geotechnical report by Baer Testing Inc.
NRCS soils map
Inadvertent artifact discovery plan
Site video - https://youtu.be/d0Q0v6MJfLc
SP2024-013 Hearing Examiner Decision dated Sept. 19, 2024
regulations, and other information, a threshold determination resulting in a Mitigated Determination of Non-Significance (MDNS) was issued on September 4th, 2024, for this project under WAC 197-11-355. 9.Applicant proposes to construct approximately 49 mini storage units and a retail building approximately7,500 sq. ft. in size, the retail building would also contain a residential unit above one of the tenantspaces.10.The site is largely undeveloped and is adjacent to Washington State Department of Transportation(WSDOT) Right-of-Way (ROW). The site contains native vegetation that has recently been burned,improvements adjacent to the site include curb, sidewalk is not present ·on the St Thomas Drivefrontage.11.The site was annexed into the City of Pasco in 1981 under Ordinance 2388 and assigned the RMH-2(Mobile Home Park, retired zoning) zoning under Resolution 1396. The site was further rezoned fromRMH-2 to a split of C-1 (Retail Business) and BP (Business Park) in 1994 under Ordinance 3002. Thesite was subsequently rezoned to CR (Regional Commercial) under Ordinance 3381 and remained CRsince.12.An application for the proposal was submitted on August 9, 2024. The application was deemedcomplete on August 13, 2024.13.Notice of the public hearing was sent to property owners within 300 feet of the subject property andpublished in the Tri-City Herald newspaper on August 28, 2024.14.The proposed site located on Parcel #'s 115-480-096, 115-480-097, and 115-480-098 on the north sideof St Thomas Drive in Pasco, WA.15.The site is zoned CR Regional Commercial.16.The site is currently undeveloped and contains native vegetation, some of which has recently beenburned.17.The site is bounded by other commercial zonings and Interstate 182, while the C-1 zoned parcel to thesouth is a commercial designation the site is utilized with a private school.18.Mini storage facilities and residential units are Conditional Uses and require a Special Permit for theiruse in the CR zoning district.19.Residential units may be permitted via Special Permit in Commercial zoning provided the units arewithin the principal building, are all above the ground floor of the building, and the ground floor of saidbuilding is designed and intended to be used for a use permitted in PMC 25.85.0 10.20.The proposed residential unit would be located within the principal building, would be located abovethe ground floor of the building, and the ground floor should be required to be a use permitted in PMC25.85.010.21.The site is located within the I-182 Corridor Overlay, as described in PMC 25.130.020 and would berequired to develop in accordance with the applicable design standards.22.The Special Permit application is specifically for the mini storage units and residential unit, the retailfacility tenant spaces are permitted uses within the zoning code.23.The proposal is in accordance with the goals, policies, objectives, maps and/or narrative text of theComprehensive Plan as follows:23 .1. Per The Comprehensive Plan designates this site as "Office." The subject site is indicatedwithin Pasco's Future Land Use Map as being a part of the Broadmoor Planning Area that was notSP 2024-013
St. Thomas Drive Mini Storage
Page 2 of 5
modified under Ordinance 4659AA relating to the adoption of the Broadmoor Master Plan. This
land use designation and location within the Planning Area allows for professional office and
personal services, resource centers and is designated for the O-Office zoning designation.
23.1.1. Land Use Policy LU-6-C: Ensure attractive hubs for activity by maintaining and applying
design standards and guidelines that will enhance the built environment of each community.
The proposed facility would include a variety of uses, including retail, adjacent to a school
and office/auto related uses. The facilities would also be required to adhere to the 1-182
Corridor Overlay design standards to ensure the creation of aesthetically attractive buildings
and commercial development.
23.1.2. Economic Development Policy ED-2-B: Encourage development of a wide range of
commercial and industrial uses strategically located near major transportation corridors or
facilities and in close proximity to existing or proposed utility infrastructure while supporting
local and regional needs. The proposed facility would offer a variety of different commercial
uses in addition to the mini storage. The facility would also be located near Road 100, a
principal arterial, and approximately 0.4 miles (drive length) from the 1-182/Road 100
interchange. Water and Sewer infrastructure is already present adjacent to the site.
23 .2. The proposal will not adversely affect public infrastructure because:
23 .2.1. The proposed facility would construct sidewalk on an area ofland that has historically been
missing safe walking space. Further, the proposal is required to provide a Traffic Statement
for City review and consideration of impacts to the surrounding area, the mini storage use is not anticipated to generate significant traffic based on data from the 11th Edition of the
Institute of Transportation Engineers (ITE) Manual. Municipal services are already present
and accessible to the site within St Thomas Drive.
23 .3. The proposal will be constructed, maintained and operated to be in harmony with the
existing or intended character of the general vicinity because:
23 .3 .1. The properties in the general vicinity are primarily utilized as office, banking, and auto
related uses. A private school is present to the south within C-1 Retail Business zoning. The
storage facilities are proposed to the rear of the site, adjacent to 1-182, and will be required to
develop to the design standards of the 1-182 Corridor Overlay District to provide aesthetically
attractive buildings and commercial development. It is not anticipated that the facility would be in conflict with the existing or intended character of the general vicinity.
23.4. The location and height of proposed structures and the site design will not discourage the
development of permitted uses on property in the general vicinity or impair the value thereof
because:
23.4.1. No structure on-site, including the retail facility, will exceed 30' in height will be up to two
stories tall. The maximum height of permitted structures within the CR Zoning District is 45'.
Uses in the general facility are of similar height and it is not anticipated that the structures or
site design will be in conflict with existing or future development of the area.
23.5. The operations in connection with the proposal will not be more objectionable to nearby
properties by reason of noise, fumes, vibrations, dust, traffic, or flashing lights than would be the
operation of any permitted uses within the district because:
23 .5 .1. The proposed mini storage facility is not anticipated to generate significant traffic to the
site, and is likely to not generate noise, fumes, vibrations, dust, or flashing lights beyond the
construction period. Uses typically permitted within the CR zoning district are primarily
SP 2024-013
St. Thomas Drive Mini Storage
Page 3 of 5
automobile related. It is not anticipated that the proposal would be more objectionable to
nearby properties than the operation of the uses permitted within the CR zoning district.
23 .6. The proposal will not endanger the public health or safety if located and developed where
proposed, or in any way will become a nuisance to uses permitted in the district because:
23 .6.1. The proposal is required to adhere to PMC including provisions such as the outdoor
lighting and noise ordinances. If there were to be violations to these codes then code cases
and remediating steps will be issued and undertaken. Additionally, the use will be subject to
periodic reviews for compliance with conditions imposed under the special permit, PMC, and
code violation history at which point the special permit for the use may be revoked.
24.An open record public hearing was held, after legal notice, on September 11, 2024.
25.Appearing and testifying on behalf of the applicant was Shane O'Neill. Mr. O'Neill testified that hewas an agent authorized to appear and speak on behalf of the applicant and property owner. Mr. O'Neil
indicated that he had reviewed the staff report and agreed with all the representations contained therein.
Mr. O'Neill stated that he had reviewed the proposed Conditions of Approval and had no objection to
any of those.
26.Mr. O'Neill asked that the Applicant be provided with flexibility as to the number of units and to the
amount of floor area. The Hearing Examiner indicated that the Hearing Examiner reviews the
application as presented and not what may be modified later. The Hearing Examiner indicated that
modifications in the future may be characterized as minor or major by staff and that the procedure used
to approve those modifications are determined by the classification of the modification.
27.Mr. O'Neill also indicated that the residence is not limited to a caretaker residence but they would like
it to be a residence without limitation.
28.No member of the public testified at the hearing.
29.The entire Planning Staff file was admitted into the record.
30.The City of Pasco Hearing Examiner considered all evidence within the record in rendering this
decision.
31.Any Conclusion of Law that is more correctly a Finding of Fact is hereby incorporated as such by this
reference.
II.CONCLUSIONS OF LAW
1.The Hearing Examiner has been granted the authority to render this decision.
2.As conditioned, this project is consistent with the Pasco Comprehensive Plan and Pasco Municipal
Code.
3.Any Finding of Fact that is more correctly a Conclusion of Law is hereby incorporated as such by
this reference.
ID.DECISION
Based on the above Findings of Fact and Conclusions of Law, SP2024-013 is hereby APPROVED
subject to the following Conditions of Approval.
IV. CONDITIONS OF APPROVAL
I.The special permit shall apply to Parcel #'s 115-480-096, 115-480-097, and 115-480-098, and any
subsequent subdivision(s) and consolidation(s) thereof.
SP 2024-013
St. Thomas Drive Mini Storage
Page 4 of 5
Community Development Department
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509.545.3441 / F: 509.545.3499
PUBLIC NOTICE
Si necesita ayuda para entender este aviso o necesita más información, por favor llame al Departamento
de Desarrollo Comunitario y Económico de la Ciudad de Pasco a 509-545-3441.
A Public Hearing with the Hearing Examiner will be held on December 10, 2025, at 6:00 pm
Place: Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco Washington.
Proposal: Sclover Planning & Zoning LLC has submitted a Special Permit Application (SP2025-015) to
amend an existing Mini storage special permit (SUP2024-013). The amendment is to add an additional
5,000 sq. ft. storage building, to house 37 storage units. Proposal is located at 9707 St Thomas St. (Parcel
# 115480105) in Pasco, WA 99301. The proposal is subject to regulations contained in the Pasco Municipal
Code.
Public Comment Period: Written comments must be submitted to the Community Development
Department by 5:00 p.m. on December 10, 2025, to be included in the written record. If you have
questions on the proposal, contact the Planning Division at (509) 543-5735 or via e-mail to:
bagleyj@pasco-wa.gov.
To submit comments, request notification, or ask questions regarding these proposals, please contact
the Planning Division using the phone numbers or email addresses provided after each project
description, or by mail or in person at the address below. Please note that only written comments
submitted prior to the meeting will be accepted and included in the official record. Oral testimony
provided during the meeting will also be accepted and entered into the record at that time.
City of Pasco – Planning Division
P.O. Box 293
Pasco, WA 99301
In Person:
525 N. 3rd Avenue, 1st Floor (CED)
Pasco, WA 99301
If you wish to participate in the hearing virtually, please register at least 2 hours prior to the meeting at
the following registration link: www.pasco-wa.gov/publiccomment. After registering, you will receive a
confirmation email containing information about joining the webinar.
Estimated Date of the Decision: It is estimated that the Hearing Examiner will make a decision on the
special permit within ten (10) business days of the public hearing.
Prepared 24 November 2025 by: James Bagley, Planner II, PO Box 293 Pasco, WA 99301 (509) 543-5735
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 confirmation of your legal placement. You will
also receive an email confirmation.
ORDER DETAILS
Order Number:
IPL0293949
Order Status:
Submitted
Classification:
Legals & Public Notices
Package:
TRI - Legal Ads
Site:
tricity
Final Cost:
$390.89
Referral Code:
SP 2025-015NOPH
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
November 24, 2025 5:01:37 PM EST
Amount:
$390.89
SCHEDULE FOR AD NUMBER IPL02939490
November 26, 2025
Tri-City Herald Print Publication
<< Click here to print a printer friendly version >>
PREVIEW FOR AD NUMBER IPL02939490
3.22inches x 6.51inches
11/24/25, 2:02 PM Adportal Self Service Advertising Confirmation
https://placelegal.mcclatchy.com/legals/tricity/home/confirmation.html?id=274985&returnto=1/1
REPORT TO HEARING EXAMINER
PUBLIC HEARING
City Hall – 525 North Third Avenue – Council Chambers
November 12, 2025, 6:00 PM
1
MASTER FILE #: Z2025-010/Rezone C-1 to R-1
APPLICANTS: Y E Martin Zavala Sosa
4012 Yuma Dr.
Pasco WA 99301
REQUEST: Rezone: Recommendation to rezone C-1 (General
Commercial) to R-1 (Low Density Residential).
TIMELINE
November 4, 2025 Application Submitted.
November 26, 2025 Application Deemed Complete.
November 26, 2025 Application Noticed for Public Hearing to Property Owners within
300 feet.
November 26, 2025 Application Noticed for Public Hearing to the Tri-City Herald.
December 3, 2025 Public Hearing Staff Report Published
BACKGROUND
1. PROPERTY DESCRIPTION:
Parcel No.: 113391027
Legal: LOTS 4 TO 7, BLOCK 1, HOLT'S ADDITION
Property Size: Approximately 0.57 acres (24,999.99square feet)
General Location: The subject property is addressed as 1734 N 5th Ave. Pasco, WA 99301,
generally west of N 5th Ave, south of W Pearl St, north of W Agate St. The proposal is
subject to the provisions of the Pasco Municipal Code .
2. ACCESS: The site will have access from N 5th Ave.
3. UTILITIES: Municipal sewer is available in the alley to the west the subject property.
Municipal water and sewer are available within N 5th Ave. east of the site.
2
4. LAND USE AND ZONING: The site is currently zoned C-1, and the applicant is requesting
a rezone to R-1. Surrounding properties are zoned and developed as follows:
North: R-1 Low Density Residential/ Multi-family dwellings
East: C-3 General Business/ Washington Department of
Transportation facility
South: R-1 Low Density Residential/ Single Family Homes
West: R-1 Low Density Residential/ Single Family Homes
5. COMPREHENSIVE PLAN: The City’s Comprehensive Plan designates the site as Low
Density Residential, which supports a variety of housing types at a density range of 3
to 6 dwelling units per acre, as outlined in Pasco Municipal Code (PMC) Table
25.215.015. Permitted zoning designations within this land use category include R -S-
20 (Suburban), R-S-12 (Suburban), R-S-1 (Suburban), R-1, R-1-A (Low Density
Residential Alternate), and R-1-A2 (Low Density Residential Alternate).
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 Washington State Environmental
Policy Act (SEPA) review is required for this proposal.
Analysis
Y E Martin Zavala Sosa is requesting to rezone Parcel No. 1133910270 from C-1 to R-1. The subject
site comprises approximately .57 acres.
The existing C-1 zoning is not consistent with the City’s Comprehensive Plan. Approval of the
requested rezone would bring the property into conformance with the adopted Comprehensive
Plan land use designation.
This rezone request does not include a project-specific development proposal; therefore, no
specific project action is under consideration at this time. However, a Preliminary Plat, SEPA
checklist, and Traffic Impact Analysis (TIA) were submitted concurrently with this application. The
Preliminary Plat will be scheduled for a future Hearing Examiner meeting, once SEPA review and
related requirements are complete.
History
In September 2020, a Non-Project Environmental Impact Statement (EIS) was completed for the
City’s Comprehensive Plan. As part of this EIS, the City expanded its Urban Growth Area (UGA)
using “Alternative 3: Recommended Growth Target High Density, Preferred Alternative.”
Alternative 3 proposed higher-density land uses through a combination of UGA expansion on
3
the northern city borders (smaller in area than Alternative 2) and increased infill and
redevelopment at higher densities within the City.
The subject site was within City limits prior to the adoption of Alternative 3.
According to the applicant the property was previously occupied by Casa de Avivamiento, a
religious non-profit, that no longer operates from the site.
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 property has been zoned C-1 since 5/21/1980, the property was annexed into the city in
3/15/1949 through ordinance #0649.
2. The changed conditions, which are alleged to warrant other or additional zoning:
The applicant states “Pasco’s Comprehensive Plan currently allows, and encourages, the change
to rezone this property. Also, the surrounding 3 properties are zoned as the proposed R -1”.
Additionally the applicant adds that with the zone change the applicant will be able to keep the
current structure and convert the use to residential housing, thus curbing vandalism of the
property. To better align with the City’s Comprehensive Plan and support feasible future
development, the applicant is requesting a rezone from the current C-1 designation. The existing
C-1 zone is intended as a commercial district and does not allow development consistent with the
land use standards and density objectives of the Comprehensive Plan which designates the
property as Low Density Residential.
3. Facts to justify the change on the basis of advancing the public health, safety and
general welfare:
The existing C-1 zoning does not align with the adopted Comprehensive Plan land use designation,
limiting the property’s ability to develop in a manner that promotes public health, safety, and
general welfare. The applicant states the property has been vacant for three years and has been
vandalized, as a result of the vacancy.
The proposed R-1 zoning would bring the property into conformance with the Comprehensive
Plan, facilitating orderly, efficient residential development that is compatible with surrounding
uses. The rezone would support an appropriate residential density and allow for appropriate
residential uses. Additionally, the proposal is consistent with City Council–approved
Comprehensive Plan amendments, which have been determined to be in the public interest and
supportive of the City’s objectives for housing diversity, coordinated growth, and effective
provision of public facilities.
4. The effect it will have on the value and character of the adjacent property and the
Comprehensive Plan:
The proposed Low Density Residential (R-1) zoning is compatible with surrounding properties and
is expected to support and enhance the value, character, and residential integrity of the area. By
4
aligning with the Comprehensive Plan’s Low Density Residential designation, the rezone promotes
orderly and compatible growth while maintaining the neighborhood’s intended character. Any
future development actions, including subdivision or residential construction, will be subject to
review under SEPA to ensure that potential impacts on the natural and built environment, as well
as on adjacent property values, are properly identified and mitigated.
The proposed zoning change is not anticipated to have a materially detrimental impact on the
surrounding area. The R-1 designation supports residential development that is compatible with
neighboring properties, located to the north, south, and west of the subject property. Future
development will be required to comply with all applicable City development standards, including
setbacks, landscaping, buffering, and traffic mitigation, to minimize potential impacts on
adjacent properties.
The proposed rezone will facilitate development consistent with the Comprehensive Plan and is
expected to maintain the intended low-density residential character of the area while supporting
the City’s broader objectives for housing, coordinated growth, and public infrastructure extension.
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 would limit the applicant and they state the
building would likely remain vacant. The current C-1 zoning only allows dwelling units as a
conditional use permit, with specific regulation. Under these standards, the site would remain
vacant as the applicant has stated. The lack of residential housing in an area surrounded by low
density housing is likely to limit the orderly, efficient use of the land. In addition, development
under C-1 zoning would not meet the Comprehensive Plan’s designation of low density residential
in the area, further highlighting the inconsistency with the City’s adopted land use policies.
6. The Comprehensive Plan land use designation for the property:
The City of Pasco Comprehensive Plan designates the site as Low Density Residential.
7. Such other information as the Hearing Examiner requires:
The rezone application is consistent with and supports the intent of the Comprehensive Plan as
well as the City Council’s goals. Staff directs the reader to the applicant’s submitted materials
for additional perspective on how the proposal addresses the criteria discussed above,
specifically criteria 2 through 5.
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 November 26, 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 November 26, 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.
5
4) The requested R-1 zoning designation request is consistent with the Comprehensive
Plan and aligns with the designated land use for the subject site.
TENTATIVE CONCLUSIONS BASED ON FINDINGS OF FACT
Following the conclusion of an open record hearing on a property r ezone 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 as Low Density Residential.
The proposed R-1 rezone is consistent with the Land Use Map designation and advances the goals
and policies of the Comprehensive Plan. In particular, it supports Land Use Policy LU-2-A, which
emphasizes maintaining sufficient land for residential uses proximate to appropriate
transportation and utility infrastructure. By aligning the zoning with the Comprehensive Plan
designation, the rezone helps ensure orderly, compatible, and efficient development in the area.
(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 R-1 designation is compatible with adjacent residential uses
and is consistent with the Comprehensive Plan’s Low Density Residential land use designation.
Any future development will be required to comply with all applicable City standards, including
setbacks, landscaping, buffering, and traffic mitigation, ensuring that potential impacts on
neighboring properties are minimized and appropriately managed.
(c) There is merit and value in the proposal for the community as a whole;
There is merit and value in the proposed rezone in that it aligns with the guidance of the
Comprehensive Plan for the subject site. The Plan identifies the site for Residential use, and
applying the R-1 zoning designation is consistent with that guidance. The rezone will create
opportunities for additional housing, helping to meet the community’s evolving residential needs.
Additionally, the proposal promotes planned and orderly growth, facilitates the efficient
extension of City infrastructure, and supports the long-term goals of the community, including
enhancing livability, connectivity, and service delivery for existing and future residents.
(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, will be subject to the applicable provisions of the PMC and the City of Pasco Design
and Construction Standards. Subsequent project actions, including Preliminary Plat review, SEPA,
and TIA evaluation, will assess potential significant adverse impacts. 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 rezoning complies
with all applicable City standards and requirements, and no additional terms or conditions beyond
6
those already established in the PMC and adopted development regulations are warranted.
Accordingly, no further commitments or agreements are required.
RECOMMENDATION
Staff recommends that the City Council assign R-1 (Low Density Residential) zoning to Parcel No.
113391027 owned by Y E Martin Zavala Sosa, consisting of approximately .57 acres.
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 December 10, 2025, at 6:00 pm.
Place: Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco, Washington.
Z2025-010 Sosa C-1 to R-1: Notice is hereby given that the City of Pasco Hearing Examiner will hold a
public hearing to consider a rezone application submitted by YE Martin Zavala Sosa. The request proposes
to rezone Parcel No. 113391027, approximately 0.57 acres in size, from C-1 (Retail Business) to R-1 (Low
Density Residential). The subject property is addressed as 1734 N 5th Ave. Pasco, WA 99301, generally
west of N 5th Ave, south of W Pearl St, north of W Agate St. The proposal is subject to the provisions of
the Pasco Municipal Code. This rezone is categorically exempt from SEPA review pursuant to WAC 197-
11-800(6)(c)(i)-(iii).
Public Comment Period: Written comments must be submitted to the Community Development
Department by 5:00 p.m. on December 10, 2025, to be included in the written record. If you have
questions on the proposal, contact the Planning Division at (509) 543-5735 or via e-mail to:
bagleyj@pasco-wa.gov.
To submit comments, request notification, or ask questions regarding these proposals, please contact
the Planning Division using the phone numbers or email addresses provided after each project
description, or by mail or in person at the address below. Please note that only written comments
submitted prior to the meeting will be accepted and included in the official record. Oral testimony
provided during the meeting will also be accepted and entered into the record at that time.
City of Pasco – Planning Division
P.O. Box 293
Pasco, WA 99301
In Person:
525 N. 3rd Avenue, 1st Floor (CED)
Pasco, WA 99301
If you wish to participate in the hearing virtually, please register at least 2 hours prior to the meeting at
the following registration link: www.pasco-wa.gov/publiccomment. After registering, you will receive a
confirmation email containing information about joining the webinar.
Estimated Date of the Recommendation: It is estimated that the Hearing Examiner will make a
recommendation on the special permit within ten (10) business days of the public hearing.
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Prepared 24 November 2025 by: James Bagley, Planner II, PO Box 293 Pasco, WA 99301 (509) 543-5735
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.