HomeMy WebLinkAboutSP 2025-015 Thomas Mini StorgageCITY OF PASCO
LAND USE HEARING EXAMINER
IN THE MATTER OF ) FINDINGS OF FACT,
SP 2025-015 ) CONCLUSIONS OF LAW,
Thomas Mini Storage ) DECISION AND
CONDITIONS OF APPROVAL
THIS MATTER having come on for hearing in front of the City of Pasco Hearing Examiner on December
10 2025, the Hearing Examiner having taken evidence hereby submits the following Findings of Fact,
Conclusions of Law, Decision and Conditions of Approval as follows:
L FINDINGS OF FACT
L APPLICANT: Clover Planning and Zoning LLC; 6904 Rogue Dr., Pasco, WA 99301
2. REQUEST: Special Permit: Add one (1) approximate 5,000 sq. ft. building an existing permitted mini
storage facility.
3. TIMELINE
14 October, 2025 A lication Submitted
26 November, 2025 A lication 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
4. PROPERTY DESCRIPTION:
4.1. Abbreviated Legal: BINDING SITE PLAN 2022-01 LOT 1,2 & 3
4.2. General Location: The property is addressed as 9707 St. Thomas Drive. (Parcel #115480105)
4.3. Property Size' Approximately 3.2 acres (140,240.58 sq.ft.)
ACCESS: The property has access from St. Thomas Dr.
6. UTILITIES: Water and sewer service are available from St. Thomas Dr.
7. 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:
7.1. North: I-182 &. Broadmoor Blvd Interchange.
7.2. East: C-R Regional Commercial & C-1 Retail Business
7.3. South: C-1 Retail Business
7.4. 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
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Code (PMC) 25.215.0151 states that Commercial is to provide a "Neighborhood, community and
regional shopping and specialty centers, business parks, service and office uses."
9. 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 4', 2024, as part of SP24-013.
10. Request
10.1. 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).
11. Site
11.1. 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.
12. History
12.1. The site was annexed into the City of Pasco on 1/5/1981 (Ord. 42388) and assigned the
RMH-2 (Mobile Home Park, retired zoning) zoning under Resolution 1396. The site was her
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.
12.2. 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 th
separate review. e
application except as conditioned herein." As such, the request must be considered under a
13. Land Use Regulations
13.1. Per PMC 25.85.040(4) mini storage facilities may operate upon issuance of a special permit
within the C-1 Retail Business District.
13.2. 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.
13.3. Per PMC 25.195.020(6) the Hearing Examiner has the authority to make decisions on Land
Use Decisions described in PMC 2.50.080, such as special permits.
14. Hearing Examiner Analysis
14.1. A Special Permit for a Mini Storage Facility was approved by the Hearing Examiner on 9
September, 2025
14.2. A subsequent Special Permit Application (SP2025-015) for mini storage amendment was
submitted on 14 October, 2025
14.3. The Application was determined to be complete on 26 November, 2025.
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14.4. 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.
14.5. Applicant proposes to construct an additional (approximate) 5,000 sq. ft. storage building.
14.6. 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.
14.7. The subject property has been part of the City since 1/5/1981 (Ord. #2388).
14.8. 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 3391 and remained CR
since.
14.9. Per PMC 25.105.020(1) All uses in the C-1 District are pennitted in the C-R District.
14.10. Per PMC 25.85.040(4) mini storage facilities may operate upon issuance of special permit
within the C-1 Retail Business District.
14.11. 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.
15. 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:
15.1. The proposal is in accordance with the goals, policies, objectives, maps and/or narrative
text of the Comprehensive Plan;
15.1.1. The expansion of the mini storage facility on St. Thomas is supported by the following
portions of the Comprehensive Plan:
15.1.2. Policy LU-4-A: Encourage the location of commercial facilities at major intersections to
avoid commercial sprawl and avoid disruptions of residential neighborhoods.
15.1.3. Policy LU-6-A: Encourage Commercial and higher -density residential uses along major
corridors and leverage infrastructure availability.
15.1.4. Policy ED-1-A: Promote an environment which supports the development and expansion
of business opportunities.
15.1.5. 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.
15.2. The proposal will not adversely affect public infrastructure;
15.2.1. The applicant states water and sewer demands from the proposal will be negligible in
comparison to other permitted uses such as a restaurant.
15.2.2. Staff agrees with the applicant that the cities infrastructure will not be adversely affect by
the proposed development.
15.3. The proposal will be constructed, maintained and operated to be in harmony with the
existing or intended character of the general vicinity;
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15.3.1. 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 1-182 building standards.
15.4. 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;
15.4.1. 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.
15.5. 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;
15.5.1. 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.
15.6. 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.
15.6.1. 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.
16. An open record public hearing was held, after legal notice, on December 10,, 2025.
17. Appearing and testifying on behalf of the Applicant was Shane O'Neill. Mr. O'Neill testified that he
was an agent authorized to appear and speak on behalf of the property owner and Applicant. He stated
that they agreed with the representations set forth within the staff report and the proposed Conditions
of Approval. He had no objections to any of the representations contained therein.
18. No member of the public testified at the hearing.
19. The following exhibits were admitted into the record:
19.1. Ex A Staff Report;
19.2. Ex. B Remainder of Planning Staff File.
20. The City of Pasco Hearing Examiner considered all evidence within the record in rendering this
decision.
21. Any Conclusion of Law that is more correctly a Finding of Fact is hereby incorporated as such by this
reference.
U. 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.
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M. DECISION
Based on the above Findings of Fact and Conclusions of Law, SP 2025-015 is hereby APPROVED
subject to the following Conditions of Approval.
IV. CONDITIONS OF APPROVAL
1. The Special Permit shall apply to parcel #115480105, and any subsequent subdivision(s) thereof.
2. The site plan shall be developed in substantial conformity to the Special Use Permit application, site
plan, elevations, and any building plans submitted.
3. Any subsequent change in use of the property or building may require additional review and/or new
Special Use Permits.
4. Applicant shall adhere to all Federal, State and City zoning, building, fire, and safety codes.
5. All Security lighting shall be shielded and designed to prevent encroachment of light on to adjacent
properties and roadways.
6. Conditions previously imposed upon Special Permit 24-013 shall apply to this Special Permit.
7. This Special Permit shall run with the land.
Dated this I 'T day of December, 2025
CITY OF PASCO HEARING EXAMINER
ANDREW L. KOTTKAMP
Absent a timely appeal, this Decision is final'
' See Ch. 36.70C RCW (establishing a 21 day appeal period to superior court, and setting forth necessary review
contents, along with filing and service requirements).
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